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SUB1998-00007 C17-f-OF TIGARD Community Development W/ IRNIPrwy Sha 'ng A Better Community LAND USE PROPOSAL DESCRIPTION 11 120 DAYS =11/27/98 FILE NO(S): SUBDIVISION (SUB) 98-0001 PLANNED DEVELOPMENT REVIEW [PORI 98-0009 FILE TITLE: ASHFORD MEADOWS SUBDIVISION APPLICANT(S): West Hills Development Company AGENT: LDC Design Group 14273 NW Science Park 233 SE Washington Street Portland, OR 97229 Hillsboro, OR 97123 (503) 641-7342 (503) 648-4061 (Fax) 503-681-7647 OWNERS: Lynn & Monica McDonald 8340 SW Ross Street Tigard, OR 97223 (503) 639-4890 REQUEST: The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast corner of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single-family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. CIT AREA: South CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS DUE: MONDAY AUGUST X1998 STAFF DECISION DATE OF DECISION: HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 PM N PLANNING COMMISSION DATE OF HEARING: EPTEMBER ,1998 TIME: 7:30 PM CITY COUNCIL DATE OF HEARING: TIME: 7:30 PM COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION VICINITY MAP X LANDSCAPE PLAN X NARRATIVE X SITE PLAN X TREE PLAN X ARCHITECTURAL PLAN_ TRAFFIC STUDY X ARBORIST RPT. X DRAINAGE STUDY 9 STAFF CONTACT: M.J. Roberts. Associate Planner (503 639-4171 Ext. 415 SUB 98-0007/PDR 98-0009 ASHFORD MEADOWS SUBDIVISION PROPOSAUREQUEST FOR COMMENTS 0 SUBDIVISION APPLICATION 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX. (503) 684-7297 MINIM CITY OF TIGARD PRE-APP. HELD WITH: N 13 t GENERAL INFORMATION DATE OF PRE-APP.: 141-71,q:g Property Address/Location(s): 8340 SW ROSS STREET FOR STAFF USE ONLY TIGARD, OR 97223 Case No.(s): S4l0 :49 iq:~ Tax Map & Tax Lot #(s): 2S1W-12CB TAX LOTS 800, Other Case No.(s): 06W7 119 1000 . Receipt No.::Gl`G'.50 Site Size: 4 . 90- ACRES Application Accepted By: 4 Date ' Property Owner/Deed Holder(s)': LYNN & MONICA MCDONALD Address: 8340 SW ROSS STREET phone: 639-4890 Date Determined To Be Complete: City: TIGARD, OR Zip. 97223 Applicant': WEST HILLS DEVELOPMENT COMPANY Comp: lan/Zone Desi nati 14273 NW SCIENCE PARK 641-7342 Address: Phone: City: PORTLAND, OR Zip: 9 7 2 2 9 ClT Area: C. Irt.fi+l~-Q Recording Date and: Number: When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) rier:e>3lissclcurrasce rptn rslsiibapp.doc must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY REQUIRED SUBMITTAL ELEMENTS The owners of record of the subject property request Subdivision approval to divide a: ✓ Application Elements Submitted: / 4. 00 ACRE 27 ❑ Application Form G e parcel into lots between ❑ Owner's Signature/Written Authorizati 2,682.69 and 6,293.16 square feet in size. ❑ Title Transfer Instrument or Deed ❑ WA. CO. Subdivision Name Approval THIS PROPOSAL INCLUDES A PLANNED DEVELOPMENT I/(oL Site/Plot Plan (provide any additional information here) ❑ of copies based on pre-app check list) REQUEST AND A REQUEST .FOR.=•AN• EXP.IDETED ❑ Site/Plot Plan (reduced 81/2"x 11") REVIEW PROCESS. THE NAME OF THIS PROJECT ❑ Applicant's Statement C_ of copies based on pre-app check list) u I S "ASHFORD MEADOWS." ❑ Filing Fee (Preliminary Plat).... $2,125.00 `~ZC=~ececLJG : $10 Per Lot) (Final Plat) $ 295.00 = t_~nn a~la3 Soo. ao~ f List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: PLANNED DEVELOPMENT & EXPEDITED REVIEW APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: - • The above request does not violate any deed restrictions that may be attached to or imposed upon the subiect prol2ertv. • 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. • 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. - • 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. SIGNATURES of each owner of the subject property. DATED this day of 19 Own is Signature Lsiqikum o 4AA4 IF Owner's Signature Owner's Signature 2 CITY OF TIGARD July 30, 1998 OREGON Stacy Connery LDC Design Group 233 SE Washington Street Hillsboro, OR 97123 RE: Notice of Acceptance of Ashford Meadows Subdivision Subdivision (SUB) 98-0007/Planned Development Review (PDR) 98-0009 Dear Ms. Connery: The City of Tigard has received the items indicated on the July 7, 1998 notice of incomplete submittal and your letter dated July 29th, 1998 indicating West Hills Development's intent to proceed under the non-expedited subdivision review process. Based on the submittal of this information, staff finds that all necessary submittal information has been provided. This letter is to inform you that your application has been accepted as complete on the date of this letter and that we will begin reviewing your proposal. The' estimated processing time is approximately 6-8 weeks from the date of acceptance. Thank you for your prompt response to the notice of incomplete submittal. Please feel free to contact me if you have any questions concerning your application at (503) 639-4171 x315. Sincerely, M. J. Roberts Associate Planner iAcurp1nUnjr\sub\sub98-07.acc c: SUB 98-0007 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 July 29, 1998 CITY OF TIGARD Stacy Connery OREGON LDC Design Group 233 SE Washington Street Hillsboro, OR 97123 ALSO VIA FAX: (503) 681-7646 RE: Ashford Meadows - SUB 98-0007 Dear Ms. Connery: As we discussed on the telephone July 28, 1998, the City is unable to process the above referenced application as an Expedited Subdivision review. This is because the property you propose to subdivide does not currently have a Planned Development (PD) overlay and approval of a PD overlay requires a zone change in the City of Tigard. The governing statute (ORS 197.360-197.380) does not provide for land use decisions such as zone changes to be processed as part of an expedited review. Instead, your applications for subdivision and planned development approval would' be reviewed concurrently under the standard Tigard Community Development Code process involving a public hearing before the Planning Commission. In light of this, please submit a supplemental letter confirming that you wish to continue via the standard land use review process as outlined under Tigard Community Development Code Chapter 18.32. Once we have received your letter, staff will be able to deem your application complete and begin the review process. An application is reviewed for compliance with all standards in effect at the time the application is deemed complete. If you have any questions about the land use process or the contents of this letter, please feel free to contact me at 503-639-4171 ext. 315. Sincerely, i M. J. Roberts Associate Planner i Acu rp1 nVnj r\su b98-07.1et c: 1998 Planning correspondence file SUB 98-0007 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 ? ,Desi~`n RECEIVED PLANNING LD Grou P J U L 3 0 1998 July 29, 1998 (;9Y OF TIGARD CONSULTING M. J. Roberts ENGINEERS City of Tigard 13125 SW Hall Boulevard LAND USE Tigard, OR 97223 PLANNERS ALSO VIA FAX: (503) 684-7297 LAND SURVEYORS RE: Ashford Meadows - SUB 98-0007 Dear Mr. Roberts: This supplemental letter is written on behalf of West Hills Development Company, the applicant in the above-referenced proposal. The purpose of this letter is* to confirm that the applicant wishes to continue processing the application under the standard land use review process as outlined under the Tigard Community HILLSBORO Development Code Chapter 18.32. (CORPORATE OFFICE) S.E. WASHINGTON ST. Please disregard prior references in the application materials to the Expedited 233 HILLSBORO, OR 97123 Subdivision review and refund the appropriate fee ($500) to West Hills 503.648.4061 Development Company (14273 NW Science Park Drive, Portland, OR 97229). FAx: 503.681.7646 EMAIL: Idch@e-z.net Feel free to contact me at (503) 648-4061 if you have any questions. Thank you. SALEM Sincerely, 3400 STATE STREET SUITE G-710 LDC DESIGN GROUP, I~NCn.r SALEM, 97301 503.370.8424 FAx: 503.370.8426 FAx: _0 EMAIL: Idcs@e-z.net 2t~ Senior Planner VANCOUVER 1400 WASHINGTON ST. SC/Sc SUITE 150 VANCOUVER, WA 98660 360.695.1074 cc: Terry Kinney, West Hills Development Company TOLL FREE: 503.241.8657 FAx: 360.695.4142 EMAIL: Idcv@e-z.net LDC.2339.7769 . KLEIN CONSULTING (ENGINEERS 1904 ELM STREET, SUITE 1 FOREST GROVE, OR 97116 503.359.5956 FAx: 503.357.5474 EMAIL: kce-dls@triax.com July 28, 1998 CITY TIGARD OF Shirley Skidmore 14954 SW Kenton Drive OREGON Tigard, OR 97224 Dear Mrs. Skidmore: Thank you for your letter concerning the proposed subdivision near SW Ross Street. Staff will be looking closely to ensure that the subdivision meets all requirements. The "expedited" subdivision process was established by the State Legislature in 1995. It is an alternative to local Community Development Code processes. While we prefer to use our local code process, we are required by State law to follow the expedited process if an applicant .chooses that process. The applicant must still comply with all standards in our local code; however, there is usually more of a risk for denial if those standards are not met by utilizing the expedited process. Through either the expedited process or local code, applicants must still meet all code standards. Conditions of approval are normally placed on approvals to ensure all standards are met. Please note that the applicant's initial application submittal included a Planned Development (or PD) review. Since the expedited review would allow for use of PD standards only if the property already had a Planned Development designation, the applicant cannot proceed until he secures a PD zone change on the property. The applicant will now have to chose whether to file for the PD overlay change, process the subdivision only as an expedited review, or use the conventional local Subdivision/Planned Development process which requires a Planning Commission hearing. The lot sizes of the proposed SW Ross Street subdivision must meet the same minimum size standards as those in your subdivision, as well as City street standards. We will also be looking closely at the drainage issues. I am enclosing copies of two (2) letters dated June 8, 1998, from City staff members regarding some of the issues about which you are concerned. I hope these help to address your concerns. Please feel free to call either M.J. Roberts, Brian Rager or myself at (503) 639-4171 if you have additional questions. S' ly, 1~ VRichard H. Bewersdorff Planning Manager i Ac u rp l nld i s k\s k i d more Enclosures (2) c: Brian Rager, M.J. Roberts, 1998 Planning correspondence file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 - ANIL -u8 9~~ooa 7 Now July 28, 1998 CITY OF TIGARD Shirley Skidmore 14954 SW Kenton Drive OREGON Tigard, OR 97224 Dear Mrs. Skidmore: Thank you for your letter concerning the proposed subdivision near SW Ross Street. Staff will be looking closely to ensure that the subdivision meets all requirements. The "expedited" subdivision process was established by the State Legislature in 1995. It is an alternative to local Community Development Code processes. While we prefer to use our local code process, we are required by State law to follow the expedited process if an applicant chooses that process. The applicant must still comply with all standards in our local code; however, there is usually more of a risk for denial if those standards are not met by utilizing the expedited process. Through either the expedited process or local code, applicants must still meet all code standards. Conditions of approval are normally placed on approvals to ensure all standards are met. Please note that the applicant's initial application submittal included a Planned Development (or PD) review. Since the expedited review would allow for use of PD standards only if the property already had a Planned Development designation, the applicant cannot proceed until he secures a PD zone change on the property. The applicant will now have to chose whether to file for the PD overlay change, process the subdivision only as an expedited review, or use the conventional local Subdivision/Planned Development process which requires a Planning Commission hearing. The lot sizes of the proposed SW Ross Street subdivision must meet the same minimum size standards as those in your subdivision, as well as City street standards. We will also be looking closely at the drainage issues. I am enclosing copies of two (2) letters dated June 8, 1998, from City staff members regarding some of the issues about which you are concerned. I hope these help to address your concerns. Please feel free to call either M.J. Roberts, Brian Rager or myself at (503) 639-4171 if you have V additional questions. S' 74,LO-S9 Ric hard H. Bewersdorff Planning Manager iAcurpln\d ick\skidmore Enclosures (2) c: Brian Rager, M.J. Roberts, 1998 Planning correspondence file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 . is - June 8, 1998 CITY OF TIGARD Steve and Debbie Mangold 8275 SW Ross Street OREGON Tigard, OR 97224 Re: LDC Design Group Subdivision plan for the McDonald Property at SW Ross Street and SW Hall Boulevard Dear Mr. and Mrs. Mangold: This letter is in response to your concerns regarding the proposed 28 lot subdivision at SW Hall Boulevard and SW Ross Street. To date, no application has been filed but the City has preliminarily reviewed the newer 28 lot plan with the applicant and can address the issue you have raised concerning this design. The Community Development Code has what is called a Planned Development Review process that an applicant can choose to use if they meet certain criteria. The Planned Development (or PD) process allows an applicant to vary from the minimum lot size requirement of an underlying zoning district provided that the overall project density does not exceed that allowed by the site. To date, the City has also not seen detailed density calculations but the site appears to yield a maximum density in the range of 26 to 28 units. The Planned Development overlay does not require provision of open space, although these areas can and often are protected where significant natural areas exist. The Planned Development process can also allow for greater site yield efficiency than can often be provided by strict compliance with minimum lot size standards. In terms of open space areas, although no park is specifically proposed, the City has an active parks planning program to acquire new park sites. In terms of lot size, these properties as proposed are similar in depth to the Ashford Oaks Subdivision. Through an ongoing Parks and Capital Improvement Programs process, citizen input is taken regularly concerning the need for and suitability of proposed park sites. Also, at the time of Building Permit issuance, the developer pays a Park System Impact fee to cover the cost of expansions to the City's Park system. In response to State mandated Transportation Planning Rule requirements the City did adopt a variation of the City of Portland's "skinny streets" Ordinance in 1994. Under this Ordinance, permitted Local Street widths. were reduced. Based on the current plan, it appears that the street widths shown meet, or exceed the street width range allowed under those standards. A Local Streets traffic study has also been required of the applicant to help make this determination. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Page I of 2 Each home as proposed would have a minimum of three off-street parking spaces with some homes having four off-street spaces. This includes garage and driveway spaces. The proposed north-south- street to SW Ross Street appears to allow for parking on both sides of the street. The proposed private street appears to allow for on-street parking on part of one side of the street. The proposed east-west street also appears to allow for some on-street parking on one side of the street. It is an unavoidable consequence of allowing skinny streets that on-street parking will not always be permissible on both sides of every street. It appears that the applicant's plan as proposed can comply with off-street parking requirements. Maximizing house pricing is not an approval criteria that the City currently has in the Development Code. Adding development review criteria concerning minimum and/or maximum home prices presents a series of implementation and legal problems that appear unfeasible to address. In 1993 a Washington County Housing Services report stated that the City of Tigard already had the highest home prices of any large scale City in Washington County. I asked Brian Rager, the City's Development Review Engineer, to respond to you separately concerning drainage issues you have raised. Please feel free to contact me concerning this information if you have any questions at (503) 639-4171. Sincerely, Mark Roberts Associate Planner, AICP i:curpln/matly/mangold.doc c: Joe Walsh, LDC Design Group 1998 Planning correspondence file 8/8/98 Mangold Letter Page 2 of 2 Re: LDC Design Group Sub. Plan June 8, 1998 # eoo r f,. Steve and Debbie Mangold CITY OF TIGARD 8275 SW Ross Street Tigard, OR 97224 OREGON RE: PROPOSED DEVELOPMENT BY WEST HILLS DEVELOPMENT SW ROSS STREET (WCTM 2S1 12CB, TAX LOTS 800, 1000 & 1001) Dear Mr. and Mrs. Mangold: I am responding to your letter, dated May 21, 1998, where you stated some concerns about pending development of the McDonald property on SW Ross Street, east of SW Hall Boulevard. Specifically, you listed several concerns with the type of development proposed and also some concerns regarding existing drainage problems in that area. I will be responding to your drainage concerns in this letter. Although I was not with the City when the McQuarry property was partitioned, I have been made aware of the drainage problem that has arisen since that time. I have visited the site several times and can see how the water can "dam" up adjacent to that property and cause flooding over Ross Street. You were right in your letter that there is a high point on Ross Street at approximately the midpoint of the McDonald frontage. Because of this, and the fact that there are no public storm drainage lines in Ross Street near the site, any proposed project on this site will need to take into consideration where the surface water currently flows and determine where the additional storm water runoff from this development can be effectively directed. If West Hills Development moves forward with a subdivision design, they will be required to do the following: 1. Submit an engineering analysis of the existing downstream storm water conveyance system. This study is required by Unified Sewerage Agency's Design and Construction Standards and must be submitted with the subdivision land use application. The study will analyze where the existing surface water from the site flows, be it sheet flow, roadside ditch, etc. Then, the study will look at the projected runoff from this site when it is fully developed. The engineer must compare the rate of runoff from the site during a 25-year storm event before development and after development, then estimate whether or not the existing downstream system can accommodate the additional runoff from the site without causing damage to homes and other structures. As you can imagine, we are already of the opinion that the existing storm drainage system in this area, consisting primarily of sheet flow and roadside ditches, can not handle additional runoff from this site. Assuming that opinion holds true, the developer will have a choice of either making improvements to the downstream system or providing on-site detention. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Steve and Debbie Mangold • June 8, 1998 Page 2 2. Provide an on-site water quality facility. This is also required by USA's Design and Construction Standards. This facility must be designed by the developer's engineer and constructed as a part of the public improvements for the project. 3. Submit a detailed design of the proposed storm drainage system, along with storm drainage calculations for review and approval by the City prior to construction. This will be our final review of the storm drainage system design for the project before construction begins. In this stage, the City will make sure the developer's engineer has properly evaluated the area and proposed a storm drainage design that will meet the strict standards of the USA manual. It is important to understand that development of the McDonald property will not necessarily ensure a "fix" of the current flooding problems you mentioned in your letter. The City can not force a developer to fix an existing storm drainage problem, but can, however, prevent a developer from making a situation worse. We have reason to believe that once this site is developed, and storm water runoff is properly conveyed, that the flooding issues you mentioned will improve. Until we review the developer's downstream analysis and eventual detailed design, it is difficult to determine how much improvement one may see. The City has also talked about potentially spending some Capital Improvement Program funds in this area to complete a street improvement of Ross Street to SW 81st Avenue. If a project were to be funded, storm drainage would be one of the necessary components, including ways to help alleviate any existing runoff problems. A project of this type has not currently been included in the City's Capital Improvement Program. The intent of this letter is to inform you of what the City will do with respect to review of proposed development of the McDonald property. I hope I have addressed your concerns adequately. I would be happy to answer any follow-up questions you may have. Please feel free to contact me at 639- 4171, ext. 318. Sincerely, Brian D. Rager, PE Development Review Engineer c: Mark Roberts, Current Planning Joe Walsh, LDC Design Group, 233 SE Washington St., Hillsboro, OR 97123 \brianr\0609mang.1tr C"xk Z_~ ,A~ July 26, 1998 Mr. Dick Bewersdorff City of Tigard Planning Director 13125 SW Hall Boulevard Tigard, OR 97223 Dear Mr. Bewersdorff, Last week I called your department to get some updated information about a new subdivision being proposed adjacent to our home (the Ross Street subdivision just east of Hall Boulevard). M.J. Roberts of your staff was very helpful in providing me with the information I needed, but I also learned from him that the developer of this project has applied for expedited approval of the subdivision. In May, the designer of this project met with a roomful of homeowners in our neighborhood to discuss plans for the subdivision. For more than two hours he was asked many substantive questions about concerns we all have about the project, including the negative impact the size of the planned lots and homes will have on our property values, the lack of a healthy greenspace between our neighborhood and the proposed new subdivision, the lack of proposed on-street parking space, and the poor drainage on the south end of the property that turns it into a marshy wetlands for much of the year. At several times during this meeting, we were told that we would be kept fully informed as plans progressed and that there would be more meetings, etc. at which we would have the chance to comment on the project. There was never any mention of plans to "expedite" the project. It was with great surprise, then, that I learned of the developer's decision to do exactly that. I can't help but suspect that after hearing the many concerns from neighbors at the May meeting, the developer determined he was not interested in hearing any more "public comment." As far as I know, all of my neighbors still expect there will be upcoming public meetings on this project, and it will be a rude awakening when they receive their notices in the mail that the subdivision has been all but approved. I realize that the expedited process does allow for last-minute comments, but it is a distinctly different process from what we had been led to expect by this developer. My husband and I have known ever since we bought our home that the property adjacent to us would eventually be developed, and we don't oppose a well-planned project. But the way this developer has gone about the approval process does not bode well for our neighborhood. At the -2- May meeting I requested that some extra information be sent to me, and the designer agreed to do so - I have never received it. And now I learn that the developer's platitudes about giving area homeowners plenty of input were just so much noise. I would strongly encourage you to take a fresh, hard look at this subdivision application on behalf of our neighborhood, since the developer has made it clear by his actions that your opinion is the only one he cares about. Sincerely, Shirley Skidmore 14954 SW Kenton Drive Tigard, OR 97224 NOW July 7, 1998 CITY OF 11GARD Stacy Connery OREGON LDC Design Group 233 SE Washington Street Hillsboro, OR 97123 RE: Notice of Incomplete Submittal - SUB 98-0007 Dear Ms. Connery: Staff has completed a preliminary review of the application materials submitted for the 27-lot Subdivision/Planned Development known as Ashford Meadows. The following clarifications and additional information are required before staff can consider your application complete and begin the review: 1. Expedited Land Division. The application requested that the City process the Subdivision application as an expedited land division. This expedited process is regulated under the Oregon Revised Statutes, 197.360 through 197.380. Section 197.360(4) requires that applications for an expedited land division describe how the proposed division complies with the provisions of 197.360(1). Please submit-a supplemental narrative that addresses the Statutory provisions for expedited land divisions. 2. Boundary Line of Property to be Divided. Although Tax Lot 01001 is a separate entity, for tax purposes it is still part of Lot 10 of Good Acres and cannot be separated from your subdivision application. The Warranty Deeds submitted describe the McDonald property as Lot 8 (minus right-of-way), Lot 9 and Lot 10 of Good Acres. The Subdivision proposal must be based on legally created lots, not the Assessor's tax lots. Therefore, in order to subdivide Lot 10 of Good Acres as part of the proposal, include all of the lot in your application. The simplest solution, as shown on some of the preliminary plans included with the subconsultants' reports, would be to include Tax Lot 01001 as proposed Lot '28 of the Ashford Meadows Subdivision. 3. Revise the Street Improvement Information. Based on the necessary expansion of the project site (described above), the Street Improvement information should be revised to clarify that the proposed street improvements along the site's frontage on SW Hall Boulevard" will extend to the north property line of Lot 10 of Good Acres (the north property line should be taken to be at its post-vacation position - probably the centerline of the current SW Ross Street right-of-way) and that SW, Ross Street will be fully improved on the north side of the street. Page 1 of 2 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Once the required information has been submitted, staff will deem the application complete and begin the review process. An application is reviewed for compliance with all standards in effect at the time the application is deemed complete. The 63-day statutory time limit to render a decision on an expedited land division is from the date the application is accepted as complete (ORS 197.365(4)(b). If you have any questions about the expedited land division process or about the contents of this letter, please feel free to contact me at 503-639-4171 ext. 315. Sincerely, M. J. Roberts Associate Planner iAcurp1n\rnjrisub98-07.1et c: SUB 98-0007 land use file 717/98 Stacy Connery, LDC Design Group Page 2 of 2 Re: SUB 98-0007 Letter of Incomplete Application y • • Design p July 20, 1998 SUPPLEMENTAL NARRATIVE CONSULTING APPLICANT'S ENGINEERS REPRESENTATIVE: LDC Design Group APPLICANT: West Hills Development Company LAND USE 14273 NW Science Park Drive PLANNERS Portland, OR 97229 LAND SURVEYORS PROPERTY OWNER: Lynn & Monica McDonald 8340 SW Ross Street Tigard, OR 97223 REQUEST: 28-Lot Subdivision/Planned pevelopment NAME OF PROJECT: Ashford Meadows HILLSBORO LEGAL DESCRIPTION: Tax Lots 800, 1000 & 1001; 2S1-12CB (CORPORATE OFFICE) _ City of Tigard, Oregon • 233 S.E. WASHINGTON ST. HILLSBORO, OR 97123 SIZE: 4.91 Acres 503.648.4061 FAX: 503.681.7646 LOCATION: 8340 SW Ross Street EMAIL: Idch@e-z.net ZONE: R-7 Single-Family Residential SALEM 3400 STATE STREET SUITE G-710 SALEM, OR 97301 503.370.8424 I. APPLICABLE REGULATIONS FAX: 503.370.8426 EMAIL: Idcs@e-z.net Oregon Revised Statute (ORS) 197.360(1) VANCOUVER 1400 WASHINGTON ST. SUITE 150 11. INTRODUCTION VANCOUVER, WA 98660 360.695.1074 This "Supplemental Narrative" is provided in response to the City's "Notice of TOLL FREE: 503.241.8657 Incomplete Submittal" dated July 7, 1998. This report demonstrates compliance FAX: 360.695.4142 EMAIL: Idcv@e-z.net with the Statutory provisions for expedited land divisions. This report supplements the "Applicant's Statement." KLEIN CONSULTING ENGINEERS • 1904 ELM STREET, SUITE 1 FOREST GROVE, OR 97116 503.359.5956 FAX: 503.357.5474 EMAIL: kce-dls@triax.com M. FINDINGS ADDRESSING ORS 197.360 (EXPEDITED LAND DIVISIONS) • (1) An expedited land division: (a) Is an action of a local government that: (A) Includes land that is zoned for residential uses and is within the urban growth boundary. COMMENT: The subject property is located within the R-7 Single-Family Residential District inside the city limits of Tigard. The subject property is within an urban growth boundary. (B) Is solely for the purposes of residential use, including recreational or open space uses accessory to residential use. COMMENT: The attached development plans demonstrate that the proposed land division is solely for the purposes of residential use. All proposed lots are intended for detached single-family residential usage. No other uses are proposed. (C) Does not provide for dwellings or accessory buildings to be located on land that is specifically mapped and designated in the comprehensive'plan and land use regulations for full or partial • protection of natural features under the statewide planning goals that protect: (i) Open spaces, scenic and historic areas and natural resources; (ii) The Willamette River Greenway; (iii) Estuarine resources; (iv) Coastal shorelands; and (v) Beaches and dunes. COMMENT: The attached plans demonstrate that the proposed land division does not provide for dwellings or accessory structures to be located on land that is mapped or designated in the City's comprehensive plan or land use regulations for. full or partial protection of natural features under Statewide planning goals. The site does not contain any protected open spaces, scenic areas, historic areas, natural resources, coastal shorelands, or beaches and dunes. The site is not impacted by the Willamette River Greenway. (D) Satisfies minimum street or other right-of-way connectivity standards established by acknowledged land use regulations or, if such standards are not contained in the applicable regulations, as required by statewide planning goals or rules. COMMENT: The attached plans and "Applicant's Statement" demonstrate that the proposed land division satisfies the • minimum street/right-of-way connectivity standards established by the City of Tigard. 2 (E) Creates enough lots or parcels to allow building residential units at • 80 percent or more of the maximum net density permitted by the zoning designation of the site. COMMENT: Findings under Section 18.92 (Density Computations) in the "Applicant's Statement" demonstrate that the proposed land division creates enough lots to allow residential units at 100% of the net density permitted by the zoning designation of the site. The proposed land division complies with the density standard for expedited land division. IV. SUMMARY & CONCLUSION This report, in conjunction with the "Applicant's Statement" and all information previously submitted to the City of Tigard, demonstrates that this proposal complies with all applicable criteria. LDC.2339.7742 r • • 3 I Design Grou July 20, 1998 ~z L:: P cq`~~9~~b M.J. Roberts ~ryDF 9`98 City of Tigard 13125 W Hall Boulevard `FI~P~F~I Tigard, OR 97223 CONSULTING ENGINEERS RE: SUB 98-0007 ("Ashford Meadows") Dear Mr. Roberts: LAND USE PLANNERS This letter is provided in response to your July 7, 1998 "Notice of Incomplete Submittal" letter to document completion of the requested items as follows. LAND SURVEYORS 1. A "Supplemental Narrative" is provided that addresses the Statutory provisions for expedited land divisions. 2. The development plans and the "Applicant's Statement" have been revised to include Tax Lot 1001 as Lot 28 in the proposed subdivision. 3. The street improvement information in the development plans and the "Applicant's Statement" has been revised to reflect the expansion of the ICLLS~®FF~ project site, as discussed in Item #2 above. (CORPORATE OFFICE) 233 S.E. WASHINGTON ST. HILLSBORO, OR 97123 Thirty (30) copies of the above items are attached to this letter. This information is 503.648.4061 provided as requested to complete the necessary application materials. Feel free to FAX: 503.681.7646 contact me at 648-4061 if you have any questions. EMAIL: Idch@e-z.net Thank you in advance for your prompt attention and consideration in this matter. SALEM 3400 STATE STREET Sincerely, SUITE G-710 SALEM, OR 97301 LDC DESIGN GROUP 503.370.8424 FAX: 503.370.8426 EMAIL: ldcs@e-z.net 1 Stacy Conne VANCOUVER Land Use Planner 1400 WASHINGTON ST. SUITE 150 VANCOUVER, WA 98660 SC/sc 360.695.1074 TOLL FREE: 503.241.8657 Attachments FAX: 360.695.4142 EMAIL: Idcv@e-z.net cc: Terry Kinney, West Hills Development Company KLEIN CONSULTING EN G I N EE RS LDC.2339.7754 1904 ELM STREET, SUITE 1 FOREST GROVE, OR 97116 503.359.5956 FAX: 503.357.5474 EMAIL: kce_dls@triax.com ' J. V' i"rrv:n 1 ;I1. July 7, 1998 RECEIVED JUL 0 7 CITY OF TIGARD Stacy Connery3y OREGON LDC Design Group 233 SE Washington Street Hillsboro, OR 97123 RE: Notice of Incomplete Submittal - SUB 98-0007 Dear Ms. Connery: Staff has completed a preliminary review of the application materials submitted for the 27-lot Subdivision/Planned Development known as Ashford Meadows. The following clarifications and additional information are required before staff can consider your application complete and begin the review: P 1. Expedited Land Division. The application requested that the City process the Subdivision application as an expedited land division. This expedited process is regulated under the Oregon Revised Statutes, 197.360 through 197.380. Section 197.360(4) requires that applications, for an expedited land division describe how the proposed division complies with the provisions of 197.360(1). Please submit a supplemental narrative that addresses the Statutory provisions for expedited land divisions. .2. Boundary Line of Property to be Divided. Although Tax Lot 01001 is a separate entity, for tax purposes it is still. part of Lot 10 of Good Acres and cannot be separated from your subdivision application. The Warranty Deeds submitted describe the McDonald property as Lot 8 (minus right-of-way), Lot 9 and Lot 10 of Good Acres. The Subdivision proposal must be based on legally created lots, not the Assessor's tax lots. Therefore, in order to subdivide Lot 10 of Good Acres as part of the proposal, include all of the lot in your application. The simplest solution,. as shown on some of the preliminary plans included with the subconsultants' reports, would be to include Tax Lot 01001 as proposed Lot 28.of the Ashford Meadows Subdivision. 3. Revise the Street Improvement Information. Based on the necessary expansion of the project site (decried above), the Street Improvement information should be revised to clarify that the proposed street improvements "along the site's frontage on SW Hall Boulevard" will extend to the north property line of Lot 10 of Good Acres (the north property line should be taken to be at its post-vacation position - probably the centerline of the current SW Ross Street right-of-way) and that SW Ross Street will be fully improved on the north side of the street. Page 1 of 2 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Once the required information has been submitted, staff will deem the application complete and begin the review process. An application is reviewed for compliance with all standards in effect at the time the application is deemed complete. The 63-day statutory time limit to render a decision on an expedited land division is from the date the application is accepted as complete (ORS 197.365(4)(b). If you have any questions about the expedited land division process or about the contents of this letter, please feel free to contact me at 503-639-4171 ext. 315. Sincerely, M. J. Roberts Associate Planner iAcurp1n\rnjr%sub98-07.1et c: SUB 98-0007 land use file t 717/98 Stacy Connery, LDC Design Group Page 2 of 2 Re: SUB 98-0007 Letter of Incomplete Application '.Desi n "Group • ; : . July 20, 1998 SUPPLEMENTAL NARRATIVE CONSULTING APPLICANT'S ENGINEERS REPRESENTATIVE: LDC Design Group APPLICANT: West Hills Development Company LAND USE 14273 NW Science Park Drive PLANNERS Portland, OR 97229 LAND SURVEYORS PROPERTY OWNER: Lynn & Monica McDonald 8340 SW Ross Street Tigard, OR 97223 REQUEST: 28-Lot Subdivision/Planned pevelopment NAME OF PROJECT: Ashford Meadows HILLSBORO LEGAL DESCRIPTION: Tax Lots 800, 1000 & 1001; 2S1-12CB (CORPORATE OFFICE) City of Tigard, Oregon • 233 S.E. WASHINGTON) ST. HILLSBORO, OR 97123 SIZE: 4.91 Acres 503.648.4061 FAx: 503.681.7646 LOCATION: 8340 SW Ross Street EMAIL: Idch@e-z.net ZONE: R-7 Single-Family Residential SALEM 3400 STATE STREET SUITE G-710 SALEM, OR 97301 503.370.8424 I. APPLICABLE REGULATIONS FAx: 503.370.8426 EMAIL: Idcs@e-z.net Oregon Revised Statute (ORS) 197.360(1) VANCOUVER 1400 WASHINGTON ST. SUITE 150 11. INTRODUCTION VANCOUVER, WA 98660 360.695.1074 This "Supplemental Narrative" is provided in response to the City's "Notice of TOLL FREE: 503.241.8657 Incomplete Submittal" dated July 7, 1998. This report demonstrates compliance FAx: 360.695.4142 EMAIL: Idcv@e-z.net with the Statutory provisions for expedited land divisions. This report supplements the "Applicant's Statement." KLEIN CONSULTING ENGINEERS • 1904 ELM STREET, SUITE 1 FOREST GROVE, OR 97116 503.359.5956 FAx: 503.357.5474 EMAIL: kce_dls@triax.com M. FINDINGS ADDRESSING OR 197.360 (EXPEDITED L ND DIVISIONS) • (1) An expedited land division: (a) Is an action of a local government that: (A) Includes land that is zoned for residential uses and is within the urban growth boundary. COMMENT: The subject property is located within the R-7 Single-Family Residential District inside the city limits of Tigard. The subject property is within an urban growth boundary. (B) Is solely for the purposes of residential use, including recreational or open space uses accessory to residential use. COMMENT: The attached development plans demonstrate that the proposed land division is solely for the purposes of residential use. All proposed lots are intended for detached single-family residential usage. No other uses are proposed. (C) Does not provide for dwellings or accessory buildings to be located on land that is specifically mapped and designated in the comprehensive plan and land use regulations for full or partial • protection of natural features under the statewide planning goals that protect: (i) Open spaces, scenic and historic areas and natural resources; (ii) The Willamette River Greenway; (iii) Estuarine resources; (iv) Coastal shorelands; and (v) Beaches and dunes. COMMENT: The attached plans demonstrate that the proposed land division does not provide for dwellings or accessory structures to be located on land that is mapped or designated in the City's comprehensive plan or land use regulations for.f ill or partial protection of natural features under Statewide planning goals. The site does not contain any protected open spaces, scenic areas, historic areas, natural resources, coastal shorelands, or beaches and dunes. The site is not impacted by the Willamette River Greenway. (D) Satisfies minimum street or other right-of-way connectivity standards established by acknowledged land use regulations or, if such standards are not contained in the applicable regulations, as required by statewide planning goals or rules. COMMENT: The attached plans and "Applicant's Statement" demonstrate that the proposed land division satisfies the • minimum street/right-of-way connectivity standards established by the City of Tigard. 2 (E) Creates enough lots or parcels to allow building residential units at • 80 percent or more of the maximum net density permitted by the zoning designation of the site. COMMENT: Findings under Section 18.92 (Density Computations) in the "Applicant's Statement" demonstrate that the proposed land division creates enough lots to allow residential units at 100% of the net density permitted by the zoning designation of the site. The proposed land division complies with the density standard for expedited land division. IN. SUMMARY & CONCLUSION This report, in conjunction with the "Applicant's Statement" and all information previously submitted to the City of Tigard, demonstrates that this proposal complies with all applicable criteria. LDC.2339.7742 r • • 3 jj Design `L Grou CONSULTING APPLICANT'S STATEMENT ENGINEERS LAND USE fOr PLANNERS "Ashford Meadows" LAND SURVEYORS 28-Lot Subdivision/Planned Development t . . Tax Lots 800,1000 & 1001 HILLSBORO Map 2S1-12CB (CORPORATE OFFICE City of Tigard, Oregon • 233 S.E. WASHINGTON ST. . " HILLSBORO, OR 97123 503.648.4061 FAx: 503.681.7646 EMAIL: Idch@e-z.net SALEM 3400 STATE STREET APPLICANT: SUITE G-710 SALEM, OR 97301. 503.370.8424 -West Hills Development Company FAx: 503.370.8426 EMAIL: Idcs@e-z.net 114273 NW Science Park Drive Portland, OR 97229 VANCOUVER 1400 WASHINGTON ST. SUITE 150 VANCOUVER, WA 98660 360.695.1074 TOLL FREE: 503.241.8657 FAx: 360.695.4142 EMAIL: Idcv@e-z.net (LDC Job No. 2339) KLEIN CONSULTING P6~9~iI(i~~t~~~ • 1904 ELM STREET, SUITE 1 FOREST GROVE, OR 97116 503.359.5956 FAx: 503.357.5474 EMAIL: kce_dls@triax.com l Group • " `y_>>y July 20, 1998 APPLICANT'S STATEMENT APPLICANT'S REPRESENTATIVE: LDC Design Group CONSULTING APPLICANT: West Hills Development Company ENGINEERS 14273 NW Science Park Drive Portland, OR 97229 LAND USE PLANNERS PROPERTY OWNER: Lynn & Monica McDonald 8340 SW Ross Street LAND SURVEYORS Tigard, OR 97223 REQUEST: 28-Lot Subdivision/Planned Development NAME OF PROJECT: Ashford Meadows t LEGAL DESCRIPTION: Tax Lots 800, 1000 & 1001; 2S1-12CB City of Tigard, Oregon HILLSBORO (CORPORATE OFFICE) SIZE: 4.91 Acres 233 S:E. WASHINGTON ST. • HILLSBORO, OR 97123 LOCATION: 8340 SW Ross Street 503.648.4061 FAX: 503.681.7646 ZONE: R-7 Single Family Residential EMAIL: Idch@e-z.net SALEM I. APPLICABLE REGULATIONS 3400 STATE STREET SUITE 6-710 SALEM, OR 97301 A. City of Tigard Comprehensive Plan. 503.370.8424 B. City of Tigard Community Development Code (Title 18) Zoning FAX: 503.370.8426 Ordinance: EMAIL: Idcs@e-z.net Chapter 18.32 Procedures for Decision Making: Quasi-Judicial VANCOUVER Chapter 18.52 R-7 Single Family Residential Zone 1400 WASHINGTON ST. Chapter 18.80 Planned Development SUITE 150 Chapter 18.88 Solar Access Requirements VANCOUVER, WA 98660 Chapter 18.92 Density Computations 360.695.1074 Chapter 18.100 Landscaping & Screening TOLL FREE: 503.241.8657 Chapter 18.102 Visual Clearance Areas FAX: 360.695.4142 EMAIL: ldcv@e-z.net Chapter 18.106 Off Street Parking & Loading Requirements Chapter 18.108 Access, Egress & Circulation KLEIN CONSULTING Chapter 18.160 Land Division: Subdivisions ENGINEERS Chapter 18.164 Street & Utility Improvement Standards • 1904 ELM STREET, SUITE 1 FOREST GROVE, OR 97116 503.359.5956 FAX: 503.357.5474 EMAIL: kce-dls@triax.com • H. INTRODUCTION The applicant is proposing to divide the subject property into 28 lots for single-family residential use through the subdivision and Planned Development procedures. The applicant is requesting that this proposal be reviewed through the expedited process. The name of the proposed development is "Ashford Meadows." Development plans depicting the proposed subdivision/Planned Development are attached to this report (Exhibit 1). The subject property consists of three (3) tax lots (Tax Lots 800, 1000 & 1001, Map 2S1-12CB), that total 4.91 acres in size. The subject property has a generally level topography, with a low point in the southwest corner of the site. Deciduous trees are scattered throughout the central and southwestern portions of the site. An existing single-family dwelling is located in the southeastern corner of Tax Lot 800. An existing greenhouse, barn and shed are located on Tax Lot 1000 near the existing dwelling. The existing single-family residence will be relocated to Tax Lot 1001, which is located at the northeast corner of Ross Street and Hall Boulevard. The existing outbuildings will be demolished. The subject site is zoned R-7 Single-Family Residential. The site abuts R-7 zoned properties to the east and southwest, R-12 zoned properties to the west and R-4.5 zoned properties to the north and northwest. The site abuts "Ashford Oaks No.'s 2 and 3" (single-family residential subdivisions) to the south, "Applewood Park" (a single-family residential subdivision) to the west across Hall Boulevard, and "Scheckla Park Estates" (a single-family residential Planned Development) to the northwest across Hall Boulevard. Abutting properties to the north and east are parcels in single-family residential uses. • Fifteen (15) lots in the proposed development are a minimum of 5,000 square feet in size and meet all the dimensional and setback standards of the R-7 zone (Lots 1 through 12 and 26 through 28). Two (2) lots are flag lots (Lots 9 and 10). The remaining 13 lots are proposed "carriage home" lots (Lots 13 through 25). The "carriage home" lots are a minimum of 31.5 feet in width and a minimum of 80 feet in depth, ranging from 2,682.69 square feet to 5,027.58 square feet in size. The "carriage home" lots will be developed with 24 foot wide detached single family dwellings that will maintain minimum three (3) foot setbacks to each side property line. The lot size, lot dimensions, and yard setbacks are allowed to be varied through the Planned Development standards. The subject property abuts SW Ross Street to the north and SW Hall Boulevard to the west. SW 84'h Avenue currently stubs at the south boundary of the site. Tax Lot 1001 (Lot 28) is separated from the rest of the subdivision by the realignment of Ross Street. The City of Tigard Comprehensive Plan Transportation Map designates Hall Boulevard as an Arterial, Ross Street as a Minor Collector, and 84' Avenue as a Local street. The street pattern for the proposed development includes the extension of 84' Avenue north through the proposed development to connect with Ross Street. A proposed public Local street (Street "A") will extend east from 84 h Avenue to stub at the eastern boundary of the proposed plat, thereby providing for future redevelopment of Tax Lot 500. Additionally, a private street is proposed to extend west from 84'h Avenue for approximately 150 feet to terminate in a hammerhead turnaround. The intersections of the private street with 84t° Avenue and Street "A" with 84' Avenue are aligned. The extension of SW 84" Avenue will match the existing right-of-way and improvement widths. SW 84' Avenue will consist of a 50-foot wide public right-of-way, 34-foot wide travel surface, and curbs and sidewalks on both sides. Street "A" will have a 46-foot wide public right-of-way, 28-foot wide travel • 2 • surface, and curbs and sidewalks on both sides. The private street will have a 30-foot wide private right- of-way, 28-foot wide travel surface, and curbs on both sides. Lots 1 through 12 will front on, and obtain access from, Street "A." Lots 13 through 19 and Lots 26 and 27 will front on, and obtain access from, 80 Avenue. Lots 20 through 25 will front on, and obtain access from, the private street. No lots in the proposed development obtain access directly from Ross Street, except Lot 28. None of the proposed lots have direct access to Hall Boulevard. The proposed plat includes an additional 10 feet of right-of-way dedication along the site's frontage on Ross Street in the eastern half of the site and an additional 15 feet of right-of-way dedication along the site's frontage on Hall Boulevard. Additionally, right-of-way dedication for a 30-foot radius return at the corner of the intersection of Hall Boulevard and Ross Street will occur. A half-street improvement along the site's frontage on Hall Boulevard will be established, including 25 feet of pavement from centerline and curb and gutters. A full street improvement along the site's frontage on Ross Street will be established, including 40 feet of pavement width, curbs and gutters, and a 5-foot wide sidewalk. Water and sanitary sewer lines exist within 84'b Avenue and Ross Street. These existing lines will be extended within street rights-of way to serve the proposed lots as depicted on the attached plans (See Exhibit 1). Fire hydrants will be installed within the proposed development in accordance with the standards of Tualatin Valley Fire & Rescue. t Storm drainage from the proposed development will be collected through catch basins and storm lines within the proposed street rights-of-way and directed a proposed water quality facility in the southwest corner of the site. Storm water from the water quality facility will be discharged into existing storm drainage facilities in Hall Boulevard.. The proposed water quality facility will be accessible from the . private street. M. FINDINGS A. CITY OF TIGARD COMPREHENSIVE PLAN: COMMENT: The subject property is designated Medium Density on the City of Tigard Comprehensive Plan, which allows a density of six to twelve dwelling units per acre. Except where required by the Community Development Code, this application is not required to address goals and policies related to the development of land, since the City of Tigard Comprehensive Plan is implemented by the Code. The applicable chapters of the Community Development Code are addressed in the following sections of this report. Chapter 18.92 (Density Computations) of the Tigard Community Development Code specifically implements the Comprehensive Plan. • 3 • C. CITY OF TIGARD COMMUNITY DEVELOPMENT CODE, TITLE 18, ZONING ORDINANCE: CHAPTER 18.32: PROCEDURES FOR DECISION MAKING: QUASI-JUDICIAL 18 32.040 Pre-application Conference Required COMMENT: A Pre-Application Conference was held on April 7, 1998 for development of the subject property. A copy of the Pre-Application Conference Notes is attached to this report (Exhibit 2). 18.32.050 Application Submittal Requirements: Refusal of an Application B. The application shall: 1. Include the information requested on the application form; 2. Address appropriate criteria in sufficient detail for review and action; 3. Be accompanied by the required fee; and t 4. Include a list of names and addresses of all persons who are surrounding property owners of record as required by the specific application section of this title. The records of the Washington County Department of Assessment and Taxation shall be the official records for determining ownership. • COMMENT: These application materials include the following items. A form signed by the property owner is attached to these application materials. A copy of the deed for the subject property is attached to this report as Exhibit 3. A subdivision name approval form from the Washington County Surveyor is attached as Exhibit 4. Full-size site plans are attached to these application materials. A reduced (8'/2" x 11 site plan is attached as Exhibit 1. A check for the appropriate filing fee is attached to these application materials. The required review fee is $3,329 [$2,125 (Preliminary Subdivision) + $270 ($10/lot) + $434 (Planned Development) + $500 (Expedited) _ $3,329). These items are provided as requested on the City's application form. This report serves as the "Applicant's Statement" and addresses the appropriate criteria in sufficient detail to allow for review and action. A list of the names and addresses of all persons who are surrounding property owners of record within 250 feet of the site is attached to this report (Exhibit 7). This ownership list is compiled from the records of the Washington County Department of Assessment and Taxation. An "Impact Study," as required by the Pre-Application Conference Notes, is provided in the comments addressing Chapter 18.164 (Street & Utility Improvements). A neighborhood meeting was conducted on May 14, 1998. Documentation related to the neighborhood meeting is attached to this report as Exhibit 6. • 4 • 8.31 2.250 The Decision Process of the Approval Authority A. The decision shall be based on: 1. Proof by the applicant that the application fully complies with: a. The City of Tigard Comprehensive Plan; and b. The relevant approval standard found in the applicable chapter(s) of this title or other applicable implementing ordinances; COMMENT: This report and the attached materials provide proof that the proposed 28-lot subdivision and Planned Development fully complies with the City of Tigard Comprehensive Plan and the relevant approval standards found in the applicable Chapters of Title 18. CHAPTER 18.52: R-7: SINGLE-FAMILY RESIDENTIAL 18 52.030 Permitted Uses A. Permitted uses in the R-7 district are as follows: 1. Single-family detached residential units, at one dwelling per lot; • COMMENT: The proposed development includes the establishment of 28 lots that will each be developed with a single-family detached residential unit. 81 .52.050 Dimensional Requirements A. Dimensional requirements in the R-7 district are as follows: 1. The minimum lot area shall be: a., 5,000 square feet for each detached unit; 2. The average minimum lot width shall be: a. 50 feet for detached units; and 3. The maximum lot coverage shall be 80 percent including all buildings and impervious surfaces; 5 4. Except as otherwise provided in Chapter 18.96 and Section 18.100.130, the minimum setback requirements are as follows: a. The front yard setback shall be a minimum of 15 feet; b. On corner and through lots the minimum setback for each side facing a street shall be a minimum of 10 feet; however, the provisions of Chapter 18.102 must be satisfied;, C. The side yard setback shall be a minimum of five feet except this provision shall not apply to attached units... d. The rear yard setback shall be a minimum of 15 feet; and a e. Where the side yard or rear yard of single-family attached residential dwellings f. The distance between the property line and the front of the garage shall be a minimum of 20 feet. 5. Except as otherwise provided in Chapter 18.98, no building in an R-7 zoning district shall exceed 35 feet in height. COMMENT: t As discussed previously, the proposed development includes the establishment of 28 single-family residential lots for detached dwelling units. The proposed development is depicted in the attached plans (Exhibit 1). Fifteen (15) lots in the proposed development are a minimum of 5,000 square feet in size and meet all the dimensional and setback standards of the R-7 zone (Lots 1 through 12 and Lots 26 through 28). Two (2) lots are flag lots (Lots 9 and 10). The remaining 13 lots are proposed "carriage • home" lots (Lots 13 through 25). The "carriage home" lots are a minimum of 31.5 feet in width and a minimum of 80 feet in depth, ranging from 2,682.69 square feet to 5,027.58 square feet in size. The "carriage home" lots will be developed with 24 foot wide detached single-family dwelling units that will maintain minimum three (3) foot setbacks to each side property line. The lot size, lot dimensions, and yard setbacks are allowed to be varied through the Planned Development Standards, which are discussed below. All other dimensional requirements of the R-7 zone will be met. Additional setback requirements from Chapter 18.96 apply as follows. According to Section 18.96.020.13.1, an additional setback of 45 feet from the centerline of Hall Boulevard is required. The attached plans demonstrate that the proposed development complies with this requirement through dedication of right-of-way 45 feet from centerline. Pursuant to Section 18.96.080.A, the proposed flag lots comply with the R-7 lot area requirements. The lot area of the proposed flag lots is provided entirely within the building site area exclusive of any access way, in accordance with Section 18.96.080.B. Additionally, a minimum 10-foot side yard setback will be maintained on the flag lots as required by Section 18.96.090.A. Section 18.100.030 is addressed in detail within this report, below. 8.50. 60 Additional Requirements COMMENT: The applicable Chapters of Title 18 are addressed within the following sections of this report. • 6 • CHAPTER 18.80: PLANNED DEVELOPMENT 81 80.015 The Process A. The planned development designation is an overlay zone applicable to all zones. E. If the application involves subdivision of land, the applicant may apply for preliminary plat approval and the applications shall be heard concurrently. COMMENT: As discussed previously, the subject property is zoned R-7 Single-Family Residential. The applicant is requesting concurrent review and approval of the proposed preliminary plat and Planned Development for a 28-lot single-family residential subdivision. 18.80.060 Planned Development Allowed and Disallowed A. A planned development shall be allowed on all lands shown on the comprehensive plan map as "Developing Areas." COMMENT: The site is shown on the comprehensive plan map as a "Developing Area" (See Exhibit 2). Therefore, the subject property can be approved for a Planned Development. • 8.80.080 licabilt i of the Base Zone Provision 1 Anny os A. The provisions of the base zone are applicable as follows: 1. Lot Dimensional Standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.92; COMMENT: Thirteen (13) lots in the subject development are proposed "carriage home" lots. The "carriage home" lots are a minimum of 31.5 feet in width and 80 feet in depth, and range from 2,682.69 square feet to 5,027.58 square feet in size. The density computation under Section 18.92 is addressed below. 2. Site Coverage: COMMENT: The proposed development maintains the site coverage provisions of the R-7 zone as illustrated on the attached plans. • 7 • 3. Building Height: COMMENT: The proposed development will comply with the building height limitations in the R-7 zone. 4. Structure setback provisions: a. Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.120; b. The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code requirements for fire walls; and c. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that: (i) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. r COMMENT: The proposed "carriage home" lots will be developed with 24 foot wide detached single family dwellings that will maintain minimum three (3) foot setbacks to each side property line. The proposed "carriage homes"will meet the Uniform Building Code requirements for firewalls, as applicable. The front and • rear yard setbacks of the R-7 zone will be maintained on the "carriage home" lots. All other lots will meet all R-7 setback requirements. 18.80.110 Application Submission Requirements: Conceptual Development Plan COMMENT: This report and the attached plans (Exhibit 1) and exhibits provide all the applicable information required in a conceptual development plan for a Planned Development. 18.80.120 Approval Standards A. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, or the criteria are not satisfied when denying an application. 1. All the provisions of the land division provisions, Chapter 18.162, et seq., shall be met; COMMENT: The applicable land division provisions (Chapter 18.160) are addressed within this report, below. • 8 • 2. The provisions of the following chapters shall be met; COMMENT: The applicable provisions of the "following chapters" are addressed in the following sections of this report. 3. In addition, the following criteria shall be met: a. Relationship to the natural and physical environment: (i) The streets, buildings, and other site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible; (ii) Structures located on the site shall not be in areas subject to ground slumping and sliding; (iii) There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining° properties to provide for adequate light and air circulation and for fire protection; (iv) The structures shall be oriented with consideration for the sun and wind directions, where possible; and (v) Trees with a six inch caliper measured. at four feet in height • from ground level, shall be saved where possible; COMMENT: The subject property has a generally level topography, with a low point in the southwest corner of the site. Deciduous trees are scattered throughout the central and southwestern portions of the site. The attached plans include a tree inventory/preservation plan, grading plan and utility plan (See Exhibit 1). The attached plans demonstrate that streets, buildings and related improvements are designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible. Trees with a caliper greater than six inches at four feet.in height from ground level are saved to the extent possible. An Arborist's Report is attached as Exhibit 9. No structures will be located in areas subject to ground slumping or sliding (See attached Geotechnical Investigation Report - Exhibit 10). A Drainage Study is attached as Exhibit 11. The attached plans demonstrate that, by maintaining the proposed setbacks, adequate distances will exist between on-site buildings and on-site and off-site buildings to provide for adequate light and air circulation and for fire protection. The attached plans also demonstrate that structures will be oriented with consideration for sun and wind directions to the extent possible. Therefore, the proposed development is designed, and will be constructed, in consideration of the natural and physical environment. • 9 • b. Buffering, screening, and compatibility between adjoining uses: (i) Buffering shall be provided between different types of land uses (for example, between single-family and multiple-family residential, and residential, and commercial); COMMENT: The proposed use is single-family residential. All adjacent properties are also in single-family residential uses. Therefore, buffering is not required (also refer to comments under Chapter 18.100, below). No non-residential uses requiring screening are proposed on the subject property or exist on adjacent properties. C. Privacy and noise: (i) Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from.view hnd noise; COMMENT: No nonresidential structures are proposed within. the subject development or exist on adjacent properties. • d. Private outdoor area: residential use: e. Shared outdoor recreation areas: residential use: COMMENT: These standards only apply to multi-family residential projects. The proposed development involves detached single-family residential units on individual lots. Therefore, these standards do not apply. E Access and circulation: COMMENT: Access and circulation standards are thoroughly discussed under Chapter 18.108, below. g. Landscaping and open space: (i) Residential Development: In addition to the requirements of subparagraphs (iv) and (v) of Section A of this subsection, a minimum of 20 percent of the site shall be landscaped. • 10 • COMMENT: The attached plans illustrate that a minimum of 20% of the subject site will be landscaped as individual yard areas (See Exhibit 1). h. Public transit: COMMENT: No public transit improvements are required as a part of the subject development. L Signs: COMMENT: No signs are proposed as a part of the subject development. j. Parking: f COMMENT: Parking within the proposed development is discussed in detail under Chapter 18.106, below. L Drainage: • COMMENT: As noted previously, the subject site has a generally level topography, with a low point in the southwest corner of the site. Storm drainage from the proposed development will be collected through catch basins and storm lines within the proposed street rights-of-way and directed to a proposed water quality facility in the southwest corner of the site. Stone water from the water quality facility will be discharged into existing storm drainage facilities in Hall Boulevard. The proposed water quality facility will be accessible from the private street within the subject development. The proposed storm drainage facilities are depicted in the attached plans (See Exhibit 1). A Drainage Study prepared by a registered professional engineer for this project is attached as Exhibit 11. I., Floodplain dedication: COMMENT: The subject property is not impacted by a flood plain. Therefore, no flood plain dedication is required. • 11 i • 18.80.130 Site Conditions COMMENT: The attached plans include a "Site Analysis" that depicts the information required by Section 18.80.130 A. The subject property is not subject to landslides or other potential hazards. However, a Geotechnical Investigation Report is attached to this report (See Exhibit 10). 