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SUB1998-00013 EXHIBIT A wl� 120 DAYS = 4129199 CI TY OF TIGARD Community (Development Shaping Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 99-01 PC BY THE PLANNING COMMISSION Case Number(s): SUBDIVISION (SUB) 98- 0013 /PLANNED DEVELOPMENT REVIEW (PDR) 98 -0011 Case Name: ELDERBERRY SQUARE SUBDIVISION Name of Owners: Monica and Lynn McDonald Name of Applicant: Matrix Development Corporation - Contact: Larry York Address of Applicant: 11130 SW Barbur Boulevard. Portland. Oregon 97219 Address of Property: 8340 SW Ross Street Tax Map /Lot Nos.: WCTM 2S1012CB, Tax Lots 00800, 01000 and 01001. Request: > The Planning Commission held public hearings on both March 1, 1999 and April 5, 1999 at 7:30 PM. At the close of the April 5, 1999 Public Hearing, the Planning Commission voted to APPROVE subject to the conditions recommended by staff and with one (1) additional Condition of Approval incorporated herein as Condition of Approval #6b, a request for preliminary plat approval for a 27 - lot Subdivision with a Planned Development (PD) Overlay Zone Change and concurrent PD Concept Plan approval. The Concept Plan proposes 27 - lots for single - family dwellings ranging in size from 3,527 square feet to 7,621 square feet. Zone: Single - Family Medium Density Residential — 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. Action: > ❑ Approval as Requested © Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of Record Within the Required Distance © Affected Government Agencies © The Affected Citizen Involvement Team Facilitator El The Applicants and Owners Final Decision: THIS DECISION IS FINAL ON APRIL 14, 1999 AND BECOMES EFFECTIVE ON APRIL 29, 1999 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON APRIL 28, 1999. 1 Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639 -4171. SUB 98- 0013 /PDR 98 -0011 NOTICE OF FINAL ORDER NO. 99 -01 PC ELDERBERRY SQUARE SUBDIVISION 3/1/99, Cont'd. to 4/5/99 PLANNING COMMISSION PUBLIC HEARING • • CITY OF TIGARD • A PLANNING COMMISSION ' 1 ‘!!' FINAL ORDER NO: 99 -01 PC Community tty TI ve oOi Communi Development Shaping li Better Community 120 DAYS = 4/29/99 SECTION I. APPLICATION SUMMARY CASES: ELDERBERRY SQUARE SUBDIVISION Subdivision SUB 98 -0013 Planned Development Review PDR 98 -0011 PROPOSAL: The applicant has requested approval of the following land use applications: 1. Subdivision approval for 27, single - family home sites on a 4.2 acre site; 2. Planned Development (PD) Overlay zone change approval; and 3. PD Concept Plan approval to develop lots ranging in size from 3,527 to 7,621 square feet, whereas, the code requires 5,000 square foot lot sizes in the R -7 zone. APPLICANT: Matrix Development Corp. AGENT: WRG Design Inc. Attn: Larry York Attn: Mimi Doukas 11130 SW Barbur Boulevard 10450 SW Nimbus Ave., Suite RA Portland, OR 97219 Portland, OR 97223 OWNERS: Monica & Lynn McDonald 8340 SW Ross Street Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential (7 - 12 Units per Acre). ZONING DESIGNATION: R -7; Single- family Residential (7 Units per Acre). LOCATION: The subject parcels are located east of SW Hall Boulevard at its intersection with SW Ross Street; WCTM 2S112CB, Tax Lots 800, 1000 & 1001. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.390 (Decision Making Procedures), 18.350 (Planned Development), 18.430 (Subdivisions), 18.510 (Residential Zoning Districts), 18.705 (Access, Egress and Circulation), 18.715 (Density Computations), 18.730 (Exceptions to Development Standards), 18.745 (Landscaping and Screening), 18.765 (Off - Street Parking), 18.780 (Signs), 18.790 (Tree Removal), 18.795 (Visual Clearance Areas) and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Planning Commission has APPROVED the proposal subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV of this Final Order. PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 1 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • CONDITIONS OF APPROVAL PRIOR TO APPROVAL OF THE FINAL PLAT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 639 - 4171.) 1. The applicant shall submit revised plans and supporting documentation as per Conditions of Approval 2 -6 for review and approval by the Planning Division. All required revisions shall be approved prior to final plat approval. Staff Contact: Mark J. Roberts. 2. Submit a revised Preliminary Plat that indicates all applicable setbacks, on a lot- specific basis. Staff Contact: Mark J. Roberts. 3. Submit a revised the Tree Removal Plan and tree mitigation plan that clarifies the conflict in the previously submitted application materials as outlined in this staff report. The mitigation plan shall specify the total inches of trees to be removed and a program for mitigation in compliance with Section 18.790.030.B. Staff Contact: Mark J. Roberts. 4. The revised preliminary plat shall indicate that adequate corner radius dimensions are provided for emergency access. Staff Contact: Jim Funk 5. The revised Landscape Plan shall clearly indicate the areas of the site to be landscaped and shall demonstrate that all required landscaping will be accomplished on -site and not, for example, in dedicated right -of -way. Staff Contact: Mark J. Roberts. 6a. The revised plat shall conform to the City's right -of -way standards and the allowable density for the site. The applicant shall submit supporting trip generation data regarding proposed right - of -way widths and a revised density computation that reflects the revised right -of -way dedications and revised net site area. The revised plat shall conform to the maximum allowed density for the site and shall not deviate substantially from the ,existing proposed subdivision layout. A substantial deviation would not include adjustment of common lot lines, but may include realignment of internal streets. 6b. The approved density for the Preliminary Plat is 26 units. The preliminary plat shall be revised to show no more than 26 lots. If, after completion of the vacation process for the "old" Ross Street right -of -way, the applicant demonstrates that the net site area yields additional density units, the preliminary plat may be revised prior to final plat review. The maximum additional density shall be 2 units, for a total of 28 units, and the maximum number of lots shall be 27. Lot #27 may be a duplex lot if the density calculation yields 28 units and Lot #27 is at least 10,000 square feet in size. 7. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project. Six (6) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 8. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 2 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on -site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 10. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $810. 11. The right -of -way width of SW 84 Avenue shall be 50 feet. 12. The right -of -way widths of SW Tanoak Lane and SW 83 Avenue shall be 46 feet. The City may approve 42 -foot right -of -way and 24 feet curb -to -curb for these streets if the applicant's can show that Tess than 200 Average Daily Trips will utilize these streets. The applicant must account for future development on neighboring property in generating this data. 13. "No Parking" signs shall be installed on one (1) side of SW Tanoak Street and SW 83 Avenue. 14. A full -width improved street along the frontage of SW Ross Street adjacent to Lot 27 (between Hall Boulevard and SW 84 Avenue) must be in place or assured. The street must meet the minor collector street standards and shall include: A. City standard pavement section curb -to -curb equal to 40 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off -site storm drainage necessary to convey surface and /or subsurface runoff; E. 5 -foot concrete sidewalks on both sides of street; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs; K. driveway apron for Lot 27; and L. adjustments in vertical and /or horizontal alignment to construct SW Ross Street in a safe manner, as approved by the Engineering Department. 15. A 3 /4 -width improved street must be in place or assured along the frontage of SW Ross Street, from SW 84 Avenue to the east end of the site. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 20 feet, plus at least 8 feet of pavement on the north side of the centerline such that the overall paved width will be 28 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off -site storm drainage necessary to convey surface and /or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; I. underground utilities; J. street signs; and K. adjustments in vertical and /or horizontal alignment to construct SW Ross Street in a safe manner, as approved by the Engineering Department. 16. A half- street improvement in SW Hall Boulevard shall be in place or assured in accordance with ODOT standards. PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 3 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • 17. The applicant shall obtain a permit from the State of Oregon Highway Division, to perform work _ within the right -of -way of SW Hall Boulevard A copy of the permit shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. 18. Full width street improvements, including traffic control devices, mailbox clusters, concrete - sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 19. If the applicant chooses to reduce the pavement width of SW 84 Avenue to 32 feet through this site, they shall provide a transition section from the end of the existing improvements with appropriately designed tapers. 20. Profile of SW Ross Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 21. Lots 4, 5, 6 and 27 shall not be permitted to access directly onto SW Hall Boulevard. 22. Lots 1, 3, 4, 19, 20 and 26 shall not be permitted to access directly onto SW Ross Street. 23. Access to Lot 27 is permitted from SW Ross Street. However, the applicant shall provide to the City Engineer a plan for the driveway into this lot prior to approval of the final plat. The driveway shall be designed with a turnaround so that vehicles exiting the site can pull forward onto SW Ross Street and not be forced to back out onto the street. 24. The applicant shall place a note or plat restriction on the final plat indicating that only lot #s 3 -8 will take access from the private street (shown as Elderberry Court). Only 6 lots may be permitted to take access from the private street. 25. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. 26. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC &R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street. The CC &R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC &R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 27. The pavement and rock section of the proposed private street shall meet the City's public street standards for a local residential street. 28. Any extension of public water lines shall be . shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. 29. The proposed water main in SW Ross Street shall be extended from the main line in SW Hall Boulevard to tie into the existing 8 -inch main line located within SW Ross Street just to the east of the subject site. 30. The applicant shall extend 8 -inch public sanitary sewer lines within the street improvements as shown,on the preliminary plan to provide sewer availability to adjacent unsewered parcels. PLANNING COMMISSION FINAL ORDER NO. 99 -01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 4 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • -- 31. The applicant's storm drainage construction plan shall provide fora public storm line in SW Ross Street that will be extended to the northerly side of the road to pick up the drainage currently collecting at the existing drywell on that side of the road. The applicant will be required to physically convey the storm water on the north side of the roadway into the proposed storm drainage system in this project. This may involve intercepting any storm line(s) that currently flow into the drywell. An area drain may also be needed at that location to facilitate continued collection of surface water that may collect at that location. The City Engineer will need to review and approve the final design for this provision prior to construction. 32. Prior to approval of the final lat, the applicant shall pay the fee in -lieu of constructing an on -site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development, which includes the new public street and sidewalk areas. In addition, a standard value of 2,640 square feet of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, 2) the portion assessed to each lot ($210/lot at present) can be paid at the time building permits are issued for the individual lots. The applicant shall provide the Engineering Department (Brian Rager) with surface area calculations for the streets and sidewalk in order for the fee under "1)" above to be calculated. 33. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 34. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots, and show that they will be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). 35. The applicant shall either place the existing overhead utility lines along SW Hall Boulevard underground as a part of this project, or they shall pay the fee in -lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $8,525 and it shall be paid prior to approval of the final plat. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 36. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision /partition plat. 37. Prior to issuance of any building permits within the subdivision, the public improvements shall be deemed substantially complete by the City Engineer. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off -site street and /or utility improvements are completely finished, and 4) all street lights are installed and ready to be energized. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 5 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. - The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights -of -way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 6 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • 1. All centerline - centerline intersection points; 2. All cul-de -sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul -de -sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface- mounted transformers, surface- mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. - 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. • 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS FINAL ORDER. PLANNING COMMISSION FINAL ORDER NO. 99 -01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 7 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • SECTION III. BACKGROUND INFORMATION Site History: This site was the subject of a previous subdivision application, known as Ashford Meadows. The application was put "on hold" prior to the Planning Commission hearing and will be formally withdrawn by the applicant. Vicinity Information: The site is located adjacent to SW Ross Street and SW Hall Boulevard. Southwest Ross Street is being realigned to intersect with SW Sattler. The realignment and signalization is to be accomplished as a condition of the development of the Applewood Park subdivision, to the west. Permits for the realignment project have been issued. The site is located in an area characterized by single - family detached residential development and is bordered by existing single - family homes to the south and west. The properties to the immediate north and y east are in residential use but are not fully