8. 0 150 Detailed Plan COMMENT: The attached plans include the information required by Section 18.80.150. 18.80.160 Grading and Drainage Plan COMMENT: The attached plans include a "Grading & Drainage Plan" that depicts the information required by Section 18.80.160. Additionally, a Drainage Study prepared by a registered professional engineer is attached to this report (Exhibit 11). 18.80.170 The Landscape Plan • COMMENT: This report and the attached plans provide the applicable information required by Section 18.80.170. Additionally, an Arborist's Report is attached as Exhibit 9. 18.80.190 Exceptions to Underlying Zone, Yard, Parking, and Sign Provisions and the Landscaping Provisions C. The Commission may grant an exception to the landscape requirements of this title upon a finding that: 1. The overall landscape plan provides for 20 percent of the gross site area to be landscaped. COMMENT: As noted above, the attached plans demonstrate that 20% of the site will be landscaped with individual yard areas (See Exhibit 1). • 12 • CHAPTER 18.88: SOLAR ACCESS REQUIREMENTS 18.88. 40 Solar Access for New Development B. Applicability. The solar design standard in section 18.88.040 C shall apply to applications for a development to create lots in R-1, R-2, R-3.5, R-4.5, and R-7 zones and to create lots for single family detached and duplex dwellings in all other residential zones, except to the extent the approval authority finds that the applicant has shown one or more of the conditions listed in sections 18.88.040 D and E exist, and exemptions or adjustments provided for therein are warranted. C. Design Standard. At least 80 percent of the lots in a development subject to this section shall comply with one or more of the options in this section; provided, a development may, but is not required to, use the options in subsections 18.88.040 C.2 or C.3 to comply with this section. 1. Basic Requirement (see Figure 9). A lot complies with this section if it: a. Has a north-south dimension of 90 feet or more; and b. Has a front lot line that is oriented within 30 degrees of a trde east- west axis. E. Adjustments to Design Standard. The approval authority shall reduce the percentage of lots that must comply with.section 18.88.040 C to the minimum extent necessary if it finds the applicant has shown it would cause or is subject to one or more of the following conditions: 1. Adverse impacts on density and cost or amenities. a. If the design standard in section 18.88.040 C.1 is applied, either the resulting density is less than that proposed, or on-site development costs (e.g. grading, water, storm drainage and sanitary systems, and road) and solar related off-site development costs are at least 5 percent more per lot than if the standard is not applied. The following conditions, among others, could constrain the design of a development in such a way that compliance with section 18.88.040 C.1 would reduce density or increase per lot costs in this manner. The applicant shall show which, if any, of these or other similar site characteristics apply in an application for a development: (iii) Existing road patterns must be continued through the site or must terminate on-site to comply with applicable road standards or public road plans in a way that prevents given streets or lots in the development from being oriented for solar access. (iv) An existing public easement or right-of-way prevents given streets or lots in the development from being oriented for solar access. • 13 • COMMENT: According to the provisions of Section 18.88.040 E.1, 16 of the proposed lots are exempt from the solar design standard due to existing street patterns and access restrictions. The exempted lots include Lots 9, 10, 13 through 19, 21 through 24, and 26 through 28. The development-pattem of the site is impacted.by the extension of SW 84'h Avenue into the project, the new alignment of the intersection of Ross Street and Hall Boulevard, and access restrictions on the two abutting rights-of-way (Ross Street and Hall Boulevard). The existing road patterns and access limitations prevent several lots from being oriented for solar access. Due to the existence of these features, compliance with Section 18.88.040 C would result in a reduction in the number of potential lots on the site and an increase in the per lot development costs. Therefore, for the reasons outlined above, 16 of the proposed lots are exempt from the solar design standard of Section 18.88.040 C. The solar access standards are applicable to only 12 of the proposed lots. Eleven (11) of these lots meet the basic requirement (Lots 1 through 8, 11, 12, and 25). Therefore, 11, or 91.7% of the proposed lots comply with the solar design standard of Section 18.88.040 C. o CHAPTER 18.92 DENSITY COMPUTATIONS t 18.92.020 Density Calculation A. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal • description of the property: 1. All sensitive land areas: 2. All land dedicated to the public for park purposes; 3. All land dedicated for public right-of-way: a. Single-family: allocate 20 percent of gross acres for public facilities; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. To calculate the net units per acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot by the applicable zoning district. C. All density calculations shall comply with the provisions of Section 18.40.040, Residential Density Transition. COMMENT: As noted above, the subject property consists of Tax Lots 800, 1000 and 1001. The subject property does not include any sensitive land areas. No land in the proposed development will be dedicated to the public for park purposes. The proposed development is single-family residential. Therefore, 20% of the • 14 • gross area of the site is to be allocated for public rights-of-way. One private street is proposed. The existing dwelling on the site will be relocated to Tax Lot 1001. Therefore, the net development area is calculated as follows. Acres Square Feet Gross Area 4.91 213,977.12 -Sensitive Lands 0 0 -Public Park 0 0 -Public ROW 1.42 61,855.20 -Private Street 0.18 7,913.98 -Existing Home 0.17 7,616 83 Net Development Area 3.14 136,591.11 The subject property is within the R-7 single-family residential zone, which has a minimum lot size of 5,000 square feet. Therefore, the number of net units allowable, in addition to the existing home, is listed as follows. 136,591.11 sq. ft. _ 5,000 sq. ft. (R-7 minimum lot size) = t 27.30 Net Residential Units Allowed According to the Pre-Application Conference Notes for the proposed development, the subject property and all adjacent properties are located within designated developing areas. Therefore, the requirements of Section 18.40.040 (Residential Density Transition) do not apply to this project. As discussed • previously, 27 new single-family residential units are proposed. The above density computation indicates that 27 new units are allowed on the subject property. Therefore, the proposed development complies with the density allowed on this property pursuant to the Comprehensive Plan. CHAPTER 18.100 LANDSCAPING & SCREENING 18.100.030 Street Trees COMMENT: Street trees will be established within the proposed development in accordance with the requirements of Section 18.100.035 (Location of Street Trees). 18.100.130 Buffer Matrix COMMENT: The proposed development is detached single-family residential in an R-7 zone. All abutting properties consist of detached single-family residential uses in R-7, R-12 or R-4.5 zones. According to the Buffer Matrix (18.100.130), no buffering or screening is required in the proposed development. • 15 • CHAPTER 18.102: VISUAL CLEARANCE AREAS COMMENT: No access from the proposed development will be allowed directly to Hall Boulevard, which is an arterial street. Only one (1) access, SW 84`h Avenue, from the proposed development will be allowed to Ross Street, which is a minor collector. None of the proposed lots will have direct access to either Hall Boulevard or Ross Street, except Lot 28 which will access Ross Street. Access to proposed lots will be taken from proposed internal streets. Adequate clear vision areas, in accordance with Section 18.102.030, will be maintained at the intersection of SW 84'h Avenue and Ross Street. All other street intersections and street/driveway intersections within the proposed development will maintain clear vision areas in accordance with Section 18.102.050. CHAPTER 18.106: OFF STREET PARKING & LOADING REQUIREMENTS COMMENT: Each lot within the proposed development will contain adequate area for the provision of two (2) off- street parking spaces, as required by Section 18.106.030.A (See Exhibit 1). The proposed off-street parking spaces for the "carriage home" lots are depicted in an attached detail plan (See Exhibit 5). CHAPTER 18.108: ACCESS, EGRESS & CIRCULATION • COMMENT: A site plan, which depicts circulation within the proposed development and in relation to abutting properties, is included in the attached development plans (Exhibit 1) in accordance with Section 18.108.025 C. The subject property abuts SW Ross Street to the north and SW Hall Boulevard to the west. SW 84' Avenue currently stubs at the south boundary of the site. The City of Tigard Comprehensive Plan Transportation Map designates Hall Boulevard as an Arterial, Ross Street as a Minor Collector, and SW 84' Avenue as a Local street. The street pattern for the proposed development includes the extension of 84" Avenue north through the proposed development to connect with Ross Street. A proposed public local street (Street "A") will extend east from 84" Avenue to stub at the eastern boundary of the proposed plat, thereby providing for future redevelopment of Tax Lot 500. Additionally, a private street is proposed to extend west from 84' Avenue for approximately 150 feet to terminate in a hammerhead turnaround. The intersections of the private street with 84'h Avenue and Street "A" with 84' Avenue are aligned. The extension of 84te Avenue will match the existing right-of-way and improvement widths. SW 84`h Avenue will consist of a 50-foot wide public right-of-way, 34-foot wide travel surface, and curbs and sidewalks on both sides. Street "A" will have a 46-foot wide public right-of-way, 28-foot wide travel surface, and curbs and sidewalks on both sides. The private street will have a 30-foot wide private right-of-way, 28-foot wide travel surface, and curbs on both sides. Lots 1 through 12 will front on, and obtain access from, Street "A." Lots 13 through 19 and Lots 26 and 27 will front on, and obtain access from, 84'b Avenue. Lots 20 • 16 • through 25 will front on, and obtain access from the proposed private street. Lot 28 fronts on both Hall Boulevard and Ross Street and will obtain access from Ross Street. No other lots within the subject development obtain access directly from Ross Street. None of the proposed lots have direct access to Hall Boulevard. The proposed plat includes an additional 10 feet of right-of-way dedication along the site's frontage on Ross Street in the eastern half of the site and an additional 15 feet of right-of-way dedication along the site's frontage on Hall Boulevard. Additionally, right-of-way dedication for a 30-foot radius return at the corner of the intersection of Hall Boulevard and Ross Street will occur. A half-street improvement along the site's frontage on Hall Boulevard will be established, including 25 feet of pavement from centerline and curb and gutters. A full street improvement along the site's frontage on Ross Street will be established, including 40 feet of pavement width, curbs and gutters, and a 5-foot wide sidewalk. CHAPTER 18.160: LAND DIVISION: SUBDIVISIONS 18.160.060 Approval Standards: Preliminary Plat A. The Hearings Officer may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the City's comprehensive plan, the applicable zoning ordinance and other applicable ordinances and regulations; • COMMENT: This report and the attached plans (Exhibit 1) and documentation demonstrate compliance with the applicable provisions of the City's Comprehensive Plan and Zoning Ordinance. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92[.090(1)]; COMMENT: The proposed plat name is "Ashford Meadows." This name has been approved by the Washington County Surveyor, which indicates that the name is not duplicative and it satisfies the provisions of ORS Chapter 92[.090(1)]. A copy of the County's approval of the plat name is attached (See Exhibit 4). 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and • 17 • COMMENT: As discussed previously, the subject property abuts SW Ross Street, a Minor Collector, to the north and SW Hall Boulevard, an Arterial, to the west. SW 84ffi Avenue (a Local street) stubs to the southern boundary of the site. The street pattern for the proposed development includes the extension of 84' Avenue north through the proposed development to connect with Ross Street. A proposed public local street (Street "A") will extend east from 84`h Avenue to stub at the eastern boundary of the proposed plat, thereby providing for future redevelopment of Tax Lot 500. Additionally, a private street is proposed to extend west from 846 Avenue for approximately 150 feet to terminate in a hammerhead turnaround. The intersections of the private street with 84`h Avenue and Street "A" with 84`h Avenue are aligned. The extension of 84th Avenue will match the existing right-of-way and improvement widths. SW 84' Avenue will consist of a 50-foot wide public right-of-way, 34-foot wide travel surface, and curbs and sidewalks on both sides. Street "A" will have a 46-foot wide public right-of-way, 28-foot wide travel surface, and curbs and sidewalks on both sides. The private street will have a 30-foot wide private right-of-way, 28- foot wide travel surface, and curbs on both sides. Lots 1 through 12 will front on, and obtain access from, Street "A." Lots 13 through 19 and Lots 26 and 27 will front on, and obtain access from, 84`h Avenue. Lots 20 through 25 will front on, and obtain access from the proposed private street. Lot 28 fronts on both Hall Boulevard and Ross Street and will obtain access from Ross Street. No other lots within the subject development obtain access directly from Ross Street. None of the proposed lots have direct access to Hall Boulevard. Plans depicting the proposed street pattern attached to this report as Exhibit 1. Additionally, the proposed plat includes an additional 10 feet of right-of-way dedication along the site's • frontage on Ross Street in the eastern half of the site and an additional 15 feet of right-of-way dedication along the site's frontage on Hall Boulevard. Additionally, right-of-way dedication for a 30-foot radius return at the corner of the intersection of Hall Boulevard and Ross Street will occur. A half-street improvement along the site's frontage on Hall Boulevard will be established, including 25 feet of pavement from centerline and curb and gutters. A full street improvement along the site's frontage on Ross Street will be established, including 40 feet of pavement width, curbs and gutters, and a 5-foot wide sidewalk. 4. An explanation has been provided for all common improvements. COMMENT: This report and the attached plans (Exhibit 1) provide an explanation for all common improvements. 19.160.060 Approval Standards: Preliminary Plat COMMENT: The attached plans (Exhibit 1) provide all information required by Section 18.160.060. • 18 i • CHAPTER 18.164: STREET AND UTILITY IMPROVEMENT STANDARDS 18.164.030 tree COMMENT: As discussed previously, the subject property abuts SW Ross Street, a Minor Collector, to the north and SW Hall Boulevard, an Arterial, to the west. SW 84`h Avenue (a Local street) stubs to the southern boundary of the site. The street pattern for the proposed development includes the extension of 84' Avenue north through the proposed development to connect with Ross Street. A proposed public local street (Street "A") will extend east from 84`h Avenue to stub at the eastern boundary of the proposed plat, thereby providing for future redevelopment of Tax Lot 500. Additionally, a private street is proposed to extend west from 84' Avenue for approximately 150 feet to terminate in a hammerhead turnaround. The intersections of the private street with 84`h Avenue and Street "A" with 84`h Avenue are aligned. Lots 1 through 12 will front on, and obtain access from, Street "A." Lots 13 through 19 and Lots 26 and 27 will front on, and obtain access from, 84`h Avenue. Lots 20 through 25 will front on, and obtain access from the proposed private street. Lot 28 fronts on both Hall Boulevard and Ross Street and will obtain access from Ross Street. No other lots within the subject development obtain access directly from Ross Street. None of the proposed lots have direct access to Hall Boulevard. Plans depicting the proposed street pattern attached to this report as Exhibit 1. The extension of 84' Avenue will match the existing right-of-way and improvement widths. SW 84`h Avenue will consist of a 50-foot wide. public right-of-way, 34-foot wide travel surface, and curbs and sidewalks on both sides. Street "A" will have a 46-foot wide public right-of-way, 28-foot wide travel • surface, and curbs and sidewalks on both sides. The private street will have a 30-foot wide private right- of-way, 28-foot wide travel surface, and curbs on both sides. Additionally, the proposed plat includes an additional 10 feet of right-of-way dedication along the site's frontage on Ross Street in the eastern half of the site and an additional 15 feet of right-of-way dedication along the site's frontage on Hall Boulevard. Additionally, right-of-way dedication for a 30-foot radius return at the comer of the intersection of Hall Boulevard and Ross Street will occur. A half-street improvement along the site's frontage on Hall Boulevard will be established, including 25 feet of pavement from centerline and curb and gutters. A full street improvement along the site's frontage on Ross Street will be established, including 40 feet of pavement width, curbs and gutters, and a 5-foot wide sidewalk. 18.164.040 lock COMMENT: The proposed development is designed in consideration of the existing development patterns in the surrounding area and arterial and minor collector access restrictions on Hall Boulevard and Ross Street. Block lengths do not exceed 1,200 feet in length where possible. • 19 • 18.164.050 Easements COMMENT: Easements will be provided as discussed within this report and as indicated on the attached development plans (Exhibit 1). 18.164.060 Lots COMMENT: The attached development plans demonstrate that all lots are designed in conformance with the standards of Section 18.164.060. No through lots are created, except where necessary to separate residential uses from Hall Boulevard (arterial). 18.164.070 Sidewalks COMMENT: r Sidewalks will be installed within the proposed development as indicated on the attached plans (Refer to Exhibit 1) and in compliance with City requirements. 18.164.080 Public Use Areas • COMMENT: No public use areas are proposed or required. 18.164.090 Sanitary Sewers COMMENT: Sanitary sewer lines exist within 84`h Avenue and Ross Street. These existing lines will be extended within street rights-of way to serve the proposed lots as depicted on the attached plans (Exhibit 1). 18.164.100 Storm Drainage COMMENT: Storm drainage from the proposed development will be collected through catch basins and storm lines within the proposed street rights-of-way and directed a proposed water quality facility in the southwest corner of the site. Storm water from the water quality facility will be discharged into existing storm drainage facilities in Hall Boulevard. The proposed storm water quality facility will be accessible from the proposed private street in the development. Proposed storm drainage facilities are depicted on the attached plans (Exhibit 1). • 20 • • • 18.164.110 Bikeway COMMENT: The site is not adjacent to any identified bikeways. Therefore, provisions for bikeways are not required. 18.164.120 U ilitie COMMENT: All utilities will be installed underground, as required. The attached development plans (Exhibit 1) indicate the locations of proposed underground utilities and any associated easements. IV. SUMMARY AND CONCLUSION The above findings, in conjunction with the attached plans and exhibits, demonstrate compliance with the applicable requirements of the City of Tigard Comprehensive Plan and Zoning Ordinance. r Therefore, this request should be approved. LDC.2339.7643 • • 21 July 28, 1998 CITY OF 11GARD Shirley Skidmore 14954 SW Kenton Drive OREGON Tigard, OR 97224 Dear Mrs. Skidmore: Thank you for your letter concerning the proposed subdivision near SW Ross Street. Staff will be looking closely to ensure that the subdivision meets all requirements. The "expedited" subdivision process was established by the State Legislature in 1995. It is an alternative to local Community Development Code processes. While we prefer to use our local code process, we are required by State law to follow the expedited process if an applicant chooses that process. The applicant must still comply with all standards in our local code; however, there is usually more of a risk for denial if those standards are not met by utilizing the expedited process. Through either the expedited process or local code, applicants must still meet all code standards. Conditions of approval are normally placed on approvals to ensure all standards are met. Please note that the applicant's initial application submittal included a Planned Development (or PD) review. Since the expedited review would allow for use of PD standards only if the property already had a Planned Development designation, the applicant cannot proceed until he secures a PD zone change on the property. The applicant will now have to chose whether to file for the PD. overlay change, process the subdivision only as an expedited review, or use the conventional local Subdivision/Planned Development process which requires a Planning Commission hearing. The lot sizes of the proposed SW Ross Street subdivision must meet the same minimum size standards as those in your subdivision, as well as City street standards. We will also be looking closely at the drainage issues. I am enclosing copies of two (2) letters dated June 8, 1998, from City staff members regarding some of the issues about which you are concerned. I hope these help to address your concerns. Please feel free to call either M.J. Roberts, Brian Rager or myself at (503) 639-4171 if you have additional questions. S' ly, Richard H. Bewersdorff Planning, Manager i:\curpln\dick\skidmore Enclosures (2) c:. Brian 'Rager, M.J. Roberts, 1998 Planning correspondence file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 lank June 8, 1998 CITY OF TIGARD Steve and Debbie Mangold 8275 SW Ross Street OREGON Tigard, OR 97224 Re: LDC Design Group Subdivision plan for the McDonald Property at SW Ross Street and SW Hall Boulevard Dear Mr. and Mrs. Mangold: This letter is in response to your concerns regarding the proposed 28 lot subdivision- at SW Hall Boulevard and SW Ross Street. To date, no application has been filed but the City has preliminarily reviewed the newer 28 lot plan with the applicant and can address the issue you have raised concerning this design. The Community Development Code has what is called a Planned Development Review process that an applicant can choose to use if they meet certain criteria. The Planned Development (or PD) process allows an applicant to vary from the minimum lot size requirement of an underlying zoning district provided that the overall project density does not exceed that allowed by the site. To date, the City has also not seen detailed density calculations but the site appears to yield a maximum density in the range of 26 to 28 units. The Planned Development overlay does not require provision of open space, although these areas can and often are protected where significant natural areas exist. The Planned Development process can also allow for greater site yield efficiency than can often be provided by strict compliance with minimum lot size standards. In terms of open space areas, although no park is specifically proposed, the City has an active parks planning program to acquire new park sites. In terms of lot size, these properties as proposed are similar in depth to the Ashford Oaks Subdivision. Through an ongoing Parks and Capital Improvement Programs process, citizen input is taken regularly concerning the need for and suitability of proposed park sites. Also, at the time of Building Permit issuance, the developer pays a Park System Impact fee to cover the cost of expansions to the City's Park system. In response to State mandated Transportation Planning Rule requirements the City did adopt a variation of the City of Portland's "skinny streets" Ordinance in 1994. Under this Ordinance, permitted Local Street widths. were reduced. Based on the current plan, it appears that the street widths shown meet, or exceed the street width range allowed under those standards. A Local Streets traffic study has also been required of the applicant to help make this determination. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Page I o! 2 Each home as proposed would have a minimum of three off-street parking spaces with some homes having four off-street spaces. This includes garage and driveway spaces. The proposed north-south street to SW Ross Street appears to allow for parking on both sides of the street. The proposed private street appears to allow for on-street parking on part of one side of the street. The proposed east-west street also appears to allow for some on-street parking on one side of the street. It is an unavoidable consequence of allowing skinny streets that on-street parking will not always be permissible on both sides of every street. It appears that the applicant's plan as proposed can comply with off-street parking requirements. - Maximizing house pricing is not an approval criteria that the City currently has in the Development Code. Adding development review criteria concerning minimum and/or maximum home prices presents a series of implementation and legal problems that appear unfeasible to address. In 1993 a Washington County Housing Services report stated that the City of Tigard already had the highest home prices of any large scale City in Washington County. I asked Brian Rager, the City's Development Review Engineer, to respond to you separately concerning drainage issues you have raised. Please feel free to contact me concerning this information if you have any questions at (503) 639-4171. Sincerely, GZ~ Mark Roberts Associate Planner, AICP ixuronlnuft/mangold.doc c: Joe Walsh, LDC Design Group 1998 Planning correspondence file 618/98 Mangold Letter Page 2 of 2 Re: LDC Design Group Sub. Plan June 8, 1998 Cif Oar kao Steve and Debbie Mangold CITY OF TIGARD 8275 SW Ross Street Tigard, OR 97224 OREGON RE: PROPOSED DEVELOPMENT BY WEST HILLS DEVELOPMENT SW ROSS STREET (WCTM 2S1 12CB, TAX LOTS 800, 1000 & 1001) Dear Mr. and Mrs. Mangold: I am responding to your letter, dated May 21, 1998, where you stated some concerns about pending development of the McDonald property on SW Ross Street, east of SW Hall Boulevard. Specifically, you listed several concerns with the type of development proposed and also some concerns regarding existing drainage problems in that area. I will be responding to your drainage concerns in this letter. Although I was not with the City when the McQuarry property was partitioned, I have been made aware of the drainage problem that has arisen since that time. I have visited the site several times and can see how the water can "dam" up adjacent to that property and cause flooding over Ross Street. You were right in your letter that there is a high point on Ross Street at approximately the midpoint of the McDonald frontage. Because of this, and the fact that there are no public storm drainage lines in Ross Street near the site, any proposed project on this site will need to take into consideration where the surface water currently flows and determine where the additional storm water runoff from this development can be effectively directed. If West Hills Development moves forward with a subdivision design, they will be required to do the following: 1. Submit an engineering analysis of the existing downstream storm water conveyance system. This study is required by Unified Sewerage Agency's Design and Construction Standards and must be submitted with the subdivision land use application. The study will analyze where the existing surface water from the site flows, be it sheet flow, roadside ditch, etc. Then, the study will look at the projected runoff from this site when it is fully developed. The engineer must compare the rate of runoff from the site during a 25-year storm event before development and after development, then estimate whether or not the existing downstream system can accommodate the additional runoff from the site without causing damage to homes and other structures. As you can imagine, we are already of the opinion that the existing storm drainage system in this area, consisting primarily of sheet flow and roadside ditches, can not handle additional runoff from this site. Assuming that opinion holds true, the developer will have a choice of either making improvements to the downstream system or providing on-site detention. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Steve and Debbie Mangold • June 8, 1998 Page 2 2. Provide an on-site water quality facility. This is also required by USA's Design and Construction Standards. This facility must be designed by the developer's engineer and constructed as a part of the public improvements for the project. 3. Submit a detailed design of the proposed storm drainage system, along with storm drainage calculations for review and approval by the City prior to construction. This will be our final review of the storm drainage system design for the project before construction begins. In this stage, the City will make sure the developer's engineer has properly evaluated the area and proposed a storm drainage design that will meet the strict standards of the USA manual. It is important to understand that development of the McDonald property will not necessarily ensure a "fix" of the current flooding problems you mentioned in your letter. The City can not force a developer to fix an existing storm drainage problem, but can, however, prevent a developer from making a situation worse. We have reason to believe that once this site is developed, and storm water runoff is properly conveyed, that the flooding issues you mentioned will improve. Until we review the developer's downstream analysis and eventual detailed design, it is difficult to determine how much improvement one may see. The City has also talked about potentially spending some Capital Improvement Program funds in this area to complete a street improvement of Ross Street to SW 81st Avenue. If a project were to be funded, storm drainage would be one of the necessary components, including ways to help alleviate any existing runoff problems. A project of this type has not currently been included in the City's Capital Improvement Program. The intent of this letter is to inform you of what the City will do with respect to review of proposed development of the McDonald property. I hope I have addressed your concerns adequately. I would be happy to answer any follow-up questions you may have. Please feel free to contact me at 639- 4171, ext. 318. Sincerely, b, __D_1 P~(_* Brian D. Rager, PE Development Review Engineer c: Mark Roberts, Current Planning Joe Walsh, LDC Design Group, 233 SE Washington St., Hillsboro, OR 97123 \brianr\0609mang.1tr ANN& June 8, 1998 ift,o CITY OF TIGARD Steve and Debbie Mangold OREGON 8275 SW Ross Street Tigard, OR 97224 Re: LDC Design Group Subdivision plan for the McDonald Property at SW Ross Street and SW Hall Boulevard Dear Mr. and Mrs. Mangold: This letter is in response to your concerns regarding the proposed 28 lot subdivision at SW Hall Boulevard and SW Ross Street. To date, no application has been filed but the City has preliminarily reviewed the newer 28 lot plan with the applicant and can address the issue you have raised concerning this design. The Community Development Code has what is called a Planned Development Review process that an applicant can choose to use if they meet certain criteria. The Planned Development (or PD) process allows an applicant to vary from the minimum lot size requirement of an underlying zoning district provided that the overall project density does not exceed that allowed by the site. To date, the City has also not seen detailed density calculations but the site appears to yield a maximum density in the range of 26 to 28 units. The Planned Development overlay does not require provision of open space, although these areas can and often are protected where significant natural areas exist. The Planned Development process can also allow for greater site yield efficiency than can often be provided by strict compliance with minimum lot size standards. In terms of open space areas, although no park is specifically proposed, the City has an active parks planning program to acquire new park sites. In terms of lot size, these properties as proposed are similar in depth to the Ashford Oaks Subdivision. Through an ongoing Parks and Capital Improvement Programs process, citizen input is taken regularly concerning the need for and suitability of proposed park sites. Also, at, the time of Building Permit issuance, the developer pays a Park System Impact fee to cover the cost of expansions to the City's Park system. In response to State mandated Transportation Planning Rule requirements the City did adopt a variation of the City of Portland's "skinny streets" Ordinance in 1994. Under this Ordinance, permitted Local Street widths were reduced. Based on the current plan, it appears that the street widths shown meet, or exceed the street width range allowed under those standards. A Local Streets traffic study has also been required of the applicant to help make this determination. 13126 SW Hall Blvd.. 11gard, OR 97223 (503) 639-4171 MD (503) 684-2772 --rage I Of Z Each home as proposed would have a minimum of three off-street parking spaces with some homes having four off-street spaces. This includes garage and driveway spaces. The proposed north-south street to SW Ross Street appears to allow for parking on both sides of the street. The proposed private street appears to allow for on-street parking on part of one side of the street. The proposed east-west street also appears to allow for some on-street parking on one side of the street. It is an unavoidable consequence of allowing skinny streets that on-street parking will not always be permissible on both sides of every street. It appears that the applicant's plan as proposed can comply with off-street parking requirements. Maximizing house pricing is not an approval criteria that the City currently has in the Development Code. Adding development review criteria concerning minimum and/or maximum home prices presents a series of implementation and legal problems that appear unfeasible to address. In 1993 a Washington County Housing Services report stated that the City of Tigard already had the highest home prices of any large scale City in Washington County. I asked Brian Rager, the City's Development Review Engineer, to respond to you separately concerning drainage issues you have raised. Please feel free to contact me concerning this information if you have any questions at (503) 639-4171. Sincerely, Mark Roberts v~ Associate Planner, AICP imurpln/maft/mangold.doc c: Joe Walsh, LDC Design Group 1998 Planning correspondence file 6/8198 Mangold Letter Page 2 of 2 Re: LDC Design Group Sub. Plan i 1 1 s-C I ( I , I ~ 1 , I R 9500 1 oil to 1 I V I I TL 12500 l TL 96001 f ( I . 1 I (t I I J.T I 45' 3D' 1 I C o~4sj, f l\\ I I I \ 1 I TL 900-~~v LOT _ - - - I TL 700 ( TL 12400 N ~ TL 9700 " \ - _ a w _ CROSS STREET - I 1 I 1 a~ocarFn - !~m ' - N~ n~ ~r.9."4"~•:~.:.. _ _ _ sv-1a - e r 1 TL 1001 House TL 800 I. . I 41 ~ ~ ~ ~ {I ~ ~ r I j~ O I !cA TL 500 ( TL 600 100 TL 9800 y fl , u , ~J I S SA 77ZEA STREET 17 6 i 6 TT I - 4;? I `W. 19®c 9t j 7 Ir 20 CL 1 A 3100 TTL 3200 F 1- - - r , : , TL 1001 21 . I L - IS. IS. 13 :1L 1 _-__---Lul \ rr 1 1 22 0 PRIVATE S_ EET _ AP-,4 Pt1BUC- STREET _ N ! 23(c i• 14.f. IJ z 1 ?jj 2) ,4 L zsa0 I TL 3J00 $ i h 11I ' A L. I ww C/D (d C, w 2700 0ff3SO° 50 TL 3400 --I • I oa-1a - T --0 - ~ I 12900lw 1L 12800 I TL 6300 11L 8400 I A 8500 ` n 8600 17L 8700 17L 9800 It 990I TL 9000 ! I \ TL 13200 \ 11 13100 Ill 13000 A 1 4 1 29 I' \ I t 1 1 I 14, 'X, ;04 30 30 I TL 13300 \ I I 25"Q5' L L I I I 1 I SO I I I 713500 lea Q l I I I 1 r 1 I I I 2400 - LENTON 2300 SIC 1 1 Sp - N - - o r s o ~ 1 .1 ~ ~ n 13400 ~ ~ ••"~lP~~~,~ - ~ _ _ - _ Da N - I - - - i--- - r r - - - -1 -i- j - - - -T- - - - cn TL 3600 n 14400 IR 1450D ITL 14600 1TL 14700 I TL 8200 I it 8100 I n 8000 f 7L 7900 n 7e00. I TL 7700 I TL 7600 n cri id 1 ~ 1 ~Tl 13500 - - 1 a5 I 1:i ( Pr. I I 74 9.`. I s2 I 91 I Fill I 4' ~3~'1 It I I t I~ I I I I I rn bra ` I 1 I TL 13600 . 1 I I I I I I I MAY..29, 1998 10:11AM LA DEV CONSULTANTS • NQ, 7903 P. 1 y Groin FAX TMNSMITTAL' TO DATE: i;- 2 v FIRM: Qf- FROM: FAX NO:_ HILLSBORO LDC OFFICE CONSULTING RE: ?-.&Z ~ z- L y FAX NO: (503) 681-7646 ENGINEERS "Air-Nnat, H mu~. JOB NO: 23is!j LAND USE PLANNERS COMMENTS: LAND SURVEYORS HILLSBORO (Co)Fa►are Ofjrxw 233 S.E. Wahngton St. Hi bbm, OR 97123 503.648.4061 FAX: 503.681.7646 Ertel: kith@e-Lnet SALEM 3400 Starts Street Suite 6.71D Sehm OR 97301 503.3108424 Faa: 503,370.8426 EM& tdci@e-z.net VANCOUVER 1400 Washington St. suite 130 Vammet. WA 986MO 350.895.1074 Tog Free: 503.741.8657 Fac 360.695,4142 Emea: Idcv@e-Zmt KLEIN CONSULTING We are sending a total of A- pages which Includes this cover sheet. Please notify the above person if ENGINEERS you did not receive all of the enclosed pages. 1904 Elm Street, Suite 1 Forest Grove, OR 97116 501359.5956 NOTE: Land Development Consultants will not be held liable for any discrepancies during transmission on Far 503.357.5474 plans, maps and drawings. Copies of such Items may be mailed and should be requested if not received 67& Irce 6@Uiallom within a few days. 05/28/98 15:49 $503 684 7297 CITY OF TIGARD [it 001 ACTIVITY REPORT a*s ae~~eaa~~e~***a~*eae~~**~~e TRANSMISSION OR TX/RX NO. 3001 CONNECTION TEL 503 681 7646 CONNECTION ID START TIME 05/28 15:48 USAGE TIME 01,30 PAGES 2 RESULT OR 1;/29 r May 21,1998 { S~k2S _ V is uC W<<I a~ 0 CaL4le#'W114 loop J, City of Tigard Community Development j t1su~s o Hall Street l.t,< R Ga o p- Tigard Oregon, 97223 50LI d r" , 4 Attention: Mark Roberts, Planning Staff (f 4"Ieei,4-ea awel '%5 I V'eS M) 0 +-~e ce ~vucevuS Dear Mr. Roberts, I`d- cocalot dAW 1<0 l If As interested individuals living on Ross Street we attended a meeting the night of May 14, with a Mr. Joe ~C Walsh of LDC Design Group regarding the proposed development of the McDonald Property on Ross Street. While we understand that development of our neighborhood is inevitable, we would like to bring some issues to your attention that are of concern to us and some of the adjacent property owners. I would first like to explain that the site plan filed with the Pre-application submitted by TDC is not the same site plan that.was presented to us at the meeting. Mr. Walsh explained to those attending the meeting that the plan submitted to you was a very old scheme and was no longer being considered by the developer. The site plan submitted to you incorporated 23 lots of 4,090 to 5,000 sq. & Bur the-plan presented to us at the meeting has 28 lots with approximately half of the lots at 5,000 sq. ft with the remaining lots of sub- standard size (2800 to 3500 sq, ft.). In our opinion, the 28 lot plan currently proposed has some serious flaws, which we hope the Planning Staff will address during their review process, The first is the density of the sub-standard lots. While we understand that the law allows the density proposed, we are concerned that the proposed density is not in the character of current development in neighborhood or future development on adjacent undeveloped property. The development to the south of the McDonald Property (Ashford) is of 5,000 sq. ft. lots in R7 zoning, while the property to the north is R4.5 zoning and undeveloped. The property to the west (AppleWood) is also R7 with a minimum of 4,000 sq. ft. lots and the Hogan property to the east is currently proposed to be of lots between 10,000 sq, ft, and 6,000 sq. ft. The substandard lots would be an acceptable proposal if there were adjacent developments with lots of this size or there was the potential of adjacent property developing with this type of density. According to Mr. Walsh the majority of the substandard lots will have only 30 feet of frontage. With a two car garage driveway (as is proposed) this allows a maximum of 10 feet between driveways. In our opinion, this would be appropriate in Beaverton on 185ih next to Max, it is not appropriate where Public transportation is not as developed. We see the lack of on street parking as detrimental to adjacent development such as Ashford, which will have to absorb the overflow parking. In addition, the lack of conveniences such as a grocery -MAY,. 29. 1998 10:12AM L* DEV CONSULTANTS • NO. 7903 P. 3 West Ills Development has been building this product on this size of lots very successfully in Washington County. The design of this project was to transition from the existing size lots in Ashford Oaks to smaller size lots closer to the higher traffic areas. This was done instead of making all the lots with a 4,000 square foot minimum as is the case with Applewood Park on the other side of Hall Boulevard. I felt the transition next to Ashford Oaks would be an important issue with the design of this project. These Carriage Homes will have one and two car garages with driveways to park at least 2 cars. The set up of the driveways will allow for a car to be parked on the street in between 2 driveways. The private street will have parking allowed on one side. The lack of a grocery store in this area is irrelevant to this project. The fact that these homes may or may not be for first time buyers is also irrelevant. However, these smaller lots will have back yards and front yards with the same setback as the larger lots. The PUD ordinance allows for the private yards of the lots to be used as the open space requirement. I did not understand the comment that was made about half of the "substandard" lots being on a private street and the remaining lots are on a through street. The purpose of the planned development overlay zone is to provide for the efficient use of the land, flexible standards and to encourage the relationship between buildings, their use, open space, access ways and maximizes the opportunities for innovative and diversified living environments. The ordinance does not state that a planned development must have open space for community recreation, green ways, water features at the expense of the lot size. It sounds like all the drainage issues discussed in this letter should be addressed by the city, since this property did not create the problem in the area of their concern. The development of the subdivision will provide of safe and adequate drainage of this project. We will be submitting our complete application within the next three weeks and if you have any questions please feel free to call. Thank you for your indulgence in this matter. Sincerely, LDC DESI UP oe Walsh Planning Director Enclosure cc: Terry Kinney (West Hills Dev.) 2 -MAY.. 29. 1998 10:1 lAM L* DEV CONSULTANTS • N0. 7903 P. 2 f Design °Y Group May 29, 1998 Mr. Mark Roberts Community Development Department CONSULTING City of Tigard 13125 SW Hall Blvd. ENGINEERS Tigard, Or. 97223 LAND USE PLANNERS RE: Ross Street Subdivision "Ashford Meadows" LAND SURVEYORS Dear Mark, Thank you for faxing me a copy of the letter from Steve and Debbie Mangold. I have reviewed their concerns and wish to respond in this letter along with sending you our latest site plan, which we are still working on. HILLSBORO (corporate Office) As you know, a site plan is prepared for discussion 233 S.E. Washington St purposes in regards to the pre-application conference. Hillsboro. OR 97123 503.648.4061 That plan we submitted had 23 lots that were a minimum FAX: 503.661.7646 5,000 square feet, not 4,000 to 5,000 square feet. Some of Email: Idch@eznet the people in attendance at the neighborhood meeting had a copy of that plan. The plan we presented at the SALEM neighborhood meeting was significantly different than the 3400 State street one for the re- Suite G-710 p aPp' Salem, OR 97391 503.370-8424 The plan I am sending you with this letter is the same as Fax: 503.370.8426 the one presented at the neighborhood meeting. This plan Email: ldcs@o-z.net has 27 lots on the south side of Ross Street, which is VANCOUVER within the density range for the R-7 zone. There are 14 1400 Washington St lots which are a minimum 5,000 square feet and these are suite 150 generally adjacent to the existing development of Ashford Vancouver, WA 98660 Oaks and the homes along Ross Street. The smaller lots, 360.695.1074 Toll Free: 503.241.8657 which we call Carriage Home lots, are located along Hall Fax 360.695.4142 Boulevard and the vacant property along Ross Street that Emau: Idcv@e-z.ner is a collector road. These smaller lots would contain single family detached homes, which are located on lots with a KLEIN CONSULTING minimum of 31.5 feet of width and a lot depth of 85 to 100 ENGINEERS feet. The minimum lot sizes for these homes would be 1904 Elm Street, suite 1 2 682 square feet but would an average lot size of about Forest Grove, OR 97116 ' 503-359.5956 3,665 square feet. Far. 503.357.5474 Email: kce dls@triax.com 1 May 21,1998 City of Tigard Community Development Hall Street Tigard Oregon, 97223 Attention: Mark Roberts, Planning Staff Dear Mr. Roberts, As interested individuals living on Ross Street we attended a meeting the night of May 14, with a Mr. Joe Walsh of LDC Design Group regarding the proposed development of the McDonald Property on Ross Street. While we understand that development of our neighborhood is inevitable, we would like to bring some issues to your attention that are of concern to us and some of the adjacent property owners. I would first like to explain that the site plan filed with the Pre-application submitted by TDC is not the same site plan that.was presented to us at the meeting. Mr. Walsh explained to those attending the meeting that the plan submitted to you was a very old scheme and was no longer being considered by the developer. The site plan submitted to you incorporated 23 lots of 4,000 to 5,000 sq. ft. But the plan presented to us at the meeting has 28 lots with approximately half of the lots at 5,000 sq. ft. with the remaining lots of sub- standard size (2800 to 3500 sq. ft.). In our opinion, the 28 lot plan currently proposed has some serious flaws, which we hope the Planning Staff will address during their review process. The first is the density of the sub-standard lots. While we understand that the law allows the density proposed, we are concerned that the proposed density is not in the character of current development in neighborhood or future development on adjacent undeveloped property. The development to the south of the McDonald Property (Ashford) is of 5,000 sq. ft. lots in R7 zoning, while the property to the north is R4.5 zoning and undeveloped. The property to the west (AppleWood) is also R7 with a minimum of 4,000 sq. ft. lots and the Hogan property to the east is currently proposed to be of lots between 10,000 sq. ft. and 6,000 sq. ft. The substandard lots would be an acceptable proposal if there were adjacent developments with lots of this size or there was the potential of adjacent property developing with this type of density. According to Mr. Walsh the majority of the substandard lots will have only 30 feet of frontage. With a two car garage / driveway (as is proposed) this allows a maximum of 10 feet between driveways. In our opinion, this would be appropriate in Beaverton on 185`s next to Max, it is not appropriate where Public transportation is not as developed. We see the lack of on street parking as detrimental to adjacent development such as Ashford, which will have to absorb the overflow parking. In addition, the lack of conveniences such as a grocery store is not within walking distance and will require the homeowners to travel by car. Mr. Walsh implied that this type of housing is aimed at the first time buyer. We think that first time buyers are young families with small children, and the lack of front and back yards will force young children to play in the street unless the developer provides some community open space for recreation. The site plan presented to us had NO open space except for a retention pond. Mr. Walsh indicated that this area would be fenced off because it would be too dangerous. It is interesting to note that while approximately half of the substandard lots are on a private type road, the remaining lots are on a through street. We believe the intent of the PUD ordinance is to provide a vehicle for developers to have open space for community recreation, greenways, water features, etc. at the expense of lot size. PUD's should enhance the livability of neighborhoods, they should not be used to squeeze lots together in an ad-hoc manner. PUD's should be "PLANNED". ti 4 Z tM 14A4 (41 *0 p ~ocfo~, u~ L 104e.- 00 ~4ks~ i SSu2s . ;jVt1at^ P6 r- W% l l a ESQ c cutC¢vin;'~ ~ lu¢0ev~uq i SSu ~ S ~L2 o E 5-e,t l t~ y~JOGo 0 Ap- C 4,✓✓eL,4- lain 1 ud a l ! (o V'e S o +t(e Se 'rowevu,< rm ould i Our second concern has to do with existing drainage problems around the McDonald property. Our property, which is adjacent to the McDonald property on the North and separated by Ross Street, has been the retention area for drainage from the McDonald, Mcquarry and a small portion of the Schmidt properties. Unfortunately, our property is woefully inadequate for this purpose. Two years ago Ross Street was closed for nearly a month due to as much as two feet of water over the roadway. Every year there are at least a few days when the road has some water over it. We are delighted that there is a possibility that there may be a solution to this problem if the City of Tigard can incorporate a fix for this problem with the development of the McDonald property. As a side note, according to long time residents, and our own investigations, Ross Street did not flood until the City Engineer allowed the McQuarry property to be filled which forced the water which used to be retained on the McQuarry property onto our property without any means for the water to escape except by percolation. The City Engineer required McQuarry to install a dry well at the southeast corner of our property. Burton Engineering, whom Mcquarry engaged to design the dry well protested to the City Engineer that due to the high water table the dry well would not work. The City Engineer insisted that the dry well be installed and McQuarry's property be regraded to flow to the south west instead of the south east as required by the Planning staff's recommendations in the Minor-Partition documents. Even after the excavation crew hit water at two feet below grade in September, the City Engineer insisted that the installation go ahead. We believe that the City Engineer should have required McQuarry to drain his property to the south east as recommended by the planning staff and connect to the storm drain on 81" Street, and we hold the City responsible for this problem. The drainage on Ross St. flows to the east from a rise at the approximate center of the McDonald frontage and to the west from 81St Street to the low spot that is the southeast corner of our property. Since there are no street improvements east of the McDonald property and a portion of the McDonald property drains toward Ross St. something will have to be done to accommodate the runoff. If Ross street is regraded so that the surface runoff flows to the west from the northeast corner of the McDonald property, the grade of the property will have to be raised considerably. This will not help the drainage problem on Ross Street and in fact cause an even worse problem. Our neighbors to the east on Ross Street (the Everharts) have had their crawl space and ductwork flooded several times and it would not take much more water to cause real damage to their house. This is the ONLY opportunity Planning and Engineering will have to solve this problem, we urge you to take advantage of the situation and fix this serious problem. We would like to suggest that when half-street improvements are made on Ross Street, a storm drain be installed at the north east corner of the McDonald property which will allow the installation of an overflow conduit from the dry well on the north side of Ross. We believe that this the only solution to keep Ross St. dry and to prevent further property damage. We also believe that the overflow conduit should be a capital improvement because the City Engineer erroneously required the installation of the dry well as well as the regrading of McQuary's fill, which prevented the runoff from flowing to 81" Street and created this problem. We sincerely hope that you and your staff as well as the Engineering staff take these concerns into consideration when reviewing this application. If you have any other questions or if I may be of any assistance to you, please call me at 226-7611 (days) or 620-7331 (eves). Best regards, CA Steve and Debbie Mangold 8275 SW Ross Street Tigard, Oregon 97224 PH: 620-7331 695 498 202.70 00.80 90•P162 ~eofrAF' L 8EQ C.Q.1290 TO PUBLIC 337/64 ~ (3d WIDE BY PLAT) M N ' (C.R.1290 40~W1DE) N 2250, - r 69 3 600 2131 108' MAI II eZ 226.44' 1001 6~ - s e8° 19 w 226.40' S6 32.1 1 226. 1' .20AC ~O. 96Sl0'w i9}90 45 30 500 -p 1.25 AC. 1 R jr I 4, q 800 1.00 AC = (C.S. 16257) r r~ J D 6ti 7 13 a_ ie 109 1000 dl 7 2.96 AC. 10 9 8 226.40' 1 ; I I 23MD741 INITIAL POINT - 226,40', N 89° 43' 30r'E 22 226.40 226.40 80.01 76.50 51.20 62.60 1 '36.38 60 a0' so s0 SO 0 S 5 13200 13100 13000 12900 12800 8300 8400 8500 8600 8700 8800 8900 N 66°`6 A 8 9000 J X13 141 140 139 $ 138 H coo :137 _ ° 9T 98 99 100 101 102 103 104 142 q+ 50' 34e 40.50 35.63 3118 1. 7 60' so' ' S so' So' ' 03 ai a 13400 KENTON 143 - - - i 'T' ti.a~ an as !s s ss ss 56.17 41 • v ~ 4 • i • I 5ox -2,9 ~ Lf o ~o x ~~ao Lod q6r (Z05,4 to K3~ 2G , (-76 3j Li a,,! L49-7 Y West Hills D E V E L O P M E N T February 22, 1999 To: Mark Roberts City of Tigard RE: Ashford Meadows Subdivision Application Case File Number Sub 98-0007 and PDR 98-0008 From: Terry Kinney West Hills Development Company Dear Mr. Roberts: On behalf of West Hills Development Company, I hereby request that the subdivision application, listed above, be withdrawn. West Hills Development Company no longer wishes to pursue the project. Thank You, Terry West Hills Developmen ompany 14273 NW SCIENCE PARK DRIVE PORTLAND, OR 97229 641.7342 f 641.7661 CITY OF TIGARD Community Devefopment S(taping A Better Community NOTICE OF CANCELED PUBLIC HEARING NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, MEETING ON MONDAY. SEPTEMBER 21, 1998 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223, HAS BEEN CANCELED FOR THE FOLLOWING APPLICATION: FILE TITLE: ASHFORD MEADOWS SUBDIVISION FILE NO: SUBDIVISION (SUB) 98-0007 PLANNED DEVELOPMENT REVIEW (PORI 98-0009 APPLICANT(S): West Hills Development Company AGENT: LDC Design Group 14273 NW Science Park 233 SE Washington Street Portland, OR 97229 Hillsboro, OR 97123 OWNERS: Lynn & Monica McDonald 8340 SW Ross Street Tigard, OR 97223 LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast corner of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single-family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. IF AND WHEN THE DEVELOPER DECIDES TO PROCEED WITH THE APPLICATION, NOTICE OF THE NEW PUBLIC HEARING DATE WILL BE PROVIDED. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER M.J. ROBERTS, ASSOCIATE PLANNER AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. SUB 98-=7/PDR 98-0009 ASHFORD MEADOWS SUBDIVISION NOTICE OF CANCELLATION OF 9/21/98 PLANNING COMMISSION PUBLIC HEARING 26 IL CITY OF TIGARD Community (Deveropment ShapingA Better Community PUBLIC NEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY. SEPTEMBER 21. 1998 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223, WILL CONSIDER THE FOLLOWING APPLICATION: FILE TITLE: ASHFORD MEADOWS SUBDIVISION FILE NO: SUBDIVISION [SUB] 98-0001 PLANNED DEVELOPMENT REVIEW (POR] 98-0009 APPLICANT(S): West Hills Development Company AGENT: LDC Design Group 14273 NW Science Park 233 SE Washington Street Portland, OR 97229 Hillsboro, OR 97123 (503) 641-7342 (503) 648-4061 (Fax) 503-681-7647 OWNERS: Lynn & Monica McDonald 8340 SW Ross Street Tigard, OR 97223 (503) 639-4890 REQUEST: The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast corner of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single-family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. 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 98-0007IPDR 98-0009 ASHFORD MEADOWS SUBDIVISION ANYONE WISHING TO PRESENT NTTEN TESTIMONY ON THIS PROPOMP ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEA G. ORAL TESTIMONY MAY BE PRE TED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER AUGUST 31. 1998, 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. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). 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 PLANNING COMMISSION WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25t) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25~).PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER M.J. ROBERTS, ASSOCIATE PLANNER AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. INTRrl LA (3PSUBJ ST N :47c ®~rJ ED P;T~LIJ-U ~-----~°I ST E Y O P ' rT-r--F-l WH I I- SUB 98-0007/PDR 98-0009 ASHFORD MEADOWS SUBDIVISION 09-04-98 10:43AM FROM-WEST HILL ~V CO 5036417661 . T-387 P-01/01 F-294 West HIM D E v E L O P M E N I FAX DATE: 9/4/98 TO: M. J. Roberts City of Tigard FAX NUMBER: 684-7297 FROM: Nancy Walsh RE: Ashford Meadows Please accept this is your notice to postpone the hearing meeting that is currently scheduled for 9121. Unfortunately Terry Kinney is out of the office today, however I have confirmed that we are placing it on hold until further notice. Cc: Terry Kinney 14273 NW SCIENCE PARK DRIVE PORTLAND. OR 97229 041.7342 f 441.7061 •a~ west HIIIS D E V E L O> M E N T FAX DATE: " 3 - I TO: M-7~- 1Zo ~ COMPANY: P FAX NUMBER: 84L 2_1 FROM: e n RE: A~ ~~ucld~✓s _pu S c-t L y,- G{eo d z C'v~ ~l CQ tSr tuol 12 Ca. L {Q PAGES, INCLUDING COVER 1A773 NW SCIENCE PARK DRIVE PORTLAND. OR 97229 BEZ-A ZO/10'd £££-1 1992189£05 00 AN S111H 1S3A-jo4b HdBS:Z0 88-EO-80 i west Hills D'C v E L O P M E N 7 SEPTEMBER 3 1998 TO: M J. ROBERTS CITY OF TIGARD RE ASHFORD MEADOWS-SUB 98-007 WEST HILLS DEVELOPMENT COMPANY HEREBY REOUESTS THAT THE CITY OF TIGARD PUT OUR DEVELOPMENT APPLICATION ON HOLD UNTIL FURTHER NOTICE. WEST HILLS REQUESTS THAT THE °180 DAY CLOCK' CEASE UNTIL NOTIFIED. UPON NOTIFICATION TO RESUME REVIEW THE "CLOCK" WILL COMMENCE FROM THAT POINT FORWARD. u4uLL A I TERRY K4 NEY WEST HILLS DEVELOP NT COMPANY 14273 NW SCIENCE PARK DGIV£ PORTLAND. OP 07229 • " t s w-k 7AL1 9EZ-i ZO/ZO'd EEE-1 199111'9E09 03 A30 S111H 1S3M-IYOad Ad69:Z0 88-EO-BO 1997 Oregon Revised Statutes. • Page 1 of 1 (7) "Partition land" means to divide land into two or three parcels of land within a calendar year, but does not include: (a) A division of land resulting from a lien foreclosure, foreclosure of a recorded contract for the sale of real property or the creation of cemetery lots; (b) An adjustment of a property line by the relocation of a common boundary where an additional unit of land is not created and where the existing unit of land reduced in size by the adjustment complies with any applicable zoning ordinance; (c) The division of land resulting from the recording of a subdivision or condominium plat; r /i http://landru.leg.state.or.us/ors/092.html 8/19/98 u Li. L. 1JJV ZJJa TO SW lYR f=c:K STREET £SA1T 4 $ 30 150--"1 1 e6RV ; ' a S1N/ ROSS _ Wd TEE 40' > 3,- J ~ co 1 ~ I \ J I~ \ Sw a ° a l ~If ' y30~ SATTLER a wo Q a,~~ 1 STREET Ii W 0 12"f)f / rE- / r. ~ 12"BFV I BLUE S2'L~ DAA RK NG POST ~2~CROS3 SW i, SEC 12. T2S, Ri W REV: 30 TIGARD WATER DISTRICT - - - 88i l lyt CC*0 ERCLAL STREET TIGAVQ CRFG20T54 d c EPti10NE , (303)6 2 G GEG L OF INTEitSeC T10N SW HALL BLVD SW SATTLER STREET 12.9 ,o r AND SW ROSS STREET 0 10-65' JS&LM I=20' 60LDIE 00 m r O LAMC' SW 88TH Z AVE 88TH AVE r Z . 