developed under current zoning. Site Information and Proposal Description: The site is 4.20 acres in size and is currently developed with one single - family dwelling and miscellaneous accessory buildings. The Comprehensive Plan designates the site for Medium Density use and the zoning for the site is R -7. Topography of the site is fairly level and there are no constrained or Sensitive Lands area present. Public water, storm sewer and sanitary sewer are available in SW Ross Street and SW 84 Avenue. The applicant proposes to develop 27 home sites for single- family dwellings. The applicant's plan is to develop the site as a Planned Development. The land use application includes concurrent review of the Preliminary Plat, Planned Development Overlay zone change and Concept Plan. The proposal includes extension of SW 84" Avenue, north to SW Ross Street, a second north -south access to SW Ross Street and a public street stub to the east property line. A private street provides access to lots adjacent to SW Hall Boulevard. The proposed public streets meet City standards for pavement width but are proposed within right -of -ways that are narrower than the most recent City standards allow. The applicant's proposal was based on previous City standards involving ranges of possible widths. The applicant has agreed to modify the design to conform to the current minimum right -of -way width standards. In addition to providing . public utilities to the site, the applicant proposes to construct a storm sewer line to the north to alleviate an existing off -site ponding problem. The Planning Commission herd TPu6lic .7fearings on Marcfi 1, 1999 and April 5, 1999 at 7:30 �1 M. After receiving testimony from staff, the applicant, and citizens; the Planning Commission voted to approve the Su6division based on findings and Conditions of Approval contained within this (Final Order with one (1) additional condition. The additional condition is incorporated herein as Condition of Approval #66. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS LAND DIVISION: SUBDIVISION Approval Standards - Preliminary Plat: Section 18.160.060 provides provisions that require that the proposed preliminary plat complies with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations. The proposed project complies with the Comprehensive Plan's Medium Density Residential designation for the subject property because it complies with the applicable provisions of the Community Development Code, which implements the plan. Compliance with these specific regulations and standards are addressed later in this report. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant stated in the narrative that the proposed subdivision name, "Elderberry Square ", has been reserved with the Washington County Surveyor. PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 8 OF 22 SUB 98- 0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION • Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Street layout is discussed in more detail later in this report. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this report under Public Facilities Concerns. FINDING: Based on the above analysis, the subdivision preliminary plat approval standards have either been met outright or are conditioned as discussed later in this report. PLANNED DEVELOPMENT The applicant has requested a Planned Development (PD) overlay zone change for the subject property. The PD overlay requires developers to follow the Planned Development process for any proposal on affected sites. The Planned Development chapter provides for flexibility in development design and allows deviation from certain standards of the base zone. The following paragraphs address compliance with the applicable base zone standards and with the specific Approval Standards under Section 18.350.100. Applicable Base Zone Standards: The following sections address compliance of the proposed project with the standards of the base zone. All standards of the underlying R -7 zone apply to this project unless specifically exempted under the Planned Development process (Section 18.350.080) and noted below. Use Classification: The applicant is proposing to build single - family detached homes. Code Section 18.510, Residential Zoning Districts, lists single - family detached dwelling units as a Permitted Use. Lot Dimensional Standards: Section 18.350.070.A.1 provides that the minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715. The applicant proposes a small lot residential development for single - family home sites. The lot sizes would range from 3,527 to 7,621 square feet, with the mean average being approximately 4,892 square feet. The project density computation is discussed later in this report. Site Coverage: Section 18.350.070.A.2 provides that the site coverage standards of the base zone shall apply. The maximum lot coverage standard of the R -7 zone is 80 percent including all buildings and impervious surfaces. The minimum landscape requirement is 20 percent. The applicant has stated that all proposed structures and hard surface elements shall adhere to this standard. However, no lot- specific calculations have been submitted at this time. At the time of building permit, each lot will be reviewed for compliance with this standard. Therefore, this standard is satisfied. Setbacks: Section 18.350.070.A.4 provides that the front and rear yard setbacks of the base zone shall only apply on the perimeter of the project. The front and rear yard setbacks required in the R -7 zone are 15 feet. This section also requires a minimum 20 -foot setback from the front property line to the garage. The side yard setbacks of the base zone do not apply except that all detached structures shall meet the minimum Uniform Building Code (UBC) requirements for fire- walls. Although this subsection of the PD Chapter does not specifically address corner and through -lot setbacks, it provides that "all other" standards of the base zone shall apply. The R -7 zone requires a minimum 10 -foot setback from any side of a corner or through lot that faces a street. The provisions of Chapter 18.795, Visual Clearance Areas, must also be met. In summary, the applicable setback standards for this Single- family Detached Planned Development in the R -7 Zone are: PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 9 OF 22 SUB 98- 0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION • Perimeter Lot front yard setback 15 Feet Perimeter Lot rear yard setback 15 Feet Interior Lot front yard setback N/A Interior Lot rear yard setback N/A Garage setback (all lots) 20 Feet - Side Yard setback (all lots) Comply with UBC Corner/Through Lot street setback 10 Feet The preliminary plat shows the required 15 -foot rear yard setback on all proposed Tots at the east and south boundaries of the project. However, the plan does not show the required front and rear yard setbacks for lots 3 -6 and lot 27. These Tots have front and /or rear yards facing the perimeter of the project or corner side yards. Condition of Approval #2 requires that the revised preliminary plat show all applicable setbacks, on a lot- specific basis. Compliance with the condition of approval will ensure that this standard is met. PLANNED DEVELOPMENT APPROVAL STANDARDS Planned Developments: Section 18.350.100.B requires that the Commission make findings that the following criteria are satisfied when approving or approving with conditions, or the criteria are not satisfied when denying an application: All provisions of the land division provisions, Chapter 18.410, 18.420 and 18.430 shall be met. The provisions of Chapter 18.430, Subdivision are addressed elsewhere within this report. The provisions of Chapters 18.410, Lot Line Adjustments and 18.420, Partitions are not applicable to this proposal. The provisions of the following chapters shall be used as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that promote the purpose of this section: Density Computations and Limitations: Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. The applicant originally proposed 1.08 acres of public and private streets within the gross site area of 4.20 acres. There are no sensitive land areas on the site and no area will be dedicated for parks. The net site area is, therefore, 3.12 acres (135,951 square feet). The minimum lot size allowed by the underlying R -7 zoning district is 5,000 square feet per unit, which would allow up to 27 units on the site. However, as noted above, the applicant's proposed right -of -way widths do not meet current City standards. Therefore, the density computation is not valid. The applicant has agreed to revise the site design to provide additional right -of -way to meet City standards. This will affect the net site area used in the density computation. The applicant must, therefore, revise the density computation and demonstrate that the revised plan conforms to the maximum density standards of this section. Condition of Approval #6 requires that the applicant's revised plat conform to the City's right -of -way standards and the allowable density for the site. The revised plat must not deviate from the proposed subdivision layout. If a substantial deviation is proposed after conditional approval is granted, a new preliminary plat review must be initiated. A substantial deviation would not include adjustment of common lot lines, but may include realignment of internal streets. Compliance with the condition of approval will ensure that this standard is met. PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 10 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • Exceptions to Development Standards: Chapter 18.730, Table 18.730.1 requires a 45 -foot building setback from the centerline of SW Hall Boulevard in addition to the applicable setbacks of the underlying zone. The preliminary plat indicates that the lots adjacent to SW Hall . Boulevard will be setback 45 feet from the right -of -way centerline. Therefore, this criterion is met. Visual Clearance Areas: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right -of- ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. Visual Clearance Areas are marked on the preliminary plat for all intersections. No structures, including the proposed 6 -foot walls along the site's SW Ross Street and SW Hall Boulevard boundaries, are proposed within clearance areas. Visual clearance for individual lot driveways will be reviewed at the time of building permit. Therefore, this criterion is met. • Landscaping and Screening: Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: 1. Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; 2. Medium sized trees (25 feet to 40 feet tall, 16 feet. to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and 3. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant has submitted a landscape /tree removal plan which includes a Street Tree planting list. The proposed street trees include Tulip Tree (Liriodendron tulipifera) and Red Maple (Acer Rubrum). The Tulip trees will be planted along SW Hall Boulevard and SW Ross Street, the maples will be planted along the project's internal streets. According to information from the Western Garden Book (Sunset Publishing Corporation, 1991), the Red Maple grows to about 40 feet with a 20 -foot spread and is, therefore, classified as a "Medium" size tree requiring 30 -foot maximum spacing. The Tulip Tree grows to 60 -80 feet with a spread up to 40 feet and is, therefore, classified as a "Large" size tree requiring 40 —foot maximum spacing. The applicant's Preliminary Landscape Plan shows proposed street tree spacing for both the Red Maple and Tulip at approximately 20 -foot spacing. Therefore, this criterion is met. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single - family detached residential use is proposed adjacent to existing detached single - family dwellings. Therefore, this section does not apply. Off - Street Parking and Loading Requirements: Chapter 18.765, Table 18.765.2 requires that single- family residences be provided with one (1) off - street parking space for each dwelling unit. The applicant has stated that two spaces will be provided on each lot — one within the garage and one in the driveway. Parking will also be available on one -side only of the internal public streets. Therefore, this standard is met. PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 11 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION Access. Egress and Circulation: Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single- family dwelling units on individual Tots shall be one, 10 -foot paved driveway within a 15 -foot wide accessway. The applicant's narrative states that all residential driveways will be a minimum of 20 • feet in width. Therefore, this standard is met. Signs: Chapter 18.780 provides provisions for signs. The applicant is proposing one (1) entry monument sign, to be located at the intersection of SW 84 (proposed) and SW Ross Street. Such a sign, up to 32 square feet in size, is permitted in residential zones. The proposed sign location does not interfere with Visual Clearance Areas. A sign permit will be required and may be obtained from the City. Therefore, the standards of this chapter are satisfied as proposed. Tree Removal: Chapter 18.790 requires mitigation of trees over 12" diameter at breast height (dbh) removed as part of the development of the site. The applicant's narrative identifies 7 trees over 12" dbh and proposes to retain 57% (4 of 7 trees). This computation conflicts with the applicant's Tree Removal Plan, which identifies a total of 11 trees, of which 4 are to remain. Condition of Approval #3 requires that the applicant revise the tree mitigation plan to clarify this conflict and specify the total inches of trees to be removed and a program for mitigation in compliance with Section 18.790.030.B. Compliance with the condition of approval will ensure that the . tree removal standards are met. IN ADDITION, THE FOLLOWING CRITERIA SHALL BE MET: Relationship To The Natural And Physical Environment: 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. As noted above, the natural topography i s relatively flat and proposed grading will not significantly alter the general drainage patterns. The applicant's Tree Removal Plan identifies 11 trees over 12' and proposes to retain 4 of these — 3 of which are located toward the rear of proposed Tots 8 and 9, where the project site abuts the existing lots to the sguth. The other trees will be removed to allow for the improvement of SW Ross Street and SW 84 Avenue and for the development of a logical subdivision layout. Therefore, this criterion is met. Structures located on the site shall not be in areas subject to slumping and sliding. No areas of the site have been identified as a potential hazard with respect to slumping and sliding The topography of the site is relatively flat. However, the applicant has stated that a Geotechnical Report will be prepared prior to final site engineering. Since there is no indication that there are areas of the site subject to slumping and sliding, this criterion does not apply. 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. The applicable setbacks are noted earlier in this report. The project will be reviewed for compliance with applicable setbacks at the time of building permit plan review. All structures will be required to meet UBC standards for fire separation. The plan review process will ensure this criterion is met. Trees: Trees with a 6 -inch caliper measured at four feet in height from ground level, shall be saved wherever possible. Tree removal is addressed above, under "Relationship to Natural Features ". Buffering, Screening And Compatibility Between Adjoining Uses: Buffering shall be provided between different types of land uses (for example, between single - family and multiple - family residential, and residential, and commercial). The proposed land use is single - family detached residential. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening for proposed single - family detached uses. Therefore, this criterion does not apply. PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) . PAGE 12 OF 22 SUB 98- 0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION • In addition to the requirements of the buffer matrix, the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745. As noted above, the Buffering and Screening Matrix does not require buffering or screening for roposed single- family detached uses. Therefore, a determination of the adequacy and extent of required . buffers is not applicable to this proposal. On -site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening. The proposed use is a single - family residential subdivision /planned development. the applicant has not proposed any service areas, storage areas, parking Tots or rooftop mechanical devices or other features that would require screening. Therefore, this criterion does not apply. Privacy And Noise: Non - residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum extent possible, to protect the private areas on the adjoining properties from view and noise. No non - residential structures are proposed, therefore, this criterion does not apply. Private Outdoor Area: Multi - Family Use: Each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not Tess than 48 square feet. The proposed development involves 27 individual single - family lots, therefore, this criterion does not apply. Shared Outdoor Recreation Areas: Multi - Family Use: The proposed development involves 27 individual single - family lots, therefore, this criterion does not apply. Access And Circulation: The number of allowed access points for a development shall be provided in Chapter 18.705. Access and Circulation is addressed elsewhere in this report. Emergency Vehicles: All circulation patterns within a development must be designed to accommodate emergency vehicles. The applicant proposes paved street widths (curb -to -curb) of 34 feet for SW 84 Avenue and 28 feet for all other public streets within the development. One hammerhead turnaround is proposed at the end of the private street at the western end of the site. ' Therefore, the criterion is or can be met and recommends Condition of Approval #4, which requires that the revised preliminary plat indicate that the dimensions of all corner radii satisfy emergency access requirements. Pedestrian And Bicycle Ways: Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The City's 1987 Tigard Park Plan identifies proposed pedestrian /bicycle paths throughout the City. The planned trail system does not directly impact the proposed project, however and no provisions for the planned facilities are necessary. Therefore, this criterion does not apply. Landscaping And Open Space: Residential Development. In addition, a minimum of 20 percent of the site shall be landscaped. As noted earlier, the gross site area of the proposed project is 4.20 acres. The landscaped portion of the project must, therefore, be a minimum of 0.84 acres (20 percent). The applicant has provided calculations in the project narrative describing what proportion of the site will be landscaped. The applicant's calculations show a total of 0.84 acres of landscaped area. This total includes front yard area (0.46 acres, based on average front yard size) and the so- called 'Hall Boulevard and Ross Street landscaped parkways' (0.38 acres). PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 13 OF 22 SUB 98- 0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION • The applicant's calculation meets the standard exactly, with no room for error. The `landscaped . parkways' are not defined or identified on the landscape plan. Staff emphasizes that the landscaping - requirements must be met within the site boundaries and cannot include, for example, street tree planting strips within public right of way. The minimum landscaping requirement appears to have been met. Condition of Approval #5 requires a revised landscape plan that clearly indicates areas to - be landscaped and their sizes. The plan must demonstrate that a minimum of 20% of the site will be landscaped. Compliance with the condition of approval will ensure that this criterion is met. Public Transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: 1. The location of other transit facilities in the area; . and 2. The size and type of the proposed development; The applicant has stated that Tri -Met bus lines serve the project vicinity. The nearest bus stop is located at the intersection of Ross and Hall, at the northwest corner of the site. Staff concurs with the applicant's analysis that due to the proximity of the existing transit facility, additional improved stops are not necessary. Therefore, this criterion is satisfied. Signs: In addition to the provisions of Chapter 18.780, Signs: 1. Location of all signs proposed for the development site; and 2. The signs shall not obscure vehicle driver's sight distance; Signs are addressed elsewhere in this report. Parking: All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765. The parking requirements of Chapter 18.765 are addressed earlier in this report. Up to fifty (50) percent of required off - street parking spaces for single - family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single - family lot contains one (1) off - street parking space. The proposal does not include any single - family attached dwellings, therefore, this criterion does not apply. Drainage: All drainage provisions shall be laid out in accordance with the requirements set forth in Chapter 18.810 and the criteria in the adopted 1981 Master Drainage Plan. The Engineering Division has reviewed this application and addressed the project's compliance with the City's storm water drainage standards. See comments under Public Facility Concerns. Floodplain Dedication: According to the adopted FEMA floodplain maps, the project site does not fall within the 100 -year floodplain, therefore, this criterion does not apply. STREET AND UTILITY IMPROVEMENTS STANDARDS Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Improvements: Section 18.810.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. Dedication requirements and improvement standards are addressed and conditioned as necessary later in this report under Public Facility Concerns. PLANNING COMMISSION FINAL ORDER NO. 99 -01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 14 OF 22 SUB 98-0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION 1 • Minimum Rights -of -Way and Street Widths: Section 18.810.030(E) requires a local street to have a minimum 44 -foot right -of -way and 28 -foot paved section between curbs and sidewalks.. The applicant proposes to meet the 28 -foot minimum paved surface requirement but proposes right -of- . way widths of 39 feet for internal public streets. In order to accommodate the public utilities and street trees that are typically placed within the right -of -way, the applicant proposes a 4 -foot Landscape Easement and a 7 -foot Public Utility Easement on both sides of the proposed right -of -ways. As noted earlier in this report, the proposed right -of -way widths do not meet current minimum right -of -way width standards. The current standards call for a right -of -way width of 50 feet for local streets carrying Tess than 1,500 trips per day, 46 feet for local streets carrying less than 500 trips per day and 42 feet for local streets carrying less than 200 trips per day. The applicant has agreed to revise the preliminary plat to comply with these standards. The plan shall be accompanied by detailed information concerning projected trip generation for each street. The revised plan shall also conform to the maximum density as discussed earlier under Density Computation. Condition of Approval #6 requires that the revised Preliminary Plat indicate provision of right -of -ways to City standard widths. If a substantial deviation is proposed after the Planning Commission grants approval subject to conditions, a new preliminary plat review must be initiated. A substantial deviation would not include adjustment of common lot lines, but may include realignment of internal streets. Compliance with the condition of approval will ensure that this standard is met. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de -sac since they are intended to continue as through streets at such time as the adjoining property is • developed. The subject site abuts vacant land on only one side (east). The applicant proposes to stub the proposed Tanoak Lane at the east property line. The applicant's "Future Street Plan" indicates how the proposed stub can be extended in the future to form a logical circulation pattern in conjunction with future development of the neighboring property. Therefore, this criterion is satisfied. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. One street (SW 84 Avenue) abuts the site boundary at this time. The applicant's plan includes extension of SW 84 Avenue north to SW Ross Street. Therefore, the connectivity standard has been met. Cul -De -Sacs: Section 18.810.030(K) requires that a cul-de -sac shall be no more than 400 feet long nor provide access to greater than 20 dwelling units. No cul -de -sacs are proposed with this project. Therefore, this standard does not apply. Grades And Curves: Section 18.810.030(M) requires that grades shall not exceed 12 percent on local streets, except that local residential streets may have segments with grades up to 15 percent for distances of no greater than 250 feet. The applicant has stated that the maximum street grade in any part of the project will be 2 percent, well below the threshold for local streets. Therefore, that this standard has been met. PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 15 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • Curbs, Curb Cuts. Ramps, and Driveway Approaches: Section 18.810.030(N) requires the . following: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. The applicant has stated that the project will comply with all City construction standards and material specifications with respect to curbs, curb cuts, ramps and driveway approaches. The conditions of approval and the public improvement plan review process will insure that these standards are met. Block Designs - Section 18.810.040(A) states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Specifically: Block Sizes: Section 18.810.040(B)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right -of -way line except: 1. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre -existing development or; 2. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. 3. For non - residential blocks in which internal public circulation provides equivalent access. No blocks formed by streets' within the proposed development exceed 1,800 feet around the perimeter. Block Lengths: Section 18.810.040(B)(2) states that when block lengths greater than 600 feet are . permitted, pedestrian /bikeways shall be provided through the block. Public streets intersect SW Ross at a spacing of approximately 300 feet. Therefore, this standard does not apply. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The minimum lot size of the R -7 zoning district for single - family detached development is 5,000 square feet. Only Lot 27 is larger than 1.5 times the minimum lot size. However, since lot dimensional standards do not apply when the applicant follows the PD process, and since the unusual lot dimensions are a direct result of the SW Ross Street right -of -way re- alignment, (over which the applicant had no control) staff recommends the Commission find that this standard does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. As shown on the Preliminary Site Plan, all proposed Tots have at least 25 feet of frontage on public streets. Therefore, this criterion is satisfied. Sidewalks: Section 18.810.070 requires sidewalks adjoining all residential streets. The applicant is proposing to construct sidewalks to City standards on all public streets. Therefore, this criterion is met. PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 16 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • • Sanitary Sewers: Section 18.810.090 requires sanitary sewer service. The Engineering Division has reviewed the applicant's materials, including the Preliminary Utilities Plan. Sanitary sewer is discussed later in this report under Public Facility Concerns. Based on the analysis therein, the . sanitary sewer service will be provided as required and this criterion is either satisfied outright or will be met upon compliance with the applicable conditions of approval. Storm Drainage: Section 18.810.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. The Engineering Division has reviewed the applicant's materials, including the Preliminary Utilities Plan. Storm drainage is discussed later in this report under Public Facility Concerns. Based on the analysis therein, storm water drainage provisions will be provided as required and that this criterion is either satisfied outright or will be met upon compliance with the applicable conditions of approval. • PUBLIC FACILITY CONCERNS: The City Engineering Division has reviewed this proposal and has offered the following comments: STREETS: TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. SW Ross Street This site lies adjacent to SW Ross Street, which is classified as a minor collector on the City of Tigard Transportation Plan Map. This roadway classification requires a right -of -way (ROW) width of 60 feet. At present, there is approximately 20 feet of ROW on the south side of the old centerline, according to the most recent tax assessor's map. The City purchased additional ROW from this site several years ago to facilitate the realignment of Ross Street to align with Sattler Street. The applicant, who is developing the Applewood Park development on the west side of SW Hall Boulevard, was conditioned to install a traffic signal at the intersection of Sattler /Ross /Hall and realign Ross Street as a part of that project. SW Ross Street is currently an unimproved roadway. As a result of the Applewood Park project, Ross Street will be improved partially to enable two lanes of traffic. Concrete curbs, sidewalks, street trees and streetlights will not be installed as a part of that project. In order to satisfy TDC 18.810.030.A.1, full improvements to SW Ross Street through the site and adjacent to the site must be . in place. For the portions of the site that only abut the street (between SW 84 Avenue and the eastern boundary), a 3 /- street improvement would satisfy the City standard. The applicant is proposing to construct the improvements necessary to meet City standards in conjunction with the development. SW Hall Boulevard The site also abuts SW Hall Boulevard, which is classified as an arterial street under the jurisdiction of ODOT. Construction of a half- street improvement adjacent to this site is necessary to bring this street up to standard and gain City approval of the subdivision. The applicant proposes to construct the necessary improvements. The improvement