1S JN1 11MA SW 86TH TER GA 18 D E-- 84TCT ~ cn D n cn 14TH A = D co O D~ 81ST rn E N (n ti o REQUEST FOR COMMENTS CITY OF TIGARD RECEIVED PLMNWNQ Community /Development ShgpingA Better Community DATE: August 13,1998 APR 19 1999 TO: Elaine Self, GTE FROM: Citrof Tigard Planning Division STAFF CONTACT: MJ. Roberts, Associate Planner Phone: 15031639-4171 Fax: 150316847297 RE: SUBDIVISION (SUB) 98-0001/PLANNED DEVELOPMENT REVIEW (PORI 98-0009 ASHFORD MEADOWS SUBDIVISION Q The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast comer of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single- family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium. Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. Attached is the Site Plan, YIC10V Map and Applicants 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: 4MONDAY - AUGUST 24,1998). 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 Division, 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: r _Le9=1n P~ -0 1/ r (Please provide the fonowing information) Name of Person(s) Commenting: Phone Number(s): X03 - 3 3 SUB 98-0007/PDR 98-0009 ASHFORD MEADOWS SUBDIVISION PROPOSAUREQUEST FOR COMMENTS .OF ~ • Ye Ol 1 Department of Transportation Region 1 John A. Mtzhaber, M.D., Govemor 123 NW Flanders Portland, OR 97209-4037 (503) 731-8200 FAX (503) 731-8259 FILE CODE: August 31, 1998 PlA9-2A-TIG-141 City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 Attn: M.J. Roberts Subject: SUB 98-0007/PDR 98-0009: Ashford Meadows Hall Blvd. X Sattler Rd. Thank you for providing the opportunity to comment on the above referenced proposed subdivision and design. review. The subject site is located on the East Side of the Sattler Rd./Hall Blvd. intersection. According to the-Oregon Highway Plan, Hall Blvd. has a District level of importance and-we have an interest in ensuring that proposed land 'uses do not negatively impact the safe and efficient use of this facility. We have reviewed the proposed site plan and have the following comment: • All parcels with frontage on Hall Blvd. have alternative access and ODOT will not permit access to the highway. • SW Ross St. will be a public road and an ODOT access permit will be issued to the City of Tigard. ODOT recommends the City require the applicant to construct curb and sidewalks to ADA standards along the properties highway frontage as this will be a requirement of the City access permit for Ross St. We recommend that the north approach sidewalk on Hall Blvd. be extended up to center line of the vacated Ross Street. Connection to the State drainage system will not be allowed if the property naturally drains away from the State right of way. If the property drains naturally to the State system on site detention of storm water will be required, as drainage to the State system should be kept to predevelopment rates. Acceptance of additional run-off could potentially overload the State drainage system. Water discharged to an ODOT drainage system will require a permit from the district office and must be treated prior to discharge. To evaluate a request.for connection to the ODOT storm drainage system, a storm drainage study prepared by a registered engineer that meets the Form 734-1850 (1/98) M.J. Roberts SUB 98-0007/PDR 98-0009 Ashford Meadows August 31, 1998 Page 2 City of Tigard applicable standards of the National Pollutant Discharge Elimination System (NPDES) must be submitted to the district office with a review fee. • The applicant should be aware that a signal will be installed at the intersection as a condition of the Applewood Apartments development, which is west of this development. The south approach left turn storage length may need to be extended to 200 feet, which would be a condition of the Applewood Apartments development. • Permits are required for drainage connection and all work in the ODOT right of way. Contact Jane Estes, District 2A Permit Specialist, at 229-5002 for application information. If you have any questions regarding the above comments, I can be reached at 731- 8258. Please forward a copy to me, of the decision with conditions of approval when rendered on this case. Sincerely, ~//t 0 a. Marah Danielson, Planner Development Review cc: Chi Mai, Martin Jensvold, ODOT Region 1 Jane Estes, Sam Hunaidi, ODOT District 2 MD:pk 08/31/98 11:20 FAX 1.503 731 8259 ODOT RG 1-FLANDERS r~001 a w,u~av., N0.olP8QBS,. ,od2ysDais - Tune:... Fax Note 7672,_~.,N,~,,. _ ; _ 2 , . - - ~~3• . Fmm cwnm 'Paz$ T6 # Faic~l.. .Telep na p~ ha Camnents _ D4i9kw Dealmy fieium CdtarpidW re on IDeParhnent of Transportation Region 1 John A. Kitzhabetr M.D., Governor 123 NW FlandetS Portland, OR 97209-4037 (503) 731-8200 FAX (503) 731-8259 FILE CODE: August 31, 1998 PLA9-2A-_nc-141 City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 Attn: M.J. Roberts Subject: SUB 98-0007/PDR 98-0009: Ashford Meadows Hall Blvd. X Sattler Rd. Thank you for providing the opportunity to comment on the above referenced proposed subdivision and design review- The subject site is located on the East Side of the Sattler Rd./Hall Blvd. intersection. According to the Oregon Highway Plan, Hall Blvd. has a District level of importance and we have an interest in ensuring that proposed land uses do not negatively impact the safe and efficient use of this facility. We have reviewed the proposed site plan and have the following comment: • All parcels with frontage on Hall Blvd. have alternative access and ODOT will not permit access to the highway. • SW Ross St. will be a public road and an ODOT access permit will be issued to the City of Tigard. ODOT recommends the City require the applicant to construct curb and sidewalks to ADA standards along the properties highway frontage as this will be a requirement of the City access permit for Ross St. We recommend that the north approach sidewalk on Hall Blvd. be extended up to center line of the vacated Ross Street. • Connection to the ` to drainage system will not be allo if the property naturally drains away from t tate right of way. If the property d s naturally to the State system on site detention of storm water will be required, as drainage to the State system should be kept to predevelopment rates. Acceptance of additional run-off could potentially overload the State drainage system- Water discharged to an ODOT drainage system will require a permit from the district office and must be treated prior to discharge. To evaluate a request for connection to the ODOT storm drainage system, a storm drainage study prepared by a registered engineer that meets the Palm 7344M (1 /96) ` 08/1/98 11:20 FAX 1 503 731 8259 ODOT RG 1-FLANDERS 16002 M.J. Roberts SUB 98-0007/PDR 98-0009 Ashford Meadows August 31, 1998 Page 2 City of Tigard applicable standards of the National Pollutant Discharge Elimination System (NPDES) must be submitted to the district office with a review fee. • The applicant should be aware that a signal will be installed at the intersection as a condition of the Applewood Apartments development, which is west of this development. The south approach left turn storage length may need to be extended to 200 feet, which would be a condition of the Applewood Apartments development. • Permits are required for drainage connection and all work in the ODOT right of way. Contact Jane Estes, District 2A Permit Specialist, at 229-5002 for application information. If you have any questions regarding the above comments, 1 can be reached at 731- 8258. Please forward a copy to me, of the decision with conditions of approval when rendered on this case. Sincerely, _ Marah Danielson, Planner Development Review cc: Chi Mai, Martin Jensvold, ODOT Region 1 Jane Estes, Sam Hunaidi, ODOT District 2 MD:pk REQUEST FOR COMMENTS CITY OF TIGARD Community Devek pment ShapingA Getter Community DATE: August 13,1998 TO: David Scott, Building Official FROM: CitV of Tigard Planning Division STAFF CONTACT: MJ. Roberts, Associate Planner Phone: (503) 639-4171 Fax: [50316847297 RE: SUBDIVISION [SUB) 98-0001/PLANNED DEVELOPMENT REVIEW (PDR) 98-0009 ➢ ASHFORD MEADOWS SUBDIVISION Q The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast corner of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single- family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. Attached is the Site Plan, VlClnity Map and Applicants 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 - AUGUST 24,19981. 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 Division, 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: / /f'nvcOQ Q F/C~~ 'Pee~.cl~ /7Ma+c~ -~o....~ ~ /s, r~~^~~1'" ~trpf er ~O ~Ba ~ A i'~ d ,m ~ aY .C~P P 17 ~ !c+ /t t fir., r» £'-as P Fu6t y~ o c~ t,../d L[ ~ to to a„ a u P a 6 (Please provide tke foQawing information) Name of Person(s) Commenting: Phone Number(s): SUB 98-0007/PDR 98-0009 ASHFORD MEADOWS SUBDIVISION PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD RECEIVED PLANNING Community (Development ShapingA Better Community DATE: August 13,1998 AU G 18 1998 TO: Elaine Self, GTE CITY OF 7IGARD FROM: Ciri of Tigard Planning Division STAFF CONTACT: MJ. Roberts, Associate Planner Phone: 15031639,4111 Fax: [50316841291 RE: SUBDIVISION (SUB) 98-0007/PLANNED DEVELOPMENT REVIEW 1PDR1 98-0009 ➢ ASHFORD MEADOWS SUBDIVISION Q The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast corner of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single- family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium. Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. Attached is the Site Plait 111chi ty 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 - AUGUST 24, 1998). 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 Division, 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: r r 41104 ((Please provufe the fono ing information) Name of Person[s] Commenting: Phone Number(s): X03 - 3 3 SUB 98-0007IPDR 98-0009 ASHFORD MEADOWS SUBDIVISION PROPOSAUREOUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community Development ShapingA Better Community DATE: August 13,1998 TO: Jim Wolf, Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: MJ. Roberts, Associate Planner Phone: [5031639,4171 Fax: [50316847297 RE: SUBDIVISION (SUB) 98-0001/PLANNED DEVELOPMENT REVIEW [PORI 98-0009 ➢ ASHFORD MEADOWS SUBDIVISION Q The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast corner of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single- family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Appllcaffs 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 - AUGUST 24,1998). 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 Division, 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: COCrceMg cep.( OjW4 y' o" Sg9.Q*, Walt W,06, gNA60 A V\Vko . chu2ses , P/ A& sV%A up&A 0.c6 (\0 ca\ C1twv~oic • 7k bt:M a't+tci~~a. 'b " Si+eek K A4 " Q( % oA#, -W -k 1'A Qk6t. ,0 teAao- &&3S 'rD( ercwea WAM 4 CA~-A wWh Skew waw45 15 podav ovk • 9,oo,SA 'raw , aod~\e~1 1oW.1(\ - w~a~ -,4,0~p _2dk\., o$ •VVL SY,fek- (B(euse provide the foQawing infornration) Name of Persons) Commenting: Phone Number[s]: k 'moo SUB 98-0007/PDR 98-0009 ASHFORD MEADOWS SUBDIVISION PROPOSAUREQUEST FOR COMMENTS V y REQUEST FOR COMMENTS CITY OF TIGARD Community (Development ShapingA Better Community DATE: August 13, 1998 TO: John Roy, Property Manager/Operations Departmen FROM: City of Tigard Planning Division STAFF NTACT: MJ. Roberts, Associate Planner Phone: 15031639-4flf Fax: [50316847297 RE: SUBDIVISION [SUB] 98-0007/PLANNED DEVELOPMENT REVIEW [PORI 98-0009 ASHFORD MEADOWS SUBDIVISION Q The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast corner of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single- family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. Attached is the Site Plan, lllclnity Map and Applicam'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 - AUGUST 24,1998). You may use the space provided below or attach a separate letter to return your comments. ff 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 Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEAS CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: ((please provi& the foaomng information) Name of Persons) Commenting: Phone Number[s]: SUB 98-0007IPDR 98-0009 ASHFORD MEADOWS SUBDIVISION PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community Development ShapingA Better Community DATE: August 13,1998 TO: Brian Moore, PGE Service Design Consultant FROM: CIIV of Tigard Planning Division STAFF CONTACT: MJ. Roberts, Associate Planner Phone: 15031639-4171 Fax: [50316847297 RE: SUBDIVISION [SUB] 98-0001/PLANNED DEVELOPMENT REVIEW (PORI 98-0009 ➢ ASHFORD MEADOWS SUBDIVISION Q The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast comer of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single- family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. Attached is the Slte Plan, YICIRRV Map and APPIICanrs 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 - AUGUST 24,1998). You may use the space provided below or attach a separate letter to return your comments. 9 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 Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PL SE 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 proviJe the foQawing information) Name of Person[s] Commenting: Uv 'G Phone Numberlsl: S5O - 440f-, SUB 98-0007/PDR 98-0009 ASHFORD MEADOWS SUBDIVISION PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community Devekpment ShapingA (Better Community DATE: August 13,1998 TO: Linda Peterson, TCI Cablevision of Oregon FROM: City of Tigard Planning Division STAFF CONTACT: MJ. Roberts, Associate Planner Phone: [5031639,4111 Fax: [5031684-1291 RE: SUBDIVISION [SUB] 98-0007/PLANNED DEVELOPMENT REVIEW [PDRI 98-0009 ➢ ASHFORD MEADOWS SUBDIVISION Q The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast comer of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single- family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, . 18.108, 18.114, 18.150, 18.160 and 18.164. Attached is the Site Plan, vicinity Map and Applicaffs 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 - AUGUST 24,19981. 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 Division, 13125 SW Hall Boulevard, Tigard, OR 97223. LEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: ((Please pra i& the foQowmg information) Name of Person[s] Commenting: /'rGl f ~D e/ Phone Number[s]: Q S- 83 SUB 98-0007IPDR 98-0009 ASHFORD MEADOWS SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR ENTS CITY OF TIGARD RECEIVED PLANNING D ' Community ~Devefi pment ShapingA Better Community DATE: Augus113,1998 AUG 2 8 1998 AUG 1 4 idbo TY OF TIGARD By TO: Julia Huffman, USA/Swm Program FROM: City of Tigard Planning Division STAFF CONTACT: MJ. Roberts, Associate Planner Phone: 150316394ITTI Fax: (50316841291 RE: SUBDIVISION [SUB] 98-0007/PLANNED DEVELOPMENT REVIEW (PORI 98-0009 ASHFORD MEADOWS SUBDIVISION Q The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast corner of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single- family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. Attached is the Site Plan, Vlclnity Map and Appllcaffs 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 -AUGUST 24,1998). 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 Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (,Please provide the fodmvmg information) Name of Person[s] Commenting: $ Phone Number[s]: - e a SUB 98-0007/PDR 98-0009 ASHFORD MEADOWS SUBDIVISION PROPOSAUREQUEST FOR COMMENTS ufr4 4 UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: August 26, 1998 TO: M. J. Roberts, City of Tigard FROM: Julia Huffman, USA Q SUBJECT: Ashford Meadows Subdivision SUB 98-0007, PDR 98-0009 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX: 5031640-3525 08/26/98 14:01 FAX 503 6403525 _VNIFIED SEWERAGE AGENCY Q001 s REQUEST FOR MMEM CITY OF YIGARD p L~ 0 V ~C Community Oeve(apment ShapingA Metter Community DATE: AuAdup.1998 AUG 14 'r~5o TO: Juba NIttUSA/SWM Program FROM; CNf d Tllg m Planning DPoISN STAN CONTACT: IM J. Roberts, ate Planner KM W ff" 639-M FU' MOM 611<4 ?M RE SUBDIVISION [SUB) 98-ONI/PLANNED DEUELOPRIM RVAEW EPOM 980009 ASHFORD MEADOWS SUBOMSION Q The applicant is requesting apgrov I of the followiO 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast comer of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single- family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80. 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108,18.114,18.150,18-160 and 18.164. Attached is the Sete PISA Vktft 00 Sod AnIca CB SiStemot 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, W NEED YOUR COMMENT BACK BY: (BIONDAY - AUGUST 24.1998). You may use the space provided below or attach a separate letter to return your comments. If m m aoeble to mpW by the abase dog 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 Trgard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CNECK THE FOLLOWING MMS TRAY 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: (fk=pmvi& thefoff#whg infnrmatjon) Name of PerSO W Commenting: Phone NumberW: - $ o ^aAael iocn, 1c.CT FAR r e wmpNn 08/26/98 14:02 FAX 503 6403525 UNIFIED SEWERAGE AGENCY 0 002 Uf(4 4 UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: August 26, 1998 TO: M. J. Roberts, City of Tigard FROM: Julia Huffman, USA v SUBJECT: Ashford Meadows Subdivision SUB 98-0007, PDR 98-0049 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer- The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not brave the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. 155 North First Avenue, Suite 270, MS 10 Phone: 5031648-8821 u111-6-..- n-24H. 94%7n REQUEST FOR COMMENTS CITY OF TIGARD Community (Development ShapingA Better Community RECEIVED PLANNING DATE: August 13,1998 AUG 2 8 1998 TO: Michael Miller, Operations Utility Manager (gN OF WARD FROM: CRY of Tigard Planning Division STAFF CONTACT: MJ. Roberts, Associate Planner Phone: 15031639.4171 fax (50316847297 RE: SUBDIVISION [SUB] 98-0007/PLANNED DEVELOPMENT REVIEW [PDRI 98-0009 ASHFORD MEADOWS SUBDIVISION Q The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast corner of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single- family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. Attached is the Site Plan, vicinity Map and Applicants 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 - AUGUST 24,1998). You may use the space provided below or attach a separate letter to return your comments. 9 Von 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 Division, 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: AAL 11J 811M Ty Il C 7L 17 T 45ti/ e f AJCE-"- A),/- 51> TAO T 77&c- A14 7-,4--O'Z- A ~iL .v S t v 235- i5x END~M I~atic. w ►ur_nj 6,- "W 4r, AVD nIN r~ =ice ,4 r « 13 c.vo 1-g N 6c ,~il~rov~n AIV 0 4eC- iIV57'4 A T DU~~v ~kPI~NT€~,Prease provide the forming information) Name of Person[s] Commenting: Phone Number(s): SUB 98-0007/PDR 98-0009 ASHFORD MEADOWS SUBDIVISION PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community (Development ShapingA Better Community DATE: August 13,1998 TO: Nadine Smith, Advanced Planning Supervisor FROM: CitV of Tigard Planning Division STAFF CONTACT: MJ. Roberts, Associate Planner Phone: 15031639-4171 Fax: [50316847297 RE: SUBDIVISION (SUB) 98-0007/PLANNED DEVELOPMENT REVIEW (PORI 98-0009 ASHFORD MEADOWS SUBDIVISION Q The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast corner of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single- family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. Attached is the Site Plan,111cinity Map and Applicants 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 - AUGUST 24,199 8). 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 Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: V 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: prase provide the following infonnnation) Name of Person(s) Commenting: Phone Number(s): SUB 98-0007IPDR 98-0009 ASHFORD MEADOWS SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS AFFIDAVIT OF MAILING CITY OFTIGARD Community lDeveropment ShapingA Better Community STA?E Off' OgaGON ) County of WasFiington ) ss City of TWard ) I, Patricia L. Lunsf nr being first duly swom/affirm, on oath depose and say that I am an AdministrativeSpeciafist Hfor the City of Tigard Washington County, Oregon and that I served the following: (Check Appropriate Box(s) Below) NOTICE OF DECISION FOR: L7 AMENDED NOTICE (File NoJName Reference) City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: C AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council NOTICE OF FINAL ORDER N0. FOR: AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council 0 NOTICE OF: CANCELLATION OF PLANNING COMMISSION'S PUBLIC HEARING TO A DATE UNCERTAIN (Type/Kind of Notice) FOR: E:~7 SUB 98-0007/PDR 98-0009 ASHFORD MEADOWS SUBDIVISION 9/21/98 (File NoJName Reference) (Date of Public Hearing, if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE[S] of which is attached, m Eldlib'It W, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked IbR' B", on the 11 day of Se >Itembe 1998, and deposited in the United States Mail on the 11 day of September 1998, posta prepaid. I(PeKson-t~kPfe15' d o e)/ Subscribed and sworn/affirmed before me on the day of , 19/6 . OFFICIAL SEAL DIANE M JELDERKS NOTARY PUBLIC-OREGON COMMISSION NO- 046142 NOTARY PUBLIC OF DOW MY COMMISSION EXPIRES SEPTEMBER 07.1999 MY Commission Expires: ~ Z ! Y • • EXHIBIT A CITY OF TIGARD Community Deve4ment ShgpingA fetter Community NOTICE OF CANCELED PUBLIC NEARING NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, MEETING ON MONDAY. SEPTEMBER 21. 1998 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223, HAS BEEN CANCELED FOR THE FOLLOWING APPLICATION: FILE TITLE: ASHFORD MEADOWS SUBDIVISION FILE NO: SUBDIVISION (SUB) 98-0007 PLANNED DEVELOPMENT REVIEW (POR) 98-0009 APPLICANT(S): West Hills Development Company AGENT: LDC Design Group 14273 NW Science Park 233 SE Washington Street Portland, OR 97229 Hillsboro, OR 97123 OWNERS: Lynn & Monica McDonald 8340 SW Ross Street Tigard, OR 97223 LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast corner of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single-family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. IF AND WHEN THE DEVELOPER DECIDES TO PROCEED WITH THE APPLICATION, NOTICE OF THE NEW PUBLIC HEARING DATE WILL BE PROVIDED. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER M.J. ROBERTS, ASSOCIATE PLANNER AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. SUB 98 0007/PDR 98-0009 ASHFORD MEADOWS SUBDIVISION NOTICE OF CANCELLATION OF 9121/98 PLANNING COMMISSION PUBLIC HEARING 5u8 gS-Dc~ f P.DR r -000q 5ttFokb MElpt)s 6a6. LPG- . 1 ~ Al6Tl CE O /a? I q P,C ~ M ~ c~1r1 e~L-Q~ c EXHIBIT R 2S111AD-09500 11AD-0960 SCHECKLA F J OARD, L 15085 SW HALL BLVD LL BLVD TIGARD, OR 97223 OR 223 2S111AD-09700 2S111AD-09800 ABUKHATER MARWAN & JANET LEE NEJAD KAZEM KN & SALARI MARZEI 8705 SW REILING ST 14473 SW 134TH TIGARD, OR 97224 TIGARD, OR 97224 2S1 1 1AD-09900 11 DA-02300 CASTELLANOS THERESA MAT EV KENT CORP 8700 SW RULING ST 6900 ES ST STE 200 TIGARD, OR 97224 ARD, OR 9 24 2S111 DA-02400 111 DA-10 MATRIX DEVELOPMENT CORP MAT D LOPMENT CORP 6900 SW HAINES ST STE 200 6900 ES ST STE 200 TIGARD, OR 97224 ARD, OR 9 4 11 DA-02800 111 DA-03000 MAT PMENT CORP MA IX D LOPMENT CORP 6900 HA SST STE 200 690 INES ST STE 200 ARD, OR 972 4 ARD, OR 4 11 DA-03100 111 DA-032 0 MAT D OPMENT CORP MA D ELOPMENT CORP 6900 NES ST STE 200 6900 ES ST STE 200 4 AR D, OR 94 Aa$i DA 103300 S111 DA-0340 11 MAT D OPMENT CORP MA LOPMENT CORP 690 ES ST STE 200 690 NES ST STE 200 GARD, OR 9 ARD, OR 4 111 DA-03500 26 11 DA-0360 MAT}F D PMENT CORP MAT ELOPMENT CORP 690 ES ST STE 200 ~ARD H ST STE 200 GARD, OR 9 , OR9722 111 DA-0850 112CB-005 TIG OF HO CHARD E/GAYLE A 1312 LL 15 SW T AVE ARD, OR '9 23 GARD, OR 9 4 ZtG 2S112CB-00501 >1523 0060 HOGGAN RICHARD E/GAYLE A HARD E/GAYLE A 15233 SW 81 ST AVE AVE TIGARD, OR 97224 OR 972 s~tg, i7.pk q8- 9 ~4 s%~ o tit # sum Cpv-- a/-y~ 2S112CB-00700 IN CB-0l MANGOLD STEVEN R & DEBRA E MCDO N B MONICA 8275 SW ROSS ST 8340 0 TIGARD, OR 97224 lidA-RD, OR 97223 2S112C6-00900 25 2CB-01000 SCHMIDT JANE V & MC DO N B & MONICA R 8325 SW ROSS ST 8340 RO ST TIGARD, OR 97224 746ARD, OR 972 2S112CB-01001 2S112CB-05600 MCDONALD LYNN B & MONICA R WAHL JOSEPH M & LORA OSAKI 8340 SW ROSS ST 15322 SW 82ND PL TIGARD, OR 97223 TIGARD, OR 97224 2S112CB-05700 2S112CB-05800 MILLER LOIS N TRUSTEE CASQUEIRO GENE ALAN & TRACY L 15334 SW 82ND PL 15356 SW 82ND PLACE TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-05900 2S112CB-06000 BOYCE AARON L & LESLIE J GOODWIN JOHN M & NICOLETTE S 15378 SW 82ND PL 15390 SW 82ND PL TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-07400 2S112CB-07500 WALKER MICHAEL D & JANEE STEARN BRANEN CHARLES L & 15323 SW 81ST AVE 15301 SW 81ST AVE TIGARD, OR 97224 TIGARD, OR 97223 2S112CB-07600 2S112CB-07700 COSPER GEORGINA STEBNER GRANT E/SUSAN K 5858 SW RIVER RIDGE LN #35 15143 SW KENTON DR PORTLAND, OR 97201 TIGARD, OR 97224 2S112CB-07800 2S112CB-07900 BUTTERFIELD ROBIN A BOARDMAN JOHN E & GEORGIA L 15121 SW KENTON 15089 SW KENTON DR TIGARD, OR 97223 TIGARD, OR 97224 2S112CB-08000 2S112CB-08100 ANDERMAN WILLIAM H AND JEAN A WARREN STEVEN CHARLES 15063 SW KENTON DR 15041 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-08200 2S112CB-08300 SMITH PHILIP D AND VICKY A JORDAHL JAMES L & 15029 SW KENTON DR 15016 SW KENTON OR TIGARD, OR 97223 TIGARD, OR 97224 •5ue>' X1 -ooo 41PD2 l ,3 4sttFo mEp ow3 5a6' 2S112CB-08400 2S112CB-08500 VERGOTTINI GRANT C FOX JOHN NELSON & SHARON M 15038 SW KENTON DR 15050 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-08600 2S112CB-08700 NEIHART NANCY E KOPPANG THOMAS E 15072 SW KENTON DR 7120 SW LAVIEW DR TIGARD, OR 97224 PORTLAND, OR 97219 2S112CB-08800 2S112CB-08900 SWIFT CHRISTOPHER D & JOYCE C KELLER STEVEN J & JEANINE M 15118 SW KENTON DR 15130 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S 112CB-09000 2S 112C B-09100 MERCIL MARLIES AND DANIEL A KUO HUEY-JU & 15152 SW KENTON DR 7444 SW ASHFORD ST TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-09200 2S112CB-12300 EMMONS WALTER BRUCE PALMER JACK B & MONIKA 15196 SW KENTON 15051 SW 81 STAVE TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-12400 2S112CB-12500 EVERHART WILLIAM W & GEORGIA A MCQUARY GARY L & MOLLY O 8145 SW ROSS ST 15033 SW 81 ST AVE TIGARD, OR 97224 TIGARD, OR 97224 2S 1 12CB-1 2800 2S112CB-12900 SYMES DAVID P R SCHRADER JAY A & KAREN S 15000 SW KENTON DR 6373 HAVERHILL CT TIGARD, OR 97224 WEST LINN, OR 97068 2S112CB-13000 2S112CB-13100 SKIDMORE SHIRLEY A & BEAHM TODD L & SUSAN M 14954 SW KENTON DR 14932 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-13200 2S112CB-13300 NIELSEN CAROLYN M EKBERG TIMOTHY L & 14910 SW KENTON DR 14896 SW KENTON DR TIGARD, OR 97223 TIGARD, OR 97224 2S112CB-13400 2S112CB-13500 MOLL JAMES A/CAROLYN J O'CONNOR PATRICIA JO 14874 SW KENTON DR 2034 SOUTH FORK DR TIGARD, OR 97224 LAFAYETTE. CO 80026 ,S-u3. 9~s~ c~ p~Dlz q ,~4s~rt~ ~tt~ ~s u~ RID 2S112CB-13600 25 12C6-14400 PITTMON BRADLEY J & LAURIE G HAVNAER KURT M & KIRSTIN S 14830 SW KENTON DR 14943 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S1 12CB-1 4500 2S112CB-14600 CHRISTENSON CRAIG E/KATHERINE A WISE RONALD H 14967 SW KENTON 10598 SW NAEVE ST TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-14700 2S112CB-14900 ROLLINS SANDRA K & JACK A OREGON STATE OF DEPT OF 15007 SW KENTON DR PO BOX 1368 TIGARD, OR 97224 BEAVERTON, OR 97075 112CB-1500 WEST HILLS DEVELOPMENT COMPANY TIGA OF 14273 NW SCIENCE PARK 1312 H PORTLAND OR 97229 ARD, OR 972 LDC DESIGN GROUP STACY CONNERY 233 SE WASHINGTON STREET HILLSBORO OR 97123 0 a AFFIDAVIT OF MAILING CITY OFTIGARD Community (Devekpment ShapingA Better Community STA?E OF OUGON ) County of'Wasfiiington ) s.- City of Tigard ) 1, Patricia L. Lunsfort~ being first duly swom/affirm, on oath depose and say that I am an Administrative Speciafist II for the City of Tigard, Wasfiiington County, Oregon and that I served the following: {check Appropriate Box(s) Mow) NOTICE OF DECISION FOR: 0:~, AMENDED NOTICE (File NoJName Reference) City of Tigard Planning Director ❑x NOTICE OF PUBLIC HEARING FOR: l2 ASHFORD MEADOWS SUBDIVISION - SUB 98-0007/PDR 98-0009 1 9/21/98 AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) City of Tigard Planning Director Tigard Hearings Officer ® Tigard Planning Commission Tigard City Council NOTICE OF FOR: AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council NOTICE OF: FOR: (Type/Kind of Notice) (File No./Name Reference) (Date of Public Hearing, if applicable) A copy of the PUBLIC HEARING NOTICEMOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE(S) of which is attached, marked Exhibit "A was mailed to each named person(s) at the address(s) shown on the attached list(s), marked !2itna-'e, B", on the 1 day of September 1998, and deposited in the United States Mail on the 1 day of September 1998prepaid. (Person that Prep d ce) Subscribed and sworn/affirmed before me on the day of , A,0j2_1MJM_4- 19 OFFICIAL SEAL DIANE M JELDENKS NOTARY PUBLIC-OREGON COMMISSION NO. 046142 NOTARY PUBLIC OF DREG MY COMMISSION EXPIRES SEPTEMBE!? 07. 1999 MY Commission Epires: 1-7 LV • • EXHIBIT CITY OF TIGARD Community (Development Shaping A Better Community PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY. SEPTEMBER 21. 1998 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223, WILL CONSIDER THE FOLLOWING APPLICATION: FILE TITLE: ASHFORD MEADOWS SUBDIVISION FILE NO: SUBDIVISION (SUB) 98-0007 PLANNED DEVELOPMENT REVIEW (PDR) 98-0009 APPLICANT(S): West Hills Development Company AGENT: LDC Design Group 14273 NW Science Park 233 SE Washington Street Portland, OR 97229 Hillsboro, OR 97123 (503) 641-7342 (503) 648-4061 (Fax) 503-681-7647 OWNERS: Lynn & Monica McDonald 8340 SW Ross Street Tigard, OR 97223 (503) 639-4890 REQUEST: The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast corner of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single-family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. 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 98-0007/PDR 98.0009 ASHFORD MEADOWS SUBDIVISION ANYONE, WISHING TO PRESENT V)dffTEN TESTIMONY ON THIS PROPO ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEAPING. ORAL TESTIMONY MAY BE PRESWTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER AUGUST 31. 1998, 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. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). 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 PLANNING COMMISSION WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25C) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25~) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER M:J. ROBERTS, ASSOCIATE PLANNER AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. P11 00 p t y 9 ST C uNCNA (3PAsRu EJECT N LLLV~ WE $ ®ROSS ST MUM 8 B 8 O a P LN SUB 98.0007IPDR 98.0009 ASHFORD MEADOWS SUBDIVISION a 8 a s-006-41 PD q 9 0009 A'~ ti FO tZb MEl tDD-4) S S UA6 • C P~ . t EXHIBIT R-, 2S111AD-09500 11 AD-0960 SCHECKLA F J OOK223 15085 SW HALL BLVD BLVD TIGARD, OR 97223 2S111AD-09700 2S1 11 AD-09800 ABUKHATER MARWAN & JANET LEE NEJAD KAZEM KN & SALARI MARZEI 8705 SW REILING ST 14473 SW 134TH TIGARD, OR 97224 TIGARD, OR 97224 2S1 1 1AD-09900 11 DA-02300 CASTELLANOS THERESA >6900 ENT CORP 8700 SW REILING ST STE 200 TIGARD, OR 97224 25111 DA-0 2400 111 DA-0270 MATRIX DEVELOPMENT CORP MA D LOPMENT CORP 6900 SW HAINES ST STE 200 6900 ES ST STE 200 TIGARD, OR 97224 ARD, OR 9 96,11 DA-02800 111 DA-03000 AT PMENT CORP MA IX D LOPMENT CORP 6900 HA SST STE 200 690 INES ST STE 200 ARD, OR 972 4 / TCjARD, OR 4 11 DA-03100 111 DA-032 0 MAT D OPMENT CORP MA D ELOPMENT CORP 6900 NES ST STE 200 6900 ES ST STE 200 T ARD, OR 9 4 TJdARD, OR 9 4 11 DA-03300 S 111 DA-0340 MAT D OPMENT CORP MA LOPMENT CORP ES ST STE 200 690 NES ST STE 200 690 e 'Sy GARD, OR 9 ARD, OR 4 111 DA-03500 11 DA-0360 `v 'I MA <PMENIT CORP AT ELOPMENT CORP 690 T STE 200 690 H ST STE 200 GARD, ?RD, OR 9722 111DA 0850 112CB-005 TIG OF HO CHARD E/GAYLE A 1312 LL 15 SW T AVE ARD, OR 9 23 GA RD, OR 9 4 2S112CB-00501 >1523 0060 HOGGAN RICHARD E/GAYLE A HARD E/GAYLE A 15233 SW 81ST AVE AVE TIGARD, OR 97224 OR 972 sug RPk qg-0009 ITSHFORD MC-,q-D ows SU-6 2S112CB-00700 2CB-00800 MANGOLD STEVEN R & DEBRA E MCDO N B MONICA 8275 SW ROSS ST 8340 O TIGARD, OR 97224 ARD, OR 97223 2S112C6 00900 2CB-01000 SCHMIDT JANE V & D8N4F N B & MONICA R 8325 SW ROSS ST 8340 RO ST TIGARD, OR 97224 ARD, OR 972 2S112CB-01001 2S112CB-05600 MCDONALD LYNN B & MONICA R WAHL JOSEPH M & LORA OSAKI 8340 SW ROSS ST 15322 SW 82ND PL TIGARD, OR 97223 TIGARD, OR 97224 2S112CB-05700 2S112CB-05800 MILLER LOIS N TRUSTEE CASQUEIRO GENE ALAN & TRACY L 15334 SW 82ND PL 15356 SW 82ND PLACE TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-05900 2S112CB-06000 BOYCE AARON L & LESLIE J GOODWIN JOHN M & NICOLETTE S 15378 SW 82ND PL 15390 SW 82ND PL TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-07400 2S112CB-07500 WALKER MICHAEL D & JANEE STEARN BRANEN CHARLES L & 15323 SW 81 ST AVE 15301 SW 81 STAVE TIGARD, OR 97224 TIGARD, OR 97223 2S112CB-07600 2S112CB-07700 COSPER GEORGINA STEBNER GRANT E/SUSAN K 5858 SW RIVER RIDGE LN #35 15143 SW KENTON DR PORTLAND, OR 97201 TIGARD, OR 97224 2S112CB-07800 2S112CB-07900 BUTTERFIELD ROBIN A BOARDMAN JOHN E & GEORGIA L 15121 SW KENTON 15089 SW KENTON DR TIGARD, OR 97223 TIGARD, OR 97224 2S112CB-08000 2S1 12CB-081 00 ANDERMAN WILLIAM H AND JEAN A WARREN STEVEN CHARLES 15063 SW KENTON DR 15041 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-08200 2S112CB-08300 SMITH PHILIP D AND VICKY A JORDAHL JAMES L & 15029 SW KENTON DR 15016 SW KENTON DR TIGARD, OR 97223 TIGARD, OR 97224 5ut> R S -ono /PDr2 CIS-a~9 s f~o~ ME-m Dvlf'~5 2S112CB-08400 2S112CB-08500 VERGOTTINI GRANT C FOX JOHN NELSON & SHARON M 15038 SW KENTON DR 15050 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-08600 2S112CB-08700 NEIHART NANCY E KOPPANG THOMAS E 15072 SW KENTON DR 7120 SW LAVIEW DR TIGARD, OR 97224 PORTLAND, OR 97219 2S112CB-08800 2S112CB-08900 SWIFT CHRISTOPHER D & JOYCE C KELLER STEVEN J & JEANINE M 15118 SW KENTON DR 15130 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-09000 2S1 12CB-091 00 MERCIL MARLIES AND DANIEL A KUO HUEY-JU & 15152 SW KENTON DR 7444 SW ASHFORD ST TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-09200 2S112CB-12300 EMMONS WALTER BRUCE PALMER JACK B & MONIKA 15196 SW KENTON 15051 SW 81 STAVE TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-12400 2S112CB-12500 EVERHART WILLIAM W & GEORGIA A MCQUARY GARY L & MOLLY 0 8145 SW ROSS ST 15033 SW 81 ST AVE TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-12800 2S112CB-12900 SYMES DAVID P R SCHRADER JAY A & KAREN S 15000 SW KENTON DR 6373 HAVERHILL CT TIGARD, OR 97224 WEST LINN, OR 97068 2S112CB-13000 2S112CB-13100 SKIDMORE SHIRLEY A & BEAHM TODD L & SUSAN M 14954 SW KENTON DR 14932 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-13200 2S112CB-13300 NIELSEN CAROLYN M EKBERG TIMOTHY L & 14910 SW KENTON DR 14896 SW KENTON DR TIGARD, OR 97223 TIGARD, OR 97224 2S 1 12CB-1 3400 2S112CB-13500 MOLL JAMES A/CAROLYN J O'CONNOR PATRICIA JO 14874 SW KENTON DR 2034 SOUTH FORK DR TIGARD, OR 97224 LAFAYETTE, CO 80026 2S112CB-13600 2S112CB-14400 PITTMON BRADLEY J & LAURIE G HAVNAER KURT M & KIRSTIN S 14830 SW KENTON DR 14943 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-14500 2S112CB-14600 CHRISTENSON CRAIG E/KATHERINE A WISE RONALD H 14967 SW KENTON 10598 SW NAEVE ST TIGARD, OR 97224 TIGARD, OR 97224 2S112CB-14700 2S112CB-14900 ROLLINS SANDRA K & JACK A OREGON STATE OF DEPT OF 15007 SW KENTON DR PO BOX 1368 TIGARD, OR 97224 BEAVERTON, OR 97075 112CB-1500 WEST HILLS DEVELOPMENT COMPANY TI A 1312 OF 14273 NW SCIENCE PARK 1312 H PORTLAND OR 97229 ARD, OR 972 LDC DESIGN GROUP STACY CONNERY 233 SE WASHINGTON STREET HILLSBORO OR 97123 NITA D of TIGARD GEOGRAPHIC INFORMATION SYSTEM MA VICINITY MAP P1 D 00 ro 9LF ST . . . . . Im K ~ SUB 98-0001 IL a. r- C CT PDR 98-0009 F- 0 - - - - - - SW VIOLA S LA MA HA (3~ SU BJ ECT ILING ARCELS ASHFORD 3 M w MEADOWS ~ SUBDIVISION h ~ WET ~ ®ROSS w ST F (I~@$~g~III'a ~ Q O w_@BAEBL`R=~ Q O w L 01 m LN F w O ti BEL F 3 °0 N a O w 16 N A ^ S T T 0 400 800 Feet tT r 1'= 512 feet O ~ CT H RLF ~ LN City of Tigard co W a Information on this map is for general location only and = should be verified with the Development Services Division. 13125 Sw Hall Blvd , I r C Tigard, OR 97223 (503)839.4171 httpJtwww Ci.tigard. or.us RD Plot date: Aug 13, 1996; C:\magic\MAGIC02.APR Community Development FAX TRANSMITTAL CITY OF TIGARD Community (Devefopment ShapingA Better Community DATE: September 1. 1998 TO: Theresa Thompson, Legals (fax) 620-3433 FROM: Patricia Lunsford, City of Tigard (Ph.) 639-4171 PLACE UNDER CITY OF TIGARD LOGO LEGAL NOTICE SECTION OF TIGARD TIMES, THE FOLLOWING: The following will be considered by the Tigard Planning Commission on Monday September 21,1998 at 7:30 PM at the Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the rules of ORS 227.120, Chapter 18.32 of the Tigard Municipal Code, and rules and procedures of the Planning Commission. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to allow the hearings authority and all the parties to respond on the request, precludes an appeal, and failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. Further information may be obtained from the Planning Division at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 639-4171. PUBLIC HEARINGS: SUBDIVISION [SUB] 98-0007/PLANNED DEVELOPMENT REVIEW [FOR) 98-0009 ASHFORD MEADOWS SUBDIVISION Q The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast corner of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single- family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. TT PUBLISH DATE: September 10, 1998 SUB 98-0007/PDR 98-0009 ASHFORD MEADOWS SUBDIVISION PROPOSAUREQUEST FOR COMMENTS I I I I I I I I I I I I I 1 ~ I I , I I I , I I I I 25 125 I Ib' I I I 45' ' I Z PRA _a":Y I I I I I I roe[ vna,Fn ' O R-2W.00 , TL 12400 TL 12300 j -_1--- Q n I Q S w 1 ROSS ST. w 1 '~,TL t001 ReLa4re0 v%'"r`x%a3"~;r5.':_. n' c I O HOUSE .m 80041 rI„ 7 TL g n soo I n soo m a a® 96c 90 sS s i ao~>.~oa~s: ,.»..ex s< Q Q • c s. sr r:r a1n.]x ss I .j97~ aid tsc SAT7LER I g - - ` ss _isop-✓sr _ , ,.v ~ ull Cc? 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I I I I t I r I I I - ♦♦a^^ 1 :42 Q' I r Ko_L 1N:----1--1-1---- ,Ai _ I KENTON ORNE I I I n 13400 \ - ~cvi _ q 1- ry ,1 - - - - H "I I I I 14 ' - _F__ - F r - - - - - -I- - r - -I - - __T_ - - - - l'ill ~ n 14 400 I TL 14500 In 14600 I n 14700 n 5200 n 8100 n 9000 1L 7900 n 7800 n 7700 n 7600 I n 7500 .J TL 13500 6.9 1 f5' '7 `--t Ed, I-- I I^I n 13600 I I I I I I I I I I n 7400 3 I , L---=~ I s CASE NOM S CASE NNE[SI: t ASHFORD SITE PLAN SUB 98-0007 MEADOWS EXHIBIT MAP PDR 98-0009 SUBDIVISION N REQUEST FOR COMMENTS CITY OF TIGARD Community (Devek pment ShapingA Better Community C DATE: August 13,1998 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Ill Roberts, Associate Planner Phone: (5031639,4171 Fa)t[50316847297 RE: SUBDIVISION (SUB) 98-00071PLANNED DEVELOPMENT REVIEW (PORI 98-0009 ASHFORD MEADOWS SUBDIVISION Q The applicant is requesting approval of the following: 1. Subdivision approval for 28 residential lots on a 4.91-acre site zoned R-7, single-family residential (5,000 square foot lots); 2. Approval of a Planned Development (PD) Overlay; and 3. Concept Plan approval to develop 28 single-family lots ranging in size from 2800 to 6300 square feet. The concept plan also proposes "skinny" streets. LOCATION: 8340 SW Ross Street; WCTM 2S112CB, Tax Lots 00800, 01000 and 01001. The subject parcels are located at the southeast comer of the intersection of SW Hall Boulevard and SW Ross Street. ZONE: Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R-7. The purpose of the R-7 zoning district is to establish sites for single- family detached and attached units for medium density residential developments. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6-12 Units Per Acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.52, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. Attached is the Site Plan, vicinigl 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 - AUGUST 24,1998). 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 Division, 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: grease provide the folla ong info mation) Name of Person[s] Commenting: Phone Number[s]: SUB 98-00071PDR 98-0009 ASHFORD MEADOWS SUBDIVISION PROPOSAUREQUEST FOR COMMENTS . REQUEST FOR COMMENTS r NOTIFICATION LIST FOR LAND USE 8 COMMUNITY DEVELOPMENT APPLICATIONS w r ,4 r6t@~ CoNINYOLYENIENTTE{IMS" ~a5eme:rornf~witoudr n%eReo:raarT. ,.'FILE NOISIr -cam i~ 6Iili NAMEISI: ti~S .;CItYkO" 'DES tY S ZADVANCED PLANNING/Nadine Smith, ft-m sw-i-_ COMMUNITY DVLPMNT. DEPTJowm.. 9-T.awd- _/IPOLICE DEPT./Jim Wolf, crm. P-mbn Oak. ,/BUILDING DIVJDavid Scott, ewk%gomwe i/ENGINEERING DEPTJBrian Rager, D4 mLR.A..Eno.r ::VWATER DEPT./Michael Miller,ow..o. M- W _ CITY ADMINISTRATION/Cathy Wheatley, City R-d. ,G OPERAQTIO~NNS~ DEP■wTJJJohhnnRoy, Peop. y t -aw _ OTHER TUAL HILLS PARK & REC. DIST.* TUALATIN VALLEY FIRE & RESCUEO TUALATIN VALLEY WATER DISTRICT * .✓_UNIFIED SWRGE. AGENCY CIF Planning Manager Fire Marshall Administrative Office Julia HUftman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N. First Street Beaverton, OR 97006 (place in pick-up box) Beaverton, OR 97075 Hillsboro, OR 97124 1• .M~ _ CITY OF BEAVERTON O _ CITY OF TUALATIN O _ OR. DEPT. OF FISH & WILDLIFE _ OR. DIV. OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street, NE _ Mike Matteucci, roocnw- coat. PO Box 369 PO Box 59 Salem, OR 97310-1337 PO Box 4755 Tualatin, OR 97062 Portland, OR 97207 Beaverton, OR 97076 OR. PUB. UTILITIES COMM. _ METRO - LAND USE & PLANNING O _ OR. DEPT. OF GEO. & MINERAL IND. 550 Capitol Street, NE _ CITY OF DURHAM O 600 NE Grand Avenue 800 NE Oregon Street, Suite 5 Salem, OR 97310-1380 City Manager Portland, OR 97232-2736 Portland, OR 97232 PO Box 23483 US ARMY CORPS. OF ENG. Durham, OR 97281-3483 Paulette Allen, Growth Manapemam coedar _ OR. DEPT. OF LAND CONSERV.& DVLP_ 333 SW First Avenue _ Mel Hula, GrewoparmCoordnetor(CM&MA•s) 1175 Court Street, NE PO Box 2946 _ CITY OF KING CITY O Salem, OR 97310-0590 Portland, OR 97208-2946 City Manager _ METRO AREA BOUNDARY COMMISSION 15300 SW 116th Avenue 800 NE Oregon Street _ OREGON DEPT. OF TRANS. (OOOT) _ WASHINGTON COUNTY King City, OR 97224 Building #16, Suite 540 Aeronautics Division Dept. of Land Use & Trans. Portland, OR 97232-2109 Tom Highland, Piave" 155 N. First Avenue _ CITY OF LAKE OSWEGO O 3040 25th Street, SE Suite 350, MS 13 Planning Director _ OR. DEPT. OF ENERGY Salem, OR 97310 Hillsboro, OR 97124 PO Box 369 Bonneville Power Administration Lake Oswego, OR 97034 Routing TTRC - Attn: Renee Ferrara ZODOT, REGION 1 O _ Brent Curtis (cPA•a) PO Box 3621 Sonya Kazan, seam- Ren. Coons. Scott King (CPA a) _ CITY OF PORTLAND Portland, OR 97208-3621 123 NW Flanders _ Mike Borreson (Er4nae) David Knowles, Piww*p sweau oar. Portland, OR 97209-4037 _ Jim Tice (IGAs) Portland Building 106, Rm. 1002 _ OREGON, DEPT. OF ENVIRON. DUALITY _ T om Harry (clued Pt. App..) 1120 SW Fifth Avenue 811 SW Sixth Avenue ~/ODOT, REGION 1 - DISTRICT 2A _ Phil Healy (Curren F4. Apps-) Portland, OR 97204 Portland, OR 97204 Jane Estes, Pont special, Sr. Cartographer(cpAacA -ms 14) PO Box 25412 Portland, OR 97298.0412 ta ,U11LRY PROVIDERS A1~ SPECIALIC6ENCIES _ BURLINGTON NORTHERW / SANTA FE R/R J METRO AREA COMMUNICATIONS -lel(ORTLAND GENERAL ELECTRIC ✓TCI CABLEVISION OF OR. Reed Fay, Division Superintendent Jason Hewitt Brian Moore,Svc.Design Consultant Linda Peterson 1313 W. 11th Street Twin Oaks Technology Center 9480 SW Boeckman Road 3500 SW Bond Street Vancouver, WA 98660-3000 1815 NW 169th Place, S-6020 Wilsonville, OR 97070 Portland, OR 97201 Beaverton, OR 97006-4886 /COLUMBIA CABLE COMPANY PORTLAND WESTERN R/R _ TRI-MET TRANSIT DVLPMT. Craig Eyestone /NW NATURAL GAS COMPANY Steve Myhr, Region Manager Michael )Gser, Project Planner 14200 SW Brigadoon Court Scott Palmer Catellus Property Management 710 NE Holladay Street Beaverton, OR 97005 220 NW Second Avenue 999 Third Avenue, Suite 2120 Portland, OR 97232 Portland, OR 97209-3991 Seattle, WA 98104-4037 /GENERAL TELEPHONE Elaine Self, Engineering _ OREGON ELECTRIC R/R -SOUTHERN PACIFIC TRANS. CO. R/R _,4s WEST COMMUNICATION MC: OR030546 (Burlington Northem/Santa Fe R/R Predassor) Clifford C. Cabe, Construction Engineer Lori Domey, Engineering Dept. Tigard, OR 97281-3416 Reed Fay, Division Superintendent 5424 SE McLoughlin Boulevard 421 SW Oak Street, Rm. 110 1313 W. 11th Street Portland, OR 97232 Portland, OR 97204 Vancouver, WA 98660-3000 ?L • INOICAUS A(/ff+OMATIC NOINFICAINON IP MIlY/IM &SO, or rem svamCr PeopuffT /Oft ANT/ALL CITY P29MCI5. (P><OACT P6AAAM IS OSSpMSISM "S UUNCAFMC P"na re ~rr) hApatty\masterstrfcnotice.mst 16-Jan-98 0 CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED M z 2S,12CB00900 SUB 98-0007 U) S112CB12500 P D R 98-0009 11AD09500 2S112CB00700 ASHFORD j -T 2S, MEADOWS 2511 8,2400 ROSS 2S1 12°8'2300 SUBDIVISION 2S111 M800 ST 2511 CB00600 2S111 A03100 111 3200 2SI12CB00500 2S M 03300 W 25112 800501 2 12CB 8300 2S 12C8 8800 ,iTD 03400 12C 3200 2 2S11 813300 112C 12800 2S 12CB 8700 2 112C 09200 2S111 00 2S112CB12900 2S112 C608400 S111D 02400 ~ 2S, 813400 I E N TO L N 3112CB 4500 2 112C 7900 25112 B07500 S111D 02300 2 112CB1 112C 14400 2 112C 08100 2 112C 07700 r^ V) 2S1 813600 ''r^^ C VJ 2S11 C 5600 2511 CB06000 2S, CB O N 0 100 200 300 Feet L q ^K 1'= 227 feet \O SN City of Tigard Information on this map is for general location only and should he verified with the Development Services Division. = 13125 SW Hall Blvd L Tigard, OR 97223 L (503) 639-4171 _ http://www.ci.tigard.or.us Community Development Plot date: Aug 13,1998; C:\magic\MAGIC02.APR Design DGroup CONSULTING . APPLICANT'S STATEMENT ENGINEERS for LAND USE PLANNERS ."Ashford Meadows" LAND SURVEYORS 27-Lot Sub division/Planned Development Tax Lots 2,00 & 1000 HILLSBORO Map 2S1-12CB (CORPORATE OFFICE) City of Tigard, Oregon • 233 S.E. WASHINGTON ST. HILLSBORO, OR 97123 503.648.4061 FAx: 503.681.7646 EMAIL: Idch@e-z.net SALEM 3400 STATE STREET APPLICAN T• SUITE G-710 SALEM, OR 97301 ' 503.370.8424 West HilN Development Company FAx: 503.370.8426 14273 NW Science Park` Drive EMAIL: Idcs@e-z.net Portland., OR 9-7229. VANCOUVER 1400 WASHINGTON ST. SUITE, 150 - VANCOUVER, WA 98660 360.695.1074 TOLL FREE: 503.241.8657 FAx: 360.695.4142 (LDC Job No. 2339) EMAIL: Idcv@e-z.net KLEIN CONSULTING ENGINEERS 1904 ELM STREET, SUITE 1 'i FOREST GROVE, OR 97116 503.359.5956 FAx: 503.357.5474 EMAIL: kce-dls@triax.com SUBDIVISION APPLICATION 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX., (503) 684-7297 US i ik dIV Y OF TIGARD PRE-APP. HELD WITH: Yvt I (i' t~ GENERAL INFORMATION DATE OF PRE-APP.: R Property Address/Location(s): 8340 SW ROSS STREET FOR STAFF USE ONLY TIGARD, OR 97223 - Case No.(s): . Tax Map & Tax Lot#(s): 2S1W-12CB TAX LOTS 800, Other Case No.(s): 1000 Receipt No::: Site Size: 4.00 ACRES Application Accepted By: Date:. Property Owner/Deed Holder(s)': LYNN & MONICA MCDONALD Address: 8340 SW ROSS STREET Phone: 639-48.90 Date Determined To Be Complete: City: TIGARD, OR Z97223 r Applicant: WEST HILLS DEVELOPMENT COMPANY Camp. lan/Zone Desi 'nati 14273 NW SCIENCE PARK Phone: 641-7342 Address: City: PORTLAND, OR Zip: 9 7 2 2 9 CIT Area. C Myt c y, Aen the owner and the applicant are different people, the applicant Recording Date and. Number; must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) Rev. erall98 k%mrplnVwsterMsubapp.doc must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY REQUIRED SUBMITTAL ELEMENTS The owners of record of the subject property request Subdivision approval to divide a: Application Elements Submitted: e 4. 00 ACRE 27 ❑ Application Form parcel into lots between ❑ Owner's Signature/Wditen Authorizati 2,682.69 and 6,293.16 square feet in size. ❑ Title Transfer Instrument or Deed ❑ WA. CO. Subdivision Name Approva THIS PROPOSAL INCLUDES A PLANNED DEVELOPMENT ❑ Site/Plot Plan ~ (provide any additional information here) of copies based on pre-app check list) REQUEST AND A REQUEST . FOR.-AN EXRIDETED ❑ Site/Plot Plan (reduced 8'/2"x 11 REVIEW PROCESS. THE NAME OF THIS PROJECT ❑ Applicant's Statement of copies based on pre-app check list) I S "ASHFORD MEADOWS." ❑ Filing Fee (Preliminary Plat) $2,125.00 u _ $10 Per Lot) (Final Plat) $ 295.00 1 500- d 0j5a List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: PLANNED DEVELOPMENT & EXPEDITED REVIEW . [APPLICANTS: consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as cribed on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications) THE APPLICANT(S) SHALL CERTIFY THAT: - • The above request does not violate any deed restrictions that may be attached to or imposed upon the su ject l2roRe Y.. • 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. • 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. • 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. SIGNATURES of each owner of the subject property. DATED this day of 19 Own is Signature PULAMT Vv I~-LTt]2 E. IZf~UIVN Fit Owner's Signature Owners Signature 2 . : . : ' i ' ' ' \ a ,,::::::IDC:%:':'Design Group June 9, 1998 APPLICANT'S STATEMENT APPLICANT'S REPRESENTATIVE: LDC Design Group CONSULTING APPLICANT: West Hills Development Company ENGINEERS 14273 NW Science Park Drive Portland, OR 97229 LAND USE PLANNERS PROPERTY OWNER: Lynn & Monica McDonald 8340 SW Ross Street LAND SURVEYORS Tigard, OR 97223 REQUEST: 27-Lot Subdivision/Planned Development NAME OF PROJECT: Ashford Meadows LEGAL DESCRIPTION: Tax Lots 800 & 1000; 2S1-12CB City of Tigard, Oregon HILLSBORO SIZE: 4.00 Acres (CORPORATE OFFICE) 233 S. E. WASHINGTON. ST. • HILLSBORO; OR 97123 LOCATION: 8340 SW Ross Street 503.648.4061 FAX: 503.681.7646 ZONE: R-7 Single Family Residential EMAIL: Idch@e-z.net SALEM I. APPLICABLE REGULATIONS 3400 STATE STREET SUITE G-710 A. City of Tigard Comprehensive Plan. SALEM, OR 97301 B. City of Tigard Community Development Code (Title 18) Zoning 503.370.8424 FAX: 503.370.8426 Ordinance: EMAIL: Idcs@e-z.net Chapter 18.32 Procedures for Decision Making: Quasi-Judicial VANCOUVER Chapter 18.52 R-7 Single Family Residential Zone 1400 WASHINGTON ST. Chapter 18.80 Planned Development SUITE 150 Chapter 18.88 Solar Access Requirements VANCOUVER, WA 98660 Chapter 18.92 Density Computations 360.695.1074 Chapter 18.100 Landscaping & Screening TOLL FREE: 503.241.8657 Chapter 18.102 Visual Clearance Areas FAX: 360.695.4142 Chapter 18.106 Off Street Parking & Loading Requirements EMAIL: Idcv@e-Z.net Chapter 18.108 Access, Egress & Circulation Chapter 18.160 Land Division: Subdivisions KLEIN CONSULTING Chapter 18.164 Street & Utility Improvement Standards ENGINEERS 1904 ELM STREET, SUITE 1 FOREST GROVE, OR 97116 503.359.5956 FAX: 503.357.5474 EMAIL: kce-dls@triax.com • H. INTRODUCTION The applicant is proposing to divide the subject property into 27 lots for single-family residential use through the subdivision and Planned Development procedures. The applicant is requesting that this proposal be reviewed through the expedited process. The name of the proposed development is "Ashford Meadows." Development plans depicting the proposed subdivision/Planned Development are attached to this report (Exhibit 1). The subject property consists of two (2) tax lots (Tax Lots 800 & 1000, Map 2S1-12CB), that total 4.00 acres in size. The subject property has a generally level topography, with a low point in the southwest corner of the site. Deciduous trees are scattered throughout the central and southwestern portions of the site. An existing single-family dwelling is located in the southeastern corner of Tax Lot 800. An existing greenhouse, barn and shed are located on Tax Lot 1000 near the existing dwelling. The existing single-family residence will be relocated to Tax Lot 1001, which is located at the northeast corner of Ross Street and Hall Boulevard. The existing outbuildings will be demolished. The subject site is zoned R-7 Single-Family Residential. The site abuts R-7 zoned properties to the east and southwest, R-12 zoned properties to the west and R-4.5 zoned properties to the north and northwest. The site abuts "Ashford Oaks No.'s 2 and 3" (single-family residential subdivisions) to the south; "Applewood Park" (a single-family residential subdivision) to the west across Hall Boulevard, and "Scheckla Park Estates" (a single-family residential Planned Development) to the northwest across Hall Boulevard. Abutting properties to the north and east are parcels in single-family residential uses. Fourteen (14) lots in the proposed development are a minimum of 5,000 square feet in size and meet all • the dimensional and setback standards of the R-7 zone (Lots 1 through 12 and 26 and 27). Two (2) lots are flag lots (Lots 9 and 10). The remaining 13 lots are proposed "carnage home" lots (Lots 13 through 25). The "carriage home" lots are a minimum of 31.5 feet in width and a minimum of 80 feet in depth, ranging from 2,682.69 square feet to 5,027.58 square feet in size. The "carriage home" lots will be developed with 24 foot wide detached single family dwellings that will maintain minimum three (3) foot setbacks to each side property line. The lot size, lot dimensions, and yard setbacks are allowed to be varied through the Planned Development standards. The subject property abuts SW Ross Street to the north and SW Hall Boulevard to the west. SW 84' Avenue currently stubs at the south boundary of the site. The City of Tigard Comprehensive Plan Transportation Map designates Hall Boulevard as an Arterial, Ross Street as a Minor Collector, and 84' Avenue as a Local street. The street pattern for the proposed development includes the extension of 84`h Avenue north through the proposed development to connect with Ross Street. A proposed public Local street (Street "A") will extend east from 84' Avenue to stub at the eastern boundary of the proposed plat, thereby providing for future redevelopment of Tax Lot 500. Additionally, a private street is proposed to extend west from 84' Avenue for approximately 150 feet to terminate in a hammerhead turnaround. The intersections of the private street with 84' Avenue and Street "A" with 84' Avenue are aligned. The extension of SW 84'h Avenue will match the existing right-of-way and improvement widths. SW 84th Avenue will consist of a 50-foot wide public right-of-way, 34-foot wide travel surface, and curbs and sidewalks on both sides. Street "A" will have a 46-foot wide public right-of-way, 28-foot wide travel surface, and curbs and sidewalks on both sides. The private street will have a 30-foot wide private right- 2 • of-way, 28-foot wide travel surface, and curbs on both sides. Lots 1 through 12 will front on, and obtain access from, Street "A." Lots 13 through 19 and Lots 26 and 27 will front on, and obtain access from, 84`x' Avenue. Lots 20 through 25 will front on, and obtain access from, the private street. No lots in the proposed development obtain access directly from Ross Street. None of the proposed lots have direct access to Hall Boulevard. The proposed plat includes an additional 10 feet of right-of-way dedication along the site's frontage on Ross Street in the easfern half of the site and an additional 15 feet of right-of-way dedication along the site's frontage on Hall Boulevard. Additionally, right-of-way dedication for a 30-foot radius return at the corner of the intersection of Hall Boulevard and Ross Street will occur. A half-street improvement along the site's frontage on Hall Boulevard will be established, including 25 feet of pavement from centerline and curb and gutters. A full street improvement along the site's frontage on Ross Street will be established, including 40 feet of pavement width, curbs and gutters, and a 5-foot wide sidewalk on the south side of the road. Water and sanitary sewer lines exist within 84' Avenue and Ross Street. These existing lines will be extended within street rights-of way to serve the proposed lots as depicted on the attached plans (See Exhibit 1). Fire hydrants will be installed within the proposed development in accordance with the standards of Tualatin Valley Fire & Rescue. Storm drainage from the proposed development will be collected through catch basins and storm lines within the proposed street rights-of-way and directed a proposed water quality facility in the southwest corner of the site. Storm water from the water quality facility will be discharged into existing storm drainage facilities in Hall Boulevard. The proposed water quality facility will be accessible from the • private street. M. FINDINGS A. CITY OF TIGARD COMPREHENSIVE PLAN: COMMENT: The subject property is designated Medium Density on the City of Tigard Comprehensive Plan, which allows.a density of six to twelve dwelling units per acre. Except where required by the Community Development Code, this application is not required to address goals and policies related to the development of land, since the City of Tigard Comprehensive Plan is implemented by the Code. The applicable chapters of the Community Development Code are addressed in the following sections of this report. Chapter 18.92 (Density Computations) of the Tigard Community Development Code specifically implements the Comprehensive Plan. 3 • C. CITY OF TIGARD COMMUNITY DEVELOPMENT CODE, TITLE 18, ZONING ORDINANCE: CHAPTER 18.32: PROCEDURES FOR DECISION MAE] NG: QUASI-JUDICIAL 81 32.040 Pre-application Conference Required COMMENT: A Pre-Application Conference was held on April 7, 1998 for development of the subject property. A copy of the Pre-Application Conference Notes is attached to this report (Exhibit 2). 18.32.05 Application Submittal Requirements, Refusal of an Application B. The application shall: 1. Include the information requested on the application form; 2. Address appropriate criteria in sufficient detail for review and action; 3. Be accompanied by the required fee; and 4. Include a list of names and addresses of all persons who are surrounding property owners of record as required by the specific application section of this title. The records of the Washington County Department of Assessment and Taxation shall be the official records for determining ownership. • COMMENT: These application materials include the following items. A form signed by the property owner is attached to these application materials. A copy of the deed for the subject property is attached to this report as Exhibit 3. A subdivision name approval form from the Washington County Surveyor is attached as Exhibit 4. Full-size site plans are attached to these application materials. A reduced (8'/i" x 11 site plan is attached as Exhibit 1. A check for the appropriate filing fee is attached to these application materials. The required review fee is $3,329 [$2,125 (Preliminary Subdivision) + $270 ($10/lot) + $434 (Planned Development) + $500 (Expedited) _ $3,329]. These items are provided as requested on the City's application form. This report serves as the "Applicant's Statement" and addresses the appropriate criteria in sufficient detail to allow for review and action. A list of the names and addresses of all persons who are surrounding property owners of record within 250 feet of the site is attached to this report (Exhibit 7). This ownership list is compiled from the records of the Washington County Department of Assessment and Taxation. An "Impact Study," as required by the Pre-Application Conference Notes, is provided in the comments addressing Chapter 18.164 (Street & Utility Improvements). A neighborhood meeting was conducted on May 14, 1998. Documentation related to the neighborhood meeting is attached to this report as Exhibit 6. • 4 • 81 32.250 The Decision Process of the Approval Authority A. The decision shall be based on: 1. Proof by the applicant that the application fully complies with: a. The City of Tigard Comprehensive Plan; and b. The relevant approval standard found in the applicable chapter(s) of this title or other applicable implementing ordinances; COMMENT: This report and the attached materials provide proof that the proposed 27-lot subdivision and Planned Development fully complies with the City of Tigard Comprehensive Plan and the relevant approval standards found in the applicable Chapters of Title 18. CHAPTER 18.52: R-7: SINGLE-FAMILY RESIDENTIAL t 8.52. 30 Permitted Use A. Permitted uses in the R-7 district are as follows: 1. Single-family detached residential units, at one dwelling per lot; • COMMENT: The proposed development includes the establishment of 27 lots that will each be developed with a single-family detached residential unit. 18 52.050 Dimensional Requirements A. Dimensional requirements in the R-7 district are as follows: 1. The minimum lot area shall be: a. 5,000 square feet for each detached unit; 2. The average minimum lot width shall be: a. 50 feet for detached units; and 3. The maximum lot coverage shall be 80 percent including all buildings and impervious surfaces; • 5 • 4. Except as otherwise provided in Chapter 18.96 and Section 18.100.130, the minimum setback requirements are as follows: a. The front yard setback shall be a minimum of 15 feet; b. On corner and through lots the minimum setback for each side facing a street shall be a minimum of 10 feet; however, the provisions of Chapter 18.102 must be satisfied; C. The side yard setback shall be a minimum of five feet except this provision shall not apply to attached units d. The rear yard setback shall be a minimum of 15 feet; and e. Where the. side yard or rear yard of single-family attached residential dwellings f. The distance between the property line and the front of the garage shall be a minimum of 20 feet. 5. Except as otherwise provided in Chapter 18.98, no building in an R-7 zoning district shall exceed 35 feet in height. COMMENT: As discussed previously, the proposed development includes the establishment of 27 single-family residential lots for detached dwelling units. The proposed development is depicted in the attached plans (Exhibit 1). Fourteen (14) lots in the proposed development are a minimum of 5,000 square feet in size and meet all the dimensional and setback standards of the R-7 zone (Lots 1 through 12 and Lots 26 and 27).. Two (2) lots are flag lots (Lots 9 and 10). The remaining 13 lots are proposed "carriage home" lots (Lots 13 through 25). The "carriage home" lots are a minimum of 31.5 feet in width and a minimum of 80 feet in depth, ranging from 2,682.69 square feet to 5,027.58 square feet in size. The "carriage home" lots will be developed with 24 foot wide detached single-family dwelling units that will maintain minimum three (3) foot setbacks to each side property line. The lot size, lot dimensions, and yard setbacks are allowed to be varied through the Planned Development Standards, which are discussed below. All other dimensional requirements of the R-7 zone will be met. Additional setback requirements from Chapter 18.96 apply as follows. According to Section 18.96.020.B.1, an additional setback of 45 feet from the centerline of Hall Boulevard is required. The attached plans demonstrate that the proposed development complies with this requirement through dedication of right-of-way 45 feet from centerline. Pursuant to Section 18.96.080.A, the proposed flag lots comply with the R-7 lot area requirements. The lot area of the proposed flag lots is provided entirely within the building site area exclusive of any access way, in accordance with Section 18.96.080.B. Additionally, a minimum 10-foot side yard setback will be maintained on the flag lots as required by Section 18.96.090.A. Section 18.100.030 is addressed in detail within this report, below. 