shall be constructed to meet ODOT standards and a permit shall be obtained from ODOT prior to construction. PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 17 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • SW 84 Avenue SW 84 Avenue is classified as a local residential street that was stubbed out to the south boundary of this site as a part of the Ashford Oaks No. 3 subdivision project. The applicant proposes to extend , the street northerly into this site for local access. The street was constructed through the Ashford Oaks No. 3 project with a 34 -foot curb -to -curb width, which is wider than the current standard for a local residential street at 32 feet curb -to -curb (TDC Table 18.810.1). The applicant's materials indicate they propose to construct the street with a 34 -foot curb -to -curb pavement width. Staff recommends that the applicant be given the opportunity to reduce the pavement width of this street through the project to 32 feet to match our current standard. In order to provide a smooth transition between the existing street width and the 32 -foot width, the applicant would need to provide a transition section with appropriately designed tapers meeting City public improvement design standards. The applicant is proposing a ROW width of 45 feet for this roadway, which would result in the street trees being located within a 4 -foot landscape easement. Staff had talked to the applicant in previous meetings prior to the new development code going into effect about reduction in ROW widths. Under the previous development code a ROW width range was provided. Under the current code, a 32 -foot paved street requires a 50 -foot ROW. Since this project has to be reviewed under the new code, a variance or adjustment would be necessary in order for Staff to recommend the narrower ROW width. No variance to the ROW width standard was applied for by the applicant, therefore, a condition that the applicant provide a 50 -foot ROW on this street is recommended. TRAFFIC STUDY FINDINGS A traffic impact study was prepared by Kimley -Horn and Associates, Inc., in June 1998, for development o this site. The report analyzed the intersections of Bonita Road /Hall Boulevard, Ross Street/Sattler Street/Hall Boulevard and Durham Road /Hall Boulevard. The report indicates that all three intersections will operate at acceptable levels of service (LOS) after the • project is occupied (LOS E or better). The report assumes the intersection of Ross /Sattler /Hall will be realigned and signalized prior to this project being occupied. That assumption is acceptable, as the applicant is currently obtaining the last of the required permit approvals from ODOT to begin the intersection work. The applicant has already obtained the permit from the City to begin the realignment work of Ross Street. A turn lane analysis was provided as a part of the report that indicates a left turn lane for westbound traffic on Ross Street at Hall Boulevard is not warranted. In addition, a sight distance analysis was provided that shows that there will be at least 250 feet of sight distance at the proposed access point on SW Ross Street, which is acceptable. INTERIOR STREET RIGHT -OF -WAY AND PAVEMENT WIDTHS The applicant's plans indicate that they propose a 28 -foot pavement width on both SW Tanoak Street (runs east/west) and SW 83 Avenue (runs north /south). Based on the street layout shown on the preliminary plan, it appears that the traffic volumes on these streets will remain below 500 trips per day (ADT), which would qualify them for the narrower, 28 -foot width. "No Parking" signs would need to be installed on one side of these roadways. The TDC requires that a 28 -foot wide roadway be constructed within a 46 -foot wide ROW. The plan proposes the ROW widths for these streets to be set at 39 feet. The applicant suggests that the public sidewalks will be located within the public ROW, but the streetlights and street trees would be located behind the public sidewalk inside a 4 -foot wide landscape easement. This easement would be separate from the required public utility easement (PUE). As was stated previously, the applicant has not applied for a variance to the ROW standards, so Staff is unable to support the reduced ROW width. Therefore, the applicant will need to provide a 46 -foot ROW for these streets. One alternative for the applicant to consider is to Zook at the potential traffic volumes on both SW Tanoak Lane and SW 83' Avenue. If those streets will result in volumes less than 200 vehicles per day, the pavement widths could be reduced to 24 feet. With this narrow pavement width, there would be no parking allowed on either side of the street. PLANNING COMMISSION FINAL ORDER NO. 99 -01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 18 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • ACCESS TO LOT 27 • Lot 27 is a remnant portion of the original property before the ROW was purchased for the Ross Street realignment. TDC 18.705.030.G.2 states that individual .access to arterial or collector streets from single - family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. Staff believes that in this situation, access to a local residential street is not practical and the City should consider allowing access onto Ross Street, the minor collector. 18.810.030.P.5 states that if a lot has access to two streets with different classifications, primary access should be from the lower classification street. In this case, it would be more practical for this lot to be accessed from SW Ross Street than from SW Hall Boulevard; in addition, access from Ross Street would comply with 18.810.030.P.5. Staff recommends that the applicant be required to provide a vehicle turn - around on Lot 27 so that cars exiting the lot can pull forward onto SW Ross Street rather than back out. PROPOSED PRIVATE STREET The applicant is proposing to construct one private street, SW Elderberry Court. TDC 18.810.030.S.3 states that a private street should only serve six single - family residential lots. The applicant's plan indicates that a total of eight lots could have frontage on the private street. The applicant will be required to restrict access on the private street so that only six lots will have direct access. 18.810.030(S) also indicates that the applicant shall ensure the continued maintenance of private streets by establishing a homeowners association. It is recommended that the applicant place a statement on the face of the final plat indicating the private street will be owned and maintained by the properties that will be served by it. In addition, the applicant should record Conditions, Covenants and Restrictions (CC &R's) along with the final plat that will clarify how the private property owners are to maintain the private street. These CC &R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. WATER: This site can be served from the City's public water system. There are existing public water lines in SW 84 Avenue and in SW Hall Boulevard that will be extended with the street work in this. subdivision The Public Works Department submitted comments for this application and recommend that the proposed water main on SW Ross Street be extended from SW Hall Boulevard to the existing 8 -inch water main located with Ross Street just to the east of the subject site. A condition to this effect has been included with the staff recommendation. SANITARY SEWER: An 8-inch public sanitary sewer line exists in SW 84 Avenue. The applicant's plan indicates they will extend the 8 -inch sewer line within the subdivision and will stub out to the upstream boundaries of the site for further extension to adjacent unsewered properties. STORM DRAINAGE: Overall drainage from this site falls to the south. There is an existing public storm drainage