81 50.060 Additional Requirements COMMENT: The applicable Chapters of Title 18 are addressed within the following sections of this report. • 6 • CHAPTER 18.80: PLANNED DEVELOPMENT 18.80.015 The Process A. The planned development designation is an overlay zone applicable to all zones. E. If the application involves subdivision of land, the applicant may apply for preliminary plat approval and the applications shall be heard concurrently. COMMENT: As discussed previously, the subject property is zoned R-7 Single-Family Residential. The applicant is requesting concurrent review and approval of the proposed preliminary plat and Planned Development for a 27-lot single-family residential subdivision. 81 80.060 Planned Development Allowed and Disallowed A. A planned development shall be allowed on all lands shown on the comprehensive plan map as "Developing Areas." COMMENT: The site is shown on the comprehensive plan map as a "Developing Area" (See Exhibit 2). Therefore, the subject property can be approved for a Planned Development. • 18 .80.080 Auu ti lica iliy of the Base Zone Provision A. The provisions of the base zone are applicable as follows: 1. Lot Dimensional Standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.92; COMMENT: Thirteen (13) lots in the subject development are proposed "carnage home" lots. The "carriage home" lots are a minimum of 31.5 feet in width and 80 feet in depth, and range from 2,682.69 square feet to 5,027.58 square feet in size. The density computation under Section 18.92 is addressed below. 2. Site Coverage: COMMENT: The proposed development maintains the site coverage provisions of the R-7 zone as illustrated on the attached plans. • 7 • 3. Building Height: COMMENT: The proposed development will comply with the building height limitations in the R=7 zone. 4. Structure setback provisions: a. Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.120; b. The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code requirements for fire walls; and c. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that: (i) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. t COMMENT: The proposed "carriage home" lots will be developed with 24 foot wide detached single family dwellings that will maintain minimum three (3) foot setbacks to each side property line. The proposed "carriage homes" will.meet the Uniform Building Code requirements for firewalls, as applicable. The front and • rear yard setbacks of the R-7 zone will be maintained on the "carriage home" lots. All other lots will meet all R-7 setback requirements. 81 80.110 Application Submission Requirements: Conceptual Development Plan COMMENT: This report and the attached plans (Exhibit 1) and exhibits provide all the applicable information required in a conceptual development plan for a Planned Development. 18.80.120 Approval Standards A. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, or the criteria are not satisfied when denying an application. 1. All the provisions of the land division provisions, Chapter 18.162, et seq., shall be met; COMMENT: The applicable land division provisions (Chapter 18.160) are addressed within this report, below. • 8 • 2. The provisions of the following chapters shall be met; COMMENT: The applicable provisions of the "following chapters" are addressed in the following sections of this report. 3. In addition, the following criteria shall be met: a. Relationship to the natural and physical environment: (i) The streets, buildings, and other site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible; (ii) Structures located on the site shall not be in areas subject to ground slumping and sliding; (iii) There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; (iv) The structures shall be oriented with consideration for the sun and wind directions, where possible; and • (v) Trees with a six inch caliper measured at four feet in height from ground level, shall be saved where possible; COMMENT: The subject property has a generally level topography, with a low point in the southwest corner of the site. Deciduous trees are scattered throughout the central and southwestern portions of the site. The attached plans include a tree inventory/preservation plan, grading plan and utility plan (See Exhibit 1). The attached plans demonstrate that streets, buildings and related improvements are designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible. Trees with a caliper greater than six inches at four feet in height from ground level are saved to the extent possible. An Arborist's Report is attached as Exhibit 9. No structures will be located in areas subject to ground slumping or sliding (See attached Geotechnical Investigation Report - Exhibit 10). A Drainage Study is attached as Exhibit 11. The attached plans demonstrate that, by maintaining the proposed setbacks, adequate distances will exist between on-site buildings and on-site and off-site buildings to provide for adequate light and air circulation and for fire protection. The attached plans also demonstrate that structures will be oriented with consideration for sun and wind directions to the extent possible. Therefore, the proposed development is designed, and will be constructed, in consideration of the natural and physical environment. • 9 • b. Buffering, screening, and compatibility between adjoining uses: (i) Buffering shall be provided between different types of land uses (for example, between single-family and multiple-family residential, and residential, and commercial); COMMENT: The proposed use is single-family residential. All adjacent properties are also in single-family residential uses. Therefore, buffering is not required (also refer to comments under Chapter 18.100, below). No non-residential uses requiring screening are proposed on the subject property or exist on adjacent properties. C. Privacy and noise: (i) Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect.the private areas on the adjoining properties from view and noise;` COMMENT: No nonresidential structures are proposed within the subject development or exist on adjacent properties. • d. Private outdoor area: residential use: e. Shared outdoor recreation areas: residential use: COMMENT: These standards only apply to multi-family Fesidential projects. The proposed development involves detached single-family residential units on individual lots. Therefore, these standards do not apply. f. Access and circulation: COMMENT: Access and circulation standards are thoroughly discussed under Chapter 18.108, below. g. Landscaping and open space: (i) Residential Development: In addition to the requirements of subparagraphs (iv) and (v) of Section A of this subsection, a minimum of 20 percent of the site shall be landscaped. • 10 • COMMENT: The attached plans illustrate that a minimum of 20% of the subject site will be landscaped as individual yard areas (See Exhibit 1). h. Public transit: COMMENT: No public transit improvements are required as a part of the subject development. L Signs: COMMENT: No signs are proposed as a part of the subject development. j. Parking: COMMENT: Parking within the proposed development is discussed in detail under Chapter 18.106, below. k. Drainage: • COMMENT: As noted previously, the subject site has a generally level topography, with a low point in the southwest corner of the site. Storm drainage from the proposed development will be collected through catch basins and storm lines within the proposed street rights-of-way and directed to a proposed water quality facility in the southwest corner of the site. Storm water from the water quality facility will be discharged into existing storm drainage facilities in Hall Boulevard. The proposed water quality facility will be accessible from the private street within the subject development. The proposed storm drainage facilities are depicted in the attached plans (See Exhibit 1). A Drainage Study prepared by a registered professional engineer for this project is attached as Exhibit 11. 1. Floodplain dedication: COMMENT: The subject property is not impacted by'a flood plain. Therefore, no flood plain dedication is required. • 11 • 81 80.130 Site Conditions COMMENT: The attached plans include a "Site Analysis" that depicts the information required by Section 18.80.130 A. The subject property is not subject to landslides or other potential hazards. However, a Geotechnical Investigation Report is attached to this report (See Exhibit 10). 18.80.150 Detailed Plan COMMENT: The attached plans include the information required by Section 18.80.150. 18.80.160 Grading and Drainage Plan COMMENT: The attached plans include a "Grading & Drainage Plan" that depicts the information required by Section 18.80.160. Additionally, a Drainage Study prepared by a registered professional engineer is attached to this report (Exhibit 11). 18.80.170 The Landscape Plan • COMMENT: This report and the attached plans provide the applicable information required by Section 18.80.170. Additionally, an Arborist's Report is attached as Exhibit 9. 18 80.190 Exceptions to Underlying Zone, Yard, Parking, and Sign Provisions and the Landscaping Provisions C. The Commission may grant an exception to the landscape requirements of this title upon a finding that: 1. The overall landscape plan provides for 20 percent of the gross site area to be landscaped. COMMENT: As noted above, the attached plans demonstrate that 20% of the site will be landscaped with individual yard areas (See Exhibit 1). • 12 • CHAPTER 18.88: SOLAR ACCESS REQUIREMENTS 8.88.04 Solar Access for New Development B. Applicability. The solar design standard in section 18.88.040 C shall apply to applications for a development to create lots in R-1, R-2, R-3.5, R-4.5, and R-7 zones and to create lots for single family detached and duplex dwellings in all other residential zones, except to the extent the approval authority finds that the applicant has shown one or more of the conditions listed in sections 18.88.040 D and E exist, and exemptions or adjustments provided for therein are warranted. C. Design Standard. At least 80 percent of the lots in a development subject to this section shall comply with one or more of the options in this section; provided, a development may, but is not required to, use the options in subsections 18.88.040 C.2 or C.3 to comply with this section. 1. Basic Requirement (see Figure 9). A lot complies with this section if it: a. Has a north-south dimension of 90 feet or more; and b. Has a front lot line that is oriented within 30 degrees of a true east- west axis. E. Adjustments to Design Standard. The approval authority shall reduce the percentage of lots that must comply with section 18.88.040 C to the minimum extent necessary if it finds the applicant has shown it would cause or is subject to one or • more of the following conditions: 1. Adverse impacts on density and cost or amenities. a. If the design standard in section 18.88.040 CA is applied, either the resulting density is less than that proposed, or on-site development costs (e.g. grading, water, storm drainage and sanitary systems, and road) and solar related off-site development costs are at least 5 percent more per lot than if the standard is not applied. The following conditions, among others, could constrain the design of a development in such a way that compliance with section 18.88.040 C.1 would reduce density or increase per lot costs in this manner. The applicant shall show which, if any, of these or other similar site characteristics apply in an application for a development: (iii) Existing road patterns must be continued through the site or must terminate on-site to comply with applicable road standards or public road plans in a way that prevents given streets or lots in the development from being oriented for solar access. (iv) An existing public easement or right-of-way prevents given streets or lots in the development from being oriented for solar access. • 13 • COMMENT: According to the provisions of Section 18.88.040 E.1, 15 of the proposed lots are exempt from the solar design standard due to existing street patterns and access restrictions. The exempted lots include Lots 9, 10, 13 through 19, 21 through 24, and 26 and 27. The development pattern of the site is impacted by the extension of SW 84" Avenue into the project,the new alignment of the intersection of Ross Street and Hall Boulevard, and access restrictions on the two abutting rights-of-way (Ross Street and Hall Boulevard). The existing road patterns and access limitations prevent several lots from being oriented for solar access. Due to the existence of these features, compliance with Section 18.88.040 C would result in a reduction in the number of potential lots on the site and an increase in the per lot development costs. Therefore, for the reasons outlined above, 15 of the proposed lots are exempt from the solar design standard of Section 18.88.040 C. The solar access standards are applicable to only 12 of the proposed lots. Eleven (11) of these lots meet the basic requirement (Lots 1 through 8, 11, 12, and 25). Therefore, 11, or 91.7% of the proposed lots comply with the solar design standard of Section 18.88.040 C. CHAPTER 18.92 DENSITY COMPUTATIONS 18.92.020 Density Calculation A. Net development area, in acres, shall be determined by.subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property: 1. All sensitive land areas: 2. All land dedicated to the public for park purposes; 3. All land dedicated for public right-of-way: a. Single-family: allocate 20 percent of gross acres for public facilities; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. To calculate the net units per acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot by the applicable zoning district. C. All density calculations shall comply with the provisions of Section 18.40.040, Residential Density Transition. COMMENT: As noted above, the subject property consists of Tax Lots 800 and 1000. The subject property does not include any sensitive land areas. No land in the proposed development will be dedicated to the public for park purposes. The proposed development is single-family residential. Therefore, 20% of the gross area • 14 • of the site is to be allocated for public rights-of-way. One private street is proposed. The existing dwelling on the site will be relocated to Tax Lot 1001. Therefore, the net development area is calculated as follows. Acres Square Feet Gross Area 4.00 .174,428.01 -Sensitive Lands 0 0 -Public Park 0 0 -Public ROW 0.68 29,507.20 -Private Street 0.18 7,913.98 -Existing Home 0 0 Net Development Area 3.14 137,006.83 The subject property is within the R-7 single-family residential zone, which has a minimum lot size of 5,000 square feet. Therefore, the number of net units allowable is listed as follows. 137,006.83 sq. ft. _ 5,000 sq. ft. (R-7 minimum lot size) _ 27.40 Net Residential Units Allowed According to the Pre-Application Conference Notes for the proposed development, the subject property and all adjacent properties are located within designated developing areas. Therefore, the requirements of Section 18.40.040 (Residential Density Transition) do not apply to this project. As discussed previously, 27 new single-family residential units are proposed. The above density computation • indicates that 27 new units are allowed on the subject property. Therefore, the proposed development complies with the density allowed on this property pursuant to the Comprehensive Plan. CHAPTER 18.100 LANDSCAPING & SCREENING 18.100.030 Street Trees COMMENT: Street trees will be established within the proposed development in accordance with the requirements of Section 18.100.035 (Location of Street Trees). 18.100.130 Buffer Matrix COMMENT: The proposed development is detached single-family residential in an R-7 zone. All abutting properties consist of detached single-family residential uses in R-7, R-12 or R-4.5 zones. According to the Buffer Matrix (18.100.130), no buffering or screening is required in the proposed development. • 15 • CHAPTER 18.102: VISUAL CLEARANCE AREAS COMMENT: No access from the proposed development will be allowed directly to Hall Boulevard, which is an arterial street. Only one (1) access, SW 84`h Avenue; from the proposed development will be allowed to Ross Street, which is a minor collector. None of the proposed lots will have direct access to either Hall Boulevard or Ross Street. Access to proposed lots will be taken from proposed internal streets. Adequate clear vision areas, in accordance with Section 18.102.030, will be maintained at the intersection of SW 84`h Avenue and Ross Street. All other street intersections and street/driveway intersections within the proposed development will maintain clear vision areas in accordance with Section 18.102.050. CHAPTER 18.106: OFF STREET PARKING & LOADING REQUIREMENTS COMMENT: Each lot within the proposed development will contain adequate area for the provision of two (2) off- street parking spaces, as required by Section 18.106.030.A (See Exhibit 1). The proposed off-street parking spaces for the "carriage home" lots are depicted in an attached detail plan (See Exhibit 5). CHAPTER 18.108: ACCESS, EGRESS & CIRCULATION • COMMENT: A site plan, which depicts circulation within the proposed development and in relation to abutting properties, is included in the attached development plans (Exhibit 1) in accordance with Section 18.108.025 C. The subject property abuts SW Ross Street to the north and SW Hall Boulevard to the west. SW 84' Avenue currently stubs at the south boundary of the site. The City of Tigard Comprehensive Plan Transportation Map designates Hall Boulevard as an Arterial, Ross Street as a Minor Collector, and SW 84' Avenue as a Local street. The street pattern for the proposed development includes the extension of 84' Avenue north through the proposed development to connect with Ross Street. A proposed public local street (Street "A") will extend east from 84' Avenue to stub at the eastern boundary of the proposed plat, thereby providing for future redevelopment of Tax Lot 500. Additionally, a private street is proposed to extend west from 84' Avenue for approximately 150 feet to terminate in a hammerhead turnaround. The intersections of the private street with 84`h Avenue and Street "A" with 84' Avenue are aligned. The extension of 84' Avenue will match the existing right-of-way and improvement widths. .SW 84" Avenue will consist of a 50-foot wide public right-of-way, 34-foot wide travel surface, and curbs and sidewalks on both sides. Street "A" will have a 46-foot wide public right-of-way, 28-foot wide travel surface, and curbs and sidewalks on both sides. The private street will have a 30-foot wide private right-of-way, 28-foot wide travel surface, and curbs on both sides. Lots 1 through 12 will front on, and obtain access from, Street "A." Lots 13 through 19 and Lots 26 and 27 will front on, and obtain access from, 84`h Avenue. Lots 20 • 16 • through 25 will front on, and obtain access from the proposed private street. No other lots within the subject development obtain access directly from Ross Street. None of the proposed lots have direct access to Hall Boulevard. The proposed plat includes an additional 10 feet of right-of-way dedication along the site's frontage on Ross Street in the eastern half of the site and an additional 15 feet of right-of-way. dedication along the site's frontage on Hall Boulevard. Additionally, right-of-way dedication for a 30-foot radius return at the corner of the intersection of Hall Boulevard and Ross Street will occur. A half-street improvement along the site's frontage on Hall Boulevard will be established, including 25 feet of pavement from centerline and curb and gutters. A full street improvement along the site's frontage on Ross Street will be established, including 40 feet of pavement width, curbs and gutters, and a 5-foot wide sidewalk on the south side of the road. CHAPTER 18.160: LAND DIVISION: SUBDIVISIONS 18.160.060 Approval Standards: Preliminary Plat A. The Hearings Officer may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the City's comprehensive plan, the applicable zoning ordinance and other applicable ordinances and regulations; • COMMENT: This report and the attached plans (Exhibit 1) and documentation demonstrate compliance with the applicable provisions of the City's Comprehensive Plan and Zoning Ordinance. 2. The proposed plat-name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92[.090(1)]; COMMENT: The proposed plat name is "Ashford Meadows." This name has been approved by the Washington County Surveyor, which indicates that the name is not duplicative and it satisfies the provisions of ORS Chapter 92[.090(1)]. A copy of the County's approval of the plat name is attached (See Exhibit 4). 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and • 17 • COMMENT: As discussed previously, the subject property abuts SW Ross Street, a Minor Collector, to the north and SW Hall Boulevard, an Arterial, to the west. SW 84' Avenue (a Local street) stubs to the southern boundary of the site. The street pattern for the proposed development includes the extension of 84`h Avenue north through the proposed development to connect with Ross Street: A proposed public local street (Street "A") will extend east from 84' Avenue to stub at the eastern boundary of the proposed plat, thereby providing for future redevelopment of Tax Lot 500. Additionally, a private street is proposed to extend west from 84'' Avenue for approximately 150 feet to terminate in a hammerhead turnaround. The intersections of the private street with 84' Avenue and Street "A" with 84' Avenue are aligned. The extension of 84' Avenue will match the existing right-of-way and improvement widths. SW 84`h Avenue will consist of a 50-foot wide public right-of-way, 34-foot wide travel surface, and curbs and sidewalks on both sides. Street "A" will have a 46-foot wide public right-of-way, 28-foot wide travel surface, and curbs and sidewalks on both sides. The private street will have a 30-foot wide private right-of-way, 28- foot wide travel surface, and curbs on both sides. Lots 1 through 12 will front on, and obtain access from, Street "A." Lots 13 through 19 and Lots 26 and 27 will front on, and obtain access from, 84' Avenue. Lots 20 through 25 will front on, and obtain access from the proposed private street. No other lots within the subject development obtain access directly from Ross Street. None of the proposed lots have direct access to Hall Boulevard. Plans depicting the proposed street pattern attached to this report as Exhibit 1. Additionally, the proposed plat includes an additional 10 feet of right-of-way dedication along the site's frontage on Ross Street in the eastern half of the site and an additional 15 feet of right-of-way dedication • along the site's frontage on Hall Boulevard. Additionally, right-of-way dedication for a 30-foot radius return at the corner of the intersection of Hall Boulevard and Ross Street will occur. A half-street improvement along the site's frontage on Hall Boulevard will be established, including 25 feet of pavement from centerline and curb and gutters. A full street improvement along the site's frontage on Ross Street will be established, including 40 feet of pavement width, curbs and gutters, and a 5-foot wide sidewalk on the south side of the road. 4. An explanation has been provided for all common improvements. COMMENT: This report and the attached plans (Exhibit 1) provide an explanation for all common improvements. 19.160.060 Approval Standards: Preliminary Plat COMMENT: The attached plans (Exhibit 1) provide all information required by Section 18.160.060. • 18 • CHAPTER 18.164: STREET AND UTILITY IMPROVEMENT STANDARDS 18.164.030 Street COMMENT: As discussed previously, the subject property abuts SW Ross Street, a Minor Collector, to the north and SW Hall Boulevard, an Arterial, to the west. SW 84th Avenue (a Local street) stubs to the southern boundary of the site. The street pattern for the proposed development includes the extension of 84'b Avenue north through the proposed development to connect with Ross Street. A proposed public local street (Street "A") will extend east from 84' Avenue to stub at the eastern boundary of the proposed plat, thereby providing for future redevelopment of Tax Lot 500. Additionally, a private street is proposed to extend west from 84`h Avenue for approximately 150 feet to terminate in a hammerhead turnaround. The intersections of the private street with 84`s Avenue and Street "A" with 84`h Avenue are aligned. Lots 1 through 12 will front on, and obtain access from, Street "A." Lots 13 through 19 and Lots 26 and 27 will front on, and obtain access from, 84'b Avenue. Lots 20 through 25 will front on, and obtain access from the proposed private street. No other lots within the subject development obtain access directly from Ross Street. None of the proposed lots have direct access to Hall Boulevard. Plans depicting the proposed street pattern attached to this report as Exhibit 1. The extension of 84t° Avenue will match the existing right-of-way and improvement widths. SW 84`h Avenue will consist of a 50-foot wide public right-of-way, 34-foot wide travel surface, and curbs and sidewalks on both sides. Street "A" will have a 46-foot wide public right-of-way, 28-foot wide travel surface, and curbs and sidewalks on both sides. The private street will have a 30-foot wide private right- . of-way, 28-foot wide travel surface, and curbs on both sides. Additionally, the proposed plat includes an additional 10 feet of right-of-way dedication along the site's frontage on Ross Street in the eastern half of the site and an additional 15 feet of right-of-way dedication along the site's frontage on Hall Boulevard. Additionally, right-of-way dedication for a 30-foot radius return at the corner of the intersection of Hall Boulevard and Ross Street will occur. A half-street improvement along the site's frontage on Hall Boulevard will be established, including 25 feet of pavement from centerline and curb and gutters. A full street improvement along the site's frontage on Ross Street will be established, including 40 feet of pavement width, curbs and gutters, and a 5-foot wide sidewalk on the south side of the road. 18.164.040 lock COMMENT: The proposed development is designed in consideration of the existing development patterns in the surrounding area and arterial and minor collector access restrictions on Hall Boulevard and Ross Street. Block lengths do not exceed 1,200 feet in length where possible. • 19 • 18.164.050 Easements COMMENT: Easements will be provided as discussed within this report and as indicated on the attached development plans (Exhibit 1). 18.164.060 of COMMENT: The attached development plans demonstrate that all lots are designed in conformance with the standards of Section 18.164.060. No through lots are created, except where necessary to separate residential uses from Hall Boulevard (arterial). 18.164.070 Sidewalks COMMENT: Sidewalks will be installed within the proposed development as indicated on the attached plans (Refer to Exhibit 1) and in compliance with City requirements. 18.164.080 Public Use Areas • COMMENT: No public use areas are proposed or required. 18.164.090 Sanitary Sewers COMMENT: Sanitary sewer lines exist within 84' Avenue and Ross Street. These existing lines will be extended within street rights-of way to serve the proposed lots as depicted on the attached plans (Exhibit 1). 18.164.100 Storm Drainage COMMENT: Storm drainage from the proposed development will be collected through catch basins and storm lines within the proposed street rights-of-way and directed a proposed water quality facility in the southwest corner of the site. Storm water from the water quality facility will be discharged into existing storm drainage facilities in Hall Boulevard. The proposed storm water quality facility will be accessible from the proposed private street in the development. Proposed storm drainage facilities are depicted on the attached plans (Exhibit 1). • 20 • 18.164.110 ike a s COMMENT: The site is not adjacent to any identified bikeways. Therefore, provisions .for bikeways.are not required. 18.164.120 Utilities COMMENT: All utilities will be installed underground, as required. The attached development plans (Exhibit 1) indicate the locations of proposed underground utilities and any associated easements. IV. SUMMARY AND CONCLUSION The above findings, in conjunction with the attached plans and exhibits, demonstrate compliance with the applicable requirements of the City of Tigard Comprehensive Plan and Zoning Ordinance. Therefore, this request should be approved. LDC.2339.7643 • 21 • LIST OF EXHIBITS 1. Development Plans 2. Pre-Application Conference Notes 3. Warranty Deeds 4. Washington County Subdivision Name Approval 5. Detail Plan of Parking on "Carriage Home" Lots 6. Neighborhood Meeting Documentation 7. List of Property Owners Within 250 Feet of Site • 8. Traffic Study 9. Arborist Report 10. Geotechnical Investigation Report 11. Drainage Study DEVELOPMENT PLANS UHIBrr 110. TL 900 TL 700 I TL 12500 DRAWING INDEX I I I j I I I I I PAGE No. DRAWING TITLE I I I I I 1 of 4 PRELIMINARY PLAT I ' I 2 of 4 PRELIMINARY UTILITY PLAN > TL 9500 I 3 of z 4 PRELIMINARY GRADING PLAN AND TREE a I I I PRESERVATION PLAN I I I 4 of 4 STREET TREE AND SOLAR ACCESS PLAN u Y I. r a'N _ I N Waa I ~ N TL 9600 I o Z n n. I I uj w I I I I o no4 I 45' 30' I I I I 25' 1 25' ; z I i I I =ZEN I I I ° (A N Dr I I I W3 a rd ~ - - - - - - TL 12400 I TL 12300 I TL9700~ 0 - ry ----1-00 I b O _ - I O V 1 W I N SW •IpO00 ROSS ST N N W 2 o J %'LTL 1001 RELOCATED 'n.ar I-sz« N b O p U w ~I N 0 1.•.~;.c:r::..; 0 ROW OEOICATIONii',_:j `V c::::a HOUSE Ali T-6zv. 7aar,-..u,. - -{I~' W O Q 3 9.,0.00 TL SDD ¢ m nm 20' WIDE LA3 p - I - _ m q~R a STORM ORAN D- N O q v Ira 1 EASEMENT TL 500 I TL 600 I O N c T' 7.616.67 eR.O, I 00 a 6,951.19 SF 7,106.66 SF I GROSS 7,264.62 SF F- GROSS ¢ - - 3 J,• 4oae~ NET 5,994.16 SF I I I NET 6,172.72 Si I Q 0 0 d C7 ey¢ a I_izer cs.tf I R' J UI Q f .W raar :ar l.u.IP IQy M a q xoo anm• I p Dose' I I F- ~p~A TTLER n.saaa' L~I13!6 e: 110 0s Jets sl.u' I Li I~ LL SI/7EE1 J,666,00 5F 1.909.46 SF I Sti I I I 2 N J Q .OQ eS R•2 ~a>°e _ es_ou' _Ln ° J .e.os ~u ' g I vl ~:,.~,1 i _ I (n F- ) 14C 12i It U TL 3200 A a.oo wo f4 1 5 2.8490J~ I M yj®c e 2,662.69 SF S 5,000.00: SF a 5,2fi3.50 SF I I"- ® 8 " I ~ %7 TL 1000 29 c 0°0 ^ 4.054.37 SF { oI 5.027.58 SF 8 !1 9 @ 9 I' p 3 @ $ 1 x'81 5,267.25 SF ei 5.090.79 SF I I I a ,m.ro y_ 3,52.3.96 SF 3 la a L_ - I 7:421.15 SF S m - - - - - J q ?7 J I - - 2g Q°i F o Po xa ean' 1 . ~Q~ n.,e' so.ad v.7e' sire sa.or 7165.75 SF PRIVATE. ST. a _STREET NAN s I Z I _ 14p.76' _ ' - - - _ n H e'f' - " 776.]0 23 c g ~ 55aa tool ~ - ~ 341.46' g I ~ ~ J 1 I 3.183 ff R " xiar 25' 20' I VICINITY MAP s.m so.or xiar saao~ I I SCALE: N.T.J. 26 3300 24T s 5,044.66 SF s woE ¢ h!^ 3zw.12 SF d - STORM DRAM I I TL 501 Z 45' 30' 25 c sx_oo' , EASEMENT 1 I I J VYATER ~Jl47JWLS00 y P 4.62&129F y70q 5, H IHI g 8I 4 8 3 'I d $I p 8 I I a. .t ' 'a g(( 8 6,293.16 SF ' 5.000.00 SF ' 5.000.00 SF ' 000.00 SF FAC WTS7 , 5.000.00 SF 15, 15.090.19 SF I I SITE DATA y a _ y 8,966.126 SF 5.034.41 SF TL 3400 ozse' eJa' 6'W aV 4.ad o0o xiar I_ APPUCANT: WEST HILLS DEVELOPMENT COMPANY TL I I ` I 12800 TL 8300 n eaoo 14273 N.W. SCIENCE PARK DRIVE TL 13200 n 13100 2 I TL 8500 TL 8600 TL 8700 I TL 8800 TTL 8900 TL 9000 TL 9100 9200; PORTLAND OREGON 97229 -Lu r' I I ph: (507) 641-7742 °m l\ 1 I TL 13000 I TL 12900 I ~I I 5 PROPOSAL: 27-LOT PLANNED UNIT DEVELOPMENT AND TL 13300 i \ I %'t Q I cr I I I ,1•. I I I I I sNCLE-FAmLr SueDI son vil y I I I I m I EXISTING ZONING: R-7 TL 3500 I \ \ 1~ _ Y:": I 25' 25' I I I ;y: :jrl I I I I 512E 4.00 ACRES I I I ~J V I I 4,a IV' I 1 r s" _ _ - X51 ~ij I I I I TOPOGRAPHY. FIELD SURVEY BY 10.C. N LEGAL TL 13400 KENTO rv y DRIVE TLV DESCRIPTION: TAX LOTS 800 R 1000, TAM MAP 2SI-12CB I I \ i sm` _ _ - j ~ - - CITY OF TIGARD, OREGON STORM: 1\f:'» I`ra ~ - - SANITARY SEWER: UNIFIED SEWER AGENCY ~ TL 3600 I ~ I WATER: CITY OF 11CARD TL 14400 TL 14500 TL 14600 ITL 14700 TL 8200 I TL 8100 I TL 8000 TL 7900 r TL 7800 I F TL 13500 " I I I I I TL 7700 I TL 7600 I TL 7500 ELEC Rrc P.G.E. I - TELEPHONE-- G.T.E. FIRE: NALATIN VALLEY FIRE & RESCUE DESIGN LD.C<GROUP l4 I ~ :I TL 13600 ~ I I I I I I I TL 7400 I I J- -J I I I COAM~~MERS L.ANI) EW PLANNERS LANDSURVEYORS ' L - - - - 1 - _ _ _ _ 2 33 S.E WASHINGTON ST. wum648 D406 1x 9n27 7 FAX:. 507 - 661-7646 \ _ ~ ~ / ► ► / I FAIAK: 14S,Oe-snel ► I Ix ne .a 2339 D[Fe .a x o so lao 1 ,pan = SO tc 1,'AT PAPER SIZE. SCALE: 1'•IDO' ar • 4 R R R R R R 0 0 p 0 0 w IN Yf YI W W a 46' 50' 25' 25 I 30' ~ 10. I I 23 23, J ~-8' P.UE. 10' 10' VARIES VARIES 9' P.V.E.-I I- B'P.LLE. 9 ta' ta' 9 8 P.U.E..-I 8 P.U.E. B' 17' 17' 8 8 P.U.E 1 (SEE PUN VIEW) (SEE PLAN FINISH GRADE FINISH GRADE - 72 a,5 5' YIEW) >'7~7 5 7.5 I Mp+ LEV . FINISHCNADE ELEV. ryN - EXISTING SANITARY SEWER LINE 5:, M0 ELEV. or MAY % MA% MAx Zx 2,59x 1.59x Y1 x 259x - 511 MAY MAx 2.59x 2.9x A ® EXISTING SANITARY SEWER MANHOLE MAk T! o EXISTING SANITARY SEWER CLEAN-OUT 3- ASPHALT PAVEMENT (2 UFTS) EXISTING WATER LINE z < SIDEWALK s' ASPHALT PAVEMENT (2 UFTS) DITCHDITCNACE SIDEWAL( O' AsRIALT vASfl[NT (1 urnl SIDEWALX LJ a n Y 4-01EKllNC COURSE 1:1 MAX 1-0 LEKllNG GWRSf siDEWUx 2. 1_O IENLNC tOURY SIDEWALK EXISTING WATER VALVE a w N SIDE SLOPE 10' ,-0 BAY ROC[ z -w 10' Ij-O BASE ROC[ -0 BASRa% 20 en CURB AND CUTTER CURB AND GUTTER ❑ EXISTING WATER METER O Z of,- STREET STREET SECTION (TYP.) PER Cs-300 TL 12500 STREET SECTION (TYP,) PER CS-300 X u ui I SECTION (TYP,) - - - - EXISTING STORM DRAIN LINE C) Np,t A NOT TO scA[E NOT TO SCALE NOT TO SCALE w N S.W. ROSS STREET STREET "A^ S.W. 84th AVENUE ® EXISTING STORM DRAW MANHOLE j z °z n s <On HALF-STREET IMPROVEMENT I ~ I 125' 25' I ❑ EXISTING STORM DRAIN CATCH BASIN I I I 45' 30' I PROPOSED SANITARY SEWER LINE W a a EXISTING PORTION ° t'I l I I I I I I ® PROPOSED SANITARY SEWER MANHOLE tl EABMC OF To I[ ma ar No IN ANSInON BACK _ I I O , oEll15nxGACK oa INTO EXISTING TL 900 OF STREET t0 BE uRUn Bo upr w¢ ua I I VACATED IT>oT IT,.) NBE EDGE OF PAVEMENT PROPOSED WATER LINE \ n •7yL' I TL 700 EDGE OF PAVEMENT S.W. I t~ ROSS ST, ) PROPOSED WATER HYDRANT O 2 I- TL 12400 TL 12300 _i - - ------L -I-❑--- - X (n \ Y I IQ A - _ - - - - o - _ - + - - in - - r PROPOSED WATER BLOW-OFF 3 O U V \ ` - - _-n _ --N _ _ - I O~AdNq IQ I". o_ PROPOSED STORM DRAIN LINE Q z •i I IJ RELOCATED PROPOSED STORM DRAIN MANHOLE a N 7 CIO Z e PROPOSED STORM DRAIN CATCH BASIN C9 I I 0 I ~I HOUSE / / I I 10' WOE r L10' ROW DEDICATION ( - - _ - - - O Q F II m L 1001 TL 800 I smRMDRAW I W !n TL 97 ; ~A(I~I / - - p I EASEMENT TL 500 I TL 600 I , I 0 0 / I iI I I I Q I04 a 7 rov Or LNK 117c 9s DPoVFWAY I I U A17LER M', roa R -AcC STREET o o ®@ I w 121 No ~ ~ I 30 TL 3200 ~ K :~r TL 1000 21 c I - -"1 1 I I Is 15 a I usnxc I a y€ -___-_j 1YI . Lu ' B' P.UE 14' 14' uE. I I . 1' i B J xaY to R FINISH A CL CRAOE a Rf10CA1N o e[ W ( ) TOP -01 I ~ c 7' a.s' m N MH+ } dl I 1 J ::•I Nq ELEV. n _ F- T MAY .u 1x S., MP% J OOSturL p i ro a a"R I ' - - - 1 125 20 I 2.59x 259x 00 n.1 1 23 P IVATE ST. _ I I Rx AY P } CID -'j S EET _ENLa D ~A" Mq+ a - ,1 I.~- - - - - - 26 (TL c I 3 meaAD SLEV_ INS CONCRETE DOw'u~LRwxD I - 1~ 1 ITL 501 r ASPHALT PAVEM Nr (2 LIFTS) 3300 Z_ I BE T ro I I 1 I 1 I I Y 4-01EVEUNC CWRSE f;4 29C qs V` [IrNnox aw-gF.s ORIYEwAY 3 SI AFMOW➢ RGAT.[Ex4, ,N60 APRON 1D' ,"-O BASE Rom J I I 113 I 25 c PRaPOSEO - fn ~ ~ ~ xl. J Q 3 2 I 1 I I I i I ) STONE WALL I CURB AND GUTTER Z ~ I I I I STD.-DWG, a WATER QIA J,r FACIUTY qOq I I _N:Www 1 L STREET SECTION (TYP.) ~ I NU y ts' NIDE ` ipal 6' M AEwux NOT I0 SCALE Bf to t0 1" ) STORM DRAIN ! _ -,.T ! EASEMENT ~wBwG I I PRIVATE STREET TL 3400 i0 TO BE RNC[ w l P., 3 ctj - - I- - -1 - I- - - 3 TL 12800 8300 TL 8400 cd TL 8500 TL 8600 TL 8700 TL 8800 TL 8900 TL 9000 TL 9100 TL 9200 R R 5 \ TL 13200 ~L 13100 TL 13000 TL 12900 MATCH EXISTING : i w, I I " I x'41 \ ~ I r} I II I W CURB k SIDE WALK I I I I I I 0 0 w EXISTING HALF-STREET rT I I \ ;4t ;E: ~ co E~- TL 13300 v A I I,. 45 \ \ti, I R Q T'~'J I I _L _J25'. III I I I I I I TL 3500 r. 4s' 30' I I.:'. I. I I I u I 1 I 20' a P.u.E. I a 1~ \ 1 _ V~ i:` I I I I 9' P.U.E. 20' 25' 25 y'~ a .!3 25' I ~''✓l U I I r~ r-, I - _1 _ ~1 - - r' u-~- _ 1 1 _ x _ 1 r I las' S' I as'(rn) FIMSH GRADE ti I I \ I KENTON DRIVE EV. MA% i L I TL 13400 j 2.59x 2.59x u 4 '~1 n °I `''s in /n;'.• .1 MA% : t MAX TL 3600 -I--r-T- -r---T --~--r--~-- ~ ~ 1' q} a I E:1 y " TL 14400 ITL 14500 ITL 14600 ITL 14700 TL 8200 TL 8100 TL 8000 ITL 7900 TL 7800 TL 7700 TL 7600 ITL 7500 I EXISTING SIDEWALK r ASPHALT PAVEMENT LIFTS) ,...N DES ~ I - I I I I : 2.4-D [EVOUNC COURSE D TL IGN 13500 SIDEWALK .:'GROUP ~I I I1 I I I I I I I 10't~-o BA4 ROCK I " I I I I I _ ir4 CURB AND GUTTER STREET SECTION (TYP.) sm: DWG. L - I _ ~I I I I I I I r I Not TO SCALE 1 ` _I. I I TL 13600 TL 7400 S.W. HALL BLVD. LwnSURvEroxs - - I ~ 2!] S.E. WASHINGTON 91. T I L _ _ I HALF-STREET IMPROVEMENT HALSBCRO, OREGON 97123 6-6816, ;I I - I ~ J - ~ - - I- - TAI503 - 681-7616 CMAA: IGmOe-A.nel 2339 • I rYY~ I I ~r i ( NA >o >a 1. 2 1 ,BGIl = 50 ft. 11'.17' PAPER _IZE, SCALE 1'.100' 4 4 I TL 900 I TL 700 I TL ,zsoa I I GRADING LEGEND: 1 I WIW I s' TL 9500 I I I I ' EXISTING 5' CONTOUR Q W 1 I I I I I - - EXISTING 1' CONTOUR 0 O> ~IfO PROPOSED 5' CONTOUR F ¢N tb N I - I 1 I I PROPOSED 1' CONTOUR Lu a 01 TL 96001 I--- I ow uzon L.J 1. cr ':;ti I I TL 12400 I TL 12300 I w u o: I I I I I I m 25 25' o m 45' 30' 3a~ i. I mirnc EXISTING PORTION pa3rXC TRANSITION BACK TREE IDENTIFICATION LEGEND = n ,•,~n, a a~vrVl OF SING P BE mcl INTO EXISTING E f\ 0: V) N EDGE OF PAVEMENT VACA11D A a' I INTO EXISTING BACK I I \ I i"''1 IN to 1 ' d GE OF PAL OF PAVEMENT u EDGE - / O:. p - - ' - - - - IL I I ® EXISTING DECIDUOUS TREE i0 REMAIN 10 I \ TL 9700 cc _ - _ - - - - o _ EXISTING DECIDUOUS TREE TO BE REMOVED IQ _ _ f EXISTING EVERGREEN TREE TO REMAIN 0 Lf) EXISTING EVERGREEN TREE TO BE REMOVED O O 8i I oo I J ~TL 1001 RELOCATED p U w HOUSE N ~O R i RAIN ~10 ROW DgICATIOrv 2 m 1 T• STORM°O Q TL 9800 I j < / ~0 " u 3 ' q ".8 EASEMEN ."TL SOO TL 600 I W w h o p 9 i:. N I t o~'~ i.. QI TREE & SIZE IA TYPE ~OoOON¢ ~iTO 1 I o' -"casrtNC - 8• KWANZAN-CHERRY a a t__ s.w. sarnER RA~~N °_j 1~ _ STREET" Iwl I o 9~~ 9~~ I z 12 " 28" DOUGLAS FIR o I F 3 18" PONDEROSA PINE Q 4 APP n x ° ; Y~ l I:• is I TREE =fV 0 ¢ q } 5 10" FLOWERING MAGNOLIA Q F- 6 6° FLOWERING DOGWOOD X ~ 7 24• S TL WEETGUM Q U 3100 TTL 3200 20 c I ' - - - - III 0 e SWEETCUM F - - 3' i I®. f,,l fL 9 6 9~ r 17 9~ ' i I I I s zo swEETCUM L z i L- _ - - - tl 30" DOUGLAS MFIR F7 I!,FF---- I I 12 24° OREGON GREEN ASH W , 13 30• OREGON GREEN ASH 4 I ^ is 16" OREGON GREEN ASH Z EET PRIVATE -i ' S~. - ~A~ s a" OREGON GREEN ASH a 1 1& 23 c t s. I OL ;o r I ' - - = - - 125 20 I s I SIZE (DIA.) =MEASURED 4.5 ft. ABOVE GROUND 0 TL 2800 26 5 - - - TL 3300 I 24 6 14 14 caNCRE E W I z ¢ DRIVEWAY ' I TL 501 I p Z EXR T. -IRON ¢ w 25 45} PROPOSED N4.. ' I pI I I I w ¢ w I! AAOP STONE WAll11 W 3 2 I 9 I I d R' y?: WATER ODAUTY EACUII' r 17' I7' I I 115' :15' ~ 15' W10E.I TL 2700 1 STORM ORAm' - i e: «c I Lu <e EASEMENTI I __.ww ra¢ w TL 3400 w 15 14 13 12 cr NI I I \ TL 13200 TL 13100 W TL 12800 TL 8300 TL Ba00 TL 8500 TL 8600 TL 8700 n 8800 T g 1 I , J MATCH EXISTING I I 1 I TL 8900 TL 9000 I TL 9100 I TL 9200 ITL 13000 TL 12900 ' DoIZ., CURB s 50E WALK I 1 ;w5 Q. °ui i I 3 I I i0 I .Il I i Y I 45' 30' F TL 13300 39 I I 1 w ~TL71 500 A - i; I I 1 TL 2400 001 (o I ~'rn `'•'.t' I I :_,j,:'''' KENTON TL 13400 DRIVE TL 2300 I TL 3600 T - I ^ I'La J TL 14400 R 14500 TL 14600 ITL 14700 TL 8200 I TL 8100 I TL SODO n 7900 TL 1800 I TL 7700 I TL 7600. I TL 13500 I I I 1 I I TL 7500 - J I V~- - I L---- ~I I I I I I 1 I 4: I I LD.C'DESIGN I I TL 13600 ` I 1 I 1--- - 1 g.......... GROUP i I I I I I I I I TL 7400 LAND EGEP _j- - - - I I Ij - -I T LAADSEIRYEYORS I ~ XRLSBORO, OREGON 97123 648-4061 _ / \ / I I I II / i I FAX 503 - 6EI-76.6 GAIL 10u0-ief ae .o: 2339 tea, »a >o >0 1~ I inch = 50 ft 3 II-A17' P4PER SIZE, SCALE: I-•100' 64 6 I I I , I I I I ' I LEGEND: Z I ~ 4 TL 10200 12 I I I ® = STREET TREE I I I I U Y N 1 `I~ i I BR = BASIC SOLAR REQUIREMENT (12 LOTS) I I i <N it I TL 9500 1 I I w a Q I I E= SOLAR EXEMPT LOTS (15 LOTS) 01 N 1---- 3 I I I 2500 I I W0 n TL 10100 ~ TL - 1---1 I oL)o I a TL 9600 I J;4^ 25' 125 I I I 9 ~ n 45' 30' N aw,EL ~3_a TL 10000 1 F'' X / \ I EXISTING PORTION [mnNC TRANSITION BACK 1 O C) STREET TO BE PAGE OF INTO EXISTING I TRANSITION BACK i ' I r-\ TL 9D VACATED Air 06 PAVEMENT INTO EXISTING \ Or.1 EDGE TL 700 EDGE DE PAVEMENT I I ROSS TL 12400' TL 12300 O I SW---- -----ST 1 o z 'l% \ N N O m E.l TL 9700 I~ - ----------N----_ " I p~ c2w r: I J' f1TL 1DOi RELOCATED r - - _ Z Ma O (yv K I F- 00 Q z HOUSE 30' w70E ' LID' ROW DEDICATION P0, I STORM DRAW TL 500 R 600 j 0 0 N a F TL 9900 I TL 9800 I I m Ira 0 E® EASEMENT I I I N I ~I I Q 0 r- pxo SW. SAT7LE_R STREET I I 'g~ - - 976 9~i~ r r I I I a ' I I I , I 6' HIGH 4M9 R 9~6 ®c PRI E - - 12 7 TL 900 r TL 3000 TL 3100_ --F-TL 3200 ,4FENCE PRIVACY E BR . BR 8R I 1 8R n, 17' OR 21 c 19C 13 c o E _ F E E LLl I co 2~ VA _ STREET w _ _ "A" I I w 5W BR_AEBURN LANE \ - - 25' I20' I bw - I E I c 23 B 26 I- TL 3300 w<Qa aROaosEO I TL 501 I 1L 1100 I TL 2900 I TL 2800 I E y N s, }D, E STREET TREE I,^I n I EXIST.. BR srDNE weu PaDP AS' CS II I I I I x • rARit auwn.rwutr OR OR S' S' uDE BR BR BR a~~ I g f" STORM DRAIN 730;-, ®E OR ^i- TL TL 2600 I TL 2700- ' W _ _ r 17 EASEMENT I 3 TL 3400 TL 12800 TL 8300 TL 8400 ~TL 131 8500 TL 8600 TL 8700 TL 8800TTL 8900 ( TL 9000 TL 9100 TL 9200 3 TL 00 _E LL1 TL 13200 co 1 ITL 13000 I TL 12900 ~IW I 1 I I I I I SW. LODI \ Iz 3 s' I I I I I I I LAN+? M 45' 30' TL 13300 \ \ I I jQ P12(5 25' I I I I I I I - -I - - -I - \-i _ ~TI~1500 I \ 1- I I I r, Ir I I I I I I 1800 I TL 2500 I TL 2400 COI I I r T,"- L 1 _ _I _ _ L I -1- - - KENTO DRNE ; ~it I A %yl~~ - - - - - is• Qc3X 1 TL 13400 T EAy _ c TL 2100 I TL 2200 I TL 2300 TL 3600 ; - - - - T- - - - r-- -1- - r - - - I 1 4 = TL 14400 ITL 14500 17L 74600 1TL 14700 TL 8200 I TL 8100 I TL 8000 I TL 7900 I TL 7800 I TL 7700 TL 7600 I 7500 DESIGN I I I I-n 13500 n . LD~ C GRG~P I I I _ :;•J• I I I I I -5 ~ _ ' I L__ - I I I I I I r I I rTL 7400 S•W BELLFLOWER STREET _ - - I I I I - ~ I n 13600 ~ I I I I ~ ~ I ~ - I I ' I L - - - - - -I - 33.7 S.E. WA~NCTON ST. 1 r _ _ MRLSBORQ OREGON 97123 tA[: 43- 4061 8 I I ~ I I I inch = 5D ft. 4 II-"q• PAPER SIZE, SCALE: I'.100' RE 4 - - - - - - - - - - - - - - I I FUTUJ-I S.W, 900 yq n = I STREETS PARK ST. - I I 1 j ~w» ITL 10600 In 10500 I I ' I I ITL 10400 TL 10300 ITL 10200 a r~^.~` ' I I I I I I I o o l ° ° "Ow I I I TL 700 I TL 12500 I 3p-" " 1 f j I I i i 'Qo I I 1 1 ~ 2 I I I I ~ 3 ~nLE~ I I ' ~ l ! ~ I / I I I' O ITL 10200 ItI I N O O W w l n '500 I , ►4,.,J ~1P. o a h00 a TL 10100 O p p C7 I ? _TL 9600 I I 1 I ITL 12400 TL 12300 Of -i I"p14' I ; I I I U) 01 2L~ n I as is I 4_ 1~ 0 x o q„ +.,,d1` qi~ I as' Jo' I I I I r N X Cv \ I I I TL 10000 d Q I I I s.w. Li Y I I ' ~ Bass s~_ - - - - - ~--E-- - --1- - TL9706I I~~-' ~_.-4 ,n------ - J I Tl 1001 aElocnrEO J j Z I O ~ ROUSE 1 -~V39 MtOE I -.117 ROW TL 800 9®SIOR11 oR wT OEDiG1pN m '1 GYY3N TL 500 - _ wj TL 9900 n 9800 16 TL 600 J - I I ',r%~ I I I a ____1_ _f IIII I r ' - I I J a A 13c 15~ 4 _I-1- W SW. SATRER STREET a I - a-: I F- 14C Lj ~l I 16c I I I I F TL 900 TL _3000 n_ J_100 T TL 7 3200 D y N 21 r Ir r 00 I I I I } 1B~ 130-----~ 22 c PRIVATE, ST. _ STREET •A".. FUTURE STREET D' I - - - - - - - - - S.W. . BRAEBURN LANE = f - 25 - 120*1 23 1 26 ~~L 501 TL 1100 TL 2900 FTL 800 3 I., K I n 3300 ~s I 24 C EA I • I I < . : I S t Sil'j-- - - - - 25 c PRoposm s I I 45- 7 \ 5,0NE Wu< 6 15 I Q 3 2 I 1 3 - >D','' I 4IIA Q1M11T lAB/E'I lY IY i 25 25* 0 1741 I mar DRAIN TL 1300 I TL 2600 I TL 270 G sa~l I I I 1 _ _ _ wl rn 3aao f -1 - vi co I 3 n 13100 n 17100 TL 13000 n 12900 I n 12800 n 8300 n 8400 n 8500 n 8600 n.B700 n 8800 IL eBOO T n Boo 07 n 9100 I n 9200 .Cl~ iw ~ l I I I I I I I I SW. LODI _LANE 30, Inu3oo\ I I 41Na1 I I I I I I s - I I It25' 25'71{ I I ' I I \ %,.:•J I I I eoa ~ 25 0 0~ FTL 4 oo I TL 3500 KENfON DRIVE n i: 13400 TL 2100 TL 2200 TL 2300 13 TL 3600 I I I;,; " r uvuL~aE °x~+~+ yl - - - " n laaoo In 14W1 In lasoo In 1+70o n ez00 I n eloo I n ,7.,) I n 79o07e00 i n 770. i n 7s0o I n 7500 LANDSURVEYORS " I I l I I I 11L 13500 X qa RSwxcrou St. p179711] fA1C30.1- 6a6BI-616 _ BELLFLOWER n 7000 -1 I I I I I I I I I I STREET I I n 13600 I - I I - 1------L- --L.-I-~- L1 2339 -T-- _ a R ,R T- -T - - - J~ I I I 'I 1 lnch • 80 ,t EXHIBIT 11'.77' PAPER SIZE, SCALE: 1'=120' 7 FINISH GROUND Q CENTERLINE EXISTING GROUND (9 CENTERLINE 6 205 S.D. MAf&iOLE RIM: 199:74 (MATCH AC) S.D. MANHOLE'... . 100' Y • Rila: 148:i3 (MATCH AC) RIM: 198.37 (MATCH ACy a ~ OFFSITE -SITE TOPO (INTERPOLATED FROM CITY a O p OF TIGARD TOPO. MAP) y 200:-=, _ 0.61% uja° _ _ N - CL . DZ0n WW1 p tnOa ~ S.S. MANHOLE 11 lI ~''nn' mom 0 123~~ ( RIM: 200.05 (MATCH AC) = Z a o wIiiiIiiiIiiiIi, - _ - - - 1 5 - - . . m a a c ~n ybfJ. hF-E2 .oO~a 0 1n O - U V Q N O 190 LLJap F ~ N 0 M_jtaaF N N Y7 ipM Od 01N hNl C) I ~ 7L mO to o°f oN mai mm LZr,0 x o moo d, 2306 0ro 01' °m INJQ 010 N11 Np Np N~ - N F Y Q Q U y 0+00 1+00 2+00 3+00 PRELIMINARY STREET "A11 5.5. MANHOLE S.S. MANHOLE HORIZONTAL SCALE: 1 '=50 RIM: 198:45. (MATCH AC) RIM: 202.67 (MATCH AC) Z VERTICAL SCALE: 1,.=5' w S.S. MANHOLE 205 • C3 N 205 f RIM:"Y99'.Z (MATCH"AC) OFF-SITE TOPO. H GROUND @:CENTERLINE Z~ K J FINIS E _ (INTERPOLATED FROM qTY EXISTING GROUND @ CENTERLIN .35 1 , o I OF TIGARD TOPO. MAP,) w N a ..................................~......FINISH...GROUNfj.®... CENTERUNE................. ss. MANHOLE RIM: 199.92 (MATCH AC) a Li N EXISTING EXISTING S.S. CLEAN-OUT / Z EXISTING GROUND Q CENTERLINE RIM; 197.85 i f S. . E 4th AVENUE IE OUT: 191.67 3:POZ N Q 200~ .............................i....................................~............. 200............ - : r L - - - - _ _ _ I EXISTING S.O. MANHOLE - - - " _ S.D. MANHOLE RIM: 197,07 i - ;0.937, 1.117. a - -E- - - - - r RIM: 199.86 (MATCH AC) IE: IN: 192.45 ti I IE OUT: 192.35 L ...................................L...................................,.............. _.r.._.. Olt bam QAtAI .oo ~(L ' el... ' 1 1 195 195 ` i EXISTING S.S. MANHOLE /w ~OZ RIM: 197.46 r; I 'r )a• %'r✓ ~Q IE IN: 191.18 r7~ IE OUT: 190.98 X1~J1! 10 r7 . ...o I r L:- EXISTING S.D. MANHOLE RIM: 197.82 190 190 IE IN: 192.94 T DESIGN IE OUT: 192.84 jLDC%GROUP r., Ln co 00 C., In ~2 u~ ID to r, (71 oim9 jai ''gym m m m m~m mm ~m mm NN NN LAND YdLS m m'd mm m~ _ m 717 S, w SMINCION Si, XUuMCM F4WN 97123 era-4061 ru:sal -eat-nee 3+00 4+00 0+00 1+00 0+00 1+00 .2+00 2339 0 PRELIMINARY PRIVATE STREET PRELIMINARY S.W. 84th AVE. HORIZONTAL SCALE: 1"=50' EXHIBIT HORIZONTAL SCALE: 1"=50' VERTICAL SCALE: 1"=5' VERTICAL SCALE: 1"=5' PRE-APPLICATION CONFERENCE NOTES Wleff tio._a... 1..' ,;:?;:1 (+~`'•.¢L~?•`r..`~''~"-v~:''r?'s_.~.yt'• a ~-p:: -r•. e^;.:~,fec7,a, r.>: ici.~'-,;~..,.. I NO_0~}TIGARD:~Ia* :l'k34~:Y U.Y'ib ~y'{.~tc'L?lrw :+:]c.C'rlf~., n...' 7' ' .►~"''t'' .••3:. .iy-:-.i%r_a a~. ..C:i::a:. .ts- s.c S~d+.ca;..Ss.p`;.t;•'ra: T•--- '_7 .._n,•_ ~R~APPCICAT.Ot~; C_Oi~ -ERENCH. E S=j~~: _•..z.. :+~~r~'•-~, f eABetxrConnnmitty } :.[et'e= pt~ca~on N1ee~n9 Notes.are Ya or::S :t61 Monthsl'~ RESIDENTIAL PRE-APP. MTG. DATE: STAFF AT PRE-APP.: fS APPLICANT: AGENT: L0G Q~s~K G~ Phone: [ l b C / - -73 -f-1 Z Phone:1 l 6 ev Er - yaG / PROPERTY LOCATION: ADDRESS/GEN. LOCATION: d S~ Ao SS S •e~~f-- TAX MAP[SI/LOT # (Sl: Z S - IOQd a !4 r` Z! NECESSARY APPLICATION[Sh P h. K - e G,Olfo PROPOSAL DESCRIPTION: u.~ nI ylr ~P 16 OMPREHEHSIVE PLAN , DESIGNATION: r , ZONING MAP DESIGNATION: P-- d S '~'qf rc, ,~,c u C.I.T. AREA: LVlk FACILITATOR: PHONE: [5031 ZONING DISTRICT DIMENSIO RE)UIREMENTS Minimum I t size: x xr-fsq. ft. Average lot width: 1q ft. Maximum building height: 3S ft . Setbacks Frontal S ft. 'G za Side-5 ft. Rear Y7 5 _ ft. Comer~t d ft. from street. Maximum site covera e: :aC)% Minimum landscaped or natural vegetation area: Z.c~ % [Refer to Code Section 18. 9'-7 l raP `~s~ ~~u) gut 1 b cc 't0 'il4cb~ •o Ll1 ~ kH S.+a e6 S J•' ~ ADDITIONAL LOT DIMENSIONAL REQUIREMENTS o as a, "o e Minimum lot frontage: 25 feet, unless lot is cre ed through th~Minor Lnd Partition press. ots 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 2%2 times the average width, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. Refer to Code Sec"on 18164.060 Lots) COOFTf6ARn Pre-AAplicatlon Conference Notes Pape 1 of 12 11tU8atli1 Aepllcatloa/1laaln0 GMsloa Sacual SPECIAL SETBACKS > Streets: `f r7 . feet from the centerline of > Established areas: t4 /a feet from > Lower intensity zones: D feet, along the site's 14o boundary. • > Flag lot: Teri JU),, pot side yard setback. > Zero lot line lots: Minimum ten (10)-foot separation between buildings. > Multi-family residential b-cfiUng separation: (Refer to Code Section 18.96.0301 ACCESSORY S S UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. Accessory structure up to 1000 squaret on parcels of at least 2.5 acres in size. (See applicable zoning district setbacks for primary structuresJ SUBDIVISION PLAT NAME RESERVATION Prior to submitting a Subdivision land use application wit7the y of Tigard, applicant's are REQUIRED to complete and file a subdivision plat naming with the Washington County Surveyor's Office in order to obtain approval/reservation for asion name. Applica tions will , not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. [County Surveyors Office: 648-88841 FLAG LOT BUILDING H PROVISIONS MAXIMUM H OF 11/2 STORIES or 25 feet, whichever is less in most zones; 2Y2 stories, or 35 feet in R-7, R-12, or R-40 zones provided that the standards of Code Section 18.98.030[Bl are satisfied. RESIDENTIAL DENSITY CALCULATION (See example below] . The NET RESIDENTIAL UNITS allowed on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: > Land within the 100 year floodplain; > Slopes exceeding 25%; and > Drainageways. Public right-of-way dedication. Single-family allocate 20% of gross acres for public facilities; and Multi-family allocate 15% of gross acres for public facilities. (Refer to Code Section 18.921 EKAMPLE Of RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Muid-family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 so. ft. (20%) for public right-of-way 6,534 sq. ft. (15%) for public right-of-way NET: 34,848 square feet NET. 37,026 square feet 3.050 (minimum lot area) - 3.050 (minimum lot area) 11A Units Per Acre = 121 Units Per Acre The Development Code requires that the net site area exht for the next whole dwemala mi MO BOUNDING UP IS PERmi TED. CRY Of TIGARD P"Pllcation Conference Notes Paco 2 012 totldortl~l Ap~llestlo~/!I>tonlo0 aMsism $actloo BLOCKS The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. • When block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. [Refer to Code Section 18.164.0401 RESIDENTIAL DENSITY TRANS The City of Tigard a a RESIDENTIAL DENSITY TRANSFER OF UP TO 25% of the units that could otherwise have bee eloped on sensitive lands areas listed in the density calculations that may be applied to the developa a ortion of the site. [Refer to Code Section 18.92.030 It is the responsibility of the applicant or a residential development application to PROVIDE A DETAILED CALCULATION FOR BOTH tfta,7itted residential density and the requested density transfer. RESIDENTIAL DENSITYTRANS(ItON Regardless of the allowed housing density in a zoning district, ANY PROPERTY WITHIN 100 FE OF A DESIGNATED ESTABLISHED AREA SHALL NOT BE DEVELOPED AT A DENSITY GREATER THAN 125% of the maximum Comprehensive Plan designation (not zoning) of the adjacent parcel. Transition area applies to any prop e which is A designated established area. The subject property is designated as an d area. The subject property is adjoined by establishe develo in r s to Wort out as ar}~w~s' BE STREET PLAN AND EMNSION A FUTURE STREET PLAN shall: Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and > pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall i be extended to the boundary lines of the tract to be developed. [Refer to Code Section 18164.0301 RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREM ALL SUBDIVISIONS AND MINOR PARTITIONS ARE SUBJECT TO SOLAR ACCESS REQUIREMENTS. These requirements state that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that. 80% of total number of proposed lots: Demonstrate a north-south dimension of at least 90 feet. Demonstrate a front lot line orientation within 30 degrees of a true east-west axis. CnY OFTIRARO Pre-APPOcadon Conference Notes Page 3 o112 rr:u„n.i roruom..rn...i.r ~nn~.r s.oner The total or partial exemption of a site from the solar access requirement may be approved for the following reasons: > East, west or north slopes steeper than 20%. • > Off-site shade sources (structures, vegetation, topography). > On-site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: > Reduced density or an increased cost of at least five (5)% due to either. b East, west or north slope greater than 10%. b Significant natural feature. b Existing road or lotting pattern. b Public easement or right-of-way. > Reduction in important development amenities. > Pre-existing shade (vegetation). PIEASE 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 he exempted or adjusted out. The following Items shall he included In the analysis: > The north-south lot dimension and front lot line orientation of each proposed lot. > Protected solar building lines and relevant building site restrictions, if applicable. Al For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. THIS MAP SHALL INCLUDE THE FOLLOWING: b Height; b Diameter; b Species; and b Statement declaring that they are to'be retained. > 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 > Protected Solar Building Line - The solar building line must: b 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; b provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. > Performance Options - There are two performance options which may be utilized as follows: b 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. CRY OPTIGHO P"PlIcadon Conference Notes Page 4 of 12 E/slg/AWAPP11catlesfrlsllloS OMslon Section PLEASE NOTE: Regardless of the option[s] used through the design of the Subdhdsion or Minor Land Partfifon, all one and two family, single-family residences are reviewed through the building permit process for cumpilance with Solar Balance Point standards. Please contact the Building Divislon for further information regarding the Solar Balance Point standards and the options that are available related to building height and construction. rPAR1=ANDACCESS ALL PARKING AREAS AND DRIVEWAYS MUST BE PA Single family: Requires two (2) off-street parking spaces per dwelling unit. equlres er unl or (Multi-family - requires 2 parking spaces per unit for 1+ bedrooms.) ` Multi-family dwelling nits with more than 10 required spaces shall provide parking for the use of ! guests and shall cons t of 15% of the total required parking. 1 [Refer to Code Section 18.1 . 01 NO MORE THAN 40% OF REQ IRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED' AS COMPACT SPACES. Parking s shall be dimensioned as follows: > Standard parking space dimensi s: 8 ft. 8 inches X 18 ft. > Compact parking space dimension 8 ft. X 15 ft. l > Handicapped parking: All parking bas shall provide appropriately located and dimensioned disabled person parking spaces The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the • Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ~ BICYCLE RACKS BICYCLE >R KS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMEN cle racks shall, be located in areas protected from automobile traffic and in convenient locations. BTycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehi r ing spaces. Minimum number of accesses: Minimum access width: Maximum access width: Minimum pavement width: REQUIRED WALKWAY LOCATION - Within all ATTACHED USING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL E CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPA ECREATION FACILITIES. CLEAR VISION AREA - The City requires t a lR VISION AREAS BE MAINTAINED BETWEEN THREE AND EIGHT I FEET IN HEIGHT AT ROAD/DRIVEWAY, ROAD/RAILROAD, .AND ROAD/ROAD INTERSECTIONS. The size of the required clear vision area depends upon the abutting street's functional classification. J [Refer to Code Section 18.1021 CITY Of TIGI MD Pre-Appncatlon Conference Notes page 5 of 12 Dotldoitlil ~oillestlonJtttnlnd DM:lon SocUoa BUFFERING AND SCR 6 In order to increas ivacy 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 ALO G CERTAIN SITE PERIMETERS. Required buffer areas are described by • the Code in terms of wi th. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and ust also achieve a balance between vertical and horizontal plantings. Site obscuring screens or, ences may also be required; these are often advisable even if not required by the Code. The req ' d buffer areas may o be occupied by vegetation, fences, utilities, and walkways. Additional inf ation on required buffer area materials and sizes may be found in the Community Development ode. [Refer to Code Chapter 1 .1001 The REQUIRED BUFFER THS which are applicable to your proposal area are as follows: feet along north oundary. feet along east boundary. feet along south bou feet along west boundary. In addition, sight obscuring screening is require along STREET TREES STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC O 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, 18.106and 18.1081 TREE REMOVAL PLAN REQUIREMENTS A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The TREE PLAN SHALL INCLUDE the following: Identification of the location, size and species of all existing trees including trees designated as sign ficant by the city; 9 Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.010.D. according to the following standards: b Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; b Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.150.070.D; CITY CFTIGARD Pre Pilcation Conference Motes Page 6 of 12 b:1hAniI4011C20n/flto1lh1 eM:In Wdan b Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.150.070.D; b Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; • ➢ Identification of -all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. i Trees removed within the period of one (1). year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.150.070.D. Refer to Code Section 18.150.0251 r MITIGATION REPLACEMENT OF A TREE shall take place according to the following guidelines: A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. i If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree. in accordanc with the following formula: 7 The number of replacement trees required shall be determined by dividing the estimate caliper size of the tree removed or damaged, by the caliper size of the largest reasonabl available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other • property within the city, either public property or, with the consent of the owner, private property. > The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN-LIEU OF TREE REPLACEMENT under Subsection D. of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. to Code Section 18.150.010 (0) SIGNS SIGN P TS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guide es for Sign Permits" handout is available upon request. Additional sign area or height beyond Cod standards may be permitted if the sign proposal is reviewed as part of a development review app ' Itematively, a Sign Code Exception application may be filed for review before the Hearings Officer. SENSITIVE LANDS The Code provides REGU TIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE_ T AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WELAN N SLOPES IN EXCESS OF 25%, OR ON UNSTABLE GROUND. Staff will attempt to prelimin conference based ar identify sensitive lands areas at the pre-application on available information. OWEVER, the responsibility to precisely identify • sensitive lands areas, and their boundaries is. the'~esponsibility of the applicant Areas meeting the definitions of sensitive lands must be clearly indicate'd-on plans submitted with the development application. CITY OFTIMB Pro-Appt(cadon Cotdemnce Notes Paus T 9112 lesldattI&I ld011atloU il221CICM11e■sectlen Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. [Refer to Code Chapter 18.841 OTEEP SLOPES When STE P SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted whl addresses the approval standards of the Tigard Community Development Code Section 18.84.04 B. The report shall be based upon field exploration and investigation and shall include specific r mmendations for . achieving the requirements of 18.84.040.13.2 and 18.84.040. B.3. UNIFIED SEWERAGE AGENCY [USA] BUFFER STAR DS, RESOLUTION AND ORDINANCE (R & 0196-44 Land DEVELOPMENT ADJACENT TO ENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide eno gh to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25 FEET WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of,a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion/of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 16 feet, except as allowed in Section 3.11.4. No more than 25% of the length of the vegetated corridorwrithin the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. • Restrictions in the Vegetate Corridor: . NO structures, development, constructiop activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or dther activities shall be permitted which otherwise detract from the water quality protection provide by the vegetated corridor, EXCEPT AS ALLOWED BELOW: > A gravel walkway or bike path, not a ceeding 8 feet 'in width. If the walkway or bike path is paved, then the vegetated corridor mu t be widened by the width to the path. A paved or gravel walkway or bike path may not be co structed closer than 10 feet from the boundary of the sensitive area, unless approved by the"Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to"existing vegetation; and > Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. 1 Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH REATES MULTIPLE PARCELS OR LOTS intended for separate ownership, such as a subdivisio the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be sed for the construction of a dwelling unit. [Refer to R 8 0 96-44/USA Regulations - Chapter 3, Design to 1S.01 WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identl I in the City of Tigard Local • Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant v'tetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood CtiY OF TIGMD P"Pllcatlon Conference Notes Paga i 012 IIsldloftAsPllatlu/►luslog Wsloo So On storage capacity; preserve native pl t cover; minimize streambank erosion; maintain and enhance. fish and wildlife habitats; and co serve scenic, recreational and educational values of water resource areas. Safe Harbor: • The WR OVERLAY DISTRICT ALSO EETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the " afe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions r quire that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin iver, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Maior Streams: Streams which are mapped as "FIS -BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow les than 1000 cubic feet per second (cfs). > MAJOR STREAMS IN TIGA D INCLUDE FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER IBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARI G STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard includ Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain shorttribu ales of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, O THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). > The standard Tualatin River ri arian setback is 75 feet, unless modified in accordance with • this chapter. > The major streams riparian s tback is 50 feet, unless modified in accordance with this chapter. > Isolated wetlands and minor stye s (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality bu is required under Unified Sewerage Agency (USA) standards adopted and administered by th ity of Tigard. [Refer to Code Section 18.85.0101 Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC(REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY A MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited this chapter, provided that equal or better protection for identified major stream resources is ensure through streambank restoration and/or enhancement of riparian vegetation in preserved portions of a riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. I To be ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the ti ! e this regulation was adopted. This determination. must be based on the Vegetation Study required by Section 18.85.050.C that demonstrates all of the following: Al Native plant species currently cover less than 80% of t e on-site riparian corridor area; > The tree canopy currently covers less than 50% of th on-site riparian corridor and healthy • trees have not been removed from the on-site riparian s tback area for the last five years; V. That vegetation was not removed contrary to the provis ns of Section 18.85.050 regulating removal of native plant species; CITY OF TIGM13 P"Pllcatten Conference Notes Page 9 of 12 18flloctlal AoollatloaMasslos Wsloa Soctlo■ ➢ That there will be no infringement into the 100-year floodplain; and > The average slope of the riparian area is not greater than 20%. [Refer to Code Section 18.85.1001 RATWE 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. 55 CODE SECTI78.80 S 1 g. • _ -L-18.92 ✓ 102 - 18.116 18.150 + 11 1 18.84 18.96 -~Q 106 18.120 -LAf 160 1 1 - 1.85 18 98 108 - 18.130 1,162 8.88 100 - 18.114 - 18.134 18.164 IMPACT STUDY As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public faclgity system and I type of impact, the study shall propose .improvements necessary to meet City standards, and to I minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [Refer to Code Chapter 18.32 Section.0501 WHEN A CONDITION OF APPROVAL REQUIRES TRANSFER TO THE PUBLIC OF AN INTEREST IN REAL PROPERTY, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. [Refer to Code Chapter 18.32 Section :2501 NEIGHBORHOOD MEETING The APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 250 FEET AND THE APPROPRIATE CIT FACILITATOR of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. *Note: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. (Refer to the Neighborhood Meeting Handout) BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of • development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to co,-,tact a Building Division Plans Examiner to determine if there are buil 'ng co issues thatmcauld_pre m3t-the-ttu~ure from being constructed, as proposed. CITY OFTIGM ID Pre-Application Conference Notes page 10 of 12 ItesldeotlslaAOliatloe/tlsoclog Division Section RECYCUNG Applicant should CONTACT ANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY h Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625- (Refer to Code Section 181161 ADDITIONAL CONCERNS OR COMMENTS: PROCEDDRE J, A~ dministrative Staff Review. r PuNic hearing before the Land Use Hearings Officer. ublic hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS • All APPLICATIONS MUST BE ACCEPTED, BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted bV mail or dropped off at the counter without Planning Division acceptance may be returned Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (11 89h" x 11" map of a proposed proiect should be submitted for attachment to the staff report or administrative decision Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An anne on this matter would be heard by the Tigard A/- C, c t,,,6 . . A basic flow chart which illustrates the review p c arable fro the Plannin 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. CITY OF TIGHD P"vincation Conference Notes Page 11 of 12 Residential Asslicstloa/ IssulapDMslonSettles 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 FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS PRE-APPLICATION CONFERENCE, (unless. deemed as unnecessary by the Planning Division). PREPARED BY: CITY OFTIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE 15031639,4171 FAIL' 150316847297 • E-MAIL (staffs first name)@Cl dganL0r.Us h:Voginlpa"asters\preapp-r.mst (Engineering section: preapp.eng) 5-Feb-98 CITY C IGARD P"PlIcatfon Conference Notes Page 12 of 12 11111ntlz♦1u011CAd RIP11ulgOMslnsecall TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projectec impact upon the City's transportation system. The applicant shall be required to pay a fee based upon • the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The post of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility. • line extensions, street. improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the 'primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required, the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: • The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. CITY Of nGUO P"pUcaffon Conference Notes Page 4 of 5 Login oerlog aammeol $action Site Improvement Permit (SIT). This permit is generally issued for all new commercia industrial and multi-family projects. This permit will also be required for land partitions where k grading and private utility work is required. This permit covers all on-site preparation, gradin and utility work. Home builders will also be required to obtain a SIT permit for grading work i cases where the lot they are working on has slopes in excess of 20% and foundatioi excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issue( after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers al work necessary for building construction, including sub-trades (excludes grading, etc.). Thi: permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill, areas on the construction plans. In addition, each • homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include-topographical contours and indicate the elevations of the comers of the lot. The builder shall also indicate the proposed elevations at the four comers of the building. :f. PREPARED BY: 4 7 tits ENGINEERING &PARTMENT TAFF Phone: 15031639,4171 Fax: 15031684-7297 h:lpa"asters\preapp.eng (Master section: preapp-r.mst) 18-Nov-97 • CITYYOFT111AR0 Pre-Application Conference Notes page 5 of 5 Engleeellnp Oepertment sectloo CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST CITY OFMARD • 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: VA 6P Date: IJAPPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE V MARKED ITEMS A) Application form (1 copy) ❑ B) Owner's signaturelwritten authorization ❑ C) Title transfer instrumentfor grant deed ❑ 3 D) Applicant's statement No. of Copies E) Filing Fee $ 255 0~ OS9' SITE-SPECIFIC MAP(SVPLAN(S) SUBMITTAL REQUIREMENTS INCLUDE/ MARKED ITEMS A) Site Information showine: No. of Copies ~20 7~O T 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 Q~ 5. Locations of natural hazard-areas including: ❑ (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground E (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 +'viap 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 Q~ 9. Location and type of on and off-site noise sources 13 • 10. Location of existing utilities and easements / 11. Location of existing dedicated right-of-ways saw s L46-NO USE .~PPUC\T10N / LIST ?AC--- 1 Cr 8) Site Development n Indicatin : No. of Copies 1. The proposed site nd surrounding properties ❑ 2. Contour line interv~ls ❑ • 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements'on the site and on adjoining properties ❑ (b) Proposed streets or other public ways & easements on the sf4e ❑ (c) Alternativoutes of dead end or proposed streets that require pture extension ❑ 4. The location and dimension of. (a) Entrances and exits on the site ❑ (b) Parking and "circulation areas ❑ (c) Loading and services area o (d) Pedestrian and bicycle circulation ❑ (e) Outdoor common areas ❑ (f) Above gro" utilities ❑ 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site ❑ (b) Proposed structures, improvements, utilities and easements on the site E3 6. Storm drainage facilitie and analysis of downstream conditions ❑ 7. Sanitary sewer facilities ❑ • 8. The location areas to be.`I,andscaped ❑ 9. The location and type of o \an ighting considering crime prevention techniques ❑ 10. The location of mailboxes ❑ 11. The location of all structurheir orie ntation ❑ 12. Existing or proposed sewer reimbursement agreements ❑ C) Grading Plan Indicating: , No. of Copies 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 ❑ (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! UST PACE 2 OF 3 D) Architectural Dra 'n s Indicatin : No. of Copies The site developmen p n proposal shall include: 1. Floor plans indicating t e square footage of all structures proposed for use on-site 2. Typical elevation drawings f each structure E) Landscape Plan Indicatine: No. of Copies _:O A^_340 The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: ppc 1. Description of the irrigation system where applicable ❑ e 2. Location and height of fences, buffers and screenings ❑ 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials ❑ 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign Dra s• Sign drawin s shall be submitted in accordance with Chapter 18.114 of the Cod as part of the Site Development Review or prior to obtaining a Building Per to construct a sign. G) Traffic Generation Estimate:. ❑ H) Preliminary Partition/Lot Line Ad'ustment Ma Indicatin : No. of Copies 1. The owner of th ssubbje~ct parcel ❑ 2. The owner's autho?ize~ agent ❑ 3. The map scale (20,50,1p0 or 200 feet -1) inch north arrow and date ❑ 4. Description of parcel I cation and boundaries ❑ 5. Location, width and n es of streets, easements and other public ways within and adjacen Q the parcel ❑ 6. Location of all permanent buildings on and within 25 feet of all property lines ; ❑ 7. Location and width of all wader courses ❑ 8. Location of any trees within 6"-..or greater caliper at 4 feet above ground level ❑ 9. All slopes greater than 25% ❑ 10. Location of existing utilities and utility easements ❑ .11. For major land partition which creates a.public street: (a) The proposed right-of-way location and width ❑ (b) A scaled cross-section of the proposed street plus any reserve strip ❑ 12. Any applicable deed restrictions ❑ • 13. Evidence that land partition will not preclude efficient future land division where applicable ❑ r LAND USE APPLICATION J LIST PACE t nF ; <'F~ •x..•,:ai's•~~~:~ ' ~`i,L a'*L -sS>-', ry7~ '~t7~ 'y~-s,!-.-;,.' r PRE' P P! I PE; 0 FEREHCE y ~y ,ice =:.3 -ai ..J,. ,if,• Y,;; ini~ v¢c ~,~..,.=:f'•'.`!f .s. , . j! „ a -t ~ r ~ ! F 1, - ~ ,y,,.A..: . _ • -rG'• ~'':F [~`,~+,'sY' j ~i }a i .s 6r ~3_~~.~;, w „ _ A # & v ti ' ~ •.v ;41 t t:.k:" E IG NEERIN t E TI N , M_ = bon 7, 1: sW~ .4 ""I$•~g+.,,_~,`,y~..•s~ a, tti{^~c+r 7• ~tBCt'~l ~ - _'l. r•. _ -:•e.s nevtf . f. ara_ ~:,n~..Sr~~:ei-i..=~.1~i'SS'/ "~~'c~`'~ a4.~ '%''•%.Jit] c.,S• ~r t~ p~j(Q }2S\ tzcg PUBLIC FACILITIES The purpose of the pre-application conference is to: a (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 rglated requirements 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 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: to feet from centerline. rya-►.~- t.~►,~s fi-~ '~aVee. to ~ 9~ffa+~-e ex ~-~c s to z,u feet • e: Street improvements:T ( vy- ` Z- street improvements will be necessary along - '~`~D• oD~ srDS (-f FvL street improvements will be necessary along Sv r F-zn~ Street improvements on A.~ ~,,~Jt, • shall include ZS 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 46*-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 and traffic control devices, streetlights, and a two year streetlighting fee. ( Street improvements on shall include '10 feet of pavement fMM eeA4er~e, plus the installation of curb and gutters, storm sewers, underground placement of CRY OF TIGMD Pre4wicatfon Conference Notes Page 1 of 5 129101ertog Depanmaotsectloa 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 collecto streets, or in the Central Business District), necessary street signs and traffic control devices streetlights, and a two year streetlighting fee. • Section 18.164.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid ever if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW . Prior to ►rvc~ 4-- PA--v, , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: 0 (2•) • Pedestrianways/bikeways: Sanitary Sewers: AfW-- AR6 The nearest sanita sewer line to this property ism inch line-,which is located in -r-k ANa 5s 5~ ~ The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to , ~ ~ T~ a~ t~2o. x r~ l~-~.a-~- sZ$ n-JiS -cam a~,ytccr~sr" Water Supply: The Water C ct - Phone: (503) 6-sR-H -7 l provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. • CRY OF TIGHO Pre-Application Conference Notes Page 2 of 5 Engloeerlog Gep3nMOD1Saction Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides firE protection services within the City of Tigard. The District should be contacted for informatior regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related tc fire protection. • Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved.public drainage system. The applicant will be required to submit-a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. Jlr(- a Daw4.ls sa.n a► .,sc s Ar-N sTd." PRA t,,l ~i~~ wl'CH - t4,-- 5:Le_ aVlst4% lc e__Ncio,_a IF p se- ~ ,N fiz INZ~ 9At_L . Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. • SLeK i P Tom( k_ _ Stn.( w~ Zi-t 5~z~j AMA coTX,,,i • 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 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 resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will. use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. _ It is anticipated that this project. will .require: Construction of an on-site water quality facility. • ( ) Payment of the fee in-lieu. CrU CF IGARfi Pre-Application Conference Notes Page 3 of 5 Eeaineertaa oepsrlmeatSecooo 1) Subdivision Preliminary Plat Map and Data Indicating: No. of Copies Ile- 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet dam' 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 6. Boundary lines of tract to be subdivided 7. Names of adjacent subdivision or names of recorded owners of adjoining parcels of un-subdivided land 8. Contour lines related to a City-established benchmark at 2-foot intervals for 0-10% grades greater than 10% 9. The purpose, location, type and size of all the following (within and adjacent to the proposed subdivision): / (a) Public and private right-of-ways and easements 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 o 10. Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans. 11. Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants d/ 12. Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision 13. Scaled cross sections of proposed street right-of-way(s) 14. The location of all areas subject to inundation or storm water overflow 15. Location, width & direction of flow of all water courses & drainage-ways o 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 19. Supplemental information including: (a) Proposed deed restrictions (if any) t (b) Proof of property ownership (c) A proposed plan for provision.of subdivision improvements 20. Existing natural features including rock outcroppings, wetlands & 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 d/ LANO USE APPLICATION J UST PACE 4 Of 5 Solar Access Calculations: • K) Other Information No. of Copies • h.V0gW0anylma$tMM-Ck ist.mst %tav 2], 1995 r LAND USE APPUCATION / LIST PACE 5 Of 5 I09M N.. 437-WAaa AN1Y 0910 a.awa.•.a a. a._ co ..o. •a.+o. o $A ln1 ~/1~ v U Q Y KNOW ALL MEN BY THESE PRESENTS, That .....Ben. 0,.. Stark.. and Irene D. Starke Husband and Wife . . hereinafter called the grantor, in consideration of ...Ten. Dollars, ij ....and .other..good.and..valuable..conaiderations.. to grantor paid by.....1y~a..a.....M.GA.caald.atld..HG(13Ga...R....t~cAonalsl,..Hunband..and.Wife hereinafter called the grantee, does hereby grant, bargain, sell and convey unto the said grantee and grantee's heirs and assigns, that certain real property, with the tenements, hereditaments and appurtenances thereunto belonging or apper- taining, situated in the State of Oregon and the county therein named below, described as follows, to-wit: The North 192 feet:of Lot'9, GOOD ACRES, Washington-County, Oregon, it vy li 1 1 H..I:A :1' 1 Yft.1. ~ •L i+~ ~yc• ~.N 3 `~1, a .Cn `yam:& i. ii ~i To Have and to Hold the above described and granted premises unto the said grantee and grantee's it heirs and assigns forever. „ And said grantor hereby covenants to and with said grantee and grantee's heirs and assigns, that ! grantor is lawfully seised in lee simple of the above granted premises, free from all encumbrances ii b . and that grantor will and i~ grantor's heirs, executors and administrators shall warrant and forever defend the above granted premises I~ and every part and parcel thereof against the lawful claims and demands of all persons whomsoever. In construing this deed and where the context so. requires, the singular includes the plural. WITNESS grantor's hand and seal this..,U.. day ol..... DeCem 19 63 (SsaL) I Asa-,L. /.`.!...-~-c?•-c-' (SeAL) 9- (SEAL) (SFAL) lots 07...01 STATE OF OREGON, County of..... Washington.... } ea. December 19 63 Personally appeared the above named.... $e . ~ n. G..-Stark and Irene D. Stark t~ . ' nd acknowledged the foregoing instrument to be ......their voluntary act and deed. c 0 t ? •Y ur Before me: 1 l3 Notary Public for Dragon / ! ,!J, J •.(,~e~t)' My commission expires. ?.....-.lx Y. I r, F - WARRANTY DEED ;TA» 05 Pw'~ ;-,4 „ N D E X E D Ceura~y► of We.hinQbn I ' .....Ben G.• Stark and..Irene..D...... J. P ' n Themn•n. Counay tlt.tk. end t.-0m-1~ s.48.rk..___ TO .oW eaunly, do hel•Ey I I it.aord•t of con,.yancv, far r •pr~l1Y )hat Ih- -11hln In.lr•imoil ,ol rla, flog row .I 4000i'll, le ba_. c d Iynn..E...McDoaald..&.Moaica..... , A aD a .ti. n t.f .•elyd d _ ,1 it R McDonald saPoolte Race .j m Ceunl$.'• R. :QUN I 0.4 - Ties W.C.9 ^"CR ACCORDING RETURN To U990.1 W11n-.A S-t ~~d a~41.•nl alll.-d. II ••.ItoGtA TMOMSSCN, County CI.II i I; c i'.. Tr- 1' ;:n!111Q CO. t ii r o - . c^cco:i OEC 30 3 20 Prf '63 <i:~--- AT,,!.p.%.- D1 503 p~~~363__ to" 04. 10-..AmM17 move pwkta r w Crew..{, I vvr.... u...r.awnwe-ears. it . =r 14-74 WAORAftff. 000 KNOW ALL MEN BY THESE PRESEN?'S,'T/..r 4: ' sr:; ,f _ Mretnotlor called the grantor, Joy the consideration hereinafter dated, to raptor by .:.A.....l~c :PO ~I and..MQN1QA.:.A...::.scDQl. :..husband...and .Ki.fe...._..., hereinafter called the grantee, does' hereby grant, bargain, all and comer unto 'the said grantee. and grantee's heirs, w..= W. and ' assigns, that certain realPro Perty. with the tenements, hereditament and a • ppvrtenanee4 thereunto belonging "ot ap- pertaining; situated in the County of ..........and State of Oregon, described as follows, to-wit: •.k Lot 8,.GOOD ACRES, Except the Easterly 36 feet'thereof, the :i West line of said exception being parallel with the 36 feet .distant r, from (when measured at right angles to) the East line of said Lot 81 and all Lots 9 and 10, OOOD ACRES, SAVE AND EXCUT the North 192 feet of Lot 9e GOOD ACRES g , all in Washington County, ore on.--- Phis deed is in fulfillment of a contract of mile dated December 30, ~T. 1963. ~ :i • {~.4 rrF (M IeAte 000100IT. CON1tMh Orld10110N ON eMHI N011 ••S~K o To New and to Kold the sane unto the wM grant" and grantee'e heirs, s cceseon and awigne tasvet. And said grantor Mosby covenants to and with add grantee and grante's Min, successors and maigre, that grantor is lawfully seised In he simple of tow above granted prenrdne, tree from all encumbrances EXCSPT = -.t.•~r; those acquired by the grantees after December 30, 1%3. ` :rte:.. r t and that *-Woi will warrant and forev t d"hnd tide veld prep rm and ewer part and pond tMnof against the lewfW e{•aicm ei`4,; and demrds of all p"r"one whomeonw. esnpt those claiming urger the above described encumbrance. no trio and actud awwd esdan pw tor 'we trench.. stated In terms of dolla-% is g 7, 000.00.... ' m fT1r r:.u... t+«..., w a.~w~r..f y.uertw N.rw w bt.mrR s« ota /~A10)7y. In eon"fndr4 tug deed and wMie the oonteat so t"q%dre. tM singufat lnehtdiee th phtrd and an Onmmsticd f , aMnps "I be Implied to males the providorw hoteof apply "Usily to eorporetkna and to hdtrW"I& In were" whereof, tM grentot has es"eutd this Mstrument this der a1 November . _ .1f..74.1 It a oorponh g..ntar. it has caused its Went to be signed and .eel affixed by it df .uehorlsed eh.r+tto by l order of In board of dinclon 0-01 r :t 0. s ' Mrs or oniowe►, r D. stark) srArs oeie 1 w ~~W a..n, 4f _ I "blastos............ : " to..rr et -_Mashington r! 74....... rerala aw"ree _ . - see .74 h . h% bobs d* amen. lsewwN4...w++ w ab.e w0wtl ..aen Qe -A w afar a W .W sue he A. athrr, dw w w" w I r do _ _ r..irw e.t nr w teetr h w Stark end-=rent' De-- Stack e...«►, of _ ~ . sow aeeaewtelld the f4rtpi d tarry . . • f sod the tae sew afft4d w the hroM Iwrarwrwl f. w wpr4w .rut w fwa:,rlZlair vehrrrr at mw1 red of oew erf+ranew awl the 2.M h=.W w re. dn• hell of MW wo~v.rarM r of in bra ?==8= at thew arlw4wfeled "W arwr7g w be bs eeMweart of Not suf. (OIL IAL . 1.Iero veer s a A ir it he th.M a•~ Notary /rolls Ise Or4pa X a e4wwhrlsa 7riiwwtd.w a~fr« _s~•3~R' / ma/6«+". my -lea.-Gr-Stark-aAd•1ra:1e....D.-..8tark.. ~:.+:~:Jc,l~l -,.,,j~ 8104--S e--Wv--asters-•Rd. sTAn or owaor+ Cant of W.rt+rVM rrt : Ly=_A._JftD=1d_aad..lbnic1K...R...Xc nald 8344-8.-1i. -Boss-- .na i{«R wr .Tae y a1kMrs`'°r Np, -4Ygardr--or►ISARR~R7~oo.~.: v.ron« for MW tar+rx wrr"r"r4r4wMr se24s.46a+4e =.9 rswbM inbak N r~arde ::,,°r,,t E~ I'IcDDAald___ ■woaou s Wes pId CMR+y, y --T.i4as~~s~e as-7213 vV~h+w rl:hb;d:iedws~ Miaid,' veer r" 202.144. t` ii • ' ' ROR4 jhONdSR~~d'vew a p r<w~M.e sM In M.n:.r. re.q M.M Is er Mw4" eM.w. \ L C `j`' • Ja ~~►,Iaj a w + r".:. ^tfi(?YS.' dry" tOp ctpp~,,ft cY 7.ca ~~ssaa7~rp,5 i v.f~- 1i~\:A;; 41j{~~~ 1?~`? «'16 .'r 0. .Ti'rily:r • .,^t?~f'ya::. 1Sy + SUBDIVISION NAME APPROVAL. ~ - • EXHIBIT NO. u -24 98 15:42 FROM:WASH CO SURVEYOR 503-681-2909 TO:503 681 7646 PAGE:01/01 Post-it° Fax Note 7671 0aw 6 721 P-&9► COUNTY To 7/1 From )RTA71ON Co./Oe01. Co. IAIA-51le Phone Phone a FFICE • Fe: it / !y ~ 70710 Fay r (00 AM 1WAM]WZNC k request that the Washington County Surveyor's Office reserve the following subdivision name: F ROPOSED NAME OF SUBDIVISION: AP AND TAX LOT NUMBER: Z 5 / - /Z166 7C . Soo )(-goo CITY JURISDICTION (Which City?) OR COUNTY JURISDICTION: ' SURVEYOR'S NAME: //.f 7- OWNER'S NAME: / • ~vt~T ~~/GLf IL ' I understand that if the name is not used within two years, it will be automatically canceled. Name of person reserving name: Address: / Telephone number: Fax number: -Signature: Date: ~~i8 9 a 16,91 • Z c q►,~j~ COrIf~/I approved yv ~ ~Ve f~~S•~e. Washington County Surveyor's Office 1 ~nn~h a v>hi~c y. • 155 North First Avenue, Suite 350-15 Hillsboro, OR 97123 Fax: 681-2909 F:%SHARED%SURVEY%WPSHARE%SUBNAME.DOC STATE OF OREGON SS County of Washington I, Jerry an~Qp►1 r of Assess- ment and ttdn o County Clerk for S 400untY4 flat"0 rtify that ~a 15 the wlthliaGtruinep~,~(~yrn4 tti~1d celved t $ After tnoordiag return to: and reQOrded: ti0ldl('bi tip4ordot aald G 2LD SDesigt~ county. r on St. Hillsboro, OR 97123 Jerry R. Hanaor4eDlrector of OiAeeeeaenent`~rLO TTaxatlon, Ex- pfflog,Gpynty fork Doc 98062349 Rect: 210457 13.00 06/11/1998 02:52:41pm AFFIDAVIT OF CONSENT TO USE OF SUBDIVISION NAME STATE OF OREGON ) ) ss COUNTY OF WASHINGTON ) I Kenneth Waymire, being duly sworn, depose and say: I am the developer of Ashford Oaks recorded in Plat Book 67 pages 32 and 33 of Washington County Plat Records, and do hereby authorize West Hills Development Co., an Oregon Corporation, to use the name "Ashford Meadows" for this subdivision and any other subsequent phases. e "Aml W ymire, Pres' nt net e Waverly Construction !R Subscrib and sworn to before me this day of May, 1998 FNO mTj11A IMCCAU6lY Alicfor regon TARY PUMLIC-0REG ON W pM jjXMMSR68 0CT20. / 0 N i My Commission expires: _ 7 DETAIL PLAN OF PARKING ON "CARRIAGE HOME" LOTS EXHIBIT NO. woo* ` i 00000 00000 00000 1 1 m~A° 2 Gam- i 1 joc, _ 1 1 ~ • 1 1 ~ 4 00000 woo 00000 .••R 0000, low 00000 1 O~oOD MEETING NEIGDp UMENTATIoN ~N~g1t N0. Design Group • r:. April 30, 1998 TO: Property Owner/CIT Member CONSULTING RE: Ross Street Subdivision ENGINEERS Dear Interested Party: LAND USE PLANNERS LDC Design Group, Inc. is representing West Hills Development Company in regards to property located at 8340 SW Ross Street, tax map 2S1-12CB and lots 800, 1000 and 1001. We are considering proposing a 28 Lot single-family LAND SURVEYORS residential subdivision / planned development. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are,invited to attend a meeting on: Thursday, May 14,1998 HILLSBORO 7:00 pm to 9:00 pm (Corporate ofticel Tigard City Hall 233 S.E. Washington St. Town Hall Room 13125 SW Hall Blvd. Hillsboro, 11 11123 503.648.4061 Tigard, OR 97223 •FAX: 503.681.7646 639-4171 Email: Idch@e•z.net Please notice this will be an informational meeting on preliminary plans. These SALEM plans may be altered prior to the submittal of the application to the City. 3400 State Street Suite G•710 I look forward to more specifically discussing the proposal with you. Please call Salem, OR 97301 me at (503) 648-4061 if you have any questions. 503.370.8424 Fax: 503.370.8426 Since ely, Email: Idcs@e•z.net VANCOUVER 1400 Washington St. a Walsh Suite 150 Vancouver, WA 98660 360.695.1074 Toll Free: 503.241.8657 Fax: 360.695.4142 Email: ldcv@e•z.net KLEIN CONSULTING LDC.2339.7566 ENGINEERS 1904 Elm Street, Suite 1 Forest Grove, OR 97116 03.359.5956 ax: 503.357.5474 Email: kce-dfs@triax.com NEJAD, KAZEM KN & SALARI, MA AB UKHATER, MARWAN & JANET LE SCHECKLA, F J AgbJ4473 SW 134771 8705 SW REILING STREET 15085 SW HALL BLVD WIGARD, OR 97224 TIGARD, OR 97224 TIGARD, OR 97223 MATRIX DEVELOPMENT CORP. CITY OF TIGARD SCHMIDT'S SANITARY SERVICE 6900 SW HAINES ST., STE 200 13125 SW HALL 8325 SW ROSS STREET TIGARD, OR 97224 TIGARD, OR 97223 TIGARD, OR 97223 SCHMIDT, JOHN & JANE MANGOLD, STEVEN & DEBRA McQUARY, GARY & MOLLY 8325 SW ROSS 8275 SW ROSS STREET 15033 SW 181ST AVENUE TIGARD, OR 97223 TIGARD, OR 97224 TIGARD, OR 97224 EVERHART, WILLIAM & GEORGI PALMER, JACK B TRUSTEE HOGGAN, RICHARD & GAYLE 8145 SW ROSS STREET 15051 SW 81ST AVENUE 15233 SW 81ST AVENUE TIGARD, OR 97224 TIGARD, OR 97224 TIGARD, OR 97324 MCDONALD, LYNN & MONICA EMMONS, WALTER BRUCE KUO, HUEY-JU & PAO, CHENG-MIN 8340 SW ROSS STREET 15196 SW KENTON c% PAO, CHUN-CHI TIGARD, OR 97223 TIGARD, OR 97224 15174 SW KENTONDRIVE. • TIGARD, OR 97224 MERCIL, MARLIES & DANIEL KELLER, STEVEN & JEANINE SWIFT, CHRISTOPHER & JOYCE 15152 SW KENTON DRIVE 15130 SW KENTON DRIVE 15118 SW KENTON DRIVE TIGARD, OR 97224 TIGARD, OR 97224 TIGARD, OR 97224 KOPPANG, THOMAS E NEIHART, NANCY E FOX, JOHN NELSON & SHARON 7120 SW LAVIEW DRIVE 15072 SW KENTON DRIVE 15050 SW KENTON DRIVE PORTLAND, OR 97219 TIGARD, OR 97224 TIGARD, OR 97224 VERGOTTINI, GRANT C MUNDSTOCK, JOHN & SHARI SMITH, PHILIP AND VICKY 15038 SW KENTON DRIVE 15016 SW KENTON DRIVE 15029 SW KENTON DRIVE TIGARD, OR 97224 TIGARD, OR 97224 TIGARD, OR 97223 WARREN, STEVEN CHARLES ANDERMAN, WILLIAM & JEAN BOARDMAN, JOHN & GEORGIA 15041 SW KENTON DRIVE 15063 SW KENTON DRIVE 15089 SW KENTON DRIVE TIGARD, OR 97224 TIGARD, OR 97224 TIGARD, OR 97224 OUTTERFIELD, ROBIN A STEBNER, GRANT & SUSAN ZUELKE PAUL 15121 SW KENTON 15143 SW KENTON DRIVE 15165 SW KENTON DRIVE TIGARD, OR 97224 TIGARD, OR 97224 TIGARD, OR 97224 BRANEN, CHARLES L., DMD BRANEN, CHARLES & RUTHANNE WALKER, MICHAEL & JANEE 5301 SW 81ST AVENUE 15301 SW 81ST AVENUE 15323 SW 81ST AVENUE qW IGARD, OR 97224 TIGARD, OR 97223 TIGARD, OR 97224 ROLLINS, SANDRA & JACK WISE, RONALD H CHRISTENSON, CRAIG & 15007 SW KENTON DRIVE 10598 SW NAEVE STREET KATHERINE TIGARD, OR 97224 TIGARD, OR 97224 14967 SW KENTON TIGARD, OR 97224 HAVNAER, KURT & KIRSTIN PITIMON, BRADLEY & LAURIE O'CONNOR, PATRICIA JO 14943 SW KENTON DRIVE 14830 SW KENTON DRIVE 2034 SOUTH FORK DRIVE TIGARD, OR 97224 TIGARD, OR 97224 LAFAYETTE, CO 80026 MOLL, JAMES & CAROLYN BRIED, STEPHEN NIELSEN, CAROLYN 14874 SW KENTON DRIVE 14896 SW KENTON DRIVE 14910 SW KENTON DRIVE TIGARD, OR 97224 TIGARD, OR 97224 TIGARD, OR 97223 BEAHM, TODD & SUSAN SKIDMORE, SHIRLEY & SCHRADER, JAY & KAREN 14932 SW KENTON DRIVE QUANT, RONALD 6373 HAVERHILL COURT TIGARD, OR 97224 14954 SW KENTON DRIVE WEST LIMN, OR 97068 • TIGARD, OR 97224 SYMES, DAVID JACK BIETHAN JOHN BENMETH 15000 SW KENTON DRIVE 15525 SW 109TH AVENUE 15550 SW 109TH AVENUE TIGARD, OR 97224 TIGARD, OR 97224 TIGARD, OR 97224 OREGON, STATE OF DEPT OF LDC.2339 TRANSPORTATION PO BOX 1368 BEAVERTON, OR 97075 • AFFIDAVIT OF MAILING STATE. OF OREGON ) )SS.. City of Tigard being duly sworn, depose and say that on ftril 3t) 19~ 1 caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) qD -5~1~ BSc 2br, ~ Q51 - 7-L ~'bb 10-270 . l LN a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were d posited on the date indicated above in the United States Post Office located at , with postage prepaid thereon. • AM1 UAW Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the ~ day of 1 , 19r' ' OFFICIAL SEAL L uf,(I ~~ZL JEANNE DOUGAL NOTARY PUBLIC - OREGON NOTA Y PUBLIC OF ORE 66N COMMISSION NO. 036238 W COMMISSION EXPIRES XLY 1Z 1998 My Commission Expires: :applicant, please complete information below for proper placement with proposed project) ------------------------------------i I Nr~VIE OF PROJECT OR PROPOSED NAME: TYPE OF PROPOSED DEVELOPMENT: I Name of Applicant/Owner. I Address or General Location of Subject Property: I Subject Property Tax Map(s) and Lot #(s): L-___.--_-_---------------------------------------------------- h:Vogmlpatty% nastenwt=jj= AFFIDAVIT OF POSTING NOTICE • WITHIN SEVEN (7) CALENDAR. DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 It ~4k21 6A ✓L , do affirm that i am (represent) hey party initiating interest in a proposed " 4 S'n ~ YES Su 9cting the land located at (state the approximate cations no address(s) and/or tax lot(s) currently registered) SW M=ksS , and did on the _ day of ~ . 19 qq personally post notice indicating that the site may be proposed for aOT4, ~ SN 4 S A e4 Ala n J rteil . application, and the time, date and place of a neighborhood meeting discuss the proposal. The sign was posted at IZ~ss S'~ } ITPWz-'% 150. 62..., 'T14- R-sS sc /d.tn olL 9Wn (state location you posted notice on property) • Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the day of V I , 19i . OFFICIAL SEAL AMIE WILSON NOTARY PUBLIC OREGON COMMISSION NO. 054355 MYCOMMISSIOND(PIRESMAY27.zoaa NOTARY PUBLIC OF OREGON My Commission Expires: (Applicant, please complete information below for proper placement with proposed project) ---------------------------------------------------------------------I AlY1E OF PROJECT OR PROPOSED ~1A:'VIE: TYPE OF PROPOSED DEVELOPMENT: I Name of Applicant/Owner. I I Address or General Location of Subject Property: I 1 LSubjectProperty TaxMap(s)andLot#(s)_--- -J n::,jogimpattyvnastersiattpost.mst P-OT v✓ 10 jll~ o bill IL C9 - - - - _.r~_ _ _ _ .acv _~e•? ~.,f_ 44-- ry s orf . o 00. i MATING DAM• f f/ S13B CT" c, ~D~ss: NAM G/ ~c l p f? s ~ u1. Ic lop' G1 CA S' S 33 IV ~SZZ S r- L Y.. ~~S v LOF PROPERTY OWNERS LIST 250 FEET OF SITE . ptNIBiT NO. - - Property Data Selection Menu - - Prop ID R1015653 (Real Estate). Owner: NEJAD, KAZEM KH SALARI, MA Map Tax Lot: 2S111AD-0980; (240028) 14473 SW 134TH Legal SCHECKLA PARK ESTATES, LOT 61 TIGARD. OR 97224 Situs 8615 SW REILINC ST Year Built : 1993 .TIGARD, OR 97224 Living Area: 1514 Code Area : 023.74 Sale Date : 10/11/9 Sale Price: 126,000 1997' Roll Values Deed Type : DW Improvements $ 107,550 W Instrument: 93084597 Land $ 53,300 W 1997 Tax Status Appraised $ 160,850 Current Levied Taxes 2,052.01 Exemptions $ 0 Special Assessments Taxable RMV $ 160,850 * No Taxes Due M50 Assessed $ 13G,800 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More E r Option from Above or <RET> to Exit: _ - - Property Data Selection Menu - - -1 Prop ID R1015644 (Real Estate) Owner: ABUKHATER, MARWAN & JANET LE Map Tax Lot: 2S111AD-09700 (292035) 8705 SW REILINC ST Legal SCHECKLA PARK ESTATES, LOT 62 TIGARD, OR 97224 Situs : 8705 SW REILINC ST Year Built : 1994 Living Area: 1351 Code Area : 023.74 Sale Date : 03/21/96 Sale Price: 72,000 1997 Roll Values Deed Type : DW Improvements $ 92,010 W Instrument: 96025199 Land $ 47,690 W 1997 Tax Status Appraised $ 139,700 Current Levied Taxes 1,551.91 Exemptions S 0 Special Assessments Taxable RMV $ 139,700 * No Taxes Due M50 Assessed 5 103,460 (1) Alt Disp (2) Primary (3) Secondary .(4) Land/Impr (5) Gen Appr. (6) Ownership (7) History More Enter Option from Above or RET> to Exit: • - Property Data Selection Menu - - 'rop ID R1015635 (Real Estate) Owner: SCHECKLA, F J lap Tax Lot: 2S111AD-096 0 (94774) 15085 SW HALL BLVD ,egal SCHECKLA FARM. ESTATES, LOT 63 TIGARD, OR 97223 Titus 15085 SW HALL BLVD Year Built 1918 Living Area: 912 'ode Area : 023.74 gale Date : 12/01/78 We Price: 1997 Roll Values reed Type : Improvements 5 47,880 W :nstrument: PLAT4444 Land $ 56,100 W 1997 Tax Status Appraised 5 103,980 'urrent Levied Taxes 919.97 Exemptions 5 X8,250 ) special Assessments Taxable RMV $ 95,73:1 * * * No Taxes Due * * * M50 Assessed $ 61,30-1 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More ;411r. Option from Above or <;RET • to Exit t Property Data Selection Menu 'rop ID e 81015626 (Real Estate) Owner: SCHECKLA, F J lay, Tax Lot: 2S111AD-09500 (94773) 15085 SW HALL BLVD ,gal SCHECKLA PARK ESTATES, LOT 64 TIGARD, OR 97223 Titus Y6hr Built Living Area: 'ode Area : 023.74 We Date : 12/01/78 gale Price: 1917 Roll Values !eed Type : Improvements $ 0 W :nstrument : FLAT4444 Land $ 48,000 W 1997 Ta : Status Appraised $ 48,000 ( _ ) 'urrent Levied Taxes 499.48 Exemptions S 0 jecial Assessments Taxable RMV $ 48,000 No Taxes Due M50 Assessed $ 33,300 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen_Appr (6) Ownership (7) History More, :nter Option-from Above or <.REW to Exit • • - - Property Data Selection Menu - - -1 drop ID :.R2073168 (Real Estate) Owner: MATRIX DEVELOPMENT CORP lap Ta.. Lot: 2S111DA-008Csc_1 (306976) 690CI SW HAINES ST STE 200 Legal APPLEWOOD PARK, LOT 4, ACRES .10 TIGARD, OR 97224 3itus : 8625 SW BRAEBURN LN Year Built Living Area: lode Area : c=123.74 :ale Date . Sale Price: 1997 Roll Values ?eed Type : Improvements $ Instrument: Land S c_i 1997 Tax Status Appraised 5 c_f 7urrent Levied Taxes Exemptions Special Assessments Taxable RMV S 0 No Taxes Due M50 Assessed 5 (71 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (C) Gen Appr (6) Ownership (7) History More ~r3~tOption from Above or <RET> to Exit: - Property Data- Selection Menu ?rop ID 82073169 (Real Estate) Owner: MATRIX DEVELOPMENT CORD lap Ta:; Lot: 2S 1 1 1 DA-009c= 0 (306976) 6900 SW HAINES ST STE 2E-10 Legal APPLEWOOD PAR:, LOT C, ACRES..10:.. TIGARD, OR 97224 3itus : 8601 SW BRAEBURN LN Year Built Living Area: ;,ode Area : 023.74 :ale Date . Sale Price: 1997 Roll Values Deed Type : Improvements 5 0 "Instrument: Land 5 0 1997 Tax Status Appraised S 0 7urrent Levied Taxes Exemptions 5 0 3pe.cial Assessments Taxable RMV 5 G_f * * * No Taxes Due * M50 Assessed 5 0 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Inter Option from Above or <RET{ to Exit: _ • • Property Data Selection Menu - - -1 'rop ID R2073170 (Real Estate) Owner: MATRIX DEVELOPMENT CORF lap Tax Lot: 2S 1 1 1DA-01000 (3OG976) 6:100 SW HAINES ST STE 200 legal FA LOT 61 ACRES .11 TIGARD, OR 97224 3itus 8620 SW BRAEBURN LN Year Built Living Area: 'ode Area : 023.74 Sale Date : ?ale Price: 1997 Roll Values )eed Type : Improvements S 0 W Instrument: Land $ 0 W 1997 Tax Status Appraised $ 0 7urrent Levied Taxes Exemptions $ 0 Special Assessments Taxable RMV S 0 * No Taxes Due t* M50 Assessed $ (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More _ inter Option from Above or - <::RET> to Exit: - - Property Data Selection Menu - -1 'rop ID R2073171 (Real Estate) Owner: MATRIX DEVELOPMENT CORP lap Tax Lot: 2S111DA-01100 (306976) 6900 SW HAINES ST STE 200 legal AFFLEWOOD FARE, LOT 7, ACRES .09 TIGARD, OR 97224 Titus : 8600 SW BRAEBURN LN Year Built Living Area: "ode Area : 023.74 Sale Date : Sale Price: 1997 Roll Values )eed Type : Improvements S 0 W instrument: Land $ 0 W 1997 Tax Status Appraised $ 0 'urrent Levied Taxes Exemptions $ 0 Special Assessments Taxable RMV $ 0 } No Taxes Due M50 Assessed $ 0 (1) Alt Disp .(2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6).Ownership .(7) History More :nter Option from Above or :RET> to Exit: _ • • Property Data Selection Menu - - -1 Prop ID 82073172 (Real Estate) Owner: MATRIX DEVELOPMENT CORP Map Tax Lot: 2S111DA-01200 (306976) 6900 SW HAINES ST STE 200 Legal APPLEWOO =1 LOT 8, ACRES .11 T1C:ARD, OR 97224 Situs 8627 SW LODI LN Year Built Living Area: Code Area : 023.74 Sale Date . Sale Prise: 1997 Roll Values Deed Type : Improvements S 0 Instrument: Land $ CI 1997 Tax Status Appraised $ Cl Current Levied Taxes Exemptions $ 0 Special Assessments Taxable RMV $ * No Taxes Due M50 Assessed $ 0 (1) Alt Di-r' (2) Primary (3) Secondary (4) Land/Impr (C) Gen Appr (6) Ownership (7) History More Ent,-Pr Option from Above or <RET`• to Exit: _ - Property Data Selection Menu - - -i A ID 82073173 (Real Estate) Owner: MATRIX DEVELOPMENT CORP Map Ta.. Lot: 2S111DA-01300 (306976) 690c_s SW HAINES ST STE 200 Legal APPLEWOOD PARK, LOT 9, ACRES.0v TIGARD, OR 97224 Situs : 8605 SW LODI LN Year Built Living Area: Code Area : 023.74 Sale Date : Sale Price: 1997 Roll Values Deed Type : Improvements $ 0 Instrument: Land $ 0 1997 Tax Status Appraised $ 0 Exemptions $ 0 Current Levied Taxes ExemF Special Assessments Taxable RMV $ * No Taxes Due M50 Assessed $ (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr Gen Appr (6) Ownership (7) History More Enter Option from Above or <;RET> to Exit: • • - - Property Data Selection Menu - - -i 'rop ID 82073177 (Real Estate) Owner: MATRIX DEVELOPMENT CORP ap Tax Lot: 2S111DA-01702 (306976) G900 SW HAINES ST STE 200 ,egal APPLEWOOD PARS(, LOT 13, ACRES .10 TIGARD, OR 97224 itus Year Built : Living Area: 'ode Area : 023.74 ale Date : ale Price: 1997 Roll Values eed Type : Improvements $ 0 W nstrument: Land S 0 W 1997 Tax Status Appraised $ 0 `urrent. Levied Taxes : Exemptions $ 0 pecis1 Assessments Taxable RMV S 0 * * * No Taxes Due * * * M50 Assessed $ c.~ (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Option from Above or <RET=• to Exit: _ nQr 0 - - Property Ddta Selection Menu - - -1 rop ID : 82073178 (Real Estate) Owner: MATRIX DEVELOPMENT CORP V.ap Tax Lot: 2S111DA-01800 (306976) 6900 SW HAINES ST STE 200 ,egal : APPLEWOOD PARK, LOT 14, ACRES .09' TIGARD, OR :7224 i tus : 8602 SW LODI LN Air Built Living Area: 'ode Area : 023.74 ale Date : We Price: 1997 Roll Values wed Type : Improvements $ 0 W nstrument: Land $ 0 W 1997 Tax Status Appraised $ 0 urrent Levied Tares : Exemptions $ 0 pecial Assessments Taxable RMV $ 0 No Taxes Due M50 Assessed $ 0 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More titer Option from Above or <:RET • to Exit • i Property Data Selection Menu - - -i 'rap ID : 82075869 (Real Estate). Owner: MATRIX DEVELOPMENT CORP slap Tait Lot: 2S 1 11DA-02000 (306976) 6900 SW HAINES ST STE 2iac3 ~:,egal APPLEWOOD PARK NO.2, LOT 15, ACRES TIGARD, OR 97224 -Situs Year Built : Living Area: 'ode Area : 023.74 -Sale Date : -Sale Price: 1997 Roll Values )eed Tyre : Improvements $ 0 Instrument: Land $ 0 1997 Tax Status Appraised $ 0 urrent Levied Taxes Exemptions $ 0 ) Special Assessments Taxable RMV $ C, } * * * No Taxes Due { * * M50 Assessed $ (1) Alt Disp (2) Primary (3) Secondary (4) Land/Irnpr (5) Gen Appr (6) Ownership (7) History t.> More ;r Option from Above or ::RET to Exit: Property Data Selection Menu i ?rop ID, 82675870 (Real Estate) Owner: MATRIX DEVELOPMENT CORP lap Tax Lot: 2S 1 1 1 DA-02100 (306976) 6900 SW HAINES S' STE s_ 0 Legal AFFLEWOOD F F: NO.2, LOT 16,,ACRES TIGARD, OR 97224, .09 -Sites : 8599 SW BELLFLOWER LN Year Built Living Area: ,ode Area : 023.74 -Sale Date . ';ale Prise: 1997 Roll Values )eed Tyre : Improvements $ 0 Land $ 0 t+) Instrument: 1997 Tax Status Appraised $ cj ) 'urrent Levied Taxes : Exemptions $ (3 Special Assessments Taxable RMV S 0 } No Taxes Due M50 Assessed $ (1) Alt Disp (2) Primary (3) Secondary (4) Land/Irnpr .(5) Gen Appr (6) Ownership (7) History More 'nter Option from Above or <RET`• to Exit: _ • • - Property Data Selection Menu - - -1 'rop ID R207589(7-1 (Real Estate) Owner: MATRIX DEVELOPMENT CORP tar, Tax Lot:. 2S111DA-(=14100 (306978) . 6900 SW HAINES ST STE 200 regal APPLEWOOD PARR NO.2, LOT 36, ACRES TIGARD. OR 97224 3itus Year Built Living Area: 'ode Area : 023.74 Sale Date : !ale Price: 1997 Roll Values )eed Type : Improvements S 0 Instrument: Land S 0 1997 Tax Status Appraised $ 0 'urrent Levied Taxes Exemptions $ 0 Special Assessments Taxable RMV $ c } No Taxes Due M50 Assessed $ f~ (1) Alt Disp (2) Primary (3) Secondary (4) Lane/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or '*RET:> to Exit: _ - Property Data Selection Menu - - 1 'r p ID R2075889 (Real Estate) Owner: MATRIX DEVELOPMENT CORP lap Tax Lot: 2S111DA-04000 (3(36976) 69:0 SW HAI14ES ST STE 200 regal APPLEWOOD PARK NO.2, LOT 35,.ACRES TIGARD, OR 97224 . 11 . 3itus : 8592 SW BELLFLOWER LN Ye"ar Built Living Area: 'ode Area : 023.74 Sale Date : Sale Price: 1997 Roll Values )eed Type : Improvements $ 0 instrument: Land S G_t 1997 Tax Status Appraised $ 0 'urrent Levied Tares.: Exemptions $ 0 Special Assessments Taxable RMV $ 0 s No Taxes Due M50 Assessed S 0 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr .(6) Ownership (7) History.. More Inter Option from Above or <RETi to Exit: • Property Data Selection Menu - - -1 'rop ID 82075888 (Real Estate) Owner: MATRIX DEVELOPMENT CORF lap Tax Lot: 2S111DA-039(-* j (300976) 6900 SO HAINES ST STE 2E_K3 ;eSal e AFPLEWOOD PARK NO.2, LOT 34, ACRES TIGARD OR 97224 .0a situ 8586 SW BELLFLOWER LN Year Built Living Area: 'ode Area : E_123.74 Sale Date : Sale Price: 1997 Roll Values )eed Type : Improvements $ i3 ;nstrument: Land 5 0 1997 Tax Status Appraised $ 0 :urrent Levied Taxes : Exemptions S 0 }pe-_ial Assessments Taxable RMV 5 0 No Taxes Due M50 Assessed $ E~ (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More ..nter Option from Above or <RET> to Exit: _ Property Data Selection Menu - - -1 'rop ID R2E=175887 (Real Estate) Owner: MATRIX DEVELOPMENT CORF lap Tax Lot: 212, 111DA-C)38E-10 (306976) 6900 SW HAINES ST STE 200 regal, APPLEWOOD PARK NO.2, LOT 33, ACRES TIGARD, OR 97224 .11 • 3itus : 8578 SW BELLFLOWER LN Year Built Living Area % 'ode Area : E:123.74 idle Date : Sale Price: 1997 Roll Values )eed Type : Improvements 5 c=~ =nstrument: Land $ 0 1997 Tax Status Appraised $ 0 'urrent Levied Taxes Exemptions $ 0 ,pecial Assessments Taxable RMV 5 4~ • * * * No Taxes Due * * * M50 Assessed $ E=~ (1) Alt Disp (2). Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6).Ownership (7) History More . Inter Option from Above or <RET:> to-Exit: _ i • - - Property Data Selection Menu - - -1 Frog ID R2075886 (Real Estate) Owner: MATRIX DEVELOPMENT CORP. Map Tax Lot: 2S111DA-03700 (306976) 6900 5W HAINES ST STE 2CIC-1 Legal APPLEWOOD PARK NO.2, LOT 32, ACRES TIGARD, OR 97224 .16 Situs 15326 SW 86TH TER Year Built Living Area: Code Area : 023.74 Sale.Date . Sale Price: 1997 Roll Values Deed Type : Improvements S 0 t+) Instrument: Lane $ 0 1997 Tax Status Appraised S 0 Current Levied Taxes : Exemptions $ 0 t-) Special Assessments Taxable RMV $ 0 t=) * No Taxes Due M50 Assessed $ 0 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Apps (6) Ownership (7) History More Enter Option from Above or <RET> to Exit: Property Data Selection Mena - - -1 Fro l"D : R2075937 (Real Estate) Owner: TIGARD, CITY OF tap Tax Lot: 2S111DA-0854.10 (191821) 13125 SW HALL Legal APPLEWOOD NO.2, TRACT B, ACRES TIGARD, OR 97223_ .01, NON-ASSESSABLE +itus Yipar Built Living Area: .ode Area : 023.74 ale Date . ale Price: 1997 Roll Values eed Type Improvements $ 0 nstrument: Land S 0 1997 Tax Status Appraised $ 0 urrent Levied Taxes : Exemptions $ 0 pecis1 Assessments Taxable RMV S 0 No Taxes Due M50 Assessed S (1) Alt Disp (2) Primary (3) Secondary _(4) Land/Impr (5) Gen Appr - (6) Ownership (7) History More. (ter Option from Above or <RET> to Exit: • Property Data Selection Menu - - -1 'rop ID 82075885 (Real Estate) Owner: MATRIX DEVELOPMENT CORP lar, Tax Lot: 2S111DA.-036=0 (306976) 6 EN-1 SW HAINES ST STE 200 'legal APPLEWOOD PARK NO.2, LOT 31, ACRES TIGARD, OR 97224_ .14 3itus 1531(l SW 86TH TER Year Built Living Area: 'ode Area : 023.74 idle Date : Tale Price: 1997 Roll Values )eed Type : Improvements S 0 Cnstrument: Lane S (4 1997 Tax Status Appraised S 0 '.urrent Levied Taxes : Exemptions ;pecial Assessments Taxable RMV 5 to k No Taxes Due M50 Assessed 5 0 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Inter Option from Above or -CRET> to Exit: _ • - - Property Data Selection Menu - - -1 'rop ID 82075884 (Real Estate) Owner: MATRIX DEVELOPMENT CORP lam Tax, Lot: 2S111DA-035c_ici (306976) 6900 SW HAINES ST STE 24=0 'legal APPLEWOOD PARK NO.2, LOT 30,,ACRES TIGARD, OR 97224 .13 3itus : 15242 SW 86TH TER Year Built Living Area: 'ode Area : 023.74 Sale Date : Sale Price: 1997 Roll Values )eed Type Improvements $ 0 Instrument: Land $ 0 1997 Tax Status Appraised $ 0 'urrent Levied Taxes : Exemptions S 0 ,pecial Assessments Taxable RMV S c_i t=) No Taxes Due M50 Assessed (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More nter option from Above or <RET::> to Exit: _ • Property Data Selection Menu - - -1 ?rop ID 82075883_ (Real Estate) Owner: MATRIX DEVELOPMENT CORP lap Tax Lot: 2S111DA-03400 (306976) 6900 SW HAINES ST STE 200- Legal APPLEWOOD PAR} N0.2, LOT 29, ACRES TIGARD, OR 9Z21-114- .13 Titus 15230 SW 86TH TER Year Built Living Area: 'ode Area . 023.74 Sale Date . Sale Price: 1997 Roll Values )eed Type : Improvements $ 0 Instrument: Land $ 0 1997 Tax Status Appraised 5 0 =urrent Levied Taxes : Exemptions 5 0 Special Assessments Taxable RMV $ 0 * * * * No Taxes Due * * * MSS=? Assessed $ 0 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <RET::> to Exit: _ - - Property Data Selection Menu -1 'ro ID 82075882 (Real Estate) Owner: MATRIX DEVELOPMENT CORP lap Tax Lot: 2S111DA-0330CI (306976) 6900 SW HAINES ST STE 200 ,egal AFPLEWOOD PARK NO.2, LOT 28, ACRES TIGARD, OR 97224 .14 'itus : 15222 SW 86TH TER War Built Living Area: ode Area : 023.74 ale Date : ale Price: 1997 Roll Values eed Type : Improvements 5 0 astrument: Land $ 0 1997 Tax Status Appraised $ 0 Yrrent Levied.Taxes : Exemptions $ 0 )eiis1 Assessments Taxable RMV $ 0 No Taxes Due MSc. Assessed $ 0 1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr 5) Gen Appr (6) Ownership (7) History More ter Option from Above or <RET> to Exit: _ • i I • - Property Data Selection Menu - - Prop ID 82075881 (Real Estate) Owner: MATRIX DEVELOPMENT CORP Flat, Tax Lot: 2S111DA-03200 (306976) E900 SW HAINES ST STE 200 Legal : AFFLEWOOD FARM NO.2, LOT 27, ACRES TI1Afi OR q .19 Situs 15212 SW 86TH TER Year Built Living Area: ,ode Area : 023.74 Sale Date . Sale Price: 1997 Roll Values Wed Type : -Improvements $ 0 W Instrument: Land $ 0 W 1997 Tax Status Appraised $ 0 Turrent Levied Taxes : Exemptions $ 0 Special Assessments Taxable RMV $ 0 No Taxes Due M50 Assessed 5 0 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <RET> to Exit: _ - Property Data Selection,Menu - -i Prop ID 82075880 (Real Estate) Owner: MATRIX DEVELOPMENT CORP lap Tax Lot: 2S111DA-03100 (306976) 6900 SW HAINES ST STE 200 legal APPLEWOOD FARE: NO.2, LOT 26, ACRES TIGARD, OR 97224 .11 Titus : 8571 SW BRAEBURN LN Yjar Built Living Area: We Area : 023.74 ale Date : ale Price: 1997 Roll Values eed Type : Improvements $ 0 W nstrument: Lane S 0 W 19:17 Tax Status Appraised $ 0 urrent Levied Taxes : Exemptions $ 0 pecial Assessments Taxable RMV S 0 No Taxes Due M50 Assessed S 0 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5).Gen Appr (6) Ownership (7) History More iter Option from Above or <RET> to Exit: _ Property Data Selection Menu - - -1 'rap ID R2075879 (Real Estate) Owner: MATRIX DEVELOPMENT CORP_ lap Tax Lot: 2S111DA-03000 (3(36976) _690CE-1 SW HAINES ST STE 200 ,egal APPLEWOOD PARK NO.2, LOT 25, ACRES TIGARD OR 97224 . 10 Titus 8585 SW BRAEBURN LN Year Built Living Area: :'ode Area : 023.74 Tale Date : Sale Price: 1997 Roll Values )eed Type Improvements S Instrument: Land S 0 i+) 1997 Tax Status Appraised $ 0 7urrent Levied Taxes : Exemptions S 0 pecial Assessments Taxable RMV S 0 No Taxes Due M50 Assessed 5 0 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Inter Option from' Above or <::RET> to Exit:- Property Data.Selection.Menu. - - • -1 'rop ID R2075878 (Real Estate) Owner: MATRIX DEVELOPMENT CORP -lap Tax Lot: 2S111DA-02900 (306976) 6900 SW HAINES ST STE 200 ,egal APPLEWOOD PAR(: NO. 2, LOT 24, ACRES TIGARD. OR 97224 09 )itus : 8580 SW BRAEBURN LN Year Built Living Area: 'ode Area : 023.74 ,ale Date : Sale Price: 1997 Roll Values )eed Type Improvements $ 0 Instrument: Land S 0 1997 Tax Status Appraised S 'urrent Levied Taxes Exemptions S 0 t-) tpecisl Assessments Taxable RMV $ 0 No Taxes Due M50 Assessed S f~ (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5).Gen.Appr .(6) Ownership (7) History More . :nter Option from Above or RET> to Exit: _ Traffic Impact Study June 1998 Ashford Meadows EEO PROfE~, ~ is9 men RUE R. Prepared for: West Hills Development, Inc. Prepared by: Kimley-Horn and Associates, Inc. PN: 093013.09 ❑ ~ ❑ Kimley-Horn • and Associates, Inc. • Property Data Selection Menu - - -1 'rop ID 82075877 (Real Estate) Owner: MATRIX DEVELOPMENT CORF lap Tax Lot: 2011DA-02850 (306976) 6900 SW HAINES ST STE 200.1 ,egal APPLEWOOD PARK N0.2, LOT 23, ACRES TIGARD, OR 97224, . 10 Titus Year Built Living Area: 'ode Area : 023.74 :ale Date . We Price: 1997 Roll Values ved Type : Improvements $ 0 W :nstrument: Land $ 0 W 1997 Tax Status Appraised $ 0 :urrent Levied Taxes Exemptions S 0 special Assessments Taxable RMV S 0 No Taxes Due M50 Assessed $ 0 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Imps(5) Gen Appr (6) Ownership (7) History More :nter Option from Above or <RET=• to Exit: _ - - Property Data Selection Menu - - ID 82075876 (Real Estate) Owner: MATRIX DEVELOPMENT CORE lap Tax Lot: 2S 1 1 1 DA-02 700 (306976) 6900 SW HAINES ST STE 200 ,egal APPLEW50D PARK NO.2, LOT 22, ACRES TIGARD, OR 97224 .10 Titus Year Built Living Area: 'ode Area : 023.74 We Date . ;ale Price: 1997 Roll Values reed Type : Improvements S 0 W :nstrument: Land $ 0 W 1997 Tax Status Appraised S 0 'urrent Levied Taxes Exemptions $ 0 pecial Assessments Taxable RMV $ 0 No Taxes Due M50 Assessed $ 0 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen.Appr (6) Ownership. (7) History More nter Option from Above or <RET> to Exit: • Property Data Selection Menu - - -1 Prop ID 82075875 (Real Estate) Owner: MATRIX DEVELOPMENT CORF .."late Tax Lot: 2S111DA-02600- (300976) 6900 SW HAINES ST S T E 20E-1.. Legal APFLEWOOD FARE: NO.2, LOT 21, ACRES: TIGARD, OR 57224 . C-19 Situs 8551 SW LODI LN Year Built Living Area: Code Area : 023.74 Sale Date . Sale Price: 1997 Roll Values Deed Type : Improvements $ 0 Instrument: Land S c_~ 1997 Tax Status Appraised S Current Levied Taxes : Exemptions $ Special Assessments Taxable RMV $ 0 * No Taxes Due M50 Assessed S 0 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <RET• to Exit: _ Property Data Selection Menu - -1 F ID 82075874 (Real Estate) Owner: MATRIX DEVELOPMENT CORP `lap Tax Lot: 2S111DA-0250.0 (306976) 6900 SW HAINES ST STE 200 Legal AFFLEWOOD FARE: NO.2, LOT 20, ACRES TIGARD, OR 97224 x_19 Situs : 8590 SW LODI LN Year Built Living Area: -ode Area : 023.74 Sale Date . Sale Price: 1997 Roll Values Deed Type : Improvements $ 0 Instrument: Land S 0 1997 Tax Status Appraised S 0 -.urrent Levied Taxes Exemptions S cs Special Assessments Taxable RMV S ka * No Taxes Due M50 Assessed S E~ (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership. (7) History More Enter Option from Above or <RET> to Exit: • • - - Property Data Selection Menu - - -1 ' Prop ID R2075873 (Real Estate) Owner: MATRIX DEVELOPMENT CORP .`gap Tax Lot: 2S111DA-01400 (306976) 6900 SW HAINES 5T STE 200 Legal APPLEWOOD PARK NO.2, LOT 19, ACRES _TIGARD, OR 97224 .10 3itus Year Built . Living Area: lode Area : 023.74 Sale Date . Sale Price: 1997 Roll Values Deed Type : Improvements S 0 W Instrument: Lane S 0 W 1997 Tax Status Appraised S 0 Current Levied Taxes : Exemptions S 0 Special Assessments Taxable RMV $ 0 * No Taxes Due M50 Assessed S c_~ (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <RET • to Exit: _ - - Property Datd Selection Menu - - -1 ID R2075872 (Real Estate) Owner: MATRIX DEVELOPMENT GORP lap Tax Lot: 2S111DA-02300 (30G976) 6900 SW HAINES ST STE 203 Legal APPLEWOOD PARK NO.2, LOT 18, ACRES TIGARD, OR 97224 '3itus Ypar Built Living Area: lode Area : 023.74 Sale Date . Sale Pris=e: 1997 Roll Values Deed Type : Improvements $ is W Instrument: Lane $ 0 W 1997 Tax Status Appraised $ 0 =urrent Levied Taxes : Exemptions $ 0 Special Assessments Taxable RMV $ 0 * No Tares Due MSc Assessed S c (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5),Gen.Appr (6) Ownership (7) History More. Enter Option from Above or <RET; to Exit: _ • • Property Data Selection Menu - - -1 Prop ID R2075871 (Real Estate) Owner: MATRIX DEVELOPMENT CORP Map Tax Lot: 2S111DA-02200 (306976) 6900 SW HAINES 5T STE 200 Legal APPLEWOOD PARK NO.2, LOT 17, ACRES TIGARD, OR 97224 .09 Situs 8583 SW BELLFLOWER LN Year Built : Living Area: Come Area 023.74 Sale Date : Sale Price: 1997 Roll Values Deed Type : Improvements - S c_~ Instrument: Land $ 0 1997 Tax Status Appraised $ 0 Current Levied Taxes Exemptions $ 0 Special Assessments Taxable RMV $ (;7) * No Taxes Due M50 Assessed S 0 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or RET> to Exit: 2. • • - Property Data Selection Menu - - -1 'rop ID P2064974 (Personal.) Owner: :+CHMIDT'S SANITARY SERVICE I lip Tax Lot: 2S112CB-0090.6 (308413) 8325 SW ROSS ST ,ega1 TIGARD, OR.97223 Titus 8325 SW ROSS ST Year Built . Living Area: 'ode Area : 023.74 Tale Date : Sale Price: )eed Type : 1997 Roll Values :nstrument: 1997 Tax Status Appraised $ 230,374 'urrent Levied Taxes : 3,355.92 Exemptions $ 0 Special Assessments Taxable RMV $ 230,374 No Taxes Due M50 Assessed $ 210,374 (1) Alt Disp (2) Primary (3) Secondary (6) Ownership (7) History (8) Spec Assmt (9) Log More Enter Option from Above or <RET> to Exit: _ Property Data Selection Menu - • -i ' ID 8511707 (Real Estate) Owner: SCHMIDT, JOHN E AND JANE V lap Tax Lot: 2S112CB-009010 (96665) 8325 SW ROSS 'egal WILSON ACRES, LOT FT 8, ACRES 5.91, TICARD, OR 97223. UNZONED FARMLAND-POTENTIAL _ Titus . 8325 SW ROSS ST Year Built 1900 Living Area: 2012 'ode Area : 023.74 1997 Roll Values ;ale Date : 09/01/52 Improvements $ 109,060 ;ale Price: Land $ 85,000 )eed Type : Laid Spec Mkt $ 2,650 :nstrument: 0337:064 Land Spec Use $ 2,650 1997 Tax Status Appraised $ 196,71E (=l 'urrent Levied Wes 2,275.81 Exemptions $ 0 3pedi.al Assessments Taxable RMV $ 196,710 No Taxes Due M50 Assessed $ 151,720 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More . Inter Option from Above or <RET> to Exit. • • - Property Data Selection Menu - - -1 `rag ID R512608 (Real Estate). Owner: MANGOLD, STEVEN.R & DEBRA E lap Tax Lot: 2S112CB-.00700 (182737) 8275 SW. ROSS ST .,egal GOOD ACRES,. LOT PT.1,:ACRES 1.43 TIGARD, OR 57224 Titus 8275 SW ROSS ST Year Built : 1920 Living Area: 1649 'ode Area 023.74 We Date 10/04/90 We Price: 123,500 1997 Roll Values !eed Type : DW Improvements $ 81,560 W :nstrument : 90055488 Land $ 80,660 W 1997 Tax Status Appraised $ 162,220 7urrent Levied Taxes 1,644.77 Exemptions $ 0 lpecial Assessments Taxable RMV $ 162,220 Unpaid Taxes M50 Assessed $ 109,650 (1) Alt Disp (2) Primary (3) Secondary (4) Lane/Impr (5) Gen Appr (6) Ownership (7) History More :nter Option from Agave or <RET> to Exit: _ - -...Property Dyt.a Selection Menu -1 ID R2008942 (Real Estate) Owner: MCQUARY, GARY __L & MOLLY 0- lap Tax Lot: 2S112CB-125OC-1 (76657) 15033 SW 81ST AVE ,egal 1990-012 PARTITION PLAT, LOT 3, TIGARD, OR 97224 ACRES .89 Titus : 15033 SW 81ST AVE Year Built : 1991 Living Area: 2176 We Area : 023.74 We Date : We Price: 1997 Roll Values Teed Type : Improvements 5 186,930 W nstrument: Land $ 115,960 W 1997 Tax Status Appraised S 302,910 'urrent Levied Taxes 3,595.11 Exemptions $ 0 pecial Assessments Taxable RMV 5 302,910 Unpaid Taxes M50 Assessed $ 239,670 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr 16) Ownership (7) History More nter Option from Above or <RET> to Exit: • - - Property Data Selection Menu - - -1 rop ID R2008941 (Real Estate) Owner: EVERHART, WILLIAM W S: GEORGI ap Tax ..Lot: 2S112CB-124:0 (17795£) 8145 SW ROSS ST AgaI a 1990-012 PARTITION FLAT, LOT 2, TIGARD, OR 97224 ACRES .24 itus : 8145 SW ROSS ST Year Built : 1991 Living Area: 1660 ode Area : 023.74 ale Pate : 05/04/90 ale Price: 27,000 1993 Roll Values eed Type : DQ Improvements $ 133,580 W nstrument : 90023180 Lane $ 60,060 W 1997 Tax Status Appraised $ 193,640 :urrent Levied Taxes 2,314.38 Exemptions $ 0 pecial Assessments Taxable RMV S 193,640 No Taxes Due M50 Assessed $ 154,290 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More nter Option from Above or <RET> to Exit: _ Property Data Selection Mena - - IQ ID 82008940 (Real Estate) Owner: PALMER, JACK H TRUSTEE lap Ta:: Lot: 2S112CB-1230Q (260520) 15051 SW 81ST AVE ,egal 1990-012 PARTITION PLAT, LOT 1, TIGARD, OR 97224-7810 ACRES .23 itus : 15051 SW 81ST AVE War Built : 1991 Living Area: 2181 'ode Area : 023.74 ale Date : 08/11/94 ale Price: 1997 Roll Values eed Type : D Improvements $ 155,480 W nstrument: 94083682 Land 5 64,860 W 1997 Tax Status Appraised $ 2201340 urrent Levied Taxes 2,722.07 Exemptions $ 0 fecial Assessments Taxable RMV 5 220,340 No Taxes Due M50 Assessed 5 181,470 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen.Appr, (6) Ownership (7) History More nter Option from Above or ::REW to Exit: • • - - Property Data Selec=tion Menu - - -1 rop ID 8512644 (Real Estate) Owner: HOGGAN, RICHARD E/GAYLE A ap Tax Lot: 2S 1 12CS-00600 10661) 15233 SW 81ST AVE regal GOOD ACRES, LOT PT 7, ACRES .36 TIGARD,.OR 97224 itus 8200 SW ROSS ST Year Built : 1930 Living Area: 1838 We Area 023.74 ale Date : We Price: 1997 Roll Values eed Type : Improvements $ 69,040 W nstrument: 10970778 Lane $ 59,620 W 1997 Tax Status Appraised $ 128,660 Wrent Levied Taxes 1,371.18 Exemptions $ 0 pecial Assessments Taxable RMV S 128,660 No Taxes Due M50 Assessed $ 111410 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More .nter Option from Above or <RET`- to Exit: _ - Property Data Selection. Menu - - ID : 8512626 (Real Estate) Owner: HOGGAN, RICHARD E/GAYLE A_ yap Tax Lot: 2S112CB-00500 (96661) 15233 SW 81ST AVE legal GOOD ACRES, LOT PT 7-8, ACRES 1.25 TIGARD, OR 97224 itus Yqir Built Living Area: ode Area : 023.74 ale Date : ale Price: 1997 Roll Values eed Type : Improvements S is W nstrument: 11280212 Land $ 52,500 W 1997 Tax Status Appraised $ 52,500 urrent Levied Taxes : 518.42 Exemptions $ 0 pecial Assessments Taxable RMV S 52,500 No Taxes Due M50 Assessed $ 34,560 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More nter Option from Above or <::RET> to Exit: • Property Data Selection Menu - - -1 Prop ID 82004541 (Real Estate). Owner: HOGGAN, RICHARD E/GAYLE A lap Tax Lot:_ 25112CB-00501 (96661) 15233 SW 81ST AVE Legal V GOOD ACRES, LOT PT 7, ACRES .21 TIGARD, OR 97224 3itus 15233 SW 81ST Year Built : 1989 Living Area: 241E lode Area : 023.74 Sale Date : 07/12/89. Sale Price: 1997 Roll Values )eed Type : Improvements $ 159,900 W Instrument: 89031713 Land S 54,650 W 1997 Tax Status Appraised S 214,550 Current Levied Taxes 2,559.46 Exemptions $ 0 Special Assessments Taxable RMV $ 214,550 * No Taxes Due MSc Assessed S 170,630 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <RET> to Exit: _ Property Ddtd_.Selection Menu ?r ID 8512635 (Real Estate) Owner: MCDOFfiALD, LYNN B MONICA lap Tax Lot: 2S112CB-00800 (96664) 8340 SW ROSS ST Legal GOOD ACRES, LOT PT 9, ACRES 1.00. TIGARD, OR 97223 3itus : 8340 SW ROSS ST War Built : 1967 Living Area: 1760 lode Area : 023.74 Sale Date : '.ale Price: 1997 Roll Values )eed Type : Improvements $ 95,690 W Instrument: 05030363 Land $ 70,980 W 1997 Tax Status. Appraised $ 166,670 ,urrent Levied Taxes 1,859.71 Exemptions $ 0 Special Assessments Taxable RMV S 166,670 k No Taxes Due M50 Assessed S 123,980 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More EEnter Option from Above or !RET> to Exit: • • - - Property Data Selection Menu - -1 'rop ID 8512617 (Real Estate) Owner: MCDONALD, LYNN B.&: MONICA R lap Tax tot: 2S112CB-c_~1c.~00 (96666) 834471 SW ROSS ST ,egal GOOD ACRES, LOT 'FTS 8-10, ACRES TIGARD, OR 97223 2.96 Titus Year Built Living Area: We Area : 023.74 kale Date : 05/01/75 We Price: 1997 Roll Values eed Type : Improvements $ 0 W :nstrument: 10200703 Lane $ 296,000 W 1997 Tax Status Appraised $ 296,000 Wrent Levied Taxes 3,418.81 Exemptions 5 0 :peci_al Assessments Taxable RMV $ 296,4=00 No Taxes Due M50 Assessed $ 227,920 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More :nter Option from Above or <;RET> to Exit: _ - Property Data Selection Menu - - lip, -1 ID 82065764 (Real Estate) Owner: MCDONALD, LYNN B MONICA R !axe Tax Lot: 2S112CB-01001 (96666) 8340 SW ROSS ST regal GOOD ACRES, LOT FT 10, ACRES, . 20?' TIGARD, OR 97223 _ itus Sir Built Living Area: ode Area . 023.74 We Date : We Price: 1997 Roll Values ,eed Type : Improvements 5 0 W :nstrument: Land $ 4,360 W 1997 Tax Status Appraised 5 4,360 'urrent Levied Taxes : 50.43 Exemptions $ 0 pecial Assessments Taxable RMV 5 4,360 No Taxes Due M50 Assessed 5 3,360 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr W .Ownership (7) History More nter Option from Above or <REW to Exit: _ • - - Property Data Selection Menu - -1 Prop ID ; R2004852 (Real Estate) Owner: EMMONS, WALTER BRUCE lap Tax Lot: 2S112CB-09200 (233393) 15196 SW KENTON Legal ASHFORD OAKS NO.2, LOT 106, ACRES TIGARD, OR 97224__ .13 Situs 15196 SW KENTON Year Built : 1989 TICARD, OR 97224 Living Area: 1621 Code Area : 023.74 Sale Date : Sale Price: 1997 Roll Values Deed Type : DPR Improvements S 122,150 Instrument: 93049058 Land $ 54,600 1997 Tax Status Appraised $ 176,750 Current Levied Taxes 2,059.67 Exemptions $ 0 Special Assessments Taxable RMV $ 176,750 * Unpaid Taxes M50 Assessed $ Q7,310 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Cen Appr (6) Ownership (7) History More Enter Option from Above or <RET% to Exit: _ Property Da_ta_ Selec=tion Menu - - jolt -1 ID R2004851 (Real Estate) Owner: F.UO, HUEY-JU lap Tax Lot: 2S112CB-091 0- (331533)_PAO. CHENC-MIN Legal ASHFORD OAFS NO.2, LOT 105, ACRES % FAO, CHUN-CHI .13 TICARD, OR 97224 3itus 15174 SW KENTON DR 70,r~Built : 1989 Living Area: 1259 lode Area : 023.74 Sale Date : 08/01/97 Sale Price: 170,000 1997 Roll Values Deed Type : C Improvements $ 116,270 Instrument: 97120590 Lane S 54,600 1997 Tax Status Appraised $ 170,870 7urrent Levied Taxes 1,927.21 Exemptions $ 0 Special Assessments Taxable RMV $ 170,870 } No Tares Due M50 Assessed S 128,480 (1) Alt Disp (2) Primary (3) Sec=ondary (4) Land/Impr (5) Gen Appr (6) Ownership. (7) History More _ Enter Option from Above or <:RET:> to Exit: • • Property Data Selection Menu - - -1 'rop ID 82004850 (Real Estate) Owner: MERCIL, MARLIES AND DANIEL A tat, Tax Lot: 2511201090-00, (192856) 15152 SW KENTON DR fugal. ASHFORD OAKS NO.2, LOT 104, ACRES TIGARD, OR 97224 .12 Utus 15152 SW KENTON DR Year Built : 1989 Living Area: 1581 'ode Area : 023.74 We Date : 05/14/91 ;ale Price: 1997 Roll Values Wed Type : DCE Improvements $ 132,8GO W :nstrument: 91025342 Land $ 54,600 W 1997 Tax Status Appraised $ 187,460 ;urrent Levied-Takes 2,168.8E Exemptions 5 0 special Assessments Taxable RMV $ 187,460 No Taxes Due M50 Assessed $ 114,590 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Inter Option from Above or <::RET'• to Exit: _ Property Data Selection Menu ID 82004849 (Real Estate) Owner: FELLER, STEVEN J JEANINE M _ lap Tax Lot: 2S 112CB-08900 (169027) 15130 SW KENTON DR legal ASHFORD OAKS NO.2, LOT 103, ACRES.' TIGARD, OR 97224 .12 . Titus : 15130 SW KENTON War Built : 1989 Living Area: 1610 lode Area : 023.74 Sale Date : 12/13/89 gale Price: 89,900 1997 Roll Values Wed Type : DW Improvements $ 120,2:0 W :nstrument : 89061OG7 Land 5 54,600 W 1997 Tax Status Appraised $ 174,890 lurrent Levied Taxes 2,036.01 Exemptions 5 0 special Assessments Taxable RMV $ 174,890 No Taxes Due M50 Assessed $ 135,740 (1) Alt Disp (2) Primary (3) Sec=ondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More :nter Option from Above or <RET> to Exit: _ • • - - Property Data Selection Menu - - -1 'rop ID R2004848 (Real Estate) Owner: SWIFT, CHRISTOPHER D & JOYCE lap Tax Lot: 2S 1 12CB-08800 (233518) 151 18 SW KENTON DR legal ASHFORD OAKS NO.2, LOT 102,.ACRES TIGARD, OR 97224 .12 3itus 15118 SW KENTON DR Year Built : 1989 Living Area: 1760 !ode Area : 023.74 Sale Date : 06/17/93 Tale Price: 147,000 1997 Roll Values Wed Type : DW Improvements $ 127,650 W :nstrument : 93048005 Land $ 54,600 W 1997 Tax Status Appraised $ 182,250 7urrent Levied Taxes 2,122.94 Exemptions $ 0 ) special Assessments Taxable RMV $ 182,250 No Taxes Due M50 Assessed $ 111,530 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Inter Option from Above or <;RETi to Exit: _ Property. Data,Selection Menu - -1 Q, ID 82004847 (Real Estate) Owner: KOPPANG, THOMAS E lap Tax Lot: 2S112CB-08700 (72979) 7120 SW LAVIEW DR ,egal ASHFORD OAFS NO.2, LOT 101, ACRES' PORTLAND, OR 97219 .12 . 3itus : 15094 SW KENTON DR Year Built : 1989 Living Area: 1488 'ode Area : 023.74 Sale Date : 08/23/95 Tale Price: 135,000 1997 Roll Values Wed Type : DW Improvements $ 115,160 W :nstrument : 95061102 Lane 5 54,600 W 1997 Tax Status Appraised $ 169,760 3urrent Levied Taxes 1,762.31 Exemptions $ 0 ipecial Assessments Taxable RMV $ 169,760 No Taxes Due M50 Assessed $ 130,820 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5).Gpn Appr (6) Ownership (7) History More :nter Option from Above or WET> to Exit:'_ • • Property Data Selection Menu - - -1 'rop ID R2004846 (Real Estate) Owner: NEIHART. NANCY E lap Tai; Lot: 281 12CB-086c= 0 .(172677) 15072 SW KENTON DR omega ASHFORD OAKS NO.2, LOT 100, ACRES TIGARD, OR 97224 .12 3itus : 15072 SW KENTON DR Year Built : 1989 Living Area: 1580 'ode Area : 023.74 Sale Date : 03/08/90 Sale Prise: 91,600 1997 Roll Values )eed Type : DW Improvements 5 127,880 W Instrument: 90011532 Land S 54,600 W 1997 Tax Status Appraised $ 182,483 7urrent Levied Taxes 2,122.36 Exemptions 5 0 Special Assessments Taxable RMV 5 182,480 ` No Taxes Due M50 Assessed 5 1141,490 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More inter Option from Above or <REW to Exit: _ Property Data Selection Menu. - - ID : 82004845 (Real Estate) Owner: FOX, JOHN NELSON & SHARON M lap Tax Lot: 2S112CB-08500 (25331ci) 15050 SW KENTON DR legal ASHFORD OAFS N0.2, LOT 99, ACRES.' TIGARD, OR 97224 .12 3itus : 15050 SW KENTON DR YearBuilt 1989 Living Area: 1728 'ode Area : 023.74 Sale Date : 04/25/94 Sale Price: 149,000 1997 Roll Values )eed Type : DW Improvements $ 128,570 W :nstrument : 94042606 Lang $ 54,600 W 1997 Tax Status Appraised 5 183,170 ;urrent Levied Taxes 2,118.02 Exemptions 5 0 Zpecial Assessments Taxable RMV 5 183,173 * * * No Taxes Due * * * M50 Assessed 5 141 , 200 (1) Alt Disp (2) Primary (3) Sec=ondary (4) Land/Impr (5) Gen Appr (6).Ownership (7) History. More :nter Option from Above or <RET3• to Exit: • • - Property Data Selection Menu - - -1 Prop ID 82004844 (Real Estate) Owner: VERGOTTINI, GRANT C Map Tax Lot: 2S 1 12CB-08400 (175285) 15038 SW KENTON DR Legal ASHFORD OAFS NO.2, LOT 98, ACRES TIGARD, OR 97224 .12 Situs 15038 SW ASHFORD ST Year Built : 1991 Living Area: 1758 Code Area : 023.74 Sale Date : 05/03/90 Sale Price: 98,400 1997 Roll Values Deed Type : DW Improvements $ 138,890 W Instrument: 90022507 Land $ 54,600 W 1997 Tax Status Appraised S 193,490 Current Levied Taxes 2,265.60 Exemptions $ 0 Spec=ial Assessments Taxable RMV 5 193,490 No Taxes Due M50 Assessed 5 151,040 (1) Alt Disp (2) Primary (3) Sec=ondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <REW to Exit: _ Property Data Selection Menu - - AR--1 ID 82004843 (Real Estate) Owner: MUNDSTOCK, JOHN W & SHARI W Map Tax Lot: 2S112CB-08300 (170883) 150IG SW KENTON DRIVE Legal ASHFORD OAKS NO.2, LOT 97, ACRES., TIGARD, OR 9724 .12 Situs : 15016 SW KENTON DR Year Built : 1989 TIGARD, OR 97224 Living Area: 1842 Code Area : 023.74 Sale Date : 02/14/90 Sale Price: 106,030 1997 Roll Values Deed Type : DW Improvements $ 134,813 W Instrument: 90007612 Land $ 54,600 W 1997 Tax Status Appraised $ 183,410 Current Levied Taxes 2,20WG6 Exemptions 5 0 (0- Special Assessments Taxable RMV $ 189,410 0 * No Taxes Due M50 Assessed $ 146,71p- (1) Alt Disp (2) Primary (3) Secondary (4) Land/ITpr (5) Gen.Appr (6) Ownership. (7) History. More,-•~ , Enter Option from Above or <RET:> to Exit:-..- • - - Property Data Selection Menu - - -1 Prop ID 82004842 (Real Estate) Owner: SMITH, PHILIP D AND VICKY A Map Tax Lot: 2S112CB-08200 (165814) 15029.SW KENTON DR Aga ASHFORD OAFLS N0.2, LOT 96, ACRES TIGARD, OR 97223 .13 Situs 15029 SW KENTON Year Built : 1989 Living Area: 1934 Code Area : 023.74 Sale Date : 11/08/89 Sale Price: 109,380 1997 Roll Values Deed Type : Improvements $ 145,910 W instrument: 89054805 Land 5 54,600 W 1997 Tax Status Appraised $ 200,510 Current Levied Taxes 2,361.75 Exemptions $ 0 Special Assessments Taxable RMV $ 200,510 No Taxes Due M50 Assessed $ 157,450 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <:RET> to Exit: _ Property Data Selection Menu - - -1 ID R2004841 (Real Estate) Owner: WARREN, STEVEN CHARLES Mara Tax Lot: 2012CB-08100 (169329) 15041 SW KENTON DR Legal : ASHFORD OAKS'NO.2, LOT 95, ACRES, TIGARD, OR 97224 .14 Situs : 15041 SW KENTON DR Year4Built : 1989 Living Area: 1926 =ode Area : 023.74 Sale Date : 12/11/89 Sale Prise: 117,000 1997 Roll Values Deed Type : DW Improvements $ 142,600 W Instrument: 89061703 Land $ 58,974 W 1997 Tax Status Appraised $ 201,570 =urrent Levied Taxes 2,387.11 Exemptions $ 0 Special Assessments Taxable RMV $ 201,57, * No Taxes Due M50 Assessed $ 159,140 (1) Alt Disp (2) Primary (3) Sec=ondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <:RET to Exit: • • - - Property Data Selection - Menu -1 'rop ID 82004840 (Real Estate) Owner: ANDERMAN, WILLIAM H AND JEAN lap Tax Lot: 2S112CB-08000 (115847) 15063 SW KENTON DR legal ASHFORD OAKS N0.2, LOT 94, ACRES TIGARD, OR 97224 .13 ' Titus 15063 SW KENTON DR Year Built : 1989 Living Area: 2360 'ode Area : 023.74 Sale Date : 11/01/89 Sale Price: 123,000 1997 Roll Values )eed Type : Improvements 5 161,770 W Enstrument : 89053349 Land $ 54,600 W 1997 Tax Status Appraised $ 216,370 _urrent Levied Taxes 2,574.92 Exemptions $ 0 Special Assessments Taxable RMV $ 216,370 k No Taxes Due M50 Assessed $ 171,660 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <RET> to Exit: _ - Property Data Selection Menu - - -1 ID R2004839 (Real Estate) Owner: BOARDMAN, JOHN E & GEORGIA L lap Tax Lot: 2S 1 12CB-0790i~ (178475) 15089 SW KENTON DR fugal ASHFORD OAKS NO.2, LOT 93, ACRES. TIGARD, OR 97224 .13 Titus : 15089 SW KENTON DR Year Built : 1991 Living Area: 1467 lode Area : 0?3.74 Tale Date : 07/31/90 Sale Prise: 94,800 1997 Roll Values )eed Type : DW Improvements $ 122,830 W C nstrument : 90041159 Lane $ 58,970 W 1997 Tax Status Appraised $ 181,800 'urrent Levied Taxes 2,107.36 Exemptions $ 0 1pecial Assessments Taxable RMV $ 181,8:0 Unpaid Taxes M50 Assessed $ 140,490 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Inter Option from Above or <RET> to Exit: • • Property Data Selection Menu - - -1 'rop ID R2.004838 (Real Estate) Owner: BUTTERFIELD, ROBIN A lap Tat Lot: 2S112CB-07800 (171127) 1 SW KENTON legal ASHFORD OAKS NO. 2, LOT 92, ACRES TIGARD, OR 97223 .13 3itus 15121 SW KENTON DR Year Built : 1989 Living Area: 1954 "ode Area : 023.74 .;ale Date : 02/16/90 Sale Price: 115,900 1997 Roll.Values.. Wed Type : DW Improvements $ 136,370 W C nstrument : 90008786 Land 5 54,600 W 1997 Tax Status Appraised 5 190,970 'urgent Levied Taxes 2,244.77 Exemptions $ 0 Special Assessments Taxable RMV $ 190,970 No Taxes Due M50 Assessed 5 149,650 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (.l More liter Option from Above or <RET> to Exit: _ - - Property Data Selection Menu - - -1 ' ID R2004G37 (Real Estate) Owner: STERNER, GRANT E SUSAN K lap Tax Lot: 2S112CB-07700 (223324) 15143 SW KENTON DR fugal ASHFORD OAKS NO.2, LOT 91, ACRES`.' TIGARD, OR 97224 .13 , 3itus : 15143 SW KENTON DR Wary Built : 1989 Living Area: 2223 ;ode Area : 023.74 Sale Date : 01/11/93 Sale Prise: 155,000 1997 Roll Values Wed Type : DW Improvements S 161,700 W :nstrument : 93004424 Land $ 54,600 W 1997 Tax Status Appraised $ 216,300 lurrent Levied Taxes 2,567.28 Exemptions $ 0 lpecial Assessments Taxable RMV $ 216,300 No Taxes Due M50 Assessed $ 171,150 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More inter Option from Above or <RET> to Exit: • • - - Property Data Selection Menu - - -1 'rap ID R2004836 (Real Estate) Owner: ZUELKE, PAUL lap Tax Lot: 28112CB707600 (242325) 1516 SW RENTON DR ;egdl ASHFORD OAKS N0.2, LOT 90, ACRES TIGARD, OR 97224 .13 Situ= 15165 SW KENTON DR Year Built : 1992 Living Area: 1788 :ode Area : 023.74 Sale Date : 11/28/:3 Sale Price: 148,000 1997 Roll Values )eed Type : DW Improvements $ 139,310 W Instrument: 93096826 Land S 54,600 W 1997 Tax Status Appraised S 193,910 7urrent Levied Taxes 2,292.18 Exemptions S 0 Special Assessments Taxable RMV S 193,910 } No Taxes Due M50 Assessed S 152,810 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <RET> to Exit: _ - - Identify Property By Map Tax Lot - • Map Tat Lot Entered "2S112CB- 075i:0" 'f# FAperty Map Tax Lot / C ~e 00........ Legal Description ;/:MD rne......P207225 - 2511 0c=~ 4 RANEN, CHARLES 35 :112 .i7<<~ci 023.74/ Ati FORD O N .2, LOT 89, ACR BR NE Q " CHAR WS L & Ent of List - - inter of Property, ar.<;RET> to Exit: _ • • - - Property Data Selection Menu - - -1 Prop ID P2072256 (Personal) Owner: BRAHEN, CHARLES L., DMD Map Tax Lot: 2S112CB-07504:-) .(322807) .15301 SW 81ST AVE Legal TIGARD,..OR 97224 Situs : 15301 SW 81ST AVE Year Built : Living Area: Cole Area : 023.74 Sale Date . Sale Price: Deed Type : 1997 Roll Values Instrument: 1997 Tax Status Appraised $ 9,946 Current Levied Taxes 0.00 Exemptions 5 9,946 Special Assessments Taxable RMV $ * * * No Taxes Due * * * M50 Assessed $ (1) Alt Disp (2) Primary (3) Secondary (6) Ownership (7) History (8) Spec Assmt (9) Log More Enter. Option from Above or <:RET> to Exit: _ Property Data Selection Menu - - F ID 82004835 (Real Estate) Owner: BRANEN, CHARLES L Map Tats Lot: 2S112CB-07500 (304571) RUTHANNE Legal ASHFORD OAKS NO.2, LOT 89, ACRES,' 153(31 SW 81ST AVE .12 _ TIGARD, OR 97223 tiitus : 15301 SW 81ST AVE Year Built : 1991 Living Area: 1784 Code Area . 023.74 Sale Date : 10/03/96 Sale Price: 177,500 1997 Roll Values Deed Type : DW Improvements 5 132,200 Instrument: 96090864 Land $ 58,970 1997 Tax Status Appraised $ 1911170 Current Levied Taxes 2,235.32 Exemptions $ 0 Special Assessments Taxable RMV $ 191,170 * * * * No Taxes Due * * * M50 Assessed $ 149,020 (1) Alt Disp (2) Primary (3) Sec=ondary (4) Land/Impr (5.) Gen Appr (6) Ownership (7) History. More Enter Option from Above or !RET• to Exit: • • - - Property Data Selection Menu - - -1 Frog ID : 82004834 (Real Estate) Owner: WALKER, MICHAEL D C: JANEE ST :Map Tax Lot: 2 SI 12CB-074: 0 (173539) 15323 SW 81ST AVE Legal ASHFORD OAFS NO.2,.LOT 88, ACRES TIGARD, OR 97224 .12 Situs 15323 SW 81ST AVE Year Built : 1989 Living.Area: 1853 '.ode Area : 023 74 Sale Date : 03/22/90 Sale Price: 108,950 1997 Roll Values Deed Type : DW Improvements 5 131,390 W Instrument: 90014220 Land $ 58,970 W 1997 Tax Status Appraised $ 190,360 Current Levied Taxes 2,215.66 Exemptions $ 0 Special Assessments Taxable RMV $ 190,360 * No Taxes Due M50 Assessed $ 147,710 (1) Alt Dish (2) Primary (3) Sec=ondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History t.) More Inter Option from Above or <REW to Exit: _ y • • Property Data Selection Menu - - -i _Prop ID 82020463 (Real Estate) Owner: ROLLINS, SANDRA K & JACK A Map Tax Lot; 2S 1 12Cb-14700 (32a986) 15007 ,SW KENTON DR Legal e ASHFORD OAKS NO.3, LOT 156, ACRES TIGARD,:OR 97224 .12 Situs : 15007 SW KENTON DR Year Built : 1992 Living Area: 152E Cole Area : 023.74 Sale Date : 08/27/97 Sale Price: 194,900 1997 Roll Values Deed Type : DW Improvements $ 124,050 W Instrument: 97084983 Land S 60,060 W 1997 Tax Status Appraised $ 1849110 Current Levied Taxes 2,196.63 Exemptions $ 0 Special Assessments Taxable RMV $ 184,110 * * * * No Taxes Due * * * M50 Assessed S 146,440 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <RET> to Exit: _ Property Data Selection Menu `-i I: 82020462 (Real Estate) Owner: WISE, RONALD H May, Tax Lot: 2S112CB-14600 (223712) 10598 SW NAEVE ST Legal ASHFORD OAKS NO.3, LOT 155, ACRES TIGARD, OR 97224 _ .12 Situ=-. 14985 SW KENTON DR Year~ Built 1992 Living Area: 1863 '_ode Area : 023.74 Sale Date : 01/21/93 Sale Price: 143,900 1997 Roll Values Deed Type : DW Improvements $ 141,990 W Instrument: 93005872 Land S 54,600 W 1997 Tax Status Appraised S 196,590 Current Levied Taxes 2,317.35 Exemptions S 0 Special Assessments Taxable RMV S 196,590 * No Taxes Due M50 Assessed S 154,490 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6)'Ownership (7) History More Enter Option from Above or ;PET? to Exit: • • - - Property Data Selection Menu - - -1 Prop ID R2020461 (Real Estate) Owner: CHRISTENSON, CRAIG E/KATHERI lap Tax Lot: 2S112C8-14500 (2 52) 14967 SW 1CENTON `Legal ASHFORD OAKS NO.3, LOT 1041 ACRES TIGARD,.OR..97224 .12 Situs : 14967 SW RENTON DR Year Built : 1992 Living Area: 1996 Code Area : 023.74 Sale Date : 04/37/92 Sale Price: 138,000 1997 Roll Values Deed Type : DW Improvements $ 148,500 W Instrument: 92023804 Lane S 60,060 W 1997 Tax Status Appraised $ 208,560 Current Levied Taxes 2,413.82 Exemptions $ 0 Special Assessments Taxable RMV S 208,560 No Taxes Due M50 Assessed $ 160,723 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <REW to Exit: _ Property Data Selection Menu - - ID : R2020460 (Real Estate) Owner: HAVNAER, KURT M & KIRSTIN S la Tax Lot: 2S112CB-14400 (339498) 14943 SW KENTON DR Legal ASHFORD 0.3, LOT 153, ACRES TIGARD, OR 97224 . .14 3itus : 14943 SW KENTON DR YearBuilt : 1992 Living Area: 1855 ,ode Area : 023.74 Sale Date : 12/13/96 Sale Price: 202,300 1997 Roll Values )eed Type : DW Improvements S 143,993 W Instrument: 96113297 Land S 60,060 W 1997 Tax Status Appraised $ 201,050 7urrent Levied Taxes 2,409.60 Exemptions $ 0 Special-Assessments Taxable RMV S 201,050 } No Taxes Due M50 Assessed S 160,640 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <RET>.to Exit:. • - - Property Data Selection - - Menu - -1 Prop ID 82020452 (Real Estate) Owner: PITTMON, BRADLEY J & LAURIE Map Tax Lot: 2S112CB-13600 (287739 14833 SW KENTON DR Legal ASHFORD OAKS NO.3, LOT 145, ACRES TIGARD, OR 97224 .12 Situs 14833 SW KENTON DR Year Built : 1992 Living Area: 1571 Code Area : 023.74 Sale Date 01/04/96 Sale Price: 146,000 1997 Roll Values Deed Type : DW Improvements $ 120,770 W Instrument: 96001380 Land $ 54,050 W 1997 Tax Status Appraised 5 174,823 Current Levied Taxes 2,056.21 Exemptions 5 0 Special Assessments Taxable RMV 5 174,820 * No Tastes Due M50 Assessed 5 187,080 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or RET.`.•- to Exit: _ - Property Data Selection Menu Alt-.- ID 82020451 (Real Estate) Owner: O'CONNOR, PATRICIA JO • `-1 Flap Tax Lot: 2S112CB-13500 (242999) 2334 SOUTH FORK DR Legal ASHFORD OAKS NO.3, LOT 144, ACRES LAFAYETTE, CO 80026 .13 Situs 14852 SW KENTON DR Aary Built 1992 Living Area: 1450 ..'ode Area : 023.74 Sale Date : 12/01/93 Sale Price: 129,500 1997 Roll Values Deed Type : DW Improvements 101,090 W Instrument: 93100981 Land S 54,050 W 1997 Tax Status Appraised ~ 155,140 Current Levied Tastes 2,020.83 Exemptions S 0 :Special Assessments Taxable RMV $ 155,140 * No Taxes Due M50 Assessed $ 134,720 (8) Spey= Assmt (9) Log (10) Comp Sales Split/(M)erge (12) Nbad Profile (13) Loc. Profile (14) Measure .50 More Enter Option from Above or tiRET> to Exit: • • - - Property Data Selection Menu - - -1 Prop ID R2020450 (Real Estate) Owner: MOLL, JAMES A/CAROLYN J Map Tax Lot: 2S112CB-13400 (221231) 14874 SW KENTON DR Legal ASHFORD OAFS N0.3, LOT 143, ACRES TIGARD, OR 97224 .13 Situs 14874 SW KENTON DR Year Built : 1993 Living Area: 1597 Code Area : 023.74 Sale Date . 12/01/92 Sale Price: 129,900 1997 Roll Values Deed Type : DW Improvements $ 124,480 W Instrument: 92086002 Land $ 54,050 W 1997 Tax Status Appraised $ 178,530 Current Levied Taxes 2,120.42 Exemptions $ 0 Special Assessments Taxable RMV $ 178,530 * No Taxes Due M50 Assessed $ 141,360 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Caen Appr (6) Ownership (7) History More Enter Option from Above or <REW to Exit: _ Property Data Selection Menu - - -1 F ID R2020449 (Real Estate) Owner: BRIED, STEPHEN J Map Tax Lot: 2S112CB-13300 (215589) 14896 SW KENTON DR Legal ASHFORD OAKS NO.3, LOT 142, ACRES' TICARD, OR 97224 .15 Situs : 14896 SW KENTON DR Year Built : 1992 Living Area: 1830 Code Area : 023.74 Sale Date : 08/06/92 Sale Price: 135,900 1997 Roll Values Deed Type : DW Improvements $ 134,283 W Instrument: 92054704 Lane $ 69,070 W 1997 Tax Status Appraised $ 203,353 Current Levied Taxes 2,427.63 Exemptions $ 0 Special Assessments Taxable RMV $ 203,350 * No Taxes Due M50 Assessed $ 161,840 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <RET>.to Exit: _ • • - - Property Data Selection Menu - - -1 °rop ID 82020448 (Real Estate) Owner: NIELSEN, CAROLYN M slap Tax Lot: 2S112CB-13200 (217144) 14910 SW KENTON DR- Legal ASHFORD.OAKS NO.3,. LOT 141, ACRES TIGARD,'OR 97223 .14 3itus : 14910 SW KENTON DR Year Built 1992 Living Area: 1625 .ode Area : 023.74 Sale Date 09/04/92 '=ale Prise: 129,500 1997 Roll Values )eed Type : DW Improvements $ 123,220 Instrument: 92062923 Land S 69,070 1997 Tax Status Appraised S 192,290 Current Levied Taxes 2,256.61 Exemptions S 0 3per * a l Assessments Taxable RMV $ 192,290 ) Unpaid Taxes M50 Assessed $ 1'54:x, 440 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <RET> to Exit: _ Property Data.Selection Menu - - Al, ID. 82020447 (Real Estate) Owner: BEAHM, TODD L & SUSAN M lap Tax Lot: 2S112CB-13100, (268957) 14932 SW KENTON DR Legal ASHFORD OAKS NO.3, LOT 140, ACRES TIGARD, OR 97224 - .12 Titus 14932 SW KENTON DR YearLBuilt 1992 Living Area: 1612 lode Area : 023.74 Sale Date . 02/07/95 Sale Prise: 155,000 1997 Roll Values )eed Type : DW Improvements S 126,610 instrument : 95009854 Land $ 60, 060 1997 Tax Status Appraised $ 186,670 ,urrent Levied Taxes 2,214.60 Exemptions $ 0 Special Assessments Taxable RMV $ 186,673 No Taxes Due M50 Assessed $ 147,640 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History. More Enter Option from Above or <RET> to.Exit: _ • - - Property Data Selection - - Menu -1 Prop ID 82020446 (Real Estate) Owner: SKIDMORE, SHIRLEY A & `'lap Tax Lot: 2S 1 12CB-13ssc: 0 (04962) CIUANT, RONALD E Legal ASHFORD OAFS N0.3,. LOT 139, ACRES 14954 SW KENTON DR .12 TIGARD, OR 97224 Situs 14954 SW KENTON DR Year Built : 1992 Living Area: 1842 =ode Area : 02304 Sale Date : 10/14/96 Sale Price: 205,84V 1997 Roll Values Deed Type : DW Improvements $ 138,610 W Instrument: 9609297:9 Land $ 60,060 W 1997 Tax Status Appraised $ 198,670 Current Levied Taxes 2,395.82 Exemptions $ 0 Special Assessments Taxable RMV $ 198,670 * No Taxes Due M50 Assessed $ 159,720 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <RET> to Exit: _ - - Property Data Selection Menu - - ID 82020445 (Real Estate) Owner: SCHRADER, STAY A & KAREN S lap Tax Lot: 2S112CB-12900 (216164) 6373 HAVERHILL CT Legal ASHFORD OAFS NO.3, LOT 138, ACRES WEST LINN, OR 97068 .12 Situs : 14976 SW KENTON DR Year Built : 1992 Living Area: 1882 ,ode Area : 0?3.74 Sale Date : 08/18/92 _Sale Prise: 141 , 900 1997 Roll Values Deed Type : DW Improvements $ 134,650 W Instrument: 92057703 Land $ 60,060 W 1997 Tax Status Appraised $ 194,710 7urrent Levied Taxes 2,328.15 Exemptions $ 0 3pecial Assessments Taxable RMV $ 1:4,710 No Taxes Due M50 Assessed $ 155,210 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <RETi to Exit: • • Property Data Selection Menu - - -1 Prop ID 82020444 (Real Estate) Owner: SYMES, DAVID P R May, Tax Lot: 2S112CH-1280CI (282666) 15000 SW KENTON DR Legal ASHFORD OAKS N0.3, LOT 137, ACRES TIGARD, OR 97224 .13 Situs 15000 SW KENTON DR Year Built : 1992 Living Area: 1985 Code Area : 023.74 Sale Date : 09/13/95 Sale Price: 179,000 1997 Roll Values Deed Type : DW Improvements S 148,690 W Instrument: 95073185 Land $ 54,600 W 1997 Tax Status Appraised $ 203,290 Current Levied Taxes 2,420.27 Exemptions $ 0 Special Assessments Taxable RMV $ 203,290 * * * * No Taxes Due * * * M50 Assessed S 1Y1,350 (1) Alt Disp (2) Primary (3) Sec=ondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or <:RET • to Exit: _ • • - - Property Data Selection Menu - - -1 ?rop ID 82020465 (Real Estate) Owner: OREGON, STATE OF DEFT OF Map Tax Lot: 2S112CB-14:00 (207828) TRANSPORTATION Legal ASHFORD OAK"S NO.3, TRACT F (FUTURE PO BOX 136:8 DEDICATION), ACRES .14 BEAVERTON, R 97075 itus Year Built Living Area: Code Area 023.74 Sale Date-: Sale Price: 1997 Roll Values )eed Tyne : D Improvements $ 0 Instrument: 91071624 Land $ c_i 1997 Tax Status Appraised $ 0 Current Levied Taxes c_1.(71Cf E:•:emptions $ 0 Special Assessments Taxable RMV $ 0 * No Taxes Due M50 Assessed $ 0 (1) Alt Disp (2) Primary (3) Secondary (4) Lane/Impr (5) Gen Appr (6) Ownership (7) History More Enter Option from Above or *.RET> to Exit: _ • TABLE OF CONTENTS • 1.0 INTRODUCTION 1 2.0 PROJECT DESCRIPTION 2.1 Site Description 3 2.2 Proposed Access 3 2.3 Internal Circulation 3 2.4 Project Influence Area 3 3.0 EXISTING CONDITIONS 3.1 Existing Roadway Network 5 3.2 Existing Traffic Volumes and Lane Configurations 6 3.3 Existing Levels of Service 9 4.0 FUTURE CONDITIONS 4.1 Background Traffic 12 4.2 Added Traffic 12 4.3 Year 1999 Levels of Service without Project 15 4.4 Trip Generation 18 4.5 Trip Distribution and Assignment 18 • 4.6 Year 1999 Total Traffic Levels of Service with Project 21 4.7 Turn Lane Requirements 23 4.8 Sight Distance 24 4.9 Safety Priority Index System 24 5.0 RECOMMENDATIONS 25 List of Appendices Appendix A -.Turning Movement Counts Appendix B - Existing Conditions HCS Output Reports Appendix C - Trip Generation Appendix D - Future Conditions HCS Output Reports • 1.0 INTRODUCTION • Kimley-Horn and Associates was retained by West Hills Development, Inc. to provide a Traffic Impact Analysis for the Ashford Meadows residential development in Tigard, Oregon. The development will include up to 27 new single family homes. The site is located on the southeast corner of Hall Boulevard and Ross Street. Figure 1 illustrates the project location with respect to Tigard. The purpose of this study is to address safety, traffic and transportation impacts of the proposed development. Specifically, the study will address 1998 existing traffic conditions, 1999 background conditions without the project, and 1999 total traffic conditions with Ashford Meadows. This study has been prepared in accordance with guidelines and study parameters as discussed with the City of Tigard. Findings in this study are based on traffic counts conducted in June 1998 and information provided by Land Development Consultants, West Hills Development, Inc., and City of Tigard staff. • Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Horn & Assoc. Page 1 ASHFORD MEADOWS FIGURE 1 -VICINITY MAP • SW Pfaffle Gre n > / SW a r t Q' ' mC S C in on S I t 93 aa~ r C0 a a' CO 5 Q J ~ ~ c g~ ~G St 1!H ~0.~ Q 3 rya a~ ke R s s U) Q- ~ ti• _ z SW ark CD r W Om r St 1. cr W Ed ewood St Exit 92 a rn (00) W McD aid St aso.._ i K uSe c,. ~ way Meadows Rd Bonita Rd S Bonita R o S Pine r o a~ Bu a d __j 04 attler St mss ~ Y O f0 xit 291 ASHFORD MEADOWS SW um \a~ 27 SINGLE FAMILY Q DETACHED Seville S DWELLING UNITS u am m ash ngton t Q > a st L o M Q L ~ Go Rosew St d ~ rn Q T o 0 ~ m an Rd ~ I- Q SW H elbrook Rd • 0 mi 0.2 0.4 0.6 0.8 1 Streets98 Copyright ®1988-1997, Microsoft Corporation and/or its suppliers. All rights reserved. Please visit our web site at httpllmaps.expedia.com. Page 1 2.0 PROJECT DESCRIPTION • 2.1 Site Description Ashford Meadows will be located on Tax Lots 800 and 1000 on the southeast corner of Ross Street and Hall Boulevard in the City of Tigard. The site is approximately 4 acres and is mostly vacant except for one existing home. The proposed development will consist of 27 new homes. As part of the development, Ross Street will be realigned with Sattler Street to the south. The site plan and the proposed Ross Street/Sattler Street/Hall Boulevard intersection are illustrated in Figure 2. The existing home will be relocated to Tax Lot 1001 on the northeast comer of the proposed Ross Street/Sattler Street/Hall Boulevard intersection. 2.2 Proposed Access Ross Street and Hall Boulevard will front Ashford Meadows on the north and west sides, respectively. Ashford Meadows will access the existing roadway system via Ross Street and a future extension of SW 84th Avenue. The south half of Ross Street will be improved along the Ashford Meadows frontage. Per instructions from City of Tigard staff, the half-street improvement on Ross Street will include a 20-foot paved width from centerline with curb, gutter, and sidewalks. SW 84th Avenue will be extended from the south property line to Ross Street as a 34-foot paved street with curb, gutter, and sidewalks. Hall Boulevard, will be improved along the site frontage. The half-street improvement along Hall Boulevard will include a 25-foot paved width from centerline with curb, gutter, and sidewalks. 2.3 Internal Circulation • Internal access for Ashford Meadows will be provided by an extension of SW 84th Avenue from the south property line to Ross Street, construction of a new public street east of SW 84th Avenue, and construction of a private street west of the future SW 84th Avenue extension. The new public street will be constructed as a street stub to the east property line to allow for connectivity with future developments. Internal streets are illustrated in the site plan shown in Figure 2. 2.4 Project Influence Area Ashford Meadows will access the existing roadway network at Ross Street and a future extension of SW 84th Avenue. Per discussions with City of Tigard staff, this study addresses safety and sight distance at the proposed access point. In addition, this study also addresses existing and future traffic conditions at the following intersection: • Bonita Road/Hall Boulevard • Ross Street/Sattler Street/Hall Boulevard • Durham Road/Hall Boulevard Ross Street will be realigned with Sattler Street to form a four-way intersection with Hall Boulevard this year. The intersection will be signalized and a southbound left turn lane will also be added at the same time. Both existing and future analyses of the intersection assumed these improvements were in place. • Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Horn & Assoc. Page 3 NORTH EXISTING PORTION OF STREET TO BE VACATED EXISTING HOUSE RELOCATED TO TRANSITION BACK TAX LOT 1001 INTO EXISTING EDGE OF PAVEMENT I I I I I TRANSITION BACK , I I INTO EXISTING EDGE OF PAVEMENT 1 1 I I I I 1 , 1 1 I I I I I I 1 i i I I ' ' I I Ln°°° - STREET ' nTOO ' SATTLER ST. 'n Iom 16c - 10 9 n soo - / 97 c 95 c 12 I 20 0: 18c 94 c 99 ® 7 I 29 c 12C 93 c--- i I :----c PPJVATE ST. PUBLIC S . I 1 I ?5~c 26 I i 24c 25 5; 4; 3 2; 9 , 1 I Pono 27 , I I ' W , ~ I I W , I I x H v 1 ~ I • ASHFORD MEADOWS FIGURE 2 SITE PLAN File: 093013.09 ASHMDWO2 Kml ey-Horn and Associates, Ine. 3.0 EXISTING CONDITIONS • 3.1 Existing Roadway Network Ross Street extends east of Hall Boulevard as a two-lane roadway with grassy shoulders. On-street bike lanes and sidewalks are not provided. Ross Street will provide primary access to Ashford Meadows. Ross Street is classified as a Minor Collector by the City of Tigard and Washington County. The posted speed limit is 25 mph. Although on-street parking is not prohibited, no parked vehicles were observed on Ross Street in the vicinity of the site. Ross Street will be realigned approximately 100 feet to the south with Sattler Street in the fall of 1998. Sattler Street extends west of Hall Boulevard as a two-lane roadway with curb, gutter, and sidewalks. On-street bike lanes are not provided. Sattler Street intersects Hall Boulevard approximately 100 feet south of Ross Street. Sattler Street is classified as a Minor Collector by the City of Tigard and Washington County. The posted speed limit is 35 mph. Although on-street parking is not precluded, no parked vehicles were observed on Sattler Street in the vicinity of the site. Hall Boulevard is a two-lane roadway north of Sattler Street and a three-lane roadway south of Sattler Street. On-street bike lanes are provided. Some areas on Hall Boulevard have been improved with curb, gutter, and sidewalks. Other areas have grassy shoulders and/or a ditch. Hall Boulevard is classified as an "Arterial" by the City of Tigard and Minor Arterial by Washington County. Hall Boulevard is the only facility in the area maintained and operated by the Oregon Department of . Transportation (ODOT). Hall Boulevard is a District Highway under ODOT's Level of Importance (LOI) policy. The posted speed limit is 40 mph. On-street parking is not permitted. Bonita Road is a three-lane roadway with curb, gutter, and sidewalks. On-street bike lanes are provided. It is classified as an Arterial by the City of Tigard and a Minor Arterial by Washington County. The posted speed limit is 35 mph. On-street parking is not permitted. • Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Horn & Assoc. Page 5 Roadway characteristics are summarized in Table 1. • Table 1. Summary of Existing Roadway Characteristics Street Name Road Class No. of Posted Side Bike On-Street Comments Lanes Seed walks Lane Parkin Ross Street Minor 2 35 No No Yes No parked cars observed. Collector Sattler Street Minor 2 35 Yes No Yes No parked cars observed. Collector Hall Boulevard Arterial 2-3 40 Yes Yes No 2 lanes north of Battler. 3 lanes south of Battler. Bonita Road Minor 3 35 Yes Yes No Collector Durham Road Arterial 3 35 Yes Yes No 3.2 Existing Traffic Volumes and Lane Configurations Ross Street will be realigned with Sattler Street in the fall of 1998. Existing lane configurations at the study are intersections (with the planned realignment) are illustrated in Figure 3. Turning movement counts were conducted at the intersections during the weekday AM and PM peak in June of 1998. Figure 4 illustrates the existing AM and PM peak hour volumes. Existing traffic count data is provided in Appendix A. • Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Horn & Assoc. Page 6 • IV O FR T F-I SW BONITA RD f~ 0 N SW BATTLER ST SW ROSS ST Note: Rosa Street will be realigned with • Sattler Street in 1998. The intersection will be signalized and a southbound left turn lane will be added at the same time. a a a d x SW DURHAM RD LEGEND • STUDY AREA KEY INTERSECTION SIGNAUZED INTERSECTION e ® STOP CONTROLLED APPROACH • ASHFORD MEADOWS FIGURE 3 EXISTING LANE CONFIGURATIONS File: 093013.09 ASHMDW03 a-~ Kimley-Ham and Associates, In c. • N O FR -17 F---I $ 204 (603). f-74 (357) fr SW BONITA RD ~o ^m N SW ROSS ST SW SATTLER ST 77, PROJECT rj „(7) f2 (2) 7 (4) 151 (53) , f r 3 (0) 141 (69) F. n x SW DURHAM RD nom 209 (402) . -294 (635) J f Q (9) LEGEND 347 (207) J 1 f r • STUDY AREA KEY INTERSECTION 802 (5511 41 (9) Z, v' XX (XX) AM (PM) PEAK HOUR VOLUMES ohP1 • ASHFORD MEADOWS FIGURE 4 1998 EXISTING TRAFFIC VOLUMES File: 093013.09 ASHMOW04 Kim1 ey-Hom and Associates. Inc. 3.3 Existing Levels of Service • Capacity analyses were performed at the study area intersections. The intersections were evaluated using the Highway Capacity Software (HCS) which is based upon the Transportation Research Board's 1994 HighwU Capacity Manual (Special Report 209). The Bonita Road/Hall Boulevard and Durham Road/Hall Boulevard intersections are signalized and were analyzed as such. The existing Ross Street/Sattler Street/Hall Boulevard intersection is controlled by stop signs on the Ross Street and Sattler Street approaches. This intersection will be improved with a signal and a southbound left turn lane in the fall of 1998. Consequently, this intersection was analyzed with signalized operations. The results of the analysis for all three intersections are summarized in Table 2. HCS reports are provided in Appendix B. Table 2. Existing 1998 Level of Service Bonita Road/Hall Boulevard (Signalized) AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS sec/veh Westbound 10.9 B 13.6 B Northbound 23.7 C 27.6 D Southbound 14.5 B 14.9. B • Overall 17.4 C 17.5 C Ross Street/Sattler Street/Hall Boulevard (Signalized) AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS sec/veh Eastbound 20.7 C 24.8 C Westbound 18.5 C 23.9 C Northbound 9.2 B 9.8 B Southbound 9.3 B 15.9 C Overall 11.6 B 14.4 B Durham Road/Hall Boulevard Signalized) AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS sec/veh Eastbound 27.6 D 16.7 C Westbound 22.5 C 30.3 D Northbound 47.1 E 45.0 E Southbound 50.6 E 59.6 E Overall 33.6 D 32.4 D • Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Horn & Assoc. Page 9 For the City of Tigard, level of service D or better is generally considered acceptable for signalized . intersections. As shown in Table 2, the intersections are operating at an overall level of service D or better in both the AM and PM peak hours. All approaches are also operating at level of service D or better except for the Hall Boulevard/Durham Road intersection. According to the HCS output reports, the north and south approaches to the Durham Road/Hall Boulevard intersection are operating at level of service E in both the AM and PM peak hours. The analysis for the Durham Road/Hall Boulevard intersection was based on observed phasing, cycle lengths, and driver characteristics during the peak hours. Observed cycle lengths were 100 to 110 seconds with approximately two-thirds of the time dedicated to east-west movements. A split phase for north-south movements was observed during both AM and PM peak hours. The southbound through and right movements share a lane. The southbound through volumes are very low. As a result, drivers are frequently able to make a right turn on a red light. To more closely represent the observed field conditions, a 40% reduction in southbound right turns was incorporated into the analysis. In general, most queues at the Durham Road/Hall Boulevard intersection tended to clear in each cycle. However, level of service E or worse is defined as an average delay of 40 seconds or more. Given that the cycle length is 100 to 110 seconds with approximately two-thirds of the time dedicated to east-west movements on Durham Road, the north-south movements on Hall Boulevard are likely to experience delays in excess of 40 seconds. It should be noted that Hall Boulevard is an Oregon Department of Transportation (ODOT) District Highway. As such, it is subject to slightly different level of service standards than the other facilities. The ODOT level of service standard for • District Highways (in urban parts of metropolitan areas) is E or better. Although operating conditions at the Durham Road/Hall Boulevard intersection may be considered acceptably by ODOT standards, potential phasing and timing improvements were considered. Since the northbound volumes are very low, a combined north-south phase with permissive left turns would allow more time for southbound movements and a reduction in the overall cycle length. An HCS analysis was conducted with these improvements. Results are summarized in Table 2a. As shown in Table 2a, the intersection will operate at overall levels of service D and C in the AM and PM peak hours, respectively. The north and south approaches will improve to levels of service C and D in the AM and PM peak hours, respectively. Therefore, a combined north-south phase may provide some benefit for existing operations. • Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Hom & Assoc. Page 10 Table 2a. Existing 1998 Levels of Service • Durham Road/Hall Boulevard (Signalized with Combined North-South Phase AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS sec/veh Eastbound 19.0 C 18.3 C Westbound 23.1 C 24.9 C Northbound 20.9 C 23.3 C Southbound 39.8 D 31.2 D Overall 25.9 D 24.2 C • • Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Hom & Assoc. Page 11 4.0 YEAR 2001 BACKGROUND PLUS ADDED CONDITIONS • 4.1 Background Traffic Background traffic consists of existing traffic counts adjusted for the buildout year of Ashford Meadows. It is anticipated that Ashford Meadows will be completed by 1999. Per instructions from City of Tigard staff, a 3% annual growth rate was applied to the 1998 existing traffic volumes to produce the 1999 background traffic volumes. The 1999 background traffic volumes are shown in Figure 5. 4.2 Added Traffic In order to accurately account for future traffic volumes, "added" traffic volumes from approved but not yet constructed developments must be taken into consideration. This study has taken into account site-generated trips from the Applewood Park Residential Development. Applewood Park is a recently approved subdivision that will consist of 175 single-family detached dwelling units. Applewood Park will be located west of Hall Boulevard and south of Sattler Street as shown in Figure 6. Applewood Park is expected to be fully occupied by 1999. As a result, 100% of the Applewood Park site-generated trips were added to the 1999 background volumes. Distribution and assignment of the Applewood Park was taken from the traffic analysis prepared by Douglas B. McCollum, P.E. and approved by the City of Tigard. The Applewood Park site-generated trips are shown in Figure 6. • • Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Hom & Assoc. Page 12 ~a N C:) FR -T- F---I ~n z10 (621) 76 (376) fr SW BONITA RD ~m ~n SW ROSS ST SW SATTLER ST C,7' OJECT ri ,1 (7) _:2 (2) r- 7 (4) , 156 (55) -J , f r a4 3 (0) 145(71)', a :.sm a x SW DURHAM RD .215 (414) x-303 (860) J , `r49 (9) LEGEND 357 (213) , r • STUDY AREA KEY INTERSECTION 826 (568) 42 (9)~ vvV XX (XX) AM (PM) PEAK HOUR VOLUMES one • ASHFORD MEADOWS FIGURE 5 1999 BACKGROUND TRAFFIC VOLUMES File: 093013.09 ASHMDWO5 Kiml a ey-Hom and Associates. ]Inc. • NORTH v o (0) n o fr SW BONITA RD n Applegate subdivision to be located south of Sattler and west of Hall as shown. Residential units will be occupied in 1999. SW ROSS ST SW SATTLER ST 'eX APPLEGATE PROJECT • ~~s q -00 ° as 55 (37) -11 r a 0 (0) ,s (tt) r E9 d °O x SW DURHAM RD ho° ~5(ts) -5 (t3) J j L r-0 (0) LEGEND 5 (5) , r • STUDY AREA KEY INTERSECTION tts (tt)-- o (o) 0 0 o XX (XX) AM (PM) PEAK HOUR VOLUMES • ASHFORD MEADOWS FIGURE 6 ADDED TRAFFIC File: 093013.09 ASHMDW06 a-a Kimley-Hom and Associotes. Inc. 4.3 Year 1999 Levels of Service without Project • The year 1999 background plus added traffic volumes are shown in Figure 7. The volumes at the Bonita Road/Hall Boulevard and Durham Road/Hall Boulevard intersections were analyzed using the existing lane configurations and traffic controls. The volumes at the Ross Street/Sattler Street/Hall Boulevard intersection were analyzed with the planned signal and southbound left turn lane as discussed earlier. The results of the analysis are shown in Table 3. HCS reports are provided in the Appendix D. Table 3. 1999 Level of Service without Project Bonita Road/Hall Boulevard (Signalized) AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS sec/veh Westbound 12.8 B 17.7 C Northbound 23.5 C 23.4 C Southbound 18.3 C 18.6 C Overall 19.6 C 19.4 C Ross Street/Sattler Street/Hall Boulevard (Signalized) AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS • sec/veh Eastbound 223 C 25.3 D Westbound 18.5 C 23.9 C Northbound 9.4 B 11.9 B Southbound 9.8 B 24.8 C Overall 12.6 B 20.3 C Durham Road/Hall Boulevard Signalized) AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS sec/veh Eastbound 33.6 D 20.6 C Westbound 23.2 C 35.9 D Northbound 47.8 E 51.6 E Southbound 51.6 E 53.0 E Overall 36.9 D 35.2 D As shown in Table 3, the intersections are expected to operate at an overall level of service D or better in the AM and PM peak hours in the year 1999 without the Ashford Meadows project. All approaches at the intersections are also expected to operate at level of service D or better except for the Durham Road/Hall Boulevard intersection. • Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Horn & Assoc. Page 15 • N O FRTF- i n n C, 210 (621) 81 (389) tr n SW BONITA RD C4 SW ROSS ST SW SATTLER ST PROJECT X20 (13) n~ • h n 11 (7) 16 (10)- 1 I -2 (2) A J 1 ` 7 (4) ' 211 (92) --J 1 1 r 181'(8) m ~ a a b m x SW DURHAM RD ,a 220 (429) (873) 308 J -308 (9) LEGEND 382 (218) , r • STUDY AREA KEY INTERSECTION 842 (579)- 42 (9) V vv XX (XX) AM (PM) PEAK HOUR VOLUMES • ASHFORD MEADOWS FIGURE 7 1999 BACKGROUND PLUS ADDDED o:a File: 093013.09/ASHMDW07 Kimley-Hom and Associates. Inc. According to the HCS output reports, the north and south approaches to the Durham Road/Hall • Boulevard intersection are expected to operate at level of service E in both the AM and PM peak hours in the year 1999 without the Ashford Meadows project. As stated previously, the cycle length is 100 to 110 seconds with two-thirds of the time dedicated to east-west movements on Durham Road. This tends to create delays in excess of 40 seconds (level of service E) for north-south movements. An alternative timing and phasing plan as described previously (i.e., replace north- south split phase with a north-south combined phase) was evaluated. Results are summarized in Table 3a. Table 3a. Year 1999 Levels of Service without Project Durham Road/Hall Boulevard (Signalized with Combined North-South Phase AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS sec/veh Eastbound 23.9 C 19.6 C Westbound 23.4 C 29.7 D Northbound 19.7 C 23.4 C Southbound 37.0 D 34.1 D Overall 27.5 D 27.5 D • As shown in Table 3a, the intersection will continue to operate at an overall level of service D in both the AM and PM peak hours. However, the north and south approaches will improve to level of service C and D in the AM and PM peak hours, respectively. Therefore, the combined north- south phase may provide some benefit to future operations. • Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Hom & Assoc. Page 17 4.4 Trip Generation • The Institute of Transportation Engineers (ITE) publication Trip Generation. 61' Edition was used to estimate the number of vehicular trips that would be generated by Ashford Meadows. This manual is a standard reference used by jurisdictions throughout the country and is based on actual trip generation studies at numerous locations in areas of various populations. Trips were generated for the AM and PM peak hour periods as well as typical weekday volumes. The trip generation land use code for this project is Single Family Detached Housing (Land Use Code 210). Trips were generated for 27 single-family detached units. Table 4 below lists the projected daily and peak hour trips generated by Ashford Meadows. Trip generation calculations are shown in Appendix C. Table 4. Ashford Meadows Trip Generation Results Trips Land Use Daily AM Peak Hour PM Peak Hour Total Entering Exiting Total Entering Exiting Total Single Family Detached 310 7 21 28 21 12 33 (27 units) 4.5 Trip Distribution and Assignment Trip distribution for Ashford Meadows was based on field observations and recently approved traffic y impact studies in the vicinity. The distribution of traffic to and from Ashford Meadows is shown in Figure 8. Traffic generated by Ashford Meadows was then assigned to the surrounding street network based upon these percentages. Assignment of site-generated trips is shown in Figure 9. • Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Hom & Assoc. Page 18 • ICI C> F:;;Z --F F---I 50% SW BONITA RD 10% SW ROSS ST SW SATTLER ST PROJECT a a a a d x SW DURHAM RD 35% • ASHFORD MEADOWS FIGURE 8 DISTRIBUTION File: 093013.09 ASHMOW08 Kiml a ey-Ham and Associates. Inc. N O FR -r 1--l Yl IO 1 1. (2) fr SW BONITA RD _n SW ROSS ST SW SATTLER ST PROJECT -0 (0) r-° 13 (7) r • o to w -0 (p) p (p) J 1 ~e (5) Q T (Y,) > v O a(0)J~tr o ass o c a d x SW DURHAM RD L2 0 r- --0 (0) LEGEND J l ` ( ° (o) 0 (1) -J 1 f r STUDY AREA KEY INTERSECTION 0 (0) - 0 (0)---~ Sea XX (XX) AM (PM) PEAK HOUR VOLUMES coo • ASHFORD MEADOWS FIGURE 9 SITE GENERATED TRAFFIC a:o File: 093013.09/ASHMOW09 Kimley-Hom and Associates. Inc. -4 4.6 Year 1999 Total Traffic Levels of Service with Project • Site-generated traffic from Ashford Meadows was combined with the 1999 background plus added traffic to produce the 1999 total traffic on the surrounding street network. These volumes are displayed in Figure 10. Capacity analyses were completed for the study area intersections and the site access. As stated previously, it was assumed that Ross Street would be realigned with Sattler, a signal would be installed, and a southbound left turn lane would be added. The results for the study area intersections are shown in Table 5. HCS reports are provided in Appendix D. Table 5. Year 1999 Total Traffic Levels of Service with Project Bonita Road/Hall Boulevard Si nalized AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS sec/veh Westbound 12.8 B 17.9 C Northbound 24.3 C 23.8 C Southbound 18.3 C 18.5 C Overall 19.8 C 19.6 C Ross Street/Sattler Street/Hall Boulevard (Signalized) AM Peak Hour PM Peak Hour Approach/Movement Delay LOS. Delay (sec/veh) LOS sec/veh Eastbound 22.2 C 25.3 D Westbound 18.9 C 24.2 C Northbound 9.4 B 11.9 B Southbound 9.7 B 24.6 C Overall 12.6 B 20.2 C Durham Road/Hall Boulevard Signalized) AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS sec/veh Eastbound 33.6 D 20.9 C Westbound 23.2 C 35.8 D Northbound 47.8 E 51.6 E Southbound 52.3 E 53.7 E Overall 37.1 D 35.4 D As shown in Table 5, the intersections are expected to operate at an overall level of service D or better in the AM and PM peak hours in the year 1999 without the Ashford Meadows project. All approaches at the intersections are also expected to operate at level of service D or better except for the Durham Road/Hall Boulevard intersection. The north and south approaches to the Durham . Road/Hall Boulevard intersection are expected to operate at level of service E. Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Hom & Assoc. Page 21 • NORTH ~ n 210 (621) r-82 (391) fr s SW BONITA RD m OI M SW ROSS ST SW SATTLER ST PROJECT )(13) rj~ 24 (14) ~ (21) 2 2 15 (9) ; 211 (92) -J r 3 (o) - 151 (82) m~° a m ~ SW DURHAM RD 222 (436) -308 (873) J + 49 (9) LEGEND 362 (219) , t r • STUDY AREA KEY INTERSECTION 842 (579) 42 (9) v vv XX (XX) AM (PM) PEAK HOUR VOLUMES • ASHFORD MEADOWS 1999 TOTAL TRAFFIC FIGURE 10 File: 093013.09/ASHMOW10 Kml a ey-Horn and Assoeiotes. Inc. As discussed previously, alternative phasing was evaluated at the Durham Road/Hall Boulevard • intersection. The alternative phasing replaces the existing north-south split phase is with a combined north-south phase. Results are summarized in Table 5a. As shown below, the north and south approaches will improve to level of service C and D in the AM and PM peak hours, respectively. Therefore, the combined north-south phase may provide some benefit to future operations. Table 5a. Year 1999 Levels of Service with Project Durham Road/Hall Boulevard (Signalized with Combined North-South Phase AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS sec/veh Eastbound 23.9 C 19.8 C Westbound 23.4 C 29.7 D Northbound 19.7 C 23.4 C Southbound 37.9 D 34.6 D Overall 27.8 D 27.6 D The site access at Ross Street and the future extension of SW 84th Avenue was also evaluated for operating conditions in the year 1999 with Ashford Meadows. The Ross Street/SW 84th Avenue intersection was assumed to be a two-way stop controlled intersection with the stop control on SW 84th Avenue. Results from the analysis are shown in Table 6. • Table 6. Year 1999 Levels of Service with Project West Site Entrance / New East West Road inor Street stop control AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS sec/veh Northbound 3.7 A 3.6 A Westbound Left 2.2 A 2.2 A The City of Tigard considers level of service E or better acceptable for unsignalized intersections. As shown in Table 6, the proposed site access at Ross Street/SW 84th Avenue is projected to operate at level of service A for all movements. This is considered acceptable. 4.7 Turn Lane Requirements Left turn lanes are provided on all approaches at the study area intersections except for the westbound lefts at Ross Street/Sattler Street/Hall Boulevard and the northbound lefts at Durham Road/Hall Boulevard. The total volume of left turns at both locations is less than 20 vehicles during both the AM and PM peak periods. Therefore, a left turn is not required according to the guidelines published in A Policy on the Geometric Design of Highways and Streets, published by the American • Association of State Highway and Transportation Officials (AASHTO). Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Hom & Assoc. Page 23 4.8 Sight Distance • Washington County requires a sight distance of. 10 times the posted speed limit at intersections. Ashford Meadows will access the existing roadway system at the proposed Ross Street/SW 84th Avenue intersection. Stop control will be provided on SW 84th Avenue. The posted speed limit on Ross Street is 25 mph. Therefore, a minimum of 250 feet of sight distance is required on Ross Street at the future intersection. Existing sight distance on Ross Street at the proposed access point exceeds 250 feet in both directions. Installation of any future landscaping, fences or walls along Ross Street should be designed to maintain at least 250 feet of sight distance at the proposed intersection with SW 84th Avenue. 4.9 Safety Priority Index System None of the study area intersections were identified through the Safety Priority Index System (SPIS) as having traffic safety deficiencies. • • Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Hom & Assoc. Page 24 5.0 RECOMMENDATIONS • This report evaluated the traffic impacts of Ashford Meadows subdivision. Level of Service (LOS) analyses were performed at the three study area intersections and the site access point at Ross Street/SW 84th Avenue. Existing 1998 conditions and 1999 future conditions with and without Ashford Meadows were also considered. This study resulted in the following findings: 1. All study area intersections are currently operating at an overall level of service D or better in both the AM and PM peak hours. Furthermore, all approaches to study area intersections except the Durham Road/Hall Boulevard intersection are currently operating at level of service D or better in both the AM and PM peak hours. 2. The north and south approaches to the Durham Road/Hall Boulevard intersection are currently operating at level of service E in the AM and PM peak hours. Hall Boulevard is an ODOT District Highway and subject to level of service standard E or better. Although the north-south approaches (Hall Boulevard) may be considered acceptably by ODOT standards, potential phasing and timing improvements were considered. If the existing north- south split phase is replaced with a combined north-south phase, levels of service for the north and south approaches will improve to C and D, respectively, in the AM and PM peak hours. Although modifcations may offer some improved service to the north-south movements, the intersection is maintaining acceptable operating conditions with the existing phasing. Consequently, no modifications are recommended for existing conditions. • 3. All study area intersections are expected to operate at an overall level of service D or better in both the AM and PM peak hours in the year 1999 with or without Ashford Meadows. Furthermore, all approaches to study area intersections except the Durham Road/Hall Boulevard intersection are expected to operate at level of service D or better in both the AM and PM peak hours. 4. The north and south approaches to the Durham Road/Hall Boulevard intersection are expected to operate at level of service E in the AM and PM peak hours in the year 1999 with or without Ashford Meadows. If the existing north-south split phase is replaced with a combined north-south phase, levels of service for the north and south approaches will improve to C and D, respectively, in the AM and PM peak hours. Although modifcations may offer some improved service to the north-south movements, the intersection is expected maintain acceptable operating conditions through the year 1999 with Ashford Meadows. Consequently, no modifications are recommended as part of the Ashford Meadows project. However, if the overall level of service falls below D beyond the year 1999, the City of Tigard should consider modifications to the phasing as potential mitigation. 5. Left turn lanes are provided. on all approaches at study area intersections except the westbound movements at Ross Street/Sattler Street/Hall Boulevard and the northbound movements at Durham Road/Hall Boulevard. According to the guidelines published in, left turn lanes are not warranted at these locations. • Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Hom & Assoc. Page 25 6. A minimum of 250 feet of sight distance is required at the proposed access point of Ross • Street/SW 84th Avenue. Existing sight distance is acceptable. Any landscaping, fences or walls should be designed to maintain the minimum sight distance of 250 feet at the site access. 7. None of the study area intersections were identified through the Safety Priority Index System (SPIS) as having traffic safety deficiencies. • s~ Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley-Hom & Assoc. Page 26 • APPENDIX A TURNING MOVEMENT COUNTS AFFIC SMITHY PHONE NO. : 5036438866 Jun. 05 1998 12:03PM P2 INTERSECTION TURN MOVhXENT t...LJuxi suiuu eat rw-t-a-L BONITA ROAD AT HALL BOULEVARD • T= 3.7% P=.816 N 1980 • DATE OF COUNT: 6/3/98 O 1681 DAY OF WEEK: Wed R 0 460 520 TIME STARTED: 7:00 T 'TIME ENDED: 9:00 H .4-0 L► 4--278 0 ~ X204 T= 0%. T= 3.6% .0 1 4--0 PRO. 0 74 P=.798 ..TEV=TOTAL ENTRY VOLUME j T=%TRUCKS BY APPROACH P=PHF BY APPROACH 43 780 0 0 477 260 Peak Hour sshp I, 534 • 07:20-08:20 Traffic Smithy T= 2.8k P=.829 737 TEV=1995 (503)64'1-6333 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD FROM - TO 1 qJ ► f r t ALL 7:00-07:05 0 0 0 0 12 33 0 27 14 4 0 7 97 07:05-07:10 0 0 0 0 25 28 0 29 24 3 0 18 127 07:10-07:15 0 0 0 0 26 27 0 21 18 8 0 20 12$ 07:15-07:20 0 0 0 0 42 29 0 23 21 9 0 15 139 07:20-07:25 0 0 0 0 41 30 0 32 29 8 0 16 156 07:25-07:30 0 0 0 0 40 51 0 34 14 4 0 17 160 07:30-07:35 0 0 0 0 36 35 0 35 19 4 0 15 144 07:35-07:40 0 0 0 0 44 46 0 31 20 3 0 18 162 07:40-07:45 0 0 0 0 49 50 0 45 25 6 0 25 200 07:45-07:50 0 0 0 0 52 51 0 38 23 13 0 16 193 07:50-07:55 0 0 0 0 46 52 0 56 30 5 0 22 211 07:55-08:00 0 0 0 0 40 58 0 40 23 8 0 20 189 08:00-08:05 0.. 0 0 0. 31 36 0 56 17. 3 0 14 157 08:05-08:10 0 0 0 0 28 36 0 43 15 4 0 11 137 08:10-08:15 0 0 0 0 22 34 0 20 23. 9 0 14 122 08:15-08:20 0 0 0 0 31 41 0 47 22 7 0 16 164 08:20-08:25 0 0 0 0 26 45 0 24 19 11 0 19 144 08;25-08:30 0 0 0 0 29 37 0 28 21 1 0 16 132 08:30-08:35 0 0 0 0 19 33 0 20 15 5 0 15 107 08:35-08:40 0 0 0 0 15 27 0 22 22 10 0 9 105 08:40-08:45 0 0 0 0 13 28 0 26 20 5 0 17 109 08;45-08:50 0 0 0 0 15 22 0 33 16 7 0 13 106 08:50-08:55 0 0 0 0 18 36 0 30 18 7 0 12 121 08:55-09:00 0 0 0 0' 27 27 0 24 10 6 0 9 103 Total Survey 0 0 0 0 727 892 0 784 478 150 0 374 3405 0 0 0 0 78 81 0 78 83 71 0 81 .825 %HTrucks 0 0 0 0 6.1 1.8 0 3.1 2.3 3.3 0 3.7 3.3 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 3 0 0 1 0 0 3 0 Hourl Totals 7:00-8:00 0 0 0 0 453 490 0 411 260 75 0 209 1898 07:15-08:15 0 0 0 0 471 508 0 453 259 76 0 203 1970 07:30-08:30 0 0 0 0 434 521 0 463 257 74 0 206 1955 08:00-09:00 0 0 0 0 274 402 0 373 218. 781 5 0 165 1507 r. RAFFIC SMITHY _ _ _ PHONE NO. 5036438866 Jun. 05 1998 12:03PM P3 LLL _ INTERSECTION TURN MOVEMENT COUNT' SUMMARY REPUK'1" BONITA ROAD AT HALL BOULEVARD N 1 910 T' 1.7t P=.902• DA'Z'E OF COUNT: 06/04/98 • 0 11072 DAY OF WEEK: Thu . T 0 560 350 TIME STARTED: 16:00. TIME ENDED: 18:00 H -0-2 s1 1 L► *-971 0 X603 'T= 0% T= It 0 - -►-1 P=O. 0 x367 P=.905 TT~EV=1TUCKS BY APPROACH • 41 I r► P=PHF BY APPROACH 0 479 NSAT 1 469 129 Peak Hour 1927 • 17:00-18:00 Traffic Smithy T= 3.1e P=.947 599 TEV=2480 11(503) 641-6333 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND FROOMM - TO PERIOD - ► " 4. • _ J I L ALL ► 16:00-16:05 0 0 0 0 51 33 0 35 20 15 0 27 181 16:05-16:10 0 0 0 0 34 39 0 33 4 12 0 40 1-62 16:10-16:15 0 0 0 0 38 23 0 28 12 26 0 46 173 16:15-16:20 0 0 0 0 32 33 0 35 5 16 0 27 148 16:20-16:25 0 0 0 0 42 21 0 40 13 12 0 50 178 16:25-16:30 0 0 0 0 28 19 0 36 6 27 0 32 148 16:30-16:35 0 0 0 0 41 46 0 33 20 20 0 33 193 16:35-16:40 0 0 0 0 41 25 0 42 15 30 0 50 203 16:40-16:45 0 0 0 0 56 29 0 41 7 20 0 33 186 16:45-16:50 0 0 0 0 53 26 0 40 12 27 0 38 196 16:50-16:55 0 0 0 0 47 27 0 48 9 24 0 51 206 16:55-17:00 .0 0 0 .0 43 24 0 27 16 24 0 41 175 17:00-17:05 0 0 0 0 50 31 0 36 8 29 0 38 192 17:05-17:10 0 0 0 '0 42 27 0 42 13 31 0 56 211 17:10-17:15 0 0 0 0 52 38 0 42 4 33 0 56 225 17:15-17:20 0 0 0 0 53 34 0 43 11 31 0 56 228 17:20-17:25 0 0 0 0 49 26 0 37 14 37 1 54 218 17:25-17:30 0 0 0 0 47 28 0 30 9 28 0 55 197 17:30-17:35 0 0 0 0 30 17 0 31 10 26 0 56 170 17:35-17:40 0 0 0 0 49 37 1 35 15 25 0 50 212 17:40-17:45 0 0 0 0 38 23 0 58 3 28 0 51 201 17:45-17:50 0 0 0 0 52 33 0 37 6 47 0 50 225 17:50-17:55 0 0 0 .0 59 26 0 45 9 28 0 46 213 17:55-18:00 0 0 0 0 39 30 0 33 27 24 0 35 188 Total Survey 0 0 0 0 1066 695 1 907 268 620 1 1071 4629 PHF 0 0 0 0 .91 .88 .25 84 77 .89 .25 .9 .923 % Trucks 0 0 0 0 .8 3 0 3.6 1.5 .5 0 1.3 1.8 Stopped Buses 0 0 0 0 3 0 0 2 0 0 0 0 Pecs 0 0 0 0 2 0 0 3 0 0 3 0 Hourly Totals 16:00-17:00 0 0 0 0 506 345 0 438 139 253 0 468 2149 16:15-17:15 0 0 0 0 527 346 0 462 128 293 0 505 2261 16:30-17:30 0 0 0 0 574 361 0 461 138 334 1 561 2430 16:45-17:45 0 0 0 0 553 338 1 469 124 343 1 602 2431 17:00-18:00 0 0 0 0 560 350 1 469 129 367 1 603 2480 F YRAFFIC SMITHY PHONE NO. : 5036438866 Jun. 09 1998 09:54AM P2 ISAT17LERMSTREET AT HALL SUMMARYVAR-ERD ART N 1537 T= 8.3k P=.741- DATE OF COUNT: 06/09/98 O 1725 DAY OF WEEK: TUE • T 32 500 5 TIME STARTED: 0 TIME ENDED: 09::000 H 4--108 * 1 4 4-20 T= 4.5o 151 J L11 T=31.3k 3 4-2 P=.723 P=.454 141 7 TEV=TOTAL ENTRY VOLUME. `►j T=%-TRUCKS BY APPROACH P=PHF BY APPROACH C~iC?P, 141 T 295 74 563 8 16 Peak Hour 1648 07:10-08:10 Traffic Smithy T= 4.5% P=_822 =645 TEV=1497 11(503) 641-6333 EAST BOUND SOUTH BOUND NORTH SOUND WEST BOUND TIME PERIOD j L► I r ALL 07:00-07:05 11 0 5 0 26 0 4 29 0 0 0 2 77 07:05-07:10 9 0 6 2 22 0 2 35 0 0 0 0 76 07:10-07:15 9 0 8 0 39 0 1 33 0 0 0 2 -92 07:15-07:20 9 0 11 3 38 0 7 46 2 1 0 0 117 07:20-07:25 6 0 12 4 41 0 2 46 2 1 0 0 114 07:25-07:30 12 0 9 2 33 2 5 45 1 0 0 0 109 07:30-07:35 9 0 15 2.. 42 1 7 51 1 0 0 4 132 07:35-07:40 12 0 13 0 48 0 7 51 1 0 0 0 132 07:40-07:45 16 1 12 2 75 0 9 51 0 0 0 2 168 07:45-07:50 23 0 11 1 55 0 6 56 1 5 2 1 161 07:50-07:55 17 1 18 5 38 1 11 60 0 0 0 1 152 07:55-08:00 10 1 21 5 32 0 4 58 0 0 0 0 131 08:00-08:05 10 0 14 6 22 0 8 28 0 0 0 1 89 • 08:05-08:10 8 0 7 2 37 1 7 38 0 0 0 0 100 08:10-08:15 4 0 9 1 19 0 3 31. 0 2 0 0 69 08:15-08:20 11 1 12 3 34 0 4 23 2 1 0 0 91 08:20-08:25 10 0 10 8 30 0 6 28 0 0 0 1 93 08:25-08:30 8 0 10 6 29 0 4 35 0 0 0 0 92 08:30-08:35 12 0 11 2 24 1 10 32 0 0 0 0 92 08:35-08:40 5 0 7 5 17 0 7 38 0 0 0 2 81 08:40-08:45 9 1 15 5 21 0 11 27 0 0 0 3 92 08:45-08:50 9 0 10 3 21 0 9 29 0 0 0 0 81 08:50-08:55 6 0 7 6 32 0 4 30 0 0 0 1 86 08:55-09:00 6 0 10 5 22 0 7 23 0 0 0 0 73 Total Survey 241 5 263 78 797 6 145 923 10 10 2 20 2500 PHF .63 .38 71 .5 .7 .42 .71 81 .4 .35 25 .46 _778 $ Trucks 5 0 4.2 5.1 8.7 0 9 3.9 0 60 100 10 6.2 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peds 0 2 0 0 5 0 0 -570 0 0 1 0 Hourly Totals 07:00-08:00 143 3 141 26 489 4 65 561 8 7 2 12 1461 07:15-08:15 136 3 152 33 480 5 76 561 8 9 2 9 1474 07:30-08:30 138 4 152 41 461 3 76 510 5 8 2 10 1410 • 07:45-08:45 127 4 145 49 358 3 81 454 3 8 2 9 1243 08:00-09:00 98 2 122 52 308 2 80 362 2 3 0 8 1039 TRAFFIC SMITHY PHONE NO. : 5036438866 Jun. 10 1998 09:23AM P2 IN`T'ERSECTION SATTLPRTURN MOVEMENT COUNT SUMMARY REPORT ROSS HALL T= 1.7% P=.851 jT 920 1536 D Y OFFWEEK wed6/09/98 • R 204 708 8 TIME STARTED: 16:05 TIME ENDED: 18:05 IH 4-344 4 -4-13 53 ~ 7 T= 3.4% T= 0% 0 r2 P=-824 69 P_, 812 TEV=TOTAL ENTRY VOLUME ♦ i T= TRUCKS BY APPROACH P=PHF BY APPROACH ~ I r► GxGs 122 138 476. 2 10 Peak Hour 781 17:00-18:00 Traffic Smithy 1 T= 3.8% P=.900 T616 TEV=1671 11(503) 641-6333 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND FROM PERIOD I Z -P, t j 1 4 -0, r ~ ALL 16:05-16:10 4 0 7 9 48 0 5 54 0 0 0 0 127 16:10-16:15 3 0 2 12 45 1 7 42 0 0 0 3 --115 16:15-16:20 4 0 8 9 42 0 6 37 0 0 0 0 106 16:20-16:25 3 1 3 7 47 0 4 36 0 1 1 1 104 16:25-16:30 4 0 4 24 42 1 6 37 0 0 0 0 118 16:30-16:35 2 0 9 14 51 0 4 42 2 0 0 0 124 16:35-16:40 6 1 8 14 29 0 5 30 1 0 0 2 96 16:40-16:45 2 0 7 15 67 1 1 34 1 0 0 0 128 16:45-16:50 5 0 2 13 55 0 8 38 1 0 0 0 122 16:50-16:55 5 0 4 19 42 0 5 39 1 0 0 0 115 16:55-17:OQ 5 0 2 11 54 0 10 45 2 0 0 1 130 17:00-17:05 1 0 6 11 37 1 9 47 0 0 0 1 113 17:05-17:10 3 0 2 11 59 0 20 54 0 0 1 0 150 17:10-17:15 4 0 8 24 71 .1 8 32 1 0 0 2 151 • 17:15-17:20 8 0 3 22 62 1 16 38 0 1 0 0 151 17:20-17:25 4 0 3 25 64 0 15 39 0 0 0 0 150 17:25-17:30 6 0 3 22 59 0 16 46 0 0 0 1 153 17:30-17:35 8 0 5 22 65 1 7 38 0 1 0 1 148 17:35-17:40 7 0 5 10 66 1 11 41 1 0 0 0 142 17:40-17:45 7 0 2 18 54 1 9 34 0 1 0 0 126 17:45-17:50 8 0 5 18 55 1 8 31 0 0 0 2 128 17:50-17:55 4 0 6 14 51 1 9 39 0 0 1 0 125 17:55-18:00 9 0 5 7 65 0 10 37 0 1 0 0 134 18:00-18:05 3 0 6 13 44 1 10 29 0 0 0 0 106 Total Survey 115 2 115 364 1274 12 209 939 10 5 3 14 3062 PHF 78 0 83 72 .9 67 73 89 5 .5 .5 .58 .920 Trucks 5.2 0 1,7 1.4 1.7 8.3 1.9 4.2 10 0 0 0 2.6 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Pads 0 0 0 0 14 0 0 1 0 0 0 0 Hourly Totals 16:05-17:05 44 2 62 158 559 4 70 481 8 1 1 8 1398 16:20-17:20 48 2 58 185 616 5 96 472 9 2 2 7 1502 16:35-17:35 57 1 53 209 664 5 120 480 7 2 1 8 1607 • 16:50-17:50 66 0 48 213 688 7 134 484 5 3 1 8 1657 17:05-18:05 71 0 53 206 715 8 139 458 2 4 2 6 1664 rF M TRAFFIC SMITHY PHONE NO. : 5036438866 Jun. 04 1998 12:14PM P3 INTERSECTION TURN MOVEMENT COUNT SUMMARY REPORT DUIU4 M ROAD AT HALL BOULEVARD • T= 5.2t P=.772 N +729 • DATE OF COUNT: 06/03/98 O + 1571 DAY OF WEEK: Wed R 331 61 337 TIME STARTED: 07:00 TIME ENDED: 09:00 H 4-635 -4j L► 4--551 347 J L209 T= 2.5% T= 5.6t 802 4-294 P=.890 P=.829 41 8 TEV=TOTAL ENTRY VOLUME • T=%TRUCKS BY APPROACH 1 r> P=PHF BY APPROACH 1190-► 1172-> DLGC 10 15 33 Peak Hour 1150 07:15-08:15 Traffic Smithy T= 9.41k P=-5 =58 TEV=2528 11(503) 641-6333 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD • A FROM - TO J 4j 1 rl I fi r 4- t ALL 07:00-07:05 2 65 18 5 1 21 0 2 1 2 18 17 152 07:05-07:10 2 74 28 13 1 28 0 0 0 0 8 12 166 07:10-07:15 2 59 15 17 3 23 0 1 0 3 20 9 --152 07:15-07:20 3 84 28 35 3 20 0 0 1 2 24 11 211 07:20-07:25 1 60 29 38 4 31 0 0 3 3 22 14 205 07:25-07:30 3 69 21 23 4 30 0 2 5 6 33 17 213 07:30-07:35 2 62 31 25, 3 39 1 1 0 1 21 13 199 07:35-07:40 2 66 34 32 4 21 1 1 0 1 26 21 209 07:40-07:45 4 67 38 46 6 39 0 0 3 2 22 11 238 07:45-07:50 1 65 40 47 2 27 1 4 0 1 26 15 229 07:50-07:55 2 76 37 37 4 28 0 0 5 5 23 27 244 07:55-08:00 7 73 26 17 6 32 1 0 0 4 22 15. 203 08:00-08:05 6' 77 30 11 8 22 0 1 5 .6 29 35 230 08:05-08:10 6 53' 12 7 11 25 2 1 3 .11 20 18 169 08:10-08:15 4. 50 21 13 6 . 23 .4 5 8 6 26 12 178 08:15-08:20 7 54 12 14 18 21 3 7 6 6 23 19 190 08:20-08:25 10 41 10 11 9 25 6 6 4 8 25 14 169 08:25-08:30 8 50 16 11 10 20 7 10 5 10 38 15 200 08:30-08:35 7 63 27 9 6 13 6 7 7 10 20 4 179 08:35-08:40 5 55 10 11 9 18 5 7 5 3 17 16 161 08:40-08:45 1 51 19 15 1 16 5 4 5 0 31 17 165 08:45-08:50 2 52 16 4 0 17 1 3 2 1 25 22 145 08:50-08:55 1 41 19 19 5 17 3 0 2 0 27 14 148 08:55-09:00 1 60 14 7 1 17 0 0 2 2 32 10 146 Total Survey 89 1467 551 467 125 573 46 62 72 93 578 378 4501 PHF .54 .89 .75 .64 .61 .84 .42 .54 .52 .52 .92 .68 .888 Trucks 5.6 1.8 3.8 5.8 7.2 4.4 2.2 6.5 16.7 7.5 4.3 7.1 4.2 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peas 0 17 0 0 19 0 0 5 0 0 4 0 Hourly Totals 07:00-08:00 31 820 345 335 41 339 4 11 18 30 265 182 2421 07:15-08:15 41 802 347 331 61 337 10 15 33 48 294 209 2528 07:30-08:30 59 734 307 271 87 322 26 36 39 61 301 215 2458 • 07:45-08:45 64 708 260 203 90 270 40 52 53 70 300 207 2317 08:00-09:00 58 647 206 132 84 234 42 51 54 63 313 196 2080 ----u J LLf 1. VJO 177G YJ7 . GJHf'I h''G INTERSECTION TURN MOVEMENT COUNT SUMMARY REPORT DURHAM ROAD AT HALL BOULEVARD A T= 1.1% P=.858 N 1714 • DATE OF COUNT: 06/04/98 O 1636 DAY OF WEEK: Thu R 437 15 262 TIME STARTED: 16:00 T TIME ENDED: 18:00 H 4--1290 41 1 -4-1246 207 J L402 T= 2.2~ T= 1.4% 551 x-835 P=.908 P=.858 9 TEV=TOTAL ENTRY VOLUME r T=%-TRUCKS BY APPROACH .41 T r* P=PHF BY APPROACH 767 18 27 20 833 Peak Hour ERNX 133 A 16:55-17:55 Tc SmiT= .6% P=.773 165 TEV=2792 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND FRO PERIOD I ? Oj 1 4 41 T r r r- ` ALL 16:00-16:05 2 45 10 28 2 24 1 4 3 0 77 20 216 16:05-16:10 0 31 15 18 2 29 1 4 4 1 64 19 188 16:10-16:15 2 50 13 33 2 20 5 1 8 2 67 20 223 16:15-16:20 1 45 21 28 2 19 1 5 2 2 74 15 715 16:20-16:25 2 39 23 13 1 14 0 1 1 0 60 34 188 16:25-16:30 1 45 14 28 3 15 2 6 3 0 58 21 196 16:30-16:35 0 46 16 26 0 17 1 4 1 0 58 24 193 16:35-16:40 0 45 14 28 1 21 3 4 4 1 82 34 237 16:40-16:45 1 42 15 28 4 22 3 2 3 3 73 30 226 16:45-16:50 1 43 25 32 1 23 2 3 4 0 59 24 217 16:50-16:55 0 41 8 33 2 28 2 3 0 1 75 34 227 16:55-17:00 1 51 23 37 0 18 2 3 1 0 55 26 217 17:00-17:05 0 51 12 29 0 18 1 1 0 0 82 38 232 17:05-.17:10 0 52 21 29 1 24 3 2 3 1 73 38 247 17:10-17:15 0 50 13 38 1 24 2 1 1 0 86 45 261 • 17:15-17:20 1 38 14 44 0 28 0 1 1 0 65 40 232 17:20-17:25 0 38 18 41 5 27 1 3 4 2 53 22 214 17:25-17:30 3 36 17 38 1 18 3 4 2 2 63 27 214 17:30-17:35 1 49 21 31 3 26 1 3 0 0 70 33 238 17:35-17:40 1 40 17 33 1 21 0 2 0 1 69 24 209 17:40-17:45 0 46 18 33 1 17 2 1 4 0 71 39 232 17:45-17:50 0 53 9 49 1 18 2 3 1 2 80 36 254 17:50-17:55 2 47 24 35 1 23 1 3• 3 1 68 34 242 17:55-18:00 0 33 14 36 0 21 2 1 2 3 60 25 197 Total Survey 19 1056 395 768 35 515 41 65 55 22 1642 702 5315 PHF 45 .89 92 .89 .42 83 .75 .68 63 .56 .87 .82 .943 Trucks 5.3 2 2.8 .5 0 1.9 0 0 1.8 0 .7 3 1.5 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peas 0 2 0 0 9 0 0 0 0 0 1 0 Hourly Totals 16:00-17:00 11 523 197 332 20 250 23 40 34 10 802 301 2543 16:15-17:15 7 550 205 349 16 243 22 35 23 8 835 363 2656 16:30-17:30 7 533 196 403 16 268 23 31 24 10 824 382 2717 16:45-17:45 8 535 207 418 16 272 19 27 20 7 821 390.2740 17:00-18:00 8 533 198 436 15 265 18 25 21 12 840 401 2772 APPENDIX B EXISTING CONDITIONS HCS OUTPUT REPORTS HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-10-1998 Center For Microcomputers In Transportation eets: (E-W) Bonita Road (N-S) Hall Boulevard lyst: MRB File Name: BH98_AM.HC9 Area Type: Other 6-9-98 AM Peak Comment: 1998 Existing Conditions Eastbound Westbound Northbound Southbound L T` R L T R L T R L T R No. Lanes 0 0 0 1 0 1 0 1 1 1 1 0 Volumes 74 204 477 260 520 460 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 Signal operations Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left Thru Thru Right Right Peds * Peds WB Left * SB Left Thru Thru Right * Right Peds * Peds NB Right E.B Right Right WB Right en 16 OP Green 33.OP 29.OP low/AR 4.0 Yellow/AR 4.0 4.0 Cycle Length: 90 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS WB L 334 1770 0.233 0.189 23.6 C 10.9 B R 950 1583 0.226 0.600 6.4 B NB T 621 1863 0.808 0.333 26.3 D 23.7 C R 528 1583 0.519 0.333 19.1 C SB L 669 1770 0.818 0.378 24.7 C 14.5 B T 1387 1863 0.349 0.744 3.1 A Intersection Delay = 17.4 sec/veh Intersection LOS = C Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.692 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-10-1998 Center For Microcomputers In Transportation eets: (E-W) Bonita Road (N-S) Hall Boulevard lalyst: MRB File Name: BH98_PM.HC9 Area Type: Other 6-9-98 PM Peak Comment: 1998 Existing Conditions Eastbound. Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 0 0 0 1 0 1 0 1 1 1 1 0 Volumes 367 603 469 129 350 560 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left Thru Thru Right Right Peds * Peds WB Left * SB Left Thru Thru Right * Right Peds * Peds NB Right EB Right Right WB Right en 26.OP Green 22.OP 25.OP low/AR 4.0 Yellow/AR 4.0 4.0 Cycle Length: 85 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS WB L 562 1770 0.687 0.318 21.7 C 13.6 B R 987 1583 0.643 0.624 8.7 B NB T 570 1863 0.867 0.306 30.5 D 27.6 D R 484 1583 0.281 0.306 17.1 C SB L 479 1770 0.768 0.271 26.8 D 14.9 B T 1140 1863 0.517 0.612 7.5 B Intersection Delay = 17.5 sec/veh Intersection LOS = C Lost Time/Cycle, L = .9.0 sec Critical v/c(x) = 0.773 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-10-1998 Center For Microcomputers In Transportation Streets: (E-W) Ross/Sattler (N-S) Hall Boulevard *lyst: MRB File Name: RH98 AM.HC9 a Type: Other 6-10-98 AM Peak Comment: 1998 Existing Conditions with a Signal Eastbound Westbound Northbound Southbound L T R L T. R L T R L T R No. Lanes 1 1 < 0 0 > 1 < 0 1 1 < 0 1 1 < 0 Volumes 151 3 141 7 2 11 74 563 8 5 500 32 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left Thru * Thru Right * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right SB Right WB Right Green 17.OP Green 8.OP 43.OP 0low/AR 4.0 Yellow/AR 4.0 4.0 le Length: 80 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 371 1650 0.428 0.225 20.7 C 20.7 C TR 357 1589 0.422 0.225 20.7 C WB LTR 309 1374 0.068 0.225 18.5 C 18.5 C NB L 298 1770 0.262 0.700 4.8 A 9.2 B TR 1022 1859 0.588 0.550 9.8 B SB L 293 1770 0.017 0.700 4.3 A 9.3 B TR 1015 1846 0.552 0.550 9.3 B Intersection Delay = 11.6 sec/veh Intersection LOS = B Lost Time/Cycle, L = 9.0 sec Critical v/c(x) 0.522 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation eets: (E-W) Ross/Sattler (N-S) Hall Boulevard 1 st: MRB File Name: RH98_PM.HC9 Area Type: Other 6-10-98 PM Peak Comment: 1998 Existing Conditions with a Signal Eastbound Westbound Northbound Southbound L T R L T R L T R. L T R No. Lanes 1 1< 0 0> 1 < 0 1 1< 0 1 1< 0 Volumes 53 1 69 4 2 7 138 476 2 8 708 204 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left Thru * Thru Right * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right B. Right WB Right en 17.0P Green .8..OP 58.OP low/AR 4.0 Yellow/AR 4.0 4.0 Cycle Length: 95 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 321 1695 0.174 0.189 24.6 C 24.8 C TR 301 1587 0.246 0.189 25.0 C WB LTR 277 1462 0.047 0.189 23.9 C 23.9 C NB L 246 1770 0.589 0.747 18.5 C 9.8- B TR 1156 1862 0.435 0.621 7.3 B SB L 330 1770 0.024 0.747 3.1 A 15.9 C TR 1118 1800 0.859 0.621 16.0 C Intersection Delay= 14.4 sec/veh Intersection LOS- B Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.731 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation S eets: (E-W) Durham Road (N-S) Hall Boulevard lyst: MRB File Name: DH98_AM.HC9 Area Type: Other 6-9-98 AM Peak Comment: 1998 Existing Conditions Eastbound.. Westbound Northbound Southbound L T R L T._ R L T R L T R No. Lanes 1 1< 0 1 1 1 0> 1 < 0 1 1< 0 Volumes 347 802 41 48 294 209 10 15 33 337 61 331 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left Thru * * Thru Right * * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right SB Right WB Right en 3.OP 21.OP 33.OP Green 27.OP 6.OP .qklow/AR 4.0 4.0 4.0 Yellow/AR 4.0 4.0 Cycle Length: 110 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 467 1770 0.782 0.264 34.4 D 27.6 D TR 992 1849 0.894 0.536 24.8 C WB L 64 1770 0.793 0.036 70.7 F 22.5 C T 576 1863 0.537 0.309 24.7 C R 936 1583 0.235 0.591 8.1 B NB LTR 97 1521 0.641 0.064 47.1 E 47.1 E SB L 450 1770 0.788 0.255 35.3 D 50.6 E TR 414 1627 0.995 0.255 63.8 F Intersection Delay = 33.6 sec/veh Intersection LOS = D Lost Time/Cycle, L = 12.0 sec Critical v/c(x) = 0.901 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-10-1998 Center For Microcomputers In Transportation reets: (E-W) Durham Road (N-S) Hall Boulevard lyst: MRB File Name: DH98_PM.HC9 rea Type: Other 6-9-98 PM Peak Comment: 1998 Existing Conditions Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 1 < 0 1 1 1 0 > 1 < 0 1 1 < 0 Volumes 207 551 9 9 835 402 18 27 20 262 15 237 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left Thru * * Thru Right * * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right SB Right WB Right en. 3.OP 10.OP 49.OP Green .17.OP 6:OP 4wlow/AR 4.0 4.0 4.0 Yellow/AR 4.0 4.0 Cycle Length: 105 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 303 1770 0.719 0.171 36.7 D 16.7 C TR 1133 1858 0.520 0.610 9.3 B WB L 67 1770 0.134 0.038 37.2 D 30.3 D T 887 1863 0.991 0.476 42.0 E R 1071 1583 0.395 0.676 5.8 B NB LTR 105 1577 0.647 0.067 45.0 E 45.0 E SB L 303 1770 0.910 0.171 53.5 E 59.6 E TR 274 1600 0.966 0.171 66.1 F Intersection Delay = 32.4 sec/veh Intersection LOS = D Lost Time/Cycle, L = 12.0 sec Critical v/c(x) = 0.908 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation - eets: (E-W) Durham Road (N-S) Hall Boulevard lyst: MRB File Name: DH98_AMA.HC9 Area Type: Other 6-9-98 AM Peak Comment: 1998 Existing Conditions - Adjusted N/S Phasing Eastbound Westbound Northbound Southbound L T R L T' R L T. R L T R - - No. Lanes 1 1 < 0 1 1 1 0 > 1 < 0 1 1 < 0 Volumes 347 802 41 48 294 209 10 15 33 337 61 331 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left Thru * * Thru Right * * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right Right WB Right_ 0J en 3.OP 21.OP 33.OP Green 27.OP low/AR 4.0 4.0 4.0 Yellow/AR 4.0 Cycle Length: 100 secs Phase combination order: #1 #2 #3 #5 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 513 1770 0.711 0.290 27.3 D 19.0 C TR 1091 1849 0.813 0.590 15.7 C WB L 71 1770 0.720 0.040 55.0 E 23.1 C T 633 1863 0.488 0.340 20.3 C R 538 1583 0.409 0.340 19.5 C NB LTR 317 1132 0.196 0.280 20.9 C 20.9 C SB L 411 1469 0.863 0.280 37.8 D 39.8 D TR 455 1627 0.905 0.280 41.5 E Intersection Delay = 25.9 sec/veh Intersection LOS = D Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.837 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-10-1998 Center For Microcomputers In Transportation - *eets: (E-W) Durham Road (N-S) Hall Boulevard lyst: MRB File Name: DH98 PMA.HC9 Area Type: Other 6-9-98 PM Peak Comment: 1998 Existing Conditions - Adjusted N/S Phasing Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 1 < 0 1 1 1 0 > 1 < 0 1 1 < 0 Volumes 207 551 9 9 835 402 18 27 '20 262 15 237 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left Thru * * Thru Right * * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right SB Right WB Right en 3.OP 8.OP 52.OP Green 26.OP low/AR 4.0 4.0 4.0 Yellow/AR 4.0 Cycle Length: 105 secs Phase combination order: #1 #2 #3 #5 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 270 1770 0.808 0.152 43.9 E 18.3 C TR 1150 1858 0.512 0.619 8.8 B WB L 67 1770 0.134 0.038 37.2 D 24.9 C T 940 1863 0.935 0.505 30.1 D R 799 1583 0.529 0.505 13.9 B NB LTR 327 1273 0.208 0.257 23.3 C 23.3 C SB L 364 1415 0.759 0.257 33.5 D 31.2 D TR 411 1600 0.644 0.257 28.8 D Intersection Delay = 24.2 sec/veh Intersection LOS = C Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.864 • LAE" Kimley-Horn and Associates, Inc. • Project Ashford Meadows Subject Trip Generation Designed by MRB Date June 05, 1998 Job No. 093013.09 Checked by Date Sheet No. 1 of 1 TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation Manual 6th Edition,Volume 1, Fitted Curve Equations Land Use Code - Single-Family Detached Housing (210) Independant Variable - Dwelling Units (X) X = 27 T = Average Vehicle Trip Ends Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. (page 264) Daily Weekday Directional Distribution: 25% ent. 75% exit. T=0.700(X) + 9.477 T = 28 Average Vehicle Trip Ends T=0.700* 27 +9.477 7 entering 21 exiting 7 + 21 = 28 Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. (page 265) Daily Weekday Directional Distribution: 64% ent. 36% exit. LnM = 0.901 Ln(X) + 0.527 T = 33 Average Vehicle Trip Ends LnM = 0.901 * Ln(27.0) + 0.527 21 entering 12 exiting 21 + 12 = 33 Weekday (page 263) Daily Weekday Directional Distribution: 50% entering, 50% exiting Ln(T).= 0.920 Ln(X) + 2.707 T = 310 Average Vehicle Trip Ends Ln(T) = 0.920 * Ln(27.0) +2.707 155 entering 155 exiting 155 + 155 = 310 F:\Product\TdpGen\sfdhous.xls • APPENDIX D FUTURE CONDITIONS TICS OUTPUT REPORTS HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation (eets: (E-W) Bonita Road (N-S) Hall Boulevard lyst: MRB File Name: BH99_AMB.HC9 Area Type: Other 6-9-98 AM Peak Comment: 1999 Background plus Added Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 0 0 0 1 0 1 0 1 1 1 1 0 Volumes 81 210 537 277 536 490 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left Thru Thru Right Right Peds * Peds WB Left * SB Left Thru Thru Right * Right Peds * Peds NB Right EB Right SB Right WB Right en 16.OP Green 3'3.OP 34.OP 4klow/AR 4.0 Yellow/AR 4.0 4.0 Cycle Length: 95 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS WB L 317 1770 0.268 0.179 25.7 D 12.8 B R 900 1583 0.246 0.568 7.8 B NB T 686 1863 0.823 0.368 26.3 D 23.5 C R 583 1583 0.501 0.368 18.2 C SB L 633 1770 0.891 0.358 32.3 D 18.3 C T 1412 1863 0.365 0.758 3.0 A Intersection Delay = 19.6 sec/veh Intersection LOS = C Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.740 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation S eets: (E-W) Bonita Road (N-S) Hall Boulevard lyst: MRB File Name: BH99_PMB.HC9 Area Type: Other 6-9-98 PM Peak Comment: 1999 Background plus Added Eastbound Westbound Northbound Southbound L T R. L T R L T R L T R No. Lanes 0 0 0 1 0 1 0 1 1 1 1 0 Volumes 389 621 514 139 361 631 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left Thru Thru Right Right Peds * Peds WB Left * SB Left Thru Thru Right * Right Peds * Peds NB Right EB Right Right WB Right en 26.OP Green 21.OP 31.OP low/AR 4.0 Yellow/AR 4.0 4.0 Cycle Length: 90 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS WB L 531 1770 0.770 0.300 26.5 D 17.7 C R 915 1583 0.715 0.578 12.3 B NB T 662 1863 0.817 0.356 25.5 D 23.4 C R 563 1583 0.259 0.356 15.7 C SB L 433 1770 0.878 0.244 37.7 D 18.6 C T 1180 1863 0.563 0.633 7.6 B Intersection Delay = 19.4 sec/veh Intersection LOS = C Lost Time/Cycle, L = 9..0 sec Critical.v/c(x) = 0.818 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation lereets: (E-W) Ross/Sattler (N-S) Hall Boulevard alyst: MRB File Name: RH99_AMB.HC9 Area Type: Other 6-10-98 AM Peak Comment: 1999 Background plus Added Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 1< 0 0> 1 < 0 1 1< 0 1 1< 0 Volumes 211 3 161 7 2 11 86 580 8 5 515 52 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left Thru * Thru Right * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right B Right WBI Right en 17.OP Green 8.OP 43.OP low/AR 4.0 Yellow/AR 4.0 4.0 Cycle Length: 80 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 371 1650 0.598 0.225 23.0 C 22.3 C TR 357 1588 0.481 0.225 21.3 C WB LTR 306 1358 0.069 0.225 18.5 C 18.5 C NB L 293 1770 0.311 0.700 5.4 B 9.4 B TR 1023 1859 0.605 0.550 10.0 B SB L 293 1770 0.017 0.700 4.5 A 9.8 B TR 1010 1837 0.591 0.550 9.8 B Intersection Delay = 12.6 sec/veh Intersection LOS = B Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.585 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation reets: (E-W) Ross/Sattler (N-S) Hall Boulevard alyst: MRB File Name: RH99_PMB.HC9 Area Type: Other 6-10-98 PM Peak Comment: 1999 Background plus Added Eastbound Westbound. Northbound Southbound L T. R L T R L T R L T R No. Lanes 1 1< 0 0> 1 0 1 1< 0 1 1< 0 Volumes 92 1 82 4 2 7 162 490 2 8 729 275 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3-.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left Thru * Thru Right * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right Right WB Right en 17.0P Green 8.OP 58.OP flow/AR 4.0 Yellow/AR 4.0 4.0 Cycle Length: 95 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 321 1695 0.302 0.189 25.3 D 25.3 D TR 301 1587 0.289 0.189 25.2 D WB LTR 275 1452 0.047 0.189 23.9 C 23.9 C NB L 246 1770 0.695 0.747 25.7 D 11.9- B TR 1156 1862 0.448 0.621 7.4 B SB L 318 1770 0.025 0.747 3.2 A 24.8 C TR 1109 1786 0.952 0.621 25.0 C Intersection Delay = 20.3 sec./veh Intersection LOS = C Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.821 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation eets: (E-W) Durham Road (N-S) Hall Boulevard al st: MRB File Name: DH99_AMB.HC9 Area Type: Other 6-9-98 AM Peak Comment: 1999 Background plus Added Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 1 < 0 1 1 1 0 > 1 < 0 1 1 < 0 Volumes 362 842 42 49 308 220 10 15 34 363 63 346 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left Thru * * Thru Right * * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right Right WB Right en 3.OP 21.OP 32.OP Green 28.OP 6.OP llow/AR 4.0 4.0 4.0 Yellow/AR 4.0 4.0 Cycle Length: 110 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 467 1770 0.817 0.264 36.4 D 33.6 D TR 975 1850 0.954 0.527 32.5 D WB L 64 1770 0.808 0.036 73.4 F 23.2 C T 559 1863 0.580 0.300 25.9 D R 936 1583 0.248 0.591 8.2 B NB LTR 97 1520 0.652 0.064 47.8 E 47.8 E SB L 467 1770 0.819 0.264 36.5 D 51.6 E TR 429 1626 1.003 . 0.264 65.0 F Intersection Delay = 36.9 sec/veh Intersection LOS = D Lost Time/Cycle, L = 12.0 sec Critical v/c(x) = 0.941 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation lereets: (E-W) Durham Road (N-S) Hall Boulevard al st: MRB File Name: DH99B_PM.HC9 Area Type: Other 6-9-98 PM Peak Comment: 1999 Background plus Added Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 1< 0 1 1 1 0> 1 < 0 1 1< 0 Volumes 218 579 9 9 873 429 19 28 21 281 15 256 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left Thru * * Thru Right * * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right Right WB Right en 3.OP 9.OP 52.OP Green 20.OP 6.OP 4tilow/AR 4.0 4.0 4.0 Yellow/AR 4.0 4.0 Cycle Length: 110 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 273 1770 0.837 0.155 47.9 E 20.6 C TR 1115 1859 0.554 0.600 10.5 B WB L 64 1770 0.140 0.036 39.1 D 35.9 D T 898 1863 1.024 0.482 50.9 E R 1108 1583 0.408 0.700 5.4 B NB LTR 100 1576 0.708 0.064 51.6 E 51.6 E SB L 338 1770 0.876 0.191 48.1 E 53.0 E TR 305 1599 0.934 0.191 58.1 E Intersection Delay = 35.2 sec/veh Intersection LOS = D Lost Time/Cycle, L = 12.0 sec Critical v/c(x) = 0.950 HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation eets: (E-W) Durham Road (N-S) Hall Boulevard lyst: MRB File Name: DH99_ABA. HC9 Area Type: Other 6-9-98 AM Peak Comment: 1999 Background plus Added - Adjusted N/S Phasing Eastbound Westbound Northbound Southbound L T R L. T R L T R L T R No. Lanes 1 1< 0 1 1 1 0> 1 < 0 1 1< 0 Volumes 362 842 42 49 308 220 10 15 34 363 63 346 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left Thru * * Thru Right * * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right Right WB Right en 3.OP 19.OP 33.OP Green 29.OP low/AR 4.0 4.0 4.0 Yellow/AR 4.0 Cycle Length: 100 secs Phase combination order: #1 #2 #3 #5 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 478 1770 0.797 0.270 32.2 D 23.9 C TR 1054 1850 0.882 0.570 20.5 C WB L 71 1770 0.735 0.040 56.7 E 23.4 C T 633 1863 0.512 0.340 20.6 C R 538 1583 0.431 0.340 19.8 C NB LTR 345 1148 0.183 0.300 19.7 C 19.7 C SB L 440 1468 0.867 0.300. 36.8 D 37.0 D TR 488 1626 0.881 0.300 37.2 D Intersection Delay = 27.5 sec/veh Intersection LOS = D Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.875 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation eets: (E-W) Durham Road (N-S) Hall Boulevard lyst: MRB File Name: DH99B_PA.HC9 Area Type: Other 6-9-98 PM Peak Comment: 1999 Background plus Added - Adjusted N/S Phasing Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 1< 0 1 1 1 0> 1 < 0 1 1< 0 Volumes 218 579 9 9 873 429 19 28 21 281 15 255 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left Thru * * Thru Right * * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right Right WB Right en 3.OP 8.OP 52.OP Green 26.OP low/AR 4.0 4.0 4.0 Yellow/AR 4.0 Cycle Length: 105 secs Phase combination order: ##1 #2 #3 #5 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 270 1770 0.849 0.152 47.9 E 19.6 C TR 1151 1859 0.537 0.619 9.1 B WB L 67 1770 0.134 0.038 37.2 D 29.7 D T 940 1863 0.977 0.505 37.2 D R 799 1583 0.566 0.505 14.4 B NB LTR 314 1222 0.226 0.257 23.4 C 23.4 C SB L 359 1396 0.825 0.257 37.9 D 34.1 D TR 411 1599 0.691 0.257 30.1 D Intersection Delay = 27.5 sec/veh Intersection LOS = D Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.913 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation eets: (E-W) Bonita Road (N-S) Hall Boulevard qklyst: MRB File Name: BH99_AMT.HC9 Area Type: Other 6-9-98 AM Peak Comment: 1999 Total Traffic Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 0 0 0 1 0 1 0 1 1 1 1 0 Volumes 82 210 548 279 536 494 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left Thru Thru Right Right Peds * Peds WB Left * SB Left Thru Thru Right * Right Peds * Peds NB Right EB Right Right WB Right en 16.OP Green 33.OP 34.OP low/AR 4.0 Yellow/AR 4.0 4.0 Cycle Length: 95 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS WB L 317 1770 0.272 0.179 25.7 D 12.8 B R 900 1583 0.246 0.568 7.8 B NB T 686 1863 0.841 0.368 27.3 D 24.3 C R 583 1583 0.504 0.368 18.3 C SB L 633 1770 0.891 0.358 32.3 D 18.3 C T 1412 1863 0.368 0.758 3.0 A Intersection Delay = 19.8 sec/veh Intersection LOS = C Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.748 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation eets: (E-W) Bonita Road (N-S) Hall Boulevard 4Valyst: MRB File Name: BH99 PMT.HC9 Area Type: Other 6-9-98 PM Peak Comment: 1999 Total Traffic Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 0 0 0 1 0 1 0 1 1 1 1 0 Volumes 391 621 520 140 361 642 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left Thru Thru Right Right Peds * Peds WB Left * SIB Left Thru Thru Right * Right Peds * Peds NB Right EB Right Right WB Right en 26.OP Green 21.OP 31.OP low/AR 4.0 Yellow/AR 4.0 4.0 Cycle Length: 90 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS WB L 531 1770 0.776 0.300 26.8 D 17.9 C R 915 1583 0.715 0.578 12.3 B NB T 662 1863 0.826 0.356 26.0 D 23.8 C R 563 1583 0.261 0.356 15.7 C SB L 433 1770 0.878 0.244 37.7 D 18.5 C T 1180 1863 0.573 0.633 7.7 B Intersection Delay = 19.6 sec/veh Intersection LOS = C Lost Time/Cycle, L = 9.0 sec Critical v/c(x) 0.824 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation lereets: (E-W) Ross/Sattler (N-S) Hall Boulevard alyst: MRB File Name: RH99 AMT.HC9 Area Type: Other 6-10-98 AM Peak Comment: 1999 Total Traffic Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 1 < 0 0 > 1 < 0 1 1 < 0 1 1 < 0 .Volumes 211 3 161 15 2 24 86 580 10 10 515 52 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left Thru * Thru Right * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right Right WB Right - en 17.OP Green 8.OP 43.OP ,low/AR 4.0 Yellow/AR 4.0 4.0 Cycle Length: 80 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 374 1661 0.594 0.225 22.9 C 22.2 C TR 357 1588 0.481 0.225 21.3 C WB LTR 290 1290 0.148 0.225 18.9 C 18.9 C NB L 293 1770 0.311 0.700 5.4 B 9.4 B TR 1022 1858 0.609 0.550 10.0 B SB L 293 1770 0.038 0.700 4.5 A 9.7 B TR 1010 1837 0.591 0.550 9.8 B Intersection Delay = 12.6 sec/veh Intersection LOS = B Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.586 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation eets: (E-W) Ross/Sattler (N-S) Hall Boulevard lalyst: MRB File Name: RH99_PMT.HC9 Area Type: Other 6-10-98 PM Peak Comment: 1999 Total Traffic Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 1< 0 0> 1 < 0 1 1< 0 1 1< 0 Volumes 92 1 82 14 2 9 162 490 10 21 729 275 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left * Thru Thru Right * Right * Peds Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right Right WB Right en 17.OP Green 8.OP 58.OP low/AR 4,0 Yellow/AR 4.0 4.0 Cycle Length: 95 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS - EB L 308 1623 0.315 0.189 25.4 D 25.3 D TR 301 1587 0.289 0.189 25.2 D WB LTR 259 1366 0.100 0.189 24.2 C 24.2 C NB L 246 1770 0.695 0.747 25.7 D 11.9 B TR 1153 1857 0.457 0.621 7.4 B SB L 312 1770 0.071 0.747 3.3 A 24.6 C TR 1109 1786 0.952 0.621 25.0 C Intersection Delay = 20.2 sec/veh Intersection LOS = C Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.824 i HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation Streets: (E-W) Durham Road (N-S) Hall Boulevard lyst: MRB File Name: DH99_AMT.HC9 a Type: Other 6-9-98 AM Peak Comment: 1999 Total Traffic Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 1 < 0 1 1 1 0 > 1 < 0 1 1 < 0 Volumes 362 842 42 49 308 222 10 15 34 370 63 347 .Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left Thru * * Thru Right * * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right SB Right WB Right en 3.OP 21.OP 32.OP Green 28.OP 6.OP low/AR 4.0 4.0 4.0 Yellow/AR 4.0 4..0 cle Length: 110 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 467 1770 0.817 0.264 36.4 D 33.6 D TR 975 1850 0.954 0.527 32.5 D WB L 64 1770 0.808 0.036 73.4 F 23.2 C T 559 1863 0.580 0.300 25.9 D R 936 1583 0.250 0.591 8.2 B NB LTR 97 1520 0.652 0.064 47.8 E 47.8 E SB L 467 1770 0.834 0.264 37.6 D 52.3 E TR 429 1626 1.005 0.264 65.6 F .Intersection Delay = 37.1 sec/veh Intersection LOS = D Lost Time/Cycle, L = 12.0 sec Critical v/c(x) = 0.941 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation W eets: (E-W) Durham Road (N-S) Hall Boulevard 1 st: MRB File Name: DH99T_PM.HC9 Area Type: Other 6-9-98 PM Peak Comment: 1999 Total Traffic Eastbound- Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 1 < 0 1 1 1 0 > 1 < 0 1 1 < 0 Volumes 219 579 9 9 873 436 19 28 21 285 15 256 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination.l 2 3 4 5 6 7 8 EB Left * * NB Left Thru * * Thru Right * * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right Right WB Right` en 3.OP 9 .OP 52.OP Green 20.OP. 6.OP low/AR 4.0 4.0 4.0 Yellow/AR 4.0 4.0 Cycle Length: 110 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 273 1770 0.845 0.155 48.7 E 20.9 C TR 1115 1859 0.554 0.600 10.5 B WB L 64 1770 0.140 0.036 39.1 D 35.8 D T 898 1863 1.024 0.482 50.9 E R 1108 1583 0.414 0.700 5.4 B NB LTR 100 1576 0.708 0.064 51.6 E 51.6 E SB L 338 1770 0.888 0.191 49.5 E 53.7 E TR 305 1599 0.934 0.191 58.1 E Intersection Delay = 35.4 sec/veh Intersection LOS = D Lost Time/Cycle, L = 12.0 sec Critical v/c(x) = 0.951 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation eets: (E-W) Durham Road (N-S) Hall Boulevard lyst: MRB File Name: DH99_ATA.HC9 ea Type: Other 6-9-98 AM Peak Comment: 1999 Total Traffic - Adjusted N/S Phasing Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 1< 0 1 1 1 0> 1 < 0 1 1< 0 Volumes 362 842 42 49 308 222 10 15 34 370 63 347 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left Thru * * Thru * - Right * * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right SB Right WB Right *en 3.OP 19.OP 33.OP Green 29.OP low/AR 4.0 4.0 4.0 Yellow/AR 4.0 Cycle Length: 100 secs Phase combination order: #1 #2 #3 #5 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 478 1770 0.797 0.270 32.2 D 23.9 C TR 1054 1850 0.882 0.570 20.5 C WD L - 71 1770 0.735 0.040 56.7 E 23.4 G T 633 1863 0.512 0.340 20.6 C R 538 1583 0.435 0.340 19.8 C NB LTR 344 1145 0.183 0.300 19.7 C 19.7 C SB L 440 1468 0.883 0.300 38.4 D 37.9 D TR 488 1626 0.883 0.300 37.5 D Intersection Delay = 27.8 sec/veh Intersection LOS = D Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.876 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06-11-1998 Center For Microcomputers In Transportation eets: (E-W) Durham Road (N-S) Hall Boulevard lyst: MRB File Name: DH99T_PA.HC9 Area Type: Other 6-9-98 PM Peak Comment: 1999 Total Traffic - Adjusted N/S Phasing Eastbound Westbound Northbound Southbound L T: R L T R L T R L T R No. Lanes 1 1< 0 1 1 1 0> 1 < 0 1 1< 0 Volumes 219 579 9 9 873 436 19 28 21 285 15 256 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left Thru * * Thru Right * * Right Peds * Peds WB Left * SB Left Thru * Thru Right * Right Peds * Peds NB Right EB Right Right WB Right en 3.OP 8.OP 52.OP Green 26.OP low/AR 4.0 4.0 4.0 Yellow/AR 4.0 Cycle Length: 105 secs Phase combination order: #1 #2 #3 #5 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB L 270 1770 0.856 0.152 48.7 E 19.8 C TR 1151 1859 0.537 0.619 9.1 B WB L 67 1770 0.133 0.038 37.2 D 29.7 D T 940 1863 0.977 0.505 37.2 D R 799 1583 0.574 0.505 14.5 B NB LTR 313 1219 0.227 0.257 23.4 C 23.4 C SB L 359 1396 0.836 0.257 38.8 D 34.6 D TR 411 1599 0.693 0.257 30.2 D. Intersection Delay = 27.6 sec/veh Intersection LOS = D Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.917 • HCS: Unsignalized Intersections Release 2.1f R84T_99A.HC0 Page 1 Center For Microcomputers In Transportation iversity of Florida ~2 Weil Hall Gainesville, FL 32611-2083 Ph: (904) 392-0378 Streets: (N-S) SW 84th Avenue (E-W) Ross Street Major Street Direction.... EW Length of Time Analyzed... 15 (min) Analyst MRB Date of Analysis.......... 6/11/98 Other Information......... Site Access - 1999 Total Traffic - AM P eak Two-way Stop-controlled Intersection Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 0 1< 0 0> 1 0 0> 1 < 0 0 0 0 Stop/Yield N N Volumes 16 7 0 20 21 0 0 PHF .95 .95 .95 .95 .95 .95 .95 Grade 0 0 0 MCI S (01) SU/RV's CV's M0.) CE's 1.10 1.10 1.10 1.1.0 Adjustment Factors Vehicle Critical Follow-up Maneuver Gap (tg) Time (tf) Left Turn Major Road 5.00 2.10 Right Turn Minor Road 5.50 2.60 Through Traffic Minor Road 6.00 3.30 Left Turn Minor Road 6.50 3.40 • HCS: Unsignalized Intersections Release 2.1f R84T_99A.HC0 Page 2 Worksheet for TWSC Intersection tep - 1: RT from Minor Street NB SB Conflicting Flows: (vph) 20 Potential Capacity: (pcph) 1353 Movement Capacity: (pcph) 1353 Prob. of Queue-Free State: 1.00 Step 2: LT from Major Street WB EB Conflicting Flows: (vph) 24 Potential Capacity: (pcph) 1670 Movement Capacity: (pcph) 1670 Prob. of Queue-Free State: 1.00 TH Saturation Flow Rate: (pcphpl) 1700 RT Saturation Flow Rate: (pcphpl) Major LT Shared Lane Prob. of Queue-Free State: 1.00 Step 3: TH from Minor Street NB SB Conflicting Flows: (vph) 42 Potential Capacity: (pcph) 1037 Capacity Adjustment Factor due to Impeding Movements 1.00 ement Capacity: (pcph) 1037 ob. of Queue-Free State: 1.00 Step 4: LT from Minor Street NB SB Conflicting Flows: (vph) 42 Potential Capacity: (pcph) 1001 Major LT, Minor TH Impedance Factor: 1.00 Adjusted Impedance Factor: 1.00 Capacity Adjustment Factor _ due to Impeding Movements 1.00 Movement Capacity: (pcph) 1001 Intersection Performance Summary Avg. 95% Flow Move Shared Total Queue Approach Rate Cap Cap Delay Length LOS Delay movement' (pcph) (pcph) (pcph)(sec/veh) (veh) (sec/veh) NB L 24 1001 > NB T 0 1037 > 1001 3.7 0.0 A 3.7-- R 0 1353 > L 0 1670 2.2 0.0 A 0.0 Intersection Delay = 1.2 sec/veh HCS: Unsignalized Intersections Release 2.1f R84T_99P.HC0 Page 1 Center For Microcomputers In Transportation University of Florida 0 2 Weil Hall inesville, FL 32611-2083 Ph: (904) 392-0378 Streets: (N-S) SW 84th Avenue (E-W) Ross Street Major Street Direction.... EW Length of Time Analyzed... 15 (min) Analyst MRB Date of Analysis.......... 6/11/98 .Other Information......... Site Access - 1999 Total Traffic - PM P eak Two-way Stop-controlled Intersection Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 0 1< 0 0> 1 0 0> 1 < 0 0 0 0 Stop/Yield N N Volumes 10 21 0 13 12 0 0 PHF .95 .95 .95 .95 .95 .95 .95 Grade 0 0,, 0 MC's SU/RV' s ( % ) CV's ( % ) PCE's 1.10 1.10 1.10 1.10 • Adjustment Factors Vehicle Critical Follow-up Maneuver Gap (tg) Time (tf) Left Turn Major Road 5.00 2.10 Right Turn Minor Road 5.50 2.60 Through Traffic Minor Road 6.00 3.30 Left Turn Minor Road 6.50 3.40 • HCS: Unsignalized Intersections Release 2.1f R84T_99P.HC0 Page 2 Worksheet for TWSC Intersection ep 1: RT from Minor Street NB SB Conflicting Flows: (vph) 22 Potential Capacity: (pcph) 1350 Movement Capacity: (pcph) 1350. Prob. of Queue-Free State: 1.00 Step 2: LT from Major Street WB EB Conflicting Flows: (vph) 33 Potential Capacity: (pcph) 1653 Movement Capacity: (pcph) 1653 Prob, of Queue-Free State: 1.00 TH Saturation Flow Rate: (pcphpl) 1700 RT Saturation Flow Rate: (pcphpl) Major LT Shared Lane Prob. _ of Queue-Free State: 1.00 Step 3: TH from Minor Street NB SB Conflicting Flows: (vph) 36 Potential Capacity: (pcph) 1044 Capacity Adjustment Factor due to Impeding Movements 1.00 vement Capacity: (pcph) 1044 b. of Queue-Free State: 1.00 Step 4: LT from Minor Street NB SB Conflicting Flows: (vph) 36 Potential Capacity: (pcph) 1009 Major LT, Minor TH Impedance Factor: 1.00 Adjusted Impedance Factor: 1.00 Capacity Adjustment Factor due to Impeding Movements 1.00 Movement Capacity: (pcph) 1009 Intersection Performance Summary Avg. 95°6 Flow Move Shared Total Queue Approach Rate Cap Cap Delay Length LOS Delay Movement (pcph) (pcph) (pcph)(sec/veh) (veh) (sec/veh) NB L 14 1009 > NB T 0 1044 > 1009 3.6 0.0 A 3.6 0 R 0 1350 > WB L 0 1653 2.2 0.0 A 0.0 Intersection Delay = 0.8 sec/veh HALSTEAD'S • ARBORICULTURE "Specialists in the care and CONSULTANTS Preservation of trees" David Halstead, Consultant B.S P.O. Box 1 182, Tualatin, OR 97062 K Phone: (503) 245.1383 June 25, 1998 ATTN.: Mr. Joe Walsh Land Development Consultants, Inc. 233 SE Washington Street Hillsboro, OR 97123 Reference: Good Acres Location: Ross Street Subject: Tree Care and Preservation I have inspected the site, trees and the site plan for the 28 house sites located east of Hall Blvd. and south of Ross Street for the purpose of determining what trees can be preserved, what cafe they will need before, during and after construction and what trees are within the house foot print and/or the hardscape areas and need to be removed. ~ Removals: 1. 18 inch diameter at 4.5 foot above ground Kwanzan-cherry tree located within the house foot print on lot numbered 12. 2. 28 inch diameter at 4.5 foot above ground Douglas-fir tree located within the 4 hardscape (Intersection of 84th Avenue and A Street). ` 3. 18 inch in diameter at 4.5 foot above ground Ponderosa-pine tree located within the "A" Street sidewalk/utilities. 4. 12 inch in diameter at 4.5 foot above ground Apple tree located within the proposed SW 84th Avenue. Total of 76 inches to be mitigated. it Preservation: 1 5. 10 inches in diameter at 4.5 foot above ground Flowering Magnolia located II~ on the north side of lot numbered 6. f' 6. 6 inches in diameter at 4.5 foot above ground Flowering Dogwood located on • the northeast comer of lot numbered 6. • Page 2 June 25, 1998 Reference: Good Acres Location: Ross Street Subject. Tree Care and Preservation Trees 5 and 6 Preservation Continued: Both trees numbered 5 and 6 are cultured, nursery grown, and very expensive. Young nursery grown trees, unlike native trees, adjust to construction very easily. These trees can be preserved by putting up the appropriate fencing and administering light pruning and therapeutic care. 7, 8, 9, and 10. Four Sweetgum trees located on the south side of Ross Street on Lot Number 10. The trees are in a row along the existing drive way. Each tree has a diameter at 4.5 foot of 24, 18, 20 and 29 inches, a diameter limb spread of 40 foot and a height of 50 to 60 foot. The trees are very healthy and • their structure is fair. The trees are located 7 foot east of the existing drive way, tree number 7 is located 20 foot south of the existing Ross Street and tree number 10 is 9 foot north of the existing drive way. Pruning and light cabling will enhance their structure to very good. Therapeutic fertilizing will be done in order to prepare the trees for the forthcoming construction trauma. Tree protection fencing will be a very important part of the trees survival. I recommend the trees be fenced 15 foot on all four sides from the diameter at ground level (DGL). When Ross Street is widened the fence will need to be relocated inward towards tree number 7 and when the existing drive way is removed it will be done under the supervision of the arborist who will also direct the root pruning and therapeutic care. It is essential that all four trees be preserved because they are inter-root graphed and are dependent upon each other for support both in food manufacturing and resistance to wind. 11. Douglas-fir tree 30 inches in diameter at 4.5 foot above ground and located on the south property line on lot number 27. The tree is 100 foot tall and has a limb spread of 24 foot. The root area on the north side of the tree will have to be left undisturbed for a minimum of 12 feet in order to ensure the tree remains • stable. Pruning and therapeutic care will also be required. • Page 3 June 25, 1998 Reference: Good Acres Location: Ross Street Subject. Tree Care and Preservation 12, 13, 14 and 15 are four Oregon Green-ash trees. 24, 30, 16 and 18 inches in diameter at 4.5 foot above ground. The trees are located along the south property line starting at lots 27, 25C and near the Water Quality Facility. None of these trees are in the best of health and/or structure. If the root zone is left undisturbed approximately 12 foot on the north side of the trunks and they are pruned and cabled for safety the trees will survive. Enclosed is our Therapeutic Care Report which outlines several important facts on the care and protection of the trees which will be carried out during the construction phase. • If I can be of further assistance or if more technical material is needed please call me immediately. Sincerely, David Halstead BS CA • IF ` l v p!w Y - - - - - - X - X X - - - R OO1 ;o -X . RELOCATED R=212.00 HOUSE - _'TL 800 ~4 o O o. ~ I ` A-24, 117 X_ is C -I \ :r:: ,N - - I J I\ X Co- X - TL 100 I I I I :Fr 17' 17 - N 'mss -1, - - I 22 AP-40 STREET PRIVATE"' " w--. s - - a 23 CRETE d- OZ ` I -I DRI AY - - - - - 3.0 APRO 8' av l~7 14' NL- t;::III it x-X X Jx4 G "WATER, UALI,TY,w 5 X ;7 L FACILITY, ' - ~ , • 17' F~7.,MATCHEXISTINtK CURB SIDE WAL OA-18 0 TL 13200 \TL 13100 0-1 \ ➢ v •TL 12800 TL 8300 TL 8400 TL 8500 TL 86 16I o I~ o \ TL 13000 TL 12900 0 W I I I L O \ V) y I , is 'i' Z I~ U i .J I LF- 13300 \ F I I X ~ ! N I I \ I ll_~, 2.5IWII I TREE CARE AND PRESERVATION Because of the number of trees to be preserved, the particular situation of where the trees are growing, the species of the tree (s) and the proposed construction plans there will be a certified arborist on site and/or on call for the entire project, especially during any excavating and/or the removal of tree (s). In this way decisions can be made in the field that are only speculations at this writing. MEETINGS: Before the site clearing and construction begins a pre-construction tree preservation conference will be held on site with the general contractor in charge of tree removal, and/or in charge of heavy equipment, the resident certified arboriculturist and those official representatives who have interest in the project. • PURPOSE: The purpose of the on site meeting will be to introduce all parties to the specifications and sensitivity needed in the protection and preservation of trees, their environment and protected areas. PREPARATION I FENCING: We have found through several years of tree preservation that the protected area is the first and most important procedure of tree preservation. If the fencing is placed properly and maintained the root zone of the tree (s) within this protected area will not be compacted nor damaged by needless excavation. Before any site clearing takes place tree fencing needs to be erected out to the drip line (furthest most branches) of those tree/s to be preserved. Tree barrier fencing can be as simple as a seven (7) foot tall steel fence stakes driven into the ground approximately two (2) feet, 6 foot apart and the tree barrier fencing attached to the stakes. • • Page 2 TREE CARE AND PRESERVATION PREPARATION 1 FENCING: It is further recommended that two (2) heavy gage wires be attached to each stake. One (1) at the top of each stake and interwoven through the fencing and a second (2) wire attached to the stakes approximately 2 feet above ground and interwoven through the fencing. In some cases the fencing, will need to be adjusted from the drip line to a smaller area in order to accommodate walls, building, sidewalks, excavation and other like building construction. The adjustment of the fencing and any disturbance within the protected area will be done under the supervision of the consulting arborist. • If the fencing is adjusted to a smaller diameter it may be necessary to erect a chain link and/or a heavy plywood fence in order to protect the adjusted area. Regardless, any adjustment of the fencing from the drip line, no matter how slight, will require therapeutic care for the tree and it's root zone. REMOVALS: Those trees that are structurally unsound and/or unhealthy whether they be in the construction area or in the preservation areas will need to be removed for the safety of person, property and to the surrounding trees as well. Tree removal will be done in such a way so as not to damage the those tree/s and their root zone which is marked for preservation. Removal of these tree/s may require climbing the tfee/s and taking them down in small pieces. Stumps of the removed tree/s which are less than 20 feet from a preserved tree will be ground out by using a stump grinder. THERAPEUTIC CARE: Therapeutic care is described as that treatment which will be needed to insure the tree/s within the protected area receive the best chances for survival. In order to accomplish this feat the tree/s will have to be periodically inspected during the construction process and periodically for at least two years after • construction is completed. Page 3 TREE CARE AND PRESERVATION THERAPEUTIC CARE: Individual treatment is based on the tree/s needs, it's root zone, structural condition and health. Factors will be taken into consideration, such as species, soil compaction, soil annals, season in which construction is done, how much root zone will be affected by construction, losses of surrounding native plantings and loss of and/or over abundance of sub-surface and surface water. ROOT PRUNING: Excavation when possible will be done towards the tree rather than along side of the tree. Further, before excavation begins bridging and tunneling will be • considered especially if tree roots are found to be in excess 04 inches in diameter. When excavation needs to be done within the drip line of the tree it maybe necessary to cut roots. All roots 2 inches and larger will be cut clean with the use of an ax, saw and or other like sharp instrument. Regardless, any worn within the drip line of the tree will be done under the supervision of the consulting arborist. FERTILIZING: If the tree/s diameter root zone is reduced the tree/s will need to be therapeutically fertilized. How much and mixtures will be determined by the amount of disturbance, root loss, soil analysis, condition of the soil, season, health and condition of the tree/s. Those tree/s which will be less than 8 feet from the tree at ground level may require not only therapeutic fertilizer, but root hormones as well. This will help the sealing process of damaged roots and the stimulation of new growth. When a tree root area is severely damaged it may need additional fertilizing within 6 months and again within a year. • Page 4 TREE CARE AND PRESERVATION ACCIDENTS: With the amount of activity on a major development project accidents are bound to happen. Limbs are broken, root are dug up or the root zone are compacted. In most cases if these problems are addressed immediately by the resident arborist they will not hamper the trees longevity. Where negligence occurs and the contractor deliberately damages a tree and/or the root zone the contractor should be held responsible and monetary values arrived at for the repair and or replacement of the tree/s. • GEOTECHNICAL INVESTIGATION REPORT EXHIBIT b0. lfl Construction Inspection & Related Tests Carlson Testing, Inc. Geotechnical Consulting P.O. Box 23814 • June 10, 1998 Tigard, Oregon 97281 Phone (503) 684-3460 CTI # 98-G 1638 FAX (503) 684-0954 West Hills Development c/o LDC Design Group. 233 S.E. Washington Street Hillsboro, Oregon 97123 GEOTECHNICAL INVESTIGATION ROSS STREET SUBDIVISION TIGARD, OREGON This report presents the results of our geotechnical investigation for the proposed Ross Street residential subdivision in Tigard, Oregon. The purpose of our investigation is to characterize the site soil and groundwater conditions and to provide geotechnical and environmental evaluations and recommendations for the development. Our work was performed in accordance with our proposal P0706, dated 12 May 1998. BACKGROUND Project Information Location - At the southeast intersection of S.W. Hall Boulevard and S.W. Ross Street in Tigard, Oregon (see Figure 1). Developer - West Hills Development Civil Engineer - LDC Design Group, (see address above). Jurisdictional Agency - City of Tigard, Oregon. Site Description The site, which contains just over 4.5 acres, is at the southeast intersection of S.W. Hall Boulevard and S.W. Ross Street in Tigard, Oregon (see Figure 1). A house, barn, greenhouse, and small shed are located. in the east-central portion of the site. The remainder of the property is primarily a grassy field with few trees. The site topography is gentle. Elevations range between about 195 and 203 feet above sea level. Grades average between about 1 and 4 percent. Drainage is to the south and southwest. Three underground storage tanks (UST's) are located on the site (see Figure 2). A heating oil . tank is located near the southeast corner of the house. This tank, which has a capacity of abut 600 gallons, is estimated to be about 35 years old. A 500 gallon gasoline tank located near the barn entrance (north side) was decommissioned about 10 years ago by filling with sand. A new 500 gallon, fiberglass-coated, steel tank for gasoline was installed about 43 feet north of the barn approximately 10 years ago to replace the decommissioned tank. This • newer tank is overlain by asphaltic concrete paving. r- f CTI # 98-G 1638 • Ross Street Subdivision Page 2 - Proposed Development The available plan indicates that the site is to be developed for a total of 28 lots for single- family residences. The existing house will be relocated to Lot 28 in the northwest corner of the site (See Figure 2). A total of about 900 lineal feet of streets are included in the development. We assume that the proposed structures will be primarily wood-framed with raised wood floors, founded on spread footings. Standard uncierground utilities (sewer, water, electric, gas, telephone, cable) are presumably included in the project. Grading and utility plans are currently not available for review. GEOLOGIC CONDITIONS General The site is located along the northwestern, margin of Pleistocene age channel deposits that are the result of catastrophic flooding in the Portland Willamette Valley areas, which ended about 13,000 years ago. Columbia River Basalt of Miocene age is exposed at the ground surface about 3,500 feet west of the site, and is mapped at a depth of 400 feet under the site. It is assumed that the Sandy River Mudstone Formation, and possibly the Troutdale Formation, are present in the subsurface between the channel deposits and the top of the Columbia River Basalt. Stratigraphy Columbia River Basalt - The Miocene age Columbia River Basalt regionally consists of numerous lava flows that erupted from fissures in northeastern Oregon, eastern Washington and western Idaho. Individual flows often cover thousands of square miles. Together, these flows have formed a basalt deposit that can be thousands of feet thick. In the Portland Hills, the collective thickness of the basalt ranges up to about 670 feet (Madin, 1990). The depth to the top of the Columbia River Basalt in the site region is estimated to be about 500 feet. Sandy River Mudstone - The Sandy River Mudstone of early Pliocene age consists mostly of indurated clays and silts, but includes minor amounts of sand and fine gravel (Hogenson and Foxworthy, 1965). The even bedding, perfection of sorting, fine grain size, lack of marine fossils, and the presence of leaves indicates lacustrine (fresh water) deposition of these beds (Trimble, 1963). Troutdale Formation - The Troutdale Formation of early Pliocene age consists mostly of well- indurated sandy conglomerate containing pebbles, cobbles, and scattered boulders that are generally basalt but at places may be as much as 50 percent quartzite. Locally, the formation contains layers of stratified claystone, siltstone, and tuffaceous sandstone. Channel Deposits -This facies of Catastrophic Flood Deposits consists of interlayered deposits • of silt, sand, and gravel deposited in major channels of flood water movement. One such flood channel follows the skirts along the western and southern margin of Bull Mountain, and CTI # 98-G 1638 • Ross Street Subdivision Page 3 follows the Tualatin River valley eastward through the valley occupied by Lake Oswego. In the site area, the near-surface channel deposits consist of sandy silt that grades downward . to silty fine sand and fine sand with some silt. Available geologic mapping indicates that these deposits are approximately 60 feet thick, in the vicinity of the site. Structure Based on a review of available geologic mapping, an east-trending fault is shown approximately 2,000 feet south of the site, and another northeast-trending fault is mapped about 4000 feet southeast of the site (see Figure 1). These faults are inferred on the basis of subsurface data from water well logs. There is no evidence to suggest that they are still active. The Portland Hills are located about 3 to 5 miles northeast of the site. These hills are cut by parallel and transverse high-angle faults and southwest-dipping thrust faults. This is a zone of major northwest trending faults that parallel the Willamette River and forms a boundary between the Portland Hills on the west and southwest and the Portland basin on the east and northeast. No faults have yet been shown to cut Holocene deposits but some faults do cut Pleistocene rocks, Madin, 1991. EARTHQUAKE SOURCES AND SEISMIC RISK Local The Portland Hills fault zone (Madin, 1990), is located approximately 5 Y4 miles northeast of the site. It includes a series of northwest-trending subsurface faults that extend fora distance of about 40 kilometers along the eastern margin of the Portland Hills. This fault zone is considered to be the boundary fault on the western margin of the Portland Basin. None of the major faults have been shown to cut Holocene deposits (10,000 years). The fault zone is not defined by historical seismicity or associated with any medium- to large-magnitude earthquakes. Although there is no definite evidence for activity for the Portland Hills fault zone, the zone is judged to be potentially active with a relative high probability (0.7) on the basis of possible deformation of late Pleistocene sediment (inferred from subsurface sediment thickness data), Geomatrix, 1995. The Gales Creek Fault is located approximately 10%2 miles southwest of the site. No seismicity has been recorded along the trend of the trend of the Gales Creek Fault; however, a small probability of activity is assigned to the structure because it is aligned along a northward projection of an active fault zone (the Mount Angel Fault) further to the southeast (Geomatrix, 1995). Regional • In western Washington and Oregon, the most likely sources of earthquakes appear to be 1) shallow, moderate intensity earthquakes within the North American Plate; 2) somewhat • CTI # 98-G 1638 Ross Street Subdivision Page 4 deeper, moderately large earthquakes in the subducting Juan de Fuca Plate, and 3) potentially great earthquakes along the Cascadia Subduction Zone (the contact between the two plates). Empirical relationships between earthquake magnitude and fault rupture length provide a means for estimating the maximum earthquake that a particular fault could generate (Bonilla et al., 1984). Based on the size of historical earthquakes in the region, and thickness of the seismogenic crust, the maximum earthquake magnitude expected from a crustal source in the northern and central Willamette Valley is M6.0 to M6.8 (Geomatrix Consultants, 1995. Deeper intraplate earthquakes (deeper than 30 km) have mostly occurred where the Juan de Fuca Plate is bending; either where the dip steepens, or where the plate is buckled (Rogers, 1983). Gravity data (Dehlinger et. al, 1970) indicate the bend occurs beneath the east flank of the Coast Range. Thus the most likely location for a deep intraplate earthquake is along the western edge of the Willamette Valley. The recommended design earthquake for this event would have a magnitude of 7Y2. No subduction earthquakes have occurred during historic times; however, geologic evidence available is interpreted as indicative that the great earthquakes (magnitude 9 %z) have occurred in recent prehistoric times. Such events appear to have occurred infrequently, about every • 600 years on the average. The best estimates indicate that.the last great earthquake occurred 300 years ago (Yamaguchi et. al., 1989). Surface Water Temporary surface water collects below elevation 195 feet at the south end of Lot 25C during periods of heavy precipitation. Some of this storm water appears to drain southward onto the adjacent Ashford Oaks development, and the remainder seeps into the subsurface. No other surface water was noted on the property. Slope Stability With site slopes of 4 percent or less, there is little to no potential for unstable slopes to develop, and no slope failures are anticipated to occur. FIELD EXPLORATIONS AND TESTING A general description of the field exploration procedures and the test pit logs are presented in Appendix A. The test pit and hand auger locations are shown on the Site Plan, attached as Figures 2 and 2A. Laboratory testing procedures are presented in Appendix B. Subsurface exploration was conducted on 22 May 1998. A total of 5 test pits ranging in depth between 6.0 and 10.0 feet were excavated with a small trackhoe. Two hand auger borings were drilled near the underground fuel storage tanks on to depths of 4.5 feet on 28 May 1998. CTI # 98-G 1638 • Ross Street Subdivision Page 5 SITE SUBSURFACE CONDITIONS In general, the site soils to the depths investigated, consist of topsoil over alluvium deposited during catastrophic flooding that occurred about 13,000 years ago. Soils Topsoil - Topsoils observed in the 5 test pits range between 7 and 10 inches in thickness. In general, these soils consist of dark brown organic silt with traces of fine sand and clay. Alluvium (Catastrophic Flood Deposits) - Alluvial flood deposits at the site consist of brown to mottled brown, light grey, and rust silt with traces of sand and clay to fine sandy silt. A 4 to 6 foot thick layer of gravel- to cobble-size fragments of scoriaceous basalt underlies the site at depths of between 2 and 3 feet. This coarse-grained alluvium is completely weathered to a stiff sandy silt. Below depths of 6 to 7, the alluvial flood deposits are generally thin bedded sandy silts to silty sands. Groundwater • Groundwater was encountered in all of the test pits and auger borings, generally at depths of between 3 to 4 feet below the ground surface. This water does not appear to be perched since it increases with depth. The silty sand layers at depths below about 8 to 10 feet in the test pits yield relatively large volumes of groundwater. Existing Man-Made Fills Other than the obvious fills associated with construction of the existing house, barn, and driveway, no significant quantities of fills appear to have been placed on the site. CONCLUSIONS AND RECOMMENDATIONS General It is our opinion that the proposed development is geotechnically compatible with the subsurface conditions encountered in this investigation, provided the recommendations of this report are incorporated into the design and construction of the development. • CTI # 98-G 1638 Ross Street Subdivision Page 6 Hydrocarbon Contamination Test pit TP-1, excavated on the north side of the existing gasoline UST found no evidence of hydrocarbon contamination in the soil or on the groundwater surface. Test pit TP-1, which was drilled to a depth of 4.5 feet immediately adjacent to the east end of the fuel oil UST, encountered groundwater at 4.5 feet below the ground surface. No hydrocarbon that could be detected by sight or smell was found. Test Pit TP-2, drilled several feet west of the decommissioned gasoline UST also found no evidence of hydrocarbon contamination. Liquefaction The Uniform Building Code (UBC) requires that liquefaction be evaluated and addressed in a foundation investigation. It has always been our practice to estimate the potential for soil liquefaction and make the owner/developer aware of the potential risks. Based on our observations, the predominantly silty soils above depths of 8 to 10 feet have a fines content estimated to be greater than about 70 percent. These soils are considered to have a lower potential for liquefaction because of the high silt content. Based on limited test pit data, we cannot be certain of the stratigraphy at depths of greater than 8 to 10 feet. • Some water bearing sand layers were observed below 8 feet. If these sand layers dominate. at depth, the potential for liquefaction during a large earthquake event is considerably increased. Should liquefaction occur at depths below 8 to 10 feet, it is our opinion that the potential for lateral spreading at the site is low due to the flat site topography and a distance of about 1,300 feet to Fanno Creek. To more definitively evaluate this potential would require drilled borings. Such detailed evaluation is 'not commonly performed for residential structures, especially with respect to an event that has not occurred during historical times; however, the decision to do so lies with the owner. If detailed evaluation is performed, it is doubtful that economical mitigating measures exist to effectively reduce the liquefaction hazard. Site Preparation All areas to be graded should first be cleared (trees, brush, grass) and the organic topsoil stripped. Based on our explorations, the average depth of topsoil removal is approximately 6 inches. Locally, it may be as much as 8 inches. Additional depth of removal should be determined on the basis of site inspection after initial stripping. Blending of the bottom 2 to 3 inches of topsoil may be permitted in engineered fill provided it is well disced during earthwork operations. Stripped topsoil should be stockpiled only in designated areas and stripping operations should be observed and documented by the Soil Engineer. Due to limited area for stockpiling topsoil, it may be necessary to haul most of the stripped topsoil off-site. Once an area is approved for filling it should be disced, moisture conditioned, and compacted • prior to commencement of fill operations. CTI # 98-G 1638 • Ross Street Subdivision Page 7 Rough Grading All rough grading should be performed in accordance with Appendix Chapter 33 of the Uniform Building Code, with the exceptions and additions noted herein. The native soils in the proposed cut areas may be at a moisture content that is above optimum for compaction, and may require drying prior to compaction. Any imported material should be approved by the Soil Engineer prior to arrival on site. Engineered fill should be compacted in horizontal lifts not exceeding 8 inches using standard compaction equipment. A minimum of 90 percent of the maximum dry density obtained from the modified Proctor or AASHTO T-180 is recommended for engineered fill placed within lots and proposed streets during rough grading operations. Field density testing should conform to ASTM D 2922 and D 3017, or D 1556. All engineered fill should be observed and tested by the Soil Engineer's representative. Typically, a density test is performed for at least every 2 vertical feet of fill placed, or every 500 yd' of earthwork performed, whichever requires more testing. The contractor should be contractually held responsible for test scheduling and frequency. If a stripped soil laver is replaced on the surface of finished lots, then the depth of the laver should not exceed one foot. • Earthwork is generally performed in the summer months, generally from mid-June to mid- October, when warm dry weather is available for proper moisture conditioning of soils. Earthwork performed during the wet winter-spring seasons will probably require expensive measures such as lime treatment or imported granular fill to place and sufficiently compact engineered fill. Drainage Surface water drainage should be directed away from future structures and slopes. Roofdrain water should be carried to the street. Subdrains and perimeter footing drains should be installed in areas of poor surface drainage, or where seasonal perched groundwater is anticipated. In-ground storm water disposal systems are not recommended for this site due to the relatively high water table. Subdrains should consist of minimum 4-inch diameter, nonflexible, schedule 40 plastic, perforated or slotted drain pipe enveloped in a minimum of 4 ft3/ft of 2"-%2 open graded gravel (drain rock) wrapped with Amoco 4545 geofabric filter or equivalent. A minimum of one-half percent fall should be maintained throughout the drain and nonperforated pipe outlet. Perimeter footing drains may use 3-inch pipe and only 1 ft3/ft of gravel. Cut And Fill Slopes As previously mentioned, a site grading plan is currently not available for review; however, • we anticipate that cut and fills will be minimal (1 to 4 feet). Slopes should not exceed 2H:1 V or a height of 10 feet without further review by CTI. CTI # 98-G 1638 • Ross Street Subdivision Page 8 Utilities It is assumed that sewers and storm drains will be placed primarily in the street. We anticipate no rock will be encountered within normal sewer depths. However, groundwater will likely be encountered at depths of 3 to 5 feet under most of the site, and waterbearing sands are present at depths of 8 to 10 feet below site grade. Shoring and dewatering may be necessary. All deep excavations and shoring should conform to OSHA regulations (29 CFR Part 1926). It is our opinion that the majority of the on-site near-surface soils are OSHA "Type B' soils. The walls of temporary construction trenches above the water table are expected to stand nearly vertical, with only minor sloughing, to a maximum depth of 4 feet from the existing ground surface, if excavated during the summer months. Utility trenching during winter wet weather conditions will likely encounter shallow perched groundwater conditions and may, cause severe trench sloughing. Rock is not anticipated within the anticipated depths of the utilities. i PVC pipe should be installed in accordance with ASTM D 2321 procedures. Initial backfill lift thickness for a % "-0 crushed aggregate base may need to be as great as 4 ,feet to reduce the • risk of flattening flexible pipe. We recommend that structural trench backfill be compacted to a minimum of 90 percent of the maximum dry density obtained from AASHTO T-180 or the equivalent. Typically, density tests are taken at about every 4 vertical feet for every 200 lineal feet of trench backfill. Lift thicknesses should not exceed 12 inches, except if manufactured granular material is used for trench backfill, then the lifts for large vibrating plate-type compaction equipment (e.g. hoe compactor attachments) may be taken as great as 2 feet, provided proper compaction is being achieved and tested at each lift, as feasible. Erosion Control The near-surface native soils are generally silt soils having low cohesion. These soils can erode or slopes surficially slump if unprotected and exposed to periods of wet weather or over- irrigation. The City of Tigard has developed guidelines for erosion control measures. These measures include silt fences, straw bales, sediment ponds, buffer zones, seeding, etc. We recommend that you consult a Civil (Grading) Engineer if work is to be performed around the wet weather season. Slope faces should be well compacted and specially protected from rilling. i Pavement f Based on our experience with similar soils in the vicinity, the estimated CBR value is assumed as 6. The recommended dry weather pavement section is presented in the table below: j • • CTI # 98-G 1638 Ross Street Subdivision Page 9 TABLE 1: Dry-Weather Pavement Section Recommended Min. Recommended Material Thickness (in.) Compaction Streets Standard Asphaltic 91 % of Rice density Concrete 3 AASHTO T-209 Crushed Aggregate Base 2 over 8 95% of Modified Proctor (%"-0 over 1'/2"-0) AASHTO T-180 Typically, the base course and asphalt compaction testing is performed at every 100 to 200 feet of road. CTI recommends proof-rolling directly on the subgrade with a loaded dump truck during dry weather and on top of the base course in wet weather. Soft areas which rut, pump, or weave should be stabilized prior to paving. If street construction is to be performed in the winter, than a wet weather construction plan should be developed from discussions with the owner, contractor, and civil and soil engineers. It is likely that an additional 6 inches of aggregate base and a woven geotextile will be necessary during wet weather. Anticipated Foundations It is our opinion that the proposed structures may be founded on shallow spread footings bearing on stiff, native soil or structural fill. Spread footing design and construction should conform to Chapter 4 of the CABO One and Two Family Dwelling Code (CABO) and Chapter 18 of the Uniform Building Code (UBC). For protection against frost heave, spread footings should have a minimum embedment depth of 12 inches for exterior grades on level ground. The recommended minimum widths for continuous wall footings are tabulated below: No. of Stories Minimum Width for (floors supported) Continuous Footing (in) 1-story 12 2-story 15 3-story 18 i f • CTI # 98-G 1638 Ross Street Subdivision Page 10 We anticipate that the allowable bearing capacity will be a minimum of 1.,500 Ib/ft2 for footings bearing on stiff native soils or engineered fill. Footing loads in excess of 15 Kips or for supporting masonry chimneys, should be reviewed by a soil engineer. The coefficient of friction between on-site soil and poured-in-place concrete may be taken as 0.40. The maximum anticipated total and differential footing movements (generally from soil expansion and/or settlement) are 1 inch and %2 inch over a span of 20 feet, respectively. Expansive Soils The near-surface on-site soils are typical of Portland Metropolitan-area silt soils that have a low expansion potential; therefore, no expansion index testing was performed as a part of this study. The Soil Conservation Service mapping for Washington County concurs that the soils have a low to moderate shrink-swell rating. • r • CTI # 98-G 1638 Ross Street Subdivision Page 11 GENERAL NOTES We suggest that the owner incorporate the recommendations in this report into his agreement with the earthwork contractor. The earthwork should be performed to both the City of Tigard standards and in general conformance with the site-specific geotechnical recommendations in this report. A final report summarizing earthwork activities should be obtained from the geotechnical engineer as soon as possible after conclusion of rough grading activities and before site development is considered complete. This report was prepared solely for the Owner and Engineer for the design of the project. We encourage its review by bidders and/or the Contractor as it relates to factual data only (test pits and laboratory data). The opinions and recommendations contained within the report are not intended to be nor should they be construed to represent a warranty of subsurface conditions but are forwarded to assist in, the planning and design process. Our reports pertain to the material tested/inspected only. Information contained herein is not to be reproduced, except in full, without prior authorization from this office. We would be pleased to provide additional input, as. necessary, during the design process and to provide • on-site observation and testing during construction. Please feel free to contact us for this work as well as for any questions you might have regarding this report. Sincerely, CARLSON TESTING, INC. PROF, ~~5 ENGINf£R s~o ow 14743 y9r O1Qdt OREG N S D. IM By By James E. Pyne James D. Imbrie, P.E. Geologist Geotechnical Engineer • ~FERENCES Maps U.S. Geological Survey, Beaverton, Oregon 7.5. Minute Series (Topographic) Maps, 1961, Y photo revised 1984. Site Reconnaissance J.E. Pyne, 22 May 1998. Reports and Books Adams, J., 1990, Paleoseismicity of the Cascadia subduction zone: Evidence from turbidites off the Oregon-Washington margin, Tectonics, vol. 8. Allen, John Eliot, 1979, The Magnificent Gateway, Portland State University. Atwater, B.F., 1987, Evidence for great Holocene earthquakes along the outer coast of Washington State; Science, vol. 236, pp. 942-944. Bonilla, M.G.; Mark, R. K., Nd Lienkaemper, J.J., 1984, Statistical relations among earthquake magnitude, surface rupture length, and surface fault displacement: Bulletin of the 4*uch, smological .Society of America, v. 74, p. 2379-2411. R.W. and Deacon, R.J., 1972 Seismic Regionalization Studies - Bonneville Power Administration Service Area, Washington, Oregon, Idaho and Western Montana, Shannon and Wilson, Inc. report to Agbabian Asssociates, El Segundo, California, October 1972, 43 p. Dehlinger, P., Couch, R.W., McManus, D.A, and Gemperle, M., 1970; Oceanic structures: E Northern California to British Columbia, in the Sea, vol. 4, part 2 (A.E. Maxwell ed.), Wiley Interscience, New York, pp 133-190. F^- Peterson, C.D. and Darioenzo, M.E., 1990; Episodic tectonic subsidence of late Holocene salt marshes, northern Oregon coast, central Cascadia margin, U.S.A., Tectonics, vol. 8. Trimble, Donald F., Geology of Portland, Oregon and Adjacent Areas; Geological Survey Bulletin 1119, 1963. Yamaguchi, D.K., Woodhouse, C.A., and Reid, M.S., 1989; Tree-ring evidence for synchronous rapid submergence of the southwest Washington coast 300 years B.P., EDS, vol. 70,p.1332. TL 700 Ln N N tJ.I/. 203 R ~7^ X71 f7EET N f/r/1 ELOCATEO "%r{i:%:ffir r' fI " :!:rfi::i:•: r.•::r.: % EDICA rl0 ROW as.110N: ~'%r • ♦ LL .~/4+' Lilii•: iJrL' • r::r •a~•: e:,c o TL 001 HOUSE TP-3 800 202, 1® - 20011 a w 201 ti-- _ s~9 I 4 I 0 200 25' 25' TP-1 TL 1000 1 I _ r.• F_ ' 15" 150, g c~ I . . ~ + I . HA-2 200 'i 99 _O , TP-2 TP-5 t•- _ E1- PRIVATE ET " _ ~ aP--4o PUBLIC i - J a rE N • 23 NORTH 198 91 ' U 4~ 15. a of ~ 1 t 1 25 5' U TP-4 o I __,t A F.... v OTL 3200 TL 13100 TL 13000 TL 12900 -,CIW TL 12800 TL 8300 TL 8400 TL 8500 TL 8600 TL 8700 TL I zzTT1 I ? J a i ? may, ; ;7 ( I 95 I I ftr.~ I : WEST HILLS DEVELOPMENT L I ROSS STREET SUBDIVISION i n l vino ~ , I I aj From LDC Design Group, Inc. SITE PLAN SCALE 1" = 50' Cl = 1' i CTI JUNE 1998 FIGURE 2 d a f~ 0 0 (~0.so1~:,~~ L_- Soo %A o1L i . ~ a ou~se. `Lawn- uy NORTH i i ~ U~,Z C~,so\~:.c A~fiv e UST IA W1. - l J 3~ p2oos o\a. WEST HILLS DEVELOPMENT ' ROSS STREET SUBDIVISION SITE UST PLAN i SCALE 1" = 10' CTI JUNE 1998 FIGURE 2A APPENDIX A FIELD INVESTIGATION A total of 5 test pits ranging in depth between 6.0 and 10.0 feet were excavated on 22 May 1998 at site locations shown on.Figure 2. The test pits were excavated with a Takeuchi trackhoe subcontracted by CTI. All excavations were backfilled and tamped with the trackhoe bucket immediately after completion of logging and sampling. In addition to the test pits, two hand auger borings wered drillen on 28 May 1998 to a depth of 4.5 feet near the existing fuel oil tank and the decommissioned gasoline tank in an attempt to detect any hydrocargons in the site soils or on the groundwater surface as a result of tank leakage. The hand auger borings are located on Figure 2A. The test pits and hand auger borings were logged as to changes in soil type, moisture, relative strength, and groundwater occurrence. Representative soil samples were taken from selected depths in the test pits and retained in airtight plastic bags for moisture testing. Logs of the test pits showing changes in soil type, sampling details, and laboratory results of moisture content testing are presented on Figures A-1 through A-5. • • Test Pit No. TP-1 Logged by: Ed. Pyne Date Excavated: 05-22-98 Location: See Site Plan Suface Elevation: 200.0 ft. a~ Material Description n o Q- v C E o a) ca O o a s cn 2 U o Dark brown sit, traces o me sand an clay, tine grass 1 - _ _ _ _ roots, very moist so 0" opsoil1 _ _ _ _ _ _ _ _ _ _ _ 2 Brown silt with some fine sand, trace of clay, very moist (Flood deposits) 3 Mottled light grey, brown and rust gravel- to cobble-size 4 fragmets of scoracious basalt that are completely weathered to sandy silt with a trace of clay (Flood deposits) 5- Rapid seepage of groundwater at 4' 6 Test pit completed at 6 feet • 7 - No hydrocarbon odor detected, no sheen on groundwater. 8- 9- 10- 11- 12- 13- 14- 15- 16- 17- Job No. 97-G1638 Log of Test Pit Figure: A-1 ALSO C' ti Carlson Testing, Inc. - P.O. Box 23814 - Tigard, Oregon 97281 - 684-3460 = Fax 684-0954 Test Pit No. TP- 2 Logged by: Ed. Pyne Date Excavated: 05-22-98 Location: See Site Plan Suface Elevation: 200.0 ft. a~ a o ° Q o Material Description E S2 a) O a) ca o o Dk. brn organic silt, traces of fine sand & clay (8" Topsoil) - 1 2.0 Brown silt with some fine sand, trace of clay, moderately 2.25 stiff (Flood deposits >4.5 Mottled grey and rust numerous fragments of basalt that are 3 >4.5 completely weathered to silt with some fine sand and trace 4 of clay, very moist, (Flood deposits) Slow seepage of groundwater at TY 5- 6- 7 8 - 9 Brn-grey fine sand, some silt, water bearing 10 Test.pit completed at 9 feet due to abundant groundwater. 11- 12- 13- 14 15- 16- 171 • Job No. 97-G1638 Log of Test Pit Figure: A- 2 aALSO Carlson Testing, Inc. - P.O. Box 23814 - Tigard, Oregon 97281 - 684-3460 -Fax 684-0954 Test Pit No. TP- 3 Logged by: Ed. Pyne Date Excavated: 05-22-98 Location: See Site Plan Suface Elevation: 202.0 ft. m CL o E2 c ) Material Description U c E o 0- a U U 0 rn. silt, some tine sand, race o clay, organic (8" 1 opsoi 1 1.75 Brown silt, some fine sand, trace of clay, very moist, 1.25 soft (Flood de)osits)________________ abundant iron 2 Brown and rust fine sand silt trace of clay, 3.0 nodules, moderately stiff to stiff (Flood deposits) 3 2.5 - Mottled grey and rust rock fragments that are completely 4 3.5 weathered to silt with some fine sand and trace of clay, 5 stiff (Flood deposits) 6 Slow seepage of grundwater at 4.5' • 7 - Brown fine sandy silt, stiff, wet 8 - Brownish-grey fine sand with some silt, water bearing ` 9 - Brown silt with a trace of sand - 10 Brown sand with some silt abundant groundwater 11 Test pit completed at 10 ft. 12- 13- 14- 15- 16- 17- Job No. 97-G1638 Lo of Test Pit Figure: A- 3 PRLSO ~ Carlson Testing, Inc. - P.O. Box 23814 - Tigard, Oregon 97281 - 684-3460 -Fax 684-0954 Test Pit No. TP- 4 Logged by: Ed. Pyne Date Excavated: 05-22-98 Location: See Site Plan Suface Elevation: 197.5 ft. E a~ c Q a o ~ Materiel Description a) `0 a) M oo ~'Q 0 a. 13- U U U Uark Drown organic slit, traces of sand and clay (8mm I opsoll) 1 1.75 Rust -brown silt with some fine sand, abundant iron nodules - 1.75 moist, soft to moderately stiff (Flood deposits) 2 2.25 - 3.5 Mottled grey and rust brown numerous gravel- to cobble-size 3- >4.5 fragments of rock that are completely weathered to silt 2.5 with some fine sand and a trace of clay, very moist, stiff; 4 - 3.0 a (Flood deposits) 5- Slow seepage of groundwater at 3"7" 6 - Brown fine sandy silt, wet, loose • 7 Grey fine sand with some silt, water bearing 9 - - - Brown fine sand silt 10 Test pit completed at 9 ft. 11- 12- 13- 14- 15- 16- 17- Job No. 97-G1638 Log of Test Pit Figure: A-4 P,RLS9 ' G ti Carlson Testing, Inc. - P.O. Box 23814 - Tigard, Oregon 97281 - 684-3460 --Fax 684-0954 WIMM E. Test Pit No. TP-5 ;T Logged by: Ed. Pyne Date Excavated: 05-22-98 Location: See Site Plan Suface Elevation: 200.0 ft. a~ ~ o E ~ c ° a o Material Description Q c E o a) 0 a) CU 0 0 o- a- U) i _ Dk brn_silt, traces of fine sand and clay, organic (7" Topsoil) 1 1.5 Rust-brown and brown silt, trace of fine sand and clay, wet 2 0 (Flood deposits) 2 3.5 Mottled light grey and rust-brown scoracious basalt 3 4.0 fragments that are completely weathered to silt with some 3.75 fine sand and a trace of clay; (Flood deposits) 4- Slow seepage of groundwater at 3'9" 5- 6 - Brown fine sandy silt 7 - 8 Brown silty fine sand, dense g - Gre fine sand with some silt water bearing 10 Test pit completed at 9.5 ft. 11- 12- 13- 14- 15- 16- 17- Job 1638 Log of Test Pit Figure: A- 5 No. 97-G GPR~SOy Carlson Testing, Inc. - P.O. Box 23814 - Tigard, Oregon 97281 - 684-3460 --Fax 684-0954 APPENDIX B LABORATORY TESTING Classification, Water Contents and Unit Weights Soil conditions were evaluated, described, and classified in accordance with the classification format described in the Oregon Department of Transportation Soil and Rock Classification Manual (ODOT Highway Division, 1987), based on the Unified Soil Classification System. Natural moisture contents were taken in plastic bags; all samples were tested in accordance with ASTM D 2216. The moisture contents are expressed as a percentage of free water lost by evaporation compared to the dry weight of soil. These are presented numerically on the test pit logs. Maximum Dry Density/Optimum Moisture Content A compaction test was performed on a selected bulk sample from the adjacent property to the north during this study to determine the moisture-density relationship of the on-site soils. The test was performed in accordance with AASHTO T-180. The results obtained may be compared to field dry densities for evaluating relative compaction of compacted fill and native • materials. The test results are summarized below. TABLE B-1: Compaction Test Results Material Description/ Maximum Dry Optimum Moisture Location Density (lb/ft3) Content Brown SILT w/ trace clay, some 114.2 15.1 sand (ML), TP-5 @ 18". • - B-1 - • CHECKLIST OF RECOMMENDED SOIL INSPECTION & TESTING Item Done Procedure Timing . By Whom No. 1 Pregrade meeting Prior to work on site Contractor, Developer, Civil & Soil Engineers Stripping, aeration, and root During stripping Soil Technician 2 picking operations' i ,E 3 Benching and keying' Prior to fill slope construction Soil Engineer 4 Compaction testing of During filling, tested every 2 Soil Technician engineered fill (90%M) vertical It for every lot Compaction testing of During backfilling, tested Soil 5 trench backfillss every 4 vertical feet for Technician every 200 lineal feet 6 Street Subgrade Prior to base course every Soil compaction (90%M) 200 lineal feet Technician 7 Base Course compaction Prior to paving every 200 Soil Technician (95%M) lineal feet . 81 AC Compaction (91 %R) . During, paving every 200 _ Soil Technician lineal feet 9 Final Soil Engineer's Completion of Project, allow Soil Engineer Certification one week for final report Notes: ' Based on the site plan, nearly all of the lots should be considered to require verification of stripping. ' See Figure 2 3 Sewer, storm drain, water, etc. (95%S) a Includes review of strippings on lot surfaces and finished slope conditions. FIGURE 3 • - B-2 - ` ~a PR~FF ~~~~NGINEF J~~ Design 172 PE IDC.Group • DATE: June 26, 1998 F y~ ~G 'OREGON \~Q TO: City of Tigard, Engineering Department P19, 4183 55 FROM: Hassan Ibrahim, P.E. and Adman Haddad E.I.T. tkoa cLg RE: Preliminary Drainage Study at the Proposed Ashford Meadows CONSULTING Subdivision (LDC #2339) ENGINEERS Tax Map 2S1 12CB, Tax Lots 800, 1000 and 1001 The complete proposed Ashford Meadows Subdivision covers approximately LAND USE 4.60 acres, sloping down at nearly 1.0% toward the south. SW Hall Boulevard PLANNERS and SW Ross Street are located to west and north respectively; to the east Tax Lot 500 (undeveloped property) and to the south are two existing subdivisions LAND SURVEYORS Ashford Oaks No. 2 and Ashford Oaks No. 3. SW Ross Street has a high point toward the middle as it abuts the subject property and a low point toward the easterly property line. SW Hall Boulevard has a high point about two thirds of the way from the sites northwest corner, which results in a low. point at the intersection of SW Hall Boulevard and SW Ross Street. This runoff will be picked up by a pair of catch basins and diverted into the existing catch at the site's southwest corner. The runoff from the low HILLSBORO point in the SW Ross Street will be picked up by a catch basin and routed within (CORPORATE OFFICE) the site to discharge into the water quality,/ r '►1~ pond in the southwest • 233 S.E. WASHINGTON ST. corner of the site as a runoff exchange. HILLSBORO, OR 97123 503.648.4061 The combined water quantity / water quality pond is the proposed design to FAx: 503.681.7646 control the storm runoff. The drainage study suggests that this pond will clarify EMAIL: Idch@e-z.net the runoff from the 2-Year, 24-Hour Summer Storm remaining 65 percent of the suspended phosphorous as required by Unified Sewerage Agency (USA), and SALEM detaining the peak runoff from a 25-Year, 24 Hour Design Storm to the pre- 3400 STATE STREET development peak flow. A 7,546 cubic foot pond will be constructed. This size SUITE G-710 was calculated from the consideration of the impervious area of the subdivision SALEM, OR 97301 and the discharge runoff difference between the 25-Year, 24-Hour pre-developed 503.370.8424 and post-developed design storm (see plan map, Exhibit A). The pond contains FAx: 503.370.8426 100% of a 0.36-inch summer storm over the impervious area less 15% credit for EMAIL: Idcs@e-z.net using sumped catch basins and sumped water quality manhole. SW Ross Street will go through a water quality Swale for the means of treatment as shown on lot VANCOUVER 6 of the site plan Exhibit A. 1400 WASHINGTON ST. SUITE 150 Please refer to the following Exhibits as depicted below: VANCOUVER, WA 98660 360.695.1074 Exhibit A is the on-site plan showing the tributary basins. TOLL FREE: 503.241.8657 p FAx: 360.695.4142 EMAIL: Idcv@e-z.net Exhibit B is the hydrological calculations of the peak flows for on-site basins. The calculations are at the pre-developed and post-developed stage following the KLEIN CONSULTING 25-Ycar, 24-Hour, 4.00-inch Precipitation Design Storm and are based on the ENGINEERS Santa Barbara Urban Hydrograph Methodology (SBUHM). Hydrographs are 1904 ELM STREET, SUITE 1 also attached. • FOREST GROVE, OR 97116 503.359.5956 FAx: 503.357.5474 EMAIL: kce-dls@triax.com City of Tigard • June 26, 1998 Page 2 The pond stages are as follows: The lower portion of the pond between elevations 194.50 and 196.00 contains 2,490 cubic foot which is slightly larger than the required volume of 2,460 cubic foot and is used for the water quality facility and is sized to hold the Summer Storm over the impermeable portions of the site. The outlet structure at the end of the pond will be a triple attached structure and contains two orifices and one overflow (see Exhibit A). The orifice is sized to retain the Summer Storm runoff for 48 hours. The upper portion of the pond between the elevations of 196.00 and 197.50 contains 5,065 cubic foot, which is slightly larger than 5,037 cubic foot and is used for detention. There is a 1.00-foot of free board to the top of the pond berm at elevation 198.50. The emergency overflow elevation is at 198.00 level. This design for detention attenuates the peak outflow of 1.70cfs as to the pre-developed stage. • LDC.2339.7698 • v A WATER QUALITY FACILITY AND DETENTION POND I 45' 130' I iSS I I I Detention facility Design Analysis I EXISTING PORTION E490NC EXISTING EXISTING TRANSITION BACK TL 900 OF STREET TO BE tEIEPNONE LOGE o 4' HIGH INTO EXISTING F snxc _ VACATED unut+Box PAVEMENT WRE FENCE MNUBOx I TRANSITION BACK 1 w.1 (TYP.l lnP•1 EDGE OF PAVEMENT (rm-) INTO EXISTING 25 YR PRE-DEVELOPED RUNOFF = 1.70 CFS - - - - j Q . . I- TL 700 EDGE OF PAVEMENT 25 YR POST-DEVELOPED RUNOFF = 3.38 CFS I _.T T N TL 9700 A FROM DET PROGRAM: ` FOR 1.70 cfs RELEASE THE REQ'D DETENTION VOLUME = 5037 c.f: -x 1 X _ I I. . I .6 aT 1001 RELOCATED DESIGNED VOLUME =.5,065 c.f. R=2 I' o { HOUSE x I ~x z0 wDE r rt _ ff T OO I I STORM DRAIN I I .-1 6 ` C SEMENT 'TL 500 I,.• . A I. I'- Water Quality Treatment Analysis -511 10 TOT. IMPERV. AREA X + Bq ft "EXISTING TOP OF eiNR . o - . 15 c STREETS (curb to curb 40,757 01 1w., & extra realignment) f.,s.w 5'4 L. if 1,4 I L ll Z.. EET C 11 i 26 lots 2640 sq. ft. 71280 20 a I 1"I E I 8 mD _1~ j o existing portion of -5,670 + street to be vacated xl r TL 1 C w o a 13 106,367 D 9 C C:I I - 00 sump reduction factor _j W, 1 (50/65) X 106,367 = 81,903 I I 1 22, .C_ d o 1 00 0 0 EXESTNO All V) N X REQUIRED VOLUME 81,903 X 0.03 = 2,460 C_. f. (W;F CURB f N - - - 1a'• V - I 23 c - ~T....__.. I - DESIGNED VOLUME 2,490 C. f. - - - - i i ® B -26 I') FRECBOARO CONCRETE N T y TL 3300 a5 30,. 1 oETENnoN EE-19t5 , DRIVEWAY F_ v.: i I iREAT.IEKI-19fi.0 APRON J{;. .I ! I EXIST. 7 er: " 45".2JROPOSEO--IX J`Y 3 I PROP.. S ° 5 <x WATER,aDALITY FACILI Is (L ZS` %I;i 100.00---' : EXIN _ 5¶ 1 EXISTING a Q - - - Y TCH e ' 7 1 CURB & SIDE ALK W6 HIGH OO FENCE R?.1 H N r • m Z TL 3400 \ TL 13200 VL 13100 I TL 12800 TL 8300 I TL 8400 TL 8500 TL 8600 TL 8700 TL 8800 m w a EnsnNC \ \ I~5 I FlowuNE \ ITL 1,3000 I TL 12900 --.,~IZ w ` " <<:, I 53- - I 1. I 30' I 30,1 TL 13300 \ I I C I ? I Igs 25' rm I I \ / I 3 ELEV = 198.50 IL - - Emer enc OuerAaw (L(T m ELEV = 19660 KEI Y I ON ` Ln - Detention Level I TL 13400 _ DRIVE 5 ELEV = 197.50 I \ - - _ _ - - WATER IREATMLTNrIENft - I I I 04 ELEV = 196.00 _ _ N%' i ASS SCHEDULE 40 WITH (ro eE WATER ncnr IE = 194.60 - - - - - _ t, TL 14400 TL 14500 TL 14600 TL 14700 r I C _ TL 8200 TL 8100 l I 8' SCREW CAP SCREW CAP & 2.5. ORFCE I I I I I I I I TL 8000 TL 7900 TL 7800 FOR MAIN--. IE = 194,60 (see detail hereon) TL 13500 I IEi2 19460 ,-IBOTTOM GRATE I I I I I I I I 3 ELEV = 194.60 - e POND BOTTOM 194.50 SLOPE = 0.502 DESIGN 6• 4- ASS SHORT~GRDOP ORFICE PLATE I 6• RADIUS ELBOW 6• 7' ORFICE - FOR TRAP ]'-o• 3'-0• 2-0• SUMP CONSUL RNG ENGINEER ;o EIFV - 19250 LAND USE PLANNERS LAND SURVEYORS 10' - 0• I 933 S.E. WASHINGTON 6T. -I HILLSBORO, OREGON 97113 6b-4061 FAk503 - 661-7646 I6TOe-en<I CONTROL STRUCTURE EMAIL r a 9 ~ meAo SCALE I- = 2'-0• w 2339 A EXHIBIT No......~... L Ineh = 40 :L o-¢7 xe a<1 Adnan Haddad AHH 14:23 25-Jun-98 Project 2339 • ASHFORD MEADOWS RUNOFF by the SANTA BARBARA URBAN HYDROGRAPH 25YR RUNOFF OF SITE EXISTING CONDITIONS 27year,.24-hour rainfall = 2.50" flow type. description coeff. distance fall slope TIC 1 overland sheet natural range n=0.13 300.0 1.0' 0.330 48.8' 2 shallow concentrated brushy ground. K=5 200.0 6.0' 3.00% 3.8' total Time of Concentration = 52.6' hyetograph file: typela return period = 25 years storm duration = 24 hr. total rainfall = 4.00 in. pervious area = 4.00 A CN = 85 Gp C:meadow impervious area = 0.59 A CN = 98 total site area = 4.59 A hydrograph file: c:\rhino\2339ud25.hyd peak flow = 1.70 cfs @ 8.17 hr. runoff volume = 43,738 cu.ft. • Adnan Haddad AHH 10:06 25-Jun-98 Project 2339 • ASHFORD MEADOWS RUNOFF by the SANTA BARBARA URBAN HYDROGRAPH 25YR RUNOFF fully developed site 2-year, 24-hour rainfall = 2.50" flow type description coeff. distance fall slope TIC 1 overland sheet short grass,lawns n=0.15 100.0 1.01' 1.00% 14.6' 2 shallow concentrated paved, gravel• K=27 100.0 1.0' 1.00% 0.6' total Time of Concentration = 15.2' hyetograph file: typela return period = 25 years storm duration = 24 hr. total rainfall = 4.00 in. pervious area = 2.15 A CN = 86 Gp C:landscp,good cond. impervious area = 2.44 A CN = 98 total site area = 4.59 A hydrograph file: c:\windows\2339d25.hyd peak flow = 3.38 cfs @ 8.00 hr. runoff volume = 53,219 cu.ft. • • EMBIT NO Adnan Haddad AHH 10:46 25-Jun-98 Project 2339 • ASHFORD MEADOWS DETENTION ROUTING WATER TREATMENT AND DETENTION FACILITY flow (cfs) 4.00 3.00 2.00 II 1.00 • 0.00 0 20 40 60 80 100 time (hr) DETENTION POND (stage-volume calculated) elevation area volume 194.50 202 0 195.00 1626 400 196.00 2591 2490 197.50 4228 7554 198.50 5445 12378 STAGE VOLUME 194.5 0 195.0 400 196.0 2490 197.5 7554 198.5 12378 OUTLET TYPE ELEVATION SIZE circ. orifice 195.0 dia.(in) = 7.00 broad weir 198.0 width(in) = 72.00 inflow hydrograph: c:\rhino\2339d25.hyd outflow hydrograph: peaks: inflow = 3.38 cfs @ 8.00 hr. outflow = 1.70 cfs @ 9.00 hr. • stage: 2.25 ft. volume: 5,037 c.f. EX~IIB Adnan Haddad AHH 10:50 25-Jun-98 Project 2339 • ASHFORD MEADOWS RUNOFF by the SANTA BARBARA URBAN HYDROGRAPH 2YR SUMMER STORM total Time of Concentration 1.0' hyetograph file: typela return period = 2 years storm duration = 4 hr. total rainfall = 0.36 in. pervious area = 0.00 A CN = 98 impervious surfaces impervious area = 1.88 A CN = 98 total site area = 1.88 A hydrograph file: c:\rhino\2339smr.hyd peak flow = 0.56 cfs @ 1.33 hr. runoff volume = 1,329 cu.ft. i • EXHIBIT NO. Adnan Haddad AHH 14:13 25-Jun-98 Project 2339 • ASHFORD MEADOWS TRAPEZOIDAL CHANNEL FLOW summer swale 2' left slope = 4.0 (run:rise) bottom width = 4.00' right slope = 4.0 (run:rise) channel slope = 1.50% flow = 0.1 cfs channel type: shallow swale Manning's n = 0.250 depth = 0.14' velocity = 0.18 feet/sec flow area = 0.65 sq.ft. surface width = 5.15' Qty1BiT ~0. I L i 3 r a .....................J Y r i,l r E. 5.91 AC. Ncr- > -SCALE 75'5 SEE 'M; W I L I-:) 0N -\CIRE ~ 2SI12 S.W. COR. JAMES H. N 890 55' W /HICKLIN DLC. 43 1/4 COR. 605.40' 526 201.75 260.06' 700 /.43 AC. (C.S. 1 10 3 6 ) 3 CY oO N W) 110 rn O I ~ N i ~I . 498 202.70 - - 90-2167 - ~BEG.C.R. 1290 N TO PUBLIC 337/64 //////1/////!,[~ \ `L o , (30' WIDE BY P JJ N r C VV N (C.R.1290 40 WIDE) 225.17' 192.89 9 -r-7 226.40' 89 32137 45' 1 30' M IO0AC la. 9130 S 89° 39' W 226.40' 36 3211 500 /.25 LER 96.11 AG60, 800 T TREET Rc170' 96 9 .94 1 99. .94 AC , 6h 1113. N " l • J D I R• 30 J D 13011 0 m R~,•.p 13.75 _O O 1000 10 9 8 N 3.02 AC tv 226.40' 3 n I I 23-74 INITIAL POINT 226.40' N 89` 226.40' 226.40' I _ 36' 15 90.01 7 76.50 51.20 5280 15000 56.39 50' 50 50 50 50 50' 50 J 13200 13100 13000 12900 ='G: 12-800781300 8400 8500 8600 8700 8800 89( 3, t--- W - o O to 13300 9341 m~ 140 m 8 139 138 m N 50~W a m 137 g ° 97 98 99 100 101 102 10 ~ 142 3B, mr ' 40.58 35.63 00 le Q 37.18 - 51.37 50' 50' 50' 50' 50' 5C /j /p3 S 9,94 "tj 13400 4 ~~In K E N TO N v U 143 W a$ j p ti~R 48.42 50' 50' 52.39 51.37 60, 55 55 55' 4 55 0 109.75 B.o2~ 14400 14500 14600 14700 8200 8100 8000 7900 7800 7700 z 13500 n m m m o n m o o 144 p 153 0 154 0 155 0 156 0 96 0 95 94 93 92 91 50' - - ~ - 110' R' I rJ r- -1 `yip T~ f-1 r r~ v 13600 2'-R 145 . 9y 36.93 50' 50' 50' 55.08 60' 55' 55' 55' 55' 12C 6 O 1 9v ro ^111.93 75'^ _ ^101^08 ^ 52*_ 50.47 6.53 DRAWING INDEX TL soo I n 700 I n 1 2500 I I I I , I PACE No. DRAWING TITLE 1 of 4 PRELIMINARY PLAT 2 of 4 PRELIMINARY UTILITY PLAN } 3 of 4 PRELIMINARY GRADING PLAN AND TREE a TL 9500 i I I I PRESERVATION PLAN p o I 4 of 4 STREET TREE AND SOLAR ACCESS PLAN V y N w a^ I I ~ a- Li z --r I o ZOr I r--- - I in NO TL 9900 J ZZa j;°~ I I 25' 125' = Q N f.3 I 45' 30' I I I I 92~. 1 EXISTING PORTION I I I I I 6 N N0 OF RI OF PoCNI-OF- W AY I O 3 ~ Q La I TO BE VACATED F L-111.19' R=200.00' TL 12400 TL 12300 ----1--- V, TL 9700 o _ _ _N 3 O ED U ED o ak 1 Ross ST ~ - - a Q N W I na ~L.-..-. W Ckf O ° o C3 C, V DEOlcdnON%C':: RELOCATED J ATL 1001 L c o A.,..oo 5 TL 800 _~-.W.W. HOUSE 'FIN lalaco WIDE I nnsr f Q F a 2°' &D Q 2y o ~e f1 570AM DRAIN I Ill N 99/ 1 ~ `V I°® EASEMENT - TL 500 I TL 600 I > I ~ r p w °.ICROSS 7,106.66 D O - CL S2 SF CROSS 7,280.82 SF Q y;~ 7,61683 eylt P 4,951.a9 4 I I 2 I I l 1A. _ o m.e7 NET 5,994.16 SF J Q NET 6,172.32 SF 001 O X O 3 st s. ~i v_u• I I v ra• taoo• 1 2 ov 6o.se _ I ~ 2 N Q al l`9 Are' t- 1 - - Jare• suY I I I ~ 73.04' j9~ 6 aL v I Q rn S, N/ N-saoo' vtt3, ss°S 3,868.00 SF 2.909.46 SF n BATTLER - - J~V ( 1 ("v J U - R ° ,8,I L'I t I I y STREET ~ n 9®~ 14~ 921 $ 19 ~I ( I ~.1s.. R 2.840.30 SF 5.000.00SF g 5,263.50 SF A-n t.n345 a yn®a 2.682.69 SF 5 • so_oo I I °o_ 8 TL 3200 5.26325 SF 1 5,090.79 SF I {i TL 1000 29 6 4054.37 SF a s 190 0 8$, L__ -J 5,027.58 SF '8 R I- - - ' la 3.523.96 S e a I I - _ _ 1oo,rv _ - +flydy 3 7.421.15 SF 9 ~ m ry N ~e' mou we ura' u.oa' ^ . a nn' mrr F 22 n PRIVATE.. ST. a STREET Fl - Q OIn 7.165.355E - - - _ - - - - I Z F - m_IF _ M1 ns.a0 $ 341.46 8 125' 120'1 a } o,p 23 R roar n«• VICINITY MAP SCALE: N T S R ..'P a ,!'~,P6 er x.w' so.ar soar sac6 n.er I Z J,7837b SF - J I p~------ a 26 s I , TL 501 TL 3300 1 66~~~pp p g 51044.86 SF ODE n.;l^ t5S7 Ga. 4 STORN DRAIN: 1 1 I J 3,202..12 SF a 91m. .mr EASENENT I I as 130 -j - - - _ o.~ 25 rn = ra 9 9 4 9 a $ °s I I ; SITE DATA a WATER ry~/~ p S~y 4,828.11 SF~ 5P. 3 -1 2 l~JUALS 8 0 I( I., ,a g = 6,293.16 SF 15.000.00 SF 1 5.000.00 SF 15,D0°.DO SF 15,000.0° SF i 5,090.79 SF y i„ FAcPL 0TV 3 6,966.28 SF 5.034.41 s< 1 I APPLICANT: WEST MILLS DEVELOPMENT COMPANY n -I vi+: .sm' ezse• 2aa9' v.ar euY ase' uap' Atd saoo• nay' u.m' _ I 127] N.W. SCIENCE PARK MP TL 3400 - (Q 1 14273 NO, OREGON 9ARK I TL 12800 TL 8300 TL 6400 T - ph: 1503) 641-7342 3 \ TL 13200 `TL 13100 W TL 8500 TL 8600 TL 8700 TL 8800 TL 8900 TL 9000 TL 9100 In 13000 n 12.900 I 7L 9200 6 DRIVE PLANNED UNIT DEVELOPMENT AND o I I \ I - I i I I I • ' I ` J • ` I PROPOSAL: SJNLGLEOT-FAMILY SLBDINSION 2 S o \ ~ I I I o°,I V I 1 3~ I I c; I ;ry I i ;p' I I I I : Ewsnxc20Myr,~ R-7 I TL 13300 -g \ 1 I I (nIQ 25 I I I I I I I I SIZE: 4.91 ACRES i 25 ' TL 3500 - y \ \ }I l t;i f TOPOGRAPHY: HELD SURVEY BY LD.C. S KENTON I I d I I ' I i I I~ I I I I I-- I e LEGAL r \ St 'C ',ice DESCRIPTION: ACITY X LOTS 18000801000. AX MAP 2SI-1208 KENTON C I I TL 13400 \ \ $\l Aj - - r _ DRS "'y SANITARY SEWER: UNIFIED SEWER AGENCY c WATER- CITY OF TIGARD ~r fc? --~--F -T- -----r--I i TL 3600 I I I ;'4 _ - - - ~~I'•~nti TL 14400 I TL 14500 ITL 14600 I TL 14700 TL 8200- -1- -I TL 8100 I TL 8000 I TL 7900 I TL 7800 I TL 7700 I TL 7600 I EEC RIC P.aE. I 1L 7500 I s ~TL 13500 TELEPHONE G.T.E. i I I I I ~1~ I FIRE: NAUDN VALLEY FIRE 8 RESCUE DESIGN DC.•: GROUP I :.I a.; I I I i I I _ _ 4l y ` I I I I I ~TL 7400 i I ~ EM L 2ERs TL 13600 ' V • I LANDSTIR I I I I I I I 233 S.E. WASHINGTON 9T. NIlLSOOAq OREGON 91125 J-- ---~--J- J J 1 J I 1 , 646-41X1 1 l 1 - I - - I FAR503 -661-7645 } / I CuAI~ Iemee-cen j l I I I / -'2339 \ I I I r ~ I >o >o tar 1 ma - So 1L 11•.17• PAPER SIZE SCALE: I'•100' y 4 R • R R • R R R 0 0 0 0 0 0 W W IY W W Y/ 60 46 So b Jo 23 25 I 25 25 I- 8 P.U.E. TO' 20 20 l0 8 P.U.E._I S•P.U.E. 9 14' 14' 9 8 P.U.E.-I 8'P.U.E. A• 17' Ij B B P.U.E-I 4.5 5 KNISH GRADE 5 .5 GINISH GRADE FINISH GRADE LEGEND: ;7M,t I D.5'(m) I ~N ~p+ P7 MH+ J.5 5' D.5'(ttP) .ELEV. 5 3.5 AMp+ ?,TM 2.5' S D.slrnI 5 2.5 p+ EI EIEV. s:r yA 5'.I MPX I s,r M ~ N - - - EXISTING SANITARY SEWER LINE 5.; MAX } 15:1 MPX > 259- 2.59s 2x 2 - 2.59x 2596 A, 5-1 R s 2.59- 2.59- 2x Mp+ o., MPX .I yAk A ® EXISTING SANITARY SEWER MANHOLE I y k M1 ll > . .'i... I -AX + MA% 1 Z'I J 7. C) ti NqA, ti, 4q+ ti~ 7M,r C EXISTING SANITARY SEWER CLEAN-OUT U O 01 Y SIDEWALK A9nNi PAWnENI (2 Mf15) SIDEWALK J' ASPHALT PAW.LFNr (2 LIFTS) Y i-0 LEVELING 6aw5E SIDEWALXX SIDEWAtH r D ASPHALT NL cAt'DwsE (z LIFTS) EXISTING WATER LINE W a n. r i-0 IEN]wc caRY SIDEWA 2• IH 10' 1,-0 BASE ROCK 10' 4-O BASE ROC- 10' I•-D BAY ROCX SIDEWALK DQ EXISTING WATER VALVE CL ry CL I . CURB AND GUTTER CURB AND CURER. CURB AND CUTTER - O U Z M PER CS-300 PER CS-300 O 0 J n STREET SECTION (TYP•) STREET SECTION (TiP.) TL 12500 STREET SECTION (TYP.) PER CS-300 EXISTING WATER METER 2 W w I y NOT ID SCALE NOT TO SCALE ^ ^ NOT TO SCALE EXISTING STORM DRAIN LINE WO to 0 S.W. ROSS STREET STREET A S.W. 84th AVENUE ® EXISTING STORM DRAIN MANHOLE ~ to 3 0 LP J Z M * TRANSITION BACK I I 125' 25' ❑ EXISTING STORM DRAIN CATCH BASIN m M N 45' 45 30' INTO EXlsnxc I I I I p N n cr EDGE OF PAVEMENT ws ND PROPOSED SANITARY SEWER LINE F2- W a ap t~ \ EXISnNC PORTION rt!EnAx+E ussn.n xwsnxc IRAN9 RON BACK I I I I I ® PROPOSED SANITARY SEWER MANHOLE 3 TL 900 OFF RIGHT-OF-WA VY Vn1 em INTO EXISTING ^1G \ I r snxc -.T M (Txr I To ei A¢ EDGE TRANSITION BACK OF PAVEMENT ro ' I INTO EXSiING I I PROPOSED WATER LINE j~ t,; I ~~,o„a gLW1RD NON- NO IK a _ ROSS - tea- - Sr TL 700 EDGE OF SW PAVEMENT TL 12400 TL 12300 p IQ N - - - _ _ _ - - - L - _ _ I PROPOSED WATER HYDRANT O Z m U cc: - PROPOSED WATER BLOW-OFF 0 3 d U W I J S O-x- K - - X - - I _ - -•i°v _ _ _ _ - PROPOSED STORM DRAIN LINE j O N O z HOUSE 2'` - RELCATED Q w a o I o I 1 I Q II 7 PROPOSED STORK DRAIN MANHOLE O N I + ITL 1001 TLI 800 I 20' WDE !ID' ROW DEDICATION - - F Q N I I m 11 I STORM DRAW I 2 e PROPOSED STORM DRAIN CATCH BASIN TL 9700 I IS 190 EPS£MENr TL 500 I TL 600 I j Of-i 0 Q F- O I 0', i I-{ La w x 0 S. W. L~Q111 DOSMD A ~••E7 -ER lrnnB.nK IYP 0J ~('a ♦ o°srx° -_t_ _1__ I I V) SAM N F } DRWwer I I To I--- „ Q ~4~ - I 99 ; Iru L~. o o l I W w TL 3200 ' 20 c - - - - - 9 21 I I I w~"xRmaw ® T 14 n L IAw T. ' c . i'f TL 1000 29 6 - I- (44~~ - BF Pfl 0TA I I I I I 3Q0 - 4! IlJ I I3 0 ,I I wsnxc L_ _ _ _ - I 5' S' Z HOU.C a BE I J e If- Q' Rnocw I TgP.UE r I4' 8'PaE. j d 22 . - _ Q FINISH LflAOE d r .o3 7? lY CO M ELEV. Np+ } 1 W51wo z-_--__ Tm OF awe 23 c 12 20'1 3:I MAX' 2.59x 2.59- i 5:1 MP% F VATE ST. , EET ,.T41 r + f-'` I I; ~tj IRFBD.V ¢tv- I az -II( A ~p (TL 3300 Y I ® - D26EE oo S m V T 6 [RNNx IEML•t x.f 9T.! DRIVEWAY FASnxc I I a TM~A'm IJ REWHD I i ITL 501 I 1 Asvxul PA.,,,, (2 ufrsJ CU ff ueu-119.0 + Z 66~~pN APRON C I S%/;1 ° PROPOSED K RCM.wA I I~ I I I {I I I r2_O LIE NO [ttIRY - - - "ii K•ev I 0~ CS W STONE WALL K1KJ I 10' I'-D BAY ROd J t1 WATER Q UI1TY. FACILITY BBq cW.O I I RB AND GUTTER t Is' vnDF I ~ ~Np I I ;°HSTM STREET SECTION (TYP.) sm.-DWC o- FENCE To BE - ^xa NOT TO SCALE 5z 7460--- STORM ORNN io BE .EASEMENT REWDWD to wnxx p TL IT,.) R.I I 3 PRIVATE STREET I 17i5 I 3 TL 13200 TL 13100 TL 13000 TL 12900 TL 12800 TL 8300 TL 8400 1 - I- -i - - 1 I I I MArcNENSnec TL 8500 TL 8600 TL 8700 TL 8800TTL 8900 TTL 9000 TL 9100 TL 9200 R R V nDSrwc '\I, CURB d SIDE WALK L,' i RDw Yxi I \ 1 I I J, I ' I I I I O O TL 13300 EXISTING HALF-STREET w 90. I ~l G: r I I c I I I I~ I I I I @ TL 3500 - 45 45' 45' L 25 25' 1 _ _1 _ t y I~:J I I~~ rya I I 1_8' P.U.E. 20' 25' 25' zD' a P.aE a m n C ,4.5' S' 0.5 r,, I \ KENTON N GINBS~~ BD- 5' ,«5' I Mp+ n n TL 13400 \ DRNE u l TOP OF T' I I o U..' •Vr ci, 5: B y = Q ELEV. 50 MA% Q .'X % ' `~•.,~i ry1 i~ a MA% 259x 2.59s 2x D M TL 3600 I I C' ;CJ - - - r yA)( I7 TL 14400 TL 14500 TL 14600 TL 14700 F_ M L 8100 r ASPxAr PAVEMENT p ns _ I TL 13500 ` N M I I I TL 8200 I T ITL 8000 ITL 7900 I TL 7800 ITL 7700 ITL 7600 ITL 7500 EXISTING SIDEWALK /n~ I I I • I I - LEwUNc COURSE t:I DESIGN i L 4 1r•~ I , I I I I I I SIDEWALK yDC GROUP s i5 J' i m' I,-D BAY ROCK T.. CURB AND GUTTER ; i- nz I I TL 13600 \ I I I I I I I I I r I- --/t- - STREET SECTION (TYP.) STD.-DWG I I I I I ITL 7400 ^ NOT TO SCALE C0l6MTMEt4GflVEM LAJND ' I I I I FLANNERS E~1E / I I I 145 S.W. HALL BLVD. 1 L - - - - -I - JI L J I_ _ / HALF-STREET IMPROVEMENT 2 J B.E. WASHINGTON Sr. T HILLSBORO, OREGON 97123 648-4061 _ _ \ / I I I / / I FAX: 503 - 681-1646 I \ / I I I ,2339 m I~ ITS ] inch - 50 tt n'.1r PAPER SIZE , SCALE: 1'-100' 0 4 I GRADING LEGEND: TL 900 I TL 700 I TL 12500 _I I I EXISTING 5' CONTOUR JI SE I I - Z TL 9500 WWI I I I n Q I` ^ I I I " - - EXISTING I' CONTOUR X. O PROPOSED 5' CONTOUR u Y~ (;W ¢N PROPOSED I' CONTOUR 4Im N " 1t TL 9600 1 I r--- I 1 D o n r~ Fo ~ I I I TL 12400 I TL 12300 I o gn 0 c•D 1 IR...... V BACK 1 4S' 30' ; O I 1 INTO EXISTING I I I I 2S1 25' I J `C) EDGE OF PAVEMENT I J Z 2 o E%STING PORTION wsrAC mANSITION BACK I I ' I TREE IDENTIFICATION LEGEND = ^ ~ OF RIGHT-OF-WA7 ¢ INTO E1(ISDNG g~ ~ n 77 In cr TRANSITION 1 l 1 I T TO TO BE VACATED EDGE OF PAVEMENT I I NTO EEXISTINGA I - 1 S V O t I P - - EDGE OF PAVEMENT - - - - - - - I EXISTING DECIDUOUS TREE TO REMAIN ~J- .77i- _ 1-- TL 9700 .:'I~ 77 EXISTING DECIDUOUS TREE TO BE REMOVED \ j n - - - - - I EXISTING EVERGREEN TREE TO REMAIN Z 20' - N I O EXISTING EVERGREEN TREE TO BE REMOVED N m 0 r'T I m• I J TL 1 OO1"RELOCATED 3 06 uW Lij +c~7 1 WDE 10 ROW DEDICATION - - O LLJ Of i.?I co o E ORM DtINN t..~ TL 500 ~ TL 600 I ~ LAJ a O ~ N p TL 9800 J M O ~I9 'V.®~' l l I Q 1 TREE d SIZE IA TYPE ~ N 10 1 1 18" KWANZAN-CHERRY 0 O Q C7 r SW. BATTLER STREET B 97 9~ t i I I I 2 28' DOUGLAS FIR O ` - Trot I r 4 I I J 18" PONDEROSA PINE LO 00 X O 1 - .v rGS' lK; _ _ t"1 'l, ;Lq `•7 ~U I 0 1 FLOWE NC { I R MAGNOLIA V) N 5 91 FQ- _ { g a~ Q u E Lam; b no.~inc ~ I ~ V4 @ u61 u~ I I ~ 6 6" FLOWERING DOGWOOD u Q TL 3100 I TL 3200 :;'r! M _ iI - - - - I I $ O I I 6 ?8" SWEETGUM 19 20- SWEETGUM c n' tY 99 @ I I I I dJ I I I 0 29" SWEETGUM I W 2 20 DOUGLAS 4' OREGON GREEN ASH ~.HF--- i L - - - - I I 1 J < 13 30' OREGON GREEN ASH " > ~ dJ 4 I4 16' OREGON GREEN ASH z 1. \ wr v~alm I PRNATE" STREET - •"An co 15 18" OREGON GREEN ASH J TM1 ~:I 3 , d r boy 2512G' I - 8~ 5 - - I SIZE (DIA.) = MEASURED 4.5 It. ABOVE GROUND Q O O T L 2800 s TL 3300 Is. 30 24 c a ,4 1, ow CONCRETE I W TL 501 ? Zp z > r? EXIST ~aoN I _j Q Q PROPOSED 0)' W V N STONE WA11 PROA 7A I I CL. _ uTER awwrr rAaurY o n -I zs 2s s' wDE, msnxc I D TL 2700 I W I_ I 3 STORM DRAIN' rya _ W ar~iu¢ W TL 3400 - 11 iwa I _jJ 15 14 13 12 _ _ _ I- 3 co I ; TL 12800 TL 8300 L 8400 - - - Q T L,lr \ TL 13200 ~TL 13100 I UJ' MATCH EASTING I n 8500 n 8600 n 8700 TL 8800 TTL 8900 n 9000 I TL 9100 n 9200 1M1 NJ ~ 1, CL;; ` i I \ In 13000 I n 12900 0012.. GDS $ 50E WAR I I I I I I 98 F9 ~G 45' 30' TL 13300 \ \ 5f!] Q I i u" I TC1 I "w° 0; I 105 I I I ,1>`'-~ I \ 1 ":1 '12 I ~El,`~ I I m c ~TL_3500 TL 2400 21 I I 1 r, I . '1 I I ? Ig, I I I 1 ;tom I ' _ @ n 13 0 j0:5. - KENTON N c DRIVE 1C L - - n r-'' , TL 2300 I TL 3600 ~ I I r ' - - - r - r - _ _ _ _ _ _ r ' - - a ~ all n 14400 n 14500 TL 14600 TL 14700 TL 8200 I n atop 1 n 8000 I n 7900 I TL 7800 PIP 3 3; I I TL 13500 " ,1 I I I I I I TL 7700 I TL 7600 I TL 7500 1 1,..,;, I I 3 1;{ I a54 11 I I I I I I I I I I 93 c~ E::..... 91 90 iC ,:,'•DESIGN 1 }L - I I I I I D J j I I r GROUP TL 13600 I I I I I TL 7400 I I I ?:x t4 L L--L _ _ _ I I ► I 68 1iT N S LAND PLANNERS I I - - \ \ / I I I / I I 133 S.E. ,WASHINGTON ST. OREGON 97123 / I fAY SOJ - 6AIjne16 / I fMAA; IMnOV- 1 2339 ~ a w Im :w¢I 1111h = 50 IL 3 11-.17- PAPER 92[ SCALE: I'-100* ~ 4 I I I I I I LEGEND: I I I > I I I arc = STREET TREE I 0 0 I TL 10200 (gl I ® I I I u { _ J ~j I I I I BR = BASIC SOLAR REQUIREMENT (12 LOTS) I I I I I - N N { Q TL 9500 I = I a. a E SOLAR EXEMPT LOTS (15 LOTS) 0 LWioa J Z n -r_--= I 1 I TL 12500 --_I ~r~I TL. 10100 1 I r 0Fn :~I i« l r TL 9600 I 13 Zn I I I = z 0 I I I 25 1 25 v I I I I I vl a o, 45' 30' TRW~TICIN Y; DAC% I I { ' a - - nAc Y `J y l Y ~ t~~'V 1\ ` I IDGE%IS EDGE OF PAYE4G11 TL 10000 t ' 3 I EXISTING POR ON O smC AAN9 ON 9AC% I I , me[ a EDGE E%6PNG I TRANSITION BACK 1 1 I OF RIGHT-OF-WAY { 1 \ TL 900 io ee VACATED Pvp EDGE OF PAYE4ENi Ross L 700 EDGE i avsvnvrAENT TL 12400 TL 12300 , I p s.w. _ ----_Sr. T ___-1--- p z - 3 ~a \ TL 9700 IO~~, - - - I 0 O °'dN_uj { J I TL 1001 RELOCATED f W w a CD vF CD Of - N app I o 0 z .I HOUSE 20' WDE ,10' ROW DEDICATION ~ Q 0 tD I 4 DRAIN TL H m I 6 E 9 ®EAOSFJ ENT I 500 { TL 600 { Q I o / TL 9900 I TL 9800 E E E a LL. 00 cox o 17c < S.W. BATTLER STREET - - - - - `J - _ - - - c ' / E E 1PR'ACY E 92 199 I, ® Q I TL 900 r TL 3000 TL 3100 11L 3200 FENCE 20 c - ' BR BR 8R BR BR 17' 17' 21 c I E E - ~ 22 r I 6 l VA _ _ - STREET "q~ w ~--1 J SW, 00 LANE WU • _ BRAEBURN E - - - - - - 23 c " 12s 20' 1 HZQ4 E att TL 1100 TL 2900 J. I TL 2800 1 - - - A PROPOSED rTL - 501 - - I? I I Tl 3300 W a o I 5 ~E E 3 y STREET TREE I I ` w V PROPOSED I e9 I cp I d I , I c 45* 11 e7 Y - - - - ' STONE WALL PROP BR 6 { _ I I I uroFauAUnFwun BR f BR BR BR BR BR 25' 25 ' `5!1 E ` 5 15 VAOE I 1 I -,ma I y ~ 3 STORM GRAN rot e ST' h i ; TL 1300 I TL 2600 { TL 2700 I I I r CASEMENT - 3 3400 ~ € r - - - - i - f!j } I W TL ~ Z W 12800 TL 8300 n 8400 n 8500 TL 8600 n 8700 iL 8600 n 8900 TL 9D00 TL 9100 TL 9200 a 1 I `f i I 3 n 13200 n 13100 n I~ I 1 I I I I I ITL 13000 n 12900 IW I I I I { I { { C S_. W. LODI v~ I \ „ 1 I 3 Q s: { s r•; LANE 45' 30' TL 13300 I I V1 I 1 J~ - - -I I \ 1^~ 25' 25 I I ry'' I I q TL 3500 TL 2400 001 L I 1 _ C:'''. ~t ` °s e 1800 TL 2500 1 (o tt u 0 KENTON ' a DRIVE I I ~ I ~ Al! ~ 1 I 1 I n 13400 - 7121001 TL 22001 TL 2300-1 31 I `j ----r-r- ---T-_~--r"i~-- I i 1 TL 3600 I I - - r, u` - TL 14400 ITL 14500 ITL 14600 TL 14700 n 8200 ITL 8100 1 n 8000 TL 7900 n 7800 n 7700 TL 7600 TL 7500 ofii'ti?j t J I Y I T. 13500 " I 1 I I I v I LD`CGROUP I rI I I n I I I _ 1t I 1 3s ~LAND LGE PLANNERS ~1E1M S w. BELLFLOWER STREET I I I I I I I 1 I I n n 136 740 { ao I - - - - - - -i - 1 _ _ 1- - J H~oROAOKCO„ 97123 -7 F 618-4Wl I \ ` v \ I I I / / 2339 -,rte-~ ----I I Inch = 50 It n'.Ir PAPER SIZE, SCALE: 1'-IDO' y 4 1 TL 900 TL 700 TL 12500 TL 12500 , DRAWING INDEX I I I PAGE No. DRAWING TITLE I 1 of 4 PRELIMINARY PLAT 2 of 4 PRELIMINARY UTILITY PLAN Z TL 9500 I I I 3 of 4 PRELIMINARY GRADING PLAN AND TREE a I i PRESERVATION FLAN ~ ~ 64 I I 4 of 4 STREET TREE AND SOLAR ACCESS PLAN v Y ~ N W ~ I O UZ~ I TL 9600 ~ I ~Ww~ I o N~ a~5 'rSD . ~ ~fy DR'. '~Y SW Hfi~p W V ~ ,~~jr i r J' ~ ~ I St i SII~ ~ ~'4 ~4 ~ f 4>> trf'1~C ,U ~44 $T .yt VE1hNp $41 F 0 ~ O ~ J t ~0 ,A~~ie ti$ 1200 • S• T ~ ~ J ~ n 63 45' 30' 25' I 25' ~~~0."~ as ~q~ h~` ,"h [1 ' 7 8G~ ` ~ ~j/~f ~ ~ 511G4N7.AG6 ~ ' J ' Z M ',b~Y 1 ~ ,rTriF ~ /'s \ SEE N3 R ^4 N = Z Q O I I ~ SII ktitk 'Ni c J} 1.•'. 1 w ~o>» c~R ~ ~ NAMV ~ ~ o Jks ~t ~ ~ ; ~ Fs 2 Sil 591N Lllt 1 T 70 I- I ~Y~~ F ,ti0 ~i~'~'~ 9 CTN~ ~ ~ SY ~ O lj ~ ;r ~ n n I Ti ~ n z n n I I ~ a~ st'0400 ~ ,~a Py~ 4 ~~~(,~rp Fk K ~ OD - - - _ _ _ _ TL 12400 0 N - - TL 9700 ~ - _ _ _ _ o - ~ N I N S w ' o - _ 04.4 ROS o I S _ 2 sr. I 11163' R N J TL 1001 RELOCATED L=JJ.a4' 62 ~ R=1eoo 10' ROW DEOICATlON - r(- ~ J ~ 06~ 7907• ~rs~urrit.cuitr~i p N HOUSE j L=32.19' L=6.78' 11376' ~ 11654' O M Q 9 R=,e ~ TL 800 2D v~DE W v 1 STORM DRAIN I - 99% - 0 ° - T 500 TL 600 o , 0 ~ EASEMENT L w 7,616.83 sq.ft. v .I ~ R ~ o 63 a 4,851.49 SF G OSS 7,106.66 SF I I I GROSS 1,284.82 SF n I _1.__._ I ~2•i NET 994.16 SF - - 3 34' ~ I NET 6,172.32 SF ~ 05 , L=11 87' 95.43' - - ~ G' y o ?J r ~ _ _ 88.76' 2500' 2 DO' 90 58' L=48.10' , ~ ~ ~ 50.D0' 38.76• - - t - - ~ - - - - S ~ _ ~ ~ 0 1 38.76' 5182' W. R 3000' 4 ~ U ~ N i ~ SA o ~ n T~ ti ER 3• ' a - - 'r 73.04' ~"1 ~ 0 3~6\ 3868.00 SF N ~ v ~ 2,909.46 SFn ti` - - 8,200'0 n o _ 9o aa' STR 560 _ 8500' _1.43' - - - I I D EET - ~ - L=6 O6' o e ~~ti o I I ~ J (~l d ~ g nl I I ilk L=46 60' ~ 0 `V' ~ ~ I N I R=30.00 4p ° r"o n a 2,840.30 SF 'n ' $ n $ o L=to3• ~ ~ 2, 82.69 SF n 5 " gpoo' 5,000,0015E g 5,263.50 SF o $ o TL 3200 0 ~ 0° _ _ 8533' ~ - - " - 0 _ I 30.00' 4,054,37 SF o, N I I I TL 1000 5,263,25 SF 5,090.79 SF 5 027 58 SF ' ° ~ 8 I I ' I I 8 $ ~ r 8 8 ~ ~ ~ 3,523.96 SF g I o 6 I L- - _ ° 1oa 20' $ g 3,421.15 SF g ~ - - - - ~i ~ •?r W °9' 71.7x' Soo . 2 J ~ I ~ 25.41 85.73' ~ 53.76' S3 76 50.00' ' J ~ t ~ ~ ~ PRIVAT Q E s Z, ST. STRE ET Q o~ 3,165.35 SF - _ - A „ l ( 1--~ - 10078' - M 176. ' _ ~ ~ - - - - N Q% . ~ ~ 341.46 p~ ~ ~ 9,y1 p 2001' 'C g w n ~ ~ ~0 91.44' ~ O~ n n ~ ry ~ w6 N i - 3,, 3,183.74 SF M ~ ~ry~'~op 5 61 5a oo' So oo' So oD' I i - 10136' - I • I ~ ~ 50 5182' O~ g ° $ ~ rc I ~ s", TL 3300 0; N 4 ~ 44. F 15' WIDE ~ 5,0 86 S I I I o~ " M M "o ~ ~ STORM DRAIN I I ~ 3,202.12 SF o ri EASEMENT I I I I I 101 95' 92 DD' t 28 ~ o ~ $ o 4,828.12 SF v l 0 8 8 Q 8 S g o ~ 8 6 ~ ~ 5 N ml 14 ~ o ~ 6,293.16 SF I F I I I I ~ ~ N I I ~ ~ 15,000 00 S 15,000.00 5F 5,000.00 SF 5,000.00 SF 5,090.79 SF I I t L 5 434.41 SF I I _ _ - 6,966.28 SF I '1 132 94' 45 01' 9256' S6 39' 6 58' TL 3400 SD OD' I 50 OD' - TL 13200 TL 13100 ,C TL 12800 TL 8300 TL 8400 -r TL 8500 \ uJ TL 8600 TL 8700 TL 8 800 TL 8900 TL 9000 29 \ o TL 13000 T 1 9 ~ I L 2 00 I I I o .11 J rn \ 141 140 3 > 131 , ~ 138 I I S~ 98 99 1 ' I~ TL 13300 139 00 101 102 103 I \ (n Q 104 --I \ 25 25 0 TL 3500 142 0 \ - 1 I i _L ~ 1_ 1_ _ _1 0 30 - 1 - _ __1_ ~ ~ D ..1 I ~ KENTO N m I - _ N DRIVE TL 13400 \ D _ I - - - I a - - - n ~ D p _ _ - 143 N TL I - - _ 3600 r - - - - _ _ T _ ~ I TL 14400 TL 14500 TL 14600 TL 14700 x - T18200 ( ~ ~ TL 8100 TL 8000 TL 790 D TL 7800 TL 770 T TL . ~ - 0 L 7600 Q 31 I , TL 13500 ( " I ~ 153 - ~ 154 155 1 Q 144 56 96 95 94 93 92 a I ~ ~ 91 90 q ~ ~ _ V I - - - ~ TL 13600 ~ TL I I 145 _ __I ___I l.r I - 1 I i 1 a , ~ N ~ ~ aC' 1 \ / C O 4 o+ a 50 0 570 100 o. n i inch = 50 ft rn e cn m 11"x17" PAPER SIZE, SCALE: 1"=100' OF 4 ' N m m N 1s 3c :4 sup { - - ~ - - - R R R R R R R 0 0 0 0 0 0 0 W W w w w uv uv - - 60' - 46~ 50' 30' ~ 30' 23' 23' 25' 25' 8' P U.E. 10' 20' ---VARIES VARIES 8' P.U E. 8'P.U E. 9' 14• 14' 9' 8'P.U E. 8~ P.U E 8'- '.U E 8' 17' 17' 8' 8'P.U E.--~ (SEE PLAN VIEW) (SEE PLAN ~ FINISH GRADE ~ FINISH GRADE LEGEND' 2,• 4.5' 5' 0 5'(T1'P) VIEW) 3 5' 5~ 0 5' rYP U 5• 3 5~ 1 ~ ~ FINISH GRADE P~' ~ ~ ( ) - ELEV. ~,P~' ~ ~ 2 5 5 2 5' S' 0 5'(Tl'P) 5' 2 5' _ ~ EIEV. ~P~ 21 = ELEV. ti„ x 2• x 5.1 ~ 5.1 AX 5. MA ,1 MAX Mq 5:1 M r Mqk iav ~.ti MAX - - - EXISTING SANITARY SEWER LANE 2R may, 2.5gx ~ 5 2--%_ 2.59 2.5gq _ 2~ 2q _ :1 MAX Y , ; 5.1 :1 MAX . 5.7 MAk :1 MAX ~,A~' ~ . ` % MAX P~ .ti P~' ti• ~ M ti• ~fq q~. k - - - SIDEWALK 3' ASPHALT PAVEMENT (2 LIFTS) DRAINAGE 3" ASPHALT PAVEMENT (2 LIFTS) DITCH SIDEWALK SIDEWALK 2" i -0 LEVELING COURSE 2:1 MAX 2" i -O LEVELING COURSE i 10" 1''-0 BASE ROCK SIDE SLOPE " 1''- A R SIDEWALK p 10 2 0 B SE OCK CURB AND GUTTER STREET SECTION TYP. STREET SECTION TYP. PER CS-300 TL 125C NOT TO SCALE NOT TO SCALE r S.W. ROSS STREET II II STREET A 0 4-' ~ HALF-STREET IMPROVEMENT . a I 0 45' 30' . 63 „ ~ \ ExlsnNC EXISTING PORTION EELEPHONE ExlsnNC ExlsnNC TRANSITION BACK ) v I cuLVFxT TL 900 OF STREET TO BE unurr Box EDGE aF a' HIGH INTO EXISTING MALBOx ~ \ ^ I~ VACATED (TYP) P~MENT ORES NCE EDGE OF PAVEMENT TO BE TRANdS1110N BACK I ( ) B INTO EXISTING • c'A, REMOVED REMOVED - S W. ~ EDGE; OF PAVEMENT i - - - _ cam) ,ROSS ( ) TL 700 - ' fir- •~w - _ _ _ $T, TL 12400 _ \ k ~ ~ - - _ _ - - - O N - ~ 4` rr~- - N - - _ _ Q ~ _ _ - - - _ - !N _ _ O - I WV N - - - r~ , - N - i 62 J / RELOCATED ,i y Z I J ' ~ o HOUSE / x I x 20' WIDE ~ L 1001 , TL 800 I 10' ROIW DEDICATION m Q I STORM DRAIN I o ~ x 0 II I x ~ EASEMENT ° TL 500 TL 60C TL 9700 I ~ I W I _ o ~ I I I _ ~ ~ 3 ~ ~ x I x r~ J~.w _ - - - EXISTING l t -t - - _ i i TOP OF BANK ~ / x, x Il } EXISTING I SA (TYP) ~ x , DRIVEWAY FR - / TO BE I ~1 p ~ _ _ _ _ I REMOVED V TI~1 x EET I x ~ , ~ ~I Q o c I ~ o Q ~ x I C ~ I_~ ~ o o , _ _ - x EXISTING ~ TL 32UO / ~ ~ _ ( I UNDERGROUND !1 ,r - - _ FUEL TANK TO ~ ~ v x I ( ( BE REMOVED I •Z•, TL 1000 o I ~ I ~ I o O ~ I I ~ EXISTING I F ~ W EXISTING x L 1 GREENHOUSE ~ - x U ~ HOUSE TO BE I TO BE I I _ _ _ _ _ RELOCATED REMOVED 27 Q J W : ~ :-~g--3- i ~ 3 x~ Q Q~ ~ ~ - ' ~ TOP OF CURB pp (TYP) O L ' P IVAT uf~r I I ~ _ _ I d' I - - I Q ~ EXISTING II II F ~ S EET I s BARN A r ~ TL I CONCRETE xl nN TO BE 3300 Q EEBOARD EIEY.~ 198 S i E S G I ~ I I v UNDERGROUND REMOVED 1~+noN LEVLt•191 S DRIVEWAY TREATLEVEL~ 1980 APRON I OIL TANK TO I ( I I O I BE REMOVED - i - - ~ - I _ " x 28 PROPOSED ~ 0 Q I I - STONE WALL x-x -x-x J I ~ ~ r x ATER WAIJiY FAGIJTY I I ~ I I I I L EXISTING EXISTING I I EXISTING I I t 15' WIDE WIRE FENCEI SHED I ( 6' HIGI~ I I I STORM DRAIN TO eE TO BE WOOD FENCE - _ ~ EASEMENT REMOVED TO REMAIN 1, TL 3400 _ ~ TL 131 0 TL 12800 - - - TL 13200 0 TL 13000 TL 12900 TL $300 TL 8400 T TL 8500 ''nn ~ TL 8600 TL 8700 TL 8800 TL 3 VJ MATCH EXISTING $900 TL 90( Y 29 4 EzlsnNC ~ ,C a I 3 CURB & SIDE WALK I F 'I+r W i FLDw uNE I II ~ - ~ 141 140 I I D I Z ~ X131 g7 gg 9 139 138 I Z 9 100 10i 102 1 I TL 13300 ~ W 03 104 I - - II ~ 45 30' i ~ 0 ~ Q w~ - TL I 3500 D 142 ~ _ O Y ' 125' _ L 25 I i ~ 1 _ ____1 O - - 4 _1 3a - 1 _ w I I ~ ~ ~ I ~ KENTO N _ N DRIVE o ~ TL 13400 \ ~ L~ - - - - n 4 D - 1 • N ~ - 143 _ _ _ N L 3600 I _ _ ~ - r _ n I ~ 7 - I TL 14400 TL 14500 TL 14600 TL 14700 1I_ _ ~ TL 8200 TL 8100 TL 80 p I - 00 TL 7900 TL 7800 TL 7700 TL 7600 31 I TL 13500 153 154 155 ~ 144 1~6 9& 95 ~ 94 93 I 92 91 90 o _ - ~ I ~ I ~ - I m ~ - - TL 13600 ~ a m 145 - - - - - - i - I 1 _ - _ - ~ \ / ~ / o i! 1. rn a 50 0 50 100 T.3 1 inch = 50 ft. CL Cr) M 11'x17" PAPER SIZE, SCALE- 1"=100' OF M N / M 4 M N 3c O U a:. 4 I - - - - - 1 _ - ~_.~a.,__.~-_ - - _ I TL 12500 GRADING LEGEND TL 700 TL 900 I 2 I I I -200- - EXISTING 5' CONTOUR Q W I 64 i a>- TL 9500 WWI I I -------r;~s EXISTING i' CONTOUR ~ p o~ ~ U D I W PROPOSED 5' CONTOUR Y ~ N N (!j I I Imo' PROPOSED 1' CONTOUR W d ~ I ' I N I ' I i I OJZ~~ TL 9600 I i O TL 12400 TL 12300 ~ ~ ~ D ° 125 125 J 3 p., 63 45' 30' M ZZO I I ExisnNG EXISTING PORTION ExlsnNC TRANSITION BACK I ' I TREE IDENTIFICATION LEGEND ~ ~ n ~v cvLVERr OF STREET TO BE Eon of INTO EXISTING ` VACATED P~ ENT EDGE OF PAVEMENT TRANSI110N BACK / ~ , ( ) INTO EXISTING ~ ~ r, ~ ~ ` ' EDGE OF PAVEMENT ` ' - - - - - ~ r . 0~ - - - _ - _ JT EXISTING DECIDUOUS TREE TO REMAIN f r in - , . N ~ - TL 9700 - r~- - ~ - - - - '-_--'~i ~ I F~IICTI~U: f1Ff I(]I I(lll~ TRFF Tfl RF RF~A~VFfI r 1 i N ~ O - - ~ -f _ I , N i i ~ , ` - - O _ - -R~_ - -0--2_- 3 TL 1 OO1 RELOCATED ~ ~ , ~ K 61 , , ~l 62 z f ~ ~ ? t~f o , / 0 7 20' WIDE 1 , Q - ~ / 0 ROW DE AT10N - MM ~ o. ~ - ~ STORM DRAIN) ~ f rW Q / ~ ~ 8 0/ 00 ` ~ ~ - ..0 EASEMENT ~TL 5C TL 98 ~ ~ _ 00 ~ _ o0 f i ~.S r~ Q i I I - - I - ~ - ~ ~ I ~ - r ' ` I ~ Q~ .F_ - - - r~ / SATT - - ~ LER a SIRE TYP ° ~ a ET ~ t - ~ / I 1/J , r ~ _ - I 1 ~i ~ ExISTING-` N V ~ I ~ I ' 0 ~ p ~ 1 I I ~ , \ ROW LINE ~ J ~ - - cT~.) - 199 - ~ =-r~t, ' ` f. ` , TL 31 ~ ~ _ p _ - i----- ~ a . 00 TL / ~ _ p 3200 _ _ _ 3 ~ i ~ k I ?00 ~ r' 17 17' -a rL 100o I I . . o C~ I 26 ~ g ~ ~ ~g i I i~ 1 ~y Z ~ 1 t~ 27 L'7LLSS ~ ~ 4 1 I ~ • LJ _ _ , ~ ST 11 11 d. BEET - E%IbnNG I - - _ _ PRIVATE - ~ - - TOp OF CURB O ~ r _ / ~ d. - t -tC 1 '1• .yi: .~~y y.~<' ,J`ai': -F - ~ p ~ 00 6 - - 197----- , ~ p TL 2800 I ~ ' a 5 TL 3300 ~ - 34' 14" ~ CONCRETE ~ ~ ~ I I 5' 30'-.~ , 196---~, DRIVEWAY I I 23 ~ APRON ~ I I I I Isr.' ~ U3 I~g I ~ 28 ~ r 45'" , 1 ~ PRO~O~ED ~ 5 ' ~ ~ STONE WAj..I 0 d 4'R f 34' 3 ~J OP I tER I~ALITY FA LITY , ~ 1 ~ 15' WIDE, -I- " I I I I 25 + 25t , ~ ~ ExlsnNc I ~ ~ _ STORM DRAiN- - - I I I ~ ~ ~ s° Hlcli T I ~ ~ ' ; ' ~ EASEMENT ~ ` _ _ _ _ _ I ~ `wood FENCE L 2700 t , , W ~ 1 - ~ O ~ ~ a ~ _ - - ~ T9~REMAIN --1 - i i x c ) TL 3400 ~ 22 ` ~ f 15 14 13 i2 ,T ,C L 12800 TL 8300 TL 8400 T 41~ ~ L 8500 TL 8600 TL 8700 TL 13200 TL 13100 *r W TL 8800 U) ~ MATCH EXISTING J ~ < ~ CURB & ~ID1= WALK ~ Z,3 , , ii 29 TL 13000 TL 12900 I w~ r ~ i41 140 4~7 I Z a 97 98 99 139 138 F _ 100 i01 102 l 1 ~ jy~~ 0 I 4, 3, TL 13300 Q 5 0 V l~ ~ ~ - I ~'1 f ~ -1 ~ 5 , , 25 O i yC TL 3500 142 ' r ~ \ - o 1 TL 2400 I I _L I 1 _ .~I. .r.'_ \ _1 - 1 30 \ 19 I ~n b n KENT I \ ON N I _ DRIVE C D TL 13400 \ D _ _ I - - - _ 4 m I o U I N - ~ I 143 _ _ _ TL 23 L 3600 - - - - 0 00 T 7 ~ ~ - I TL 14400 14 14600 TL 14700 TL 500 TL TL 8200 TL 8100 TL ~ 8000 TL 7900 TL 7 - 800 TL ~ = 18 3i I TL 13500 I n o I 153 154 155 t - r.~ I 144 3 158 96 95 a 94 93 92 li I U1 I - - - I \ . - - - TL 13600 v ~ t f F o I I 145 - - - _ - ~ I I - - Q - _ J 1- ~ r p a N ~ - - C 7 7 ti G 4 Z 50 0 50 100 } 1 I o C- al a 1 inch = 50 ft. 11"x17" PAPER SIZE, SCALE: 1"=100' OF 4 N 01 __j (T1 [+1 N 3 r / i ` CJ S, iF - i ~ I I i ~ I I i I ~ I I LEGEND I na. = STREET TREE I I ~o TL 10200 ~ Z ( I I ~ I 1 I I ~Yrn ~ J ~ ~ ~ 64 ~ BR BAStC SOLAR REQUIREMENT (12 LOTS) I N I W pa,, ~ 57 I ~ ljJ i N I I ~ TL 9500 I I E = SOLAR EXEMPT LOTS (15 LOTS) O UZM ~ Z~r 3 ~ I I TL 12500 I i W w l TL 10100 ~ ~ - ~ ~ ~ i ovvip~ I ~ ~ ~ i Y co 58 TL 9600 ~ 3ZM I I Z o 25' 125' ~ ~ ~ ~ ~ ~v I I I I ~ ~ ra~ _ _ ~ 63 a5' 30' T 1 ~ ~ ' TRANSITION BACK I T~ ~ QQOQ \ ^ ~ V \ \ I EXISTWG PORTION E~ ~ INTO EXISTING TRANSITION BACK INTO EXISTING V / \ ~ TL 900 ~A~A~p T TO 8E p~vEMEHT EDGE OF PAVEMENT I O i ~ _ _ S W. ROSS ST. ST. TL 700 EDGE OF PAVEMENT TL 12400 TL 12300 ~ ~ O Z N _ ~ - - - - - - N I I ~ ' O U W - - i ~ \ TL 9700 I ~ ~ o - - - - - - - - - O - - - - - - Q ~ ~ N - _ N ~ W TL 1 OO1 RELOCATED ~ / 60 I 61 I 62 i z / HOUSE , 20' WIDE ( ~10' ROW DEDICATION W ~ ~ ~ a ~ STORM DRAIN g TL 500 ~ I TL 600 ( ~ ~ J (n 4 F oO EASEMENT ~ I I"' ~ _ - ~ - - TL 99001 TL 9800 ~ ~ ~ , , - - E - - _ _ E E iii E ~r~xo ~ I I I 2N ~ ---1- - - - --t- -t-- - - I I I I Q X ~ - 51 ~l c~ ` - - - _ ~4 6 ( Q U _ _ _ SW. BATTLER STREET ° I ~ ~ E E - ~ 6' HIGH C~ E _ _ _ _ _ 5 . i TL 900 r TL 3000 1 TL 3100 I TL 3200 \ FENCECY ~ ~ ~ - E - . ~ BR BR ~ BR ~ BR ~ BR I I i I L_-~~~~ I f 5 I 25 ~ I ~ I BR ~ C~ E I ~ ~ 26 I I ~ E E ~ LLI L _ 1 _ J ~ L 27 ~ J ~ ` / ~ PRIVAT - - = _ _ ~ _ STREET _ \ i w . I , ~~~r~ S W. BRAEBURN LANE ~ ~ ` ~rjE~j - ~ ~ - - 1 WRB I I ¢ - -G/N1 _ - 1-T_ _ - _ TL 1100 I TL 2900 I TL 2800 ~ TL 3300 ~ I5' 30! ' ~ 14 74 E ~ ~ ~ ~I i 7 24' 2,3 ~ exist - - - - - 6 pROPOSEO v ✓f I I 28 ~ °5' / BR TONE WALL g I 4 I PROP ~ ~0' WRIER WAU7Y FAg11TY i I BR I 8R ~ BR - I I 25' 25• 1 E j STORMD DRAIN EASEMENT O~ o~T~ 1300 ~ TL 2600 ~ TL 2700 ~ W~ ! _ _ ~ p TL 3400 r~ ~ 2aoo r~ s3oo r~ saoo a ~ ~ I 9 I 2~ I 22 ~ ~ O ~ ~ ~ TL 13200 \L 13100 I I ~ ~ ~ 29 ~ ~ TL 13000 TL 12900 .I W ; _ I_' _ I"_ -I- ~ I ~ \ 141 140 I I I~ ~ ~ ~j-' 137 97 ~ 98 J~.w LODP (rQnfE Q ~ ~ 45' 30' I TL 13300 ~ ~ I 139 I 138 UjIQ N ~o ~'t ~ - - '-1 ~ ~ O O I I X25 25'~ - - - ~Cf TL 3500 I ~ 742 1800 I TL 5 ' I TL 2400 ~ I , ~ - ~ 1 _ U ~ ~ 2 ~ ~ ~ so I I r~~ KENTON 1+ 'd~~ 1 o I ~ ~ I 20 I 19 D O ~ ~ I ~ I TL 13400 \ ~ D ~ - ~j - ~ o° L 2100 ~ TL 2200 ~ TL 2300 y L 3600 ~ I ~ I~ TL 14400 I TL 14500 ITL 14600 ITL 14700 TL 8200 I TL 81 ~ I 16 I » I 1g I 31 ~ I I' TL 13500 ~ I 143 3 753 I 154 I 755 I 156 96 I 9 S W. BELLFLOWER STREET J - _ ~ I TL ~ ssoo ~ I ~ _ ~ ~ 1 I I ~ / ~ 1 a D ro N 1 inch = 50 ft. U N D 11°x17" PAPER SIZE, SCALE: 1"=100' OF~ rd r-' C!1 cal cn N W1 m N 0 / U I b t TL 700 TL 900 TL 12500 -12500 I DRAWING INDEX I I ~ I PAGE No. DRAWING TITLE 1 of 4 PRELIMINARY PLAT 2 of 4 PRELIMINARY UTILITY PLAN z TL 9500 I I 3 of 4 PRELIMINARY GRADING PLAN AND TREE nQ. I PRESERVATION PLAN o 0 64 I ~ 4 of 4 STREET TREE AND SOLAR ACCESS PLAN v Y rn N i w dr ~N I I O UZd~ I a ~JJ Z~M - - - - - - - I I ~ ~~=sue 3'`"5S'f7 ~ D "l ' SN NE W U ~ ~ TL 9600 I Si ~5y ~:&~}4.,3 ~ ~ y}`-~`~~,~~ p~ ST SN EYfI~ND SN F (0 ytpb~`~ J ' ri~`~ 9 r ,gy, rl~uu ~ 200 $--r--.__ $i rx- ~ 3 w/~ l J ~ 2 5' I 2 5' aEg ~A~i ~ o ~ ~ ~ \ SEE H~ rkFR ~ a t°z~ S{1 CONZAW ~ ~ = Z ZQ O 45' 30' 63 s ~ l s~ jfF ~ -``~i ~ ~1~, fj. , t~;' 4~'~ p { SY©t1R H < ~ ~ AAMp t,,, M ~ ~ I EXISTING PORTION I ~ c ~ yArl(!HS pE IJ ql t ~ ~0 P:: ! f$ t, 2 ~I 59tH C1R yA, r rDpp ~ N i~ ~ , a OF RIGHT-OF-N'AY I TO BE VACATED I I ~t oE~ ~ °9 crx. ~ ~ dN' ~ L=111 19' a; [ ~ A ~ si ' S1 '2ly~l ~t !IB{ ~ ~P 'CRES V EY ~ ~ r Q. < Y ~ p~ ~ yes, y/fANN~! EEK y~ Sy < Y~A~S~ I R=200.00' PARt ~ sr ~ 1 k ~ 10400 • ti~ ~ TL 12400 400 TL 12300 i ~ ~ t" ~ ~`,`~f V " su F1R ~''•9 o N • tE) ~ ~ tuux~nut $ ~~r~?~ ~ ~ J (~y~~ ~ 3 SG z TL 9700 ~ N N I ti~ «~ta y~~ ~,4 u EDG OOD, S Q su ~ ,b~R tT P9 SW CHERRY DR SANDBURG ~ ~ Q $ 's DD C7 Q o - - - N Sw• - - - I ti~~ SIf HItIV~ 5T ~ SA 90D0 ~ ~ t{ $1 O ~ V W Sy Q, ~ ~ ~f NlLLV1E~Y~~ B7 SW TECN,~ CI:NiER Q O ~ N O I ~ ROSS T r S/ • I'I I N p < a ~y If { r 5 {wR CT 177 63' L=33 44' ~ i TL 1001 RELOCATED R=1BO0 / / 1 ' - - ,J / / ~ 0 ROW DEDICAl10N , ~ ~ , - - ~ Fx- < 9100 t~~~ SY _ TAT R^~',m. Q I - - J SY ORI .,y SY 01St ST $1~ EIRDSE CT -s W Q r• ~w t ~ Z " 1° 1 ' L=8 78' 113 76 ~ 116 54' n o HOUSE L 32 9 O ~ ~ o R=iB oo 20 WIDE ~ q ~ TL 800 STORM DRAIN I 2V . y AY t JM1t1 {t = > ~ ~ SY ' s fAN~° ~ ~ ~ ~ ~ ~ ~ LL ~ ~ [ ~ $ z ~ SY a hOUYiA1R VIN iR F ~ C~`r~t Q ~ f- O N Q m a ~i; ~ A NT ° TL 500 TL 600 ~ 9 / ~ > 0 ~ ~ " E SEME ~ 600 SY 'ER P x ~rO~V ~~EY SY'~ GHEE d lR ~ ag _ ` ~ `c'p Oy f t^ e d ~ ° 7,616.83 sq,ft. u 4 1 49 SF alp GROSS 7,106.66 SF I GROSS 7,284.82 SF " I $W INE _rn a ~ ST ' akSSY 11Ki STS 555~~~1 ~ a DQN1iA RD ` ~ 1,11 9 0 < tneSOr r. w ° e3 '95 NET ,994.16 SF ~ ~ NET 6,172 32 SF " L~2 ~ =1187' I I - 3 34' y 1 L 95 43' SW ~ PEri9A K S !MID ~ PCIEBR~GK~ y 9090 < Q 7000 O I ~ IJ.. O y6 p ~ ~ ~ - - - _ -I 88 76' 25 OD' 200' 90 58' _ 0: 11 ~ --t- - ~ ~ ~ ~ ~ SO 00' 38 76' 38.76' S1 82' V MURDDC 5 ~ ~ I ~ u P NEB $T ~t ~u a ` ~ ~ ~ a - $A4L ~ _ ~ X O ~ L=48.10' / ~ ~ N ~ 'i°n ~i € Iooov ! 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T " I Z, " M _ A " 10400 KER{ r Q Q o~ 3,165.35 SF - ~ - - _ ~ ~ - 100.78 - 176. 0' - - ~ - d. _ I d - - - 341.46' ( Q U/ i~ ry1' g (25' 120' I VICINRI( MAP SCALE: N.T.S. y. ~ 1?,, ~A ho,• °p ' 2001' 9144' ~ W ~ Kj Y h~ a6 _ - " 3183.14 SF M n ~ry ti0 00 5 B1' So oD' so oo' sD oo' 3 " ' 101 3 ' ~ ~ ~ 9 50 DD' 5182' I a o; - - - 8 ° $ • : ' d ~ 15' WIDE I T o~ ~ $ ~ 5,044.86 SF I i I I L 3300 ~ 'T~501 Z I " 3 202.12 SF M M "o ~ STORM DRAIN I I I I I ~ 1o1.ss' ° _ _ s2oa' - - N EASEMENT N I w 30 00' v, o 0 28 4 1 SF g ~ 0 8 8 4 0 0 8 $ ,828.2 I ~ ~ N a o Q o 5 m l I I Yy AI to ~ $ 6,293,16 SF 5,000.00 SF 15,040.00 SF + 5,000.00 SF 15,000.00 SF 15090.79 SF ~ I SITE DATA ~ ~I IN ~ ~ I I I I I, I z Q _ 6 966.28 SF 5,034.41 SF ~ 1 ` ---1 132 94' 4S Di' 92 56' 25 00' 2500' S6 39' 6 S0 00' S0 DO' 50 DD' 50 00' S0 00' APPLICANT: WEST HILLS DEVELOPMENT COMPANY ~ TL 3400 - - - - - _ I TL 12800 TL T 8300 TL 8400 TL 13200 TL 13100 .C TL 8500 TL 8600 TL 8700 TL 8800 TL 8900 TL 9000 PORTLAND, OREGON 9 ZZg DRIVE ~ W 1 ~ J 29 \ Z o TL 13000 TL 12900 i I I o ll! rn ~ 141 140 > 137 97 g 138 I I 8 99 100 101 _ 102 103 I ~ 139 104 TL 13300 Q I ~ I ~ 25' -j I-- ~ 25 Q TL 3500 142 0 \ 1- { I I _L ~ - _1 1_ 4 30 ~ - - D c KENTON I ~ N DRIVE m I TL 13400 ~ ~ - - - _ _ w I - - - I o D _ _ rli _ - - - 143 N I - - - - ~ ~ ~ r TL 3600 - - - I TL 14400 TL 14500 TL 14600 TL 14700 TL 8200 TL 8100 TL 8 - ~ 000 TL 7900 TL 7800 T TL L 7700 Tl 7600 f n I-~ TL 13500 0 31 I 153 1 ~ 54 1~5 1~6 96 Q 144 ~5 94 93 92 91 90 N i ~ _ ~ _ ~ ~ _ - - TL TL 13600 ~ I 145 ~ - ~ - - - - ~ - i - - _ ~ N - ~ \ - ~ 7 N N \ ~ ~ .t I 7 'O N DU V O° m a D ,-y 1 inch = 50 ft. 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