line in SW 84 Avenue that can serve the site. No storm water detention is proposed for this site because the existing storm sewer structures extended o the site are not of sufficient depth to allow detention without the installation of a pump system. The applicant's engineer discussed this issue with Staff and a downstream analysis was submitted that indicates the downstream system has the capacity to accommodate the improvement of this site without the provision of on -site detention. Therefore, the proposed plan is acceptable. There is an existing drywell on the north side of Ross Street adjacent to this site that was installed by the City several years ago. The land in this area is relatively low -lying and flat, so ponding does occur in the area. In addition, the drywell does not function well during the winter months. The only way for the north side of Ross Street to adequately drain is for the water to be conveyed southerly through this site and into the existing storm drainage system in SW 84 Avenue and SW Ashford PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 19 OF 22 SUB 98- 0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION • • Street. 18.810.100(C) states that the applicant's drainage system shall be sized large enough to . accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The applicant is proposing to extend a new public storm drainage line across Ross Street from this site to tie in the existing drywell and storm drainage runoff that collects in that area. The applicant's engineer will need to submit a formal design of the proposed storm drainage system for the project and for Ross Street for review and approval prior to construction. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96 -44) which require the construction of on -site water quality facilities. The USA standard also allows an exception to constructing a facility if it can be shown that the topography of the site precludes effective design of the facility. As was stated in the previous Storm Drainage section, the existing public storm drainage system in SW 84 Avenue is relatively shallow and it appears infeasible to design a water quality or detention facility and provide for gravity flow into the existing storm line. In this case, Staff would support a fee in -lieu of constructing an onsite facility. GRADING AND EROSION CONTROL: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. - The applicant's design engineer will be required to prepare a final grading plan for review and approval. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines along SW Hall Boulevard. Section 18.810.120 of the 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. If the fee in -lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 310 lineal feet, therefore, the fee would be $8,525. ADDRESS ASSIGNMENTS: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). For parcels within the USB, an addressing fee in the amount of $30 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $810 (27 lots x $30 /address = $810). SECTION V. OTHER STAFF COMMENTS The Tigard Police Department has reviewed this proposal and has offered the following comments: There is immediate concern for confusion to anybody attempting to locate a residence along either Tanoak or Elderberry Court. Emergency service providers advocate the "consistency" of street names. Therefore, this office recommends using either Tanoak or Elderberry for the roadway. The Tigard Buildings Division has reviewed this proposal and has offered the following comments: • Provide turning radius at entry to Elderberry — 25/45 UFC 502.2.2.3. • All fill placed on lots which supports a structure shall be engineered fill. • Virtually all lots will not have positive drainage form the underfloor drain to the street. Provide storm drain lateral. • • Provide a fire hydrant at each entrance to the subdivision (Ross /84 and Ross /83 • Provide signs and curb markings — "No Parking" one (1) side of all streets. PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 20 OF 22 SUB 98- 0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION • • • Provide flow test reports for all new fire hydrants. - • Provide catch basin design, pipe and slope of storm drain piping in Tract "A ". The Tigard Water Department has reviewed this proposal and has offered the following comments: The proposed water main on SW Ross Street shall be extended from SW Hall Boulevard to the existing 8 -inch main located within SW Ross Street .just beyond the eastern boundary of the project. SECTION VI. AGENCY COMMENTS The Unified Sewerage Agency of Washington County has reviewed this proposal and has offered the following comments: Sanitary Sewer Each lot shall be provided with a means of disposal for sanita sewer in accordance with R &O 96-44 (USA'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 should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend service as required by R &O 96 -44. Hydraulic and hydrological analysis of stormwater conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25 -year, 24 -hour event, the applicant is responsible for mitigating the flow. Water Quality Developer should provide a water quality facility to treat the stormwater runoff generated by new impervious surface constructed as part of this development. Subdivision is too large for fee in lieu. GTE has reviewed this proposal and offered the following comments: • Developer to provide trenches to GTE specifications and to coordinate placement of facilities with GTE. • GTE has existing facilities in the existing Ross Street right -of -way. Please do not vacate without providing an easement. ODOT has reviewed this proposal and offers the following comments: • All parcels with frontage on Hall Boulevard Have alternative access and ODOT will not permit access to the highway. • SW Ross Street will be a public road and an ODOT access permit will be issued to the City of Tigard. ODOT recommends he City require the applicant to construct curb and sidewalks to ADA standards along the property's highway frontage as this will be a requirement of the City access permit for Ross Street. We recommend that the north approach sidewalk of Hall Boulevard be extended up to centerline 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 pre - development 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 City of Tigard applicable standards of the National Pollutant Discharge Elimination System (NPDES) must be submitted to the district office with a review fee. PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 21 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • • 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. The Tualatin Valley Fire Marshal's Office has reviewed this application and concurs with the comments offered by the Tigard Building Division with respect to Fire Department access criteria and hydrant placement. They have offered no further comments or objections. Portland General Electric has reviewed this application and has offered no comments or objections. STAFF RESPONSE TO COMMENTS RECEIVED: Staff has reviewed the comments offered by other staff and agencies. Where the concerns raised fall within the scope of the applicable approval criteria, they have been addressed within this report and found either to be inapplicable as approval criteria, satisfied outright or able to be satisfied if the conditions of approval are met. IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: This 5th day of April, 1999 by the City of Tigard Planning Commission. (Signature box below) Nick Wilson, Planning Commission President i:\curpin\mjr\sub\sub98-13.fio PLANNING COMMISSION FINAL ORDER NO. 99-01 PC (From 3/1/99 Public Hearing Continued to 4/5/99) PAGE 22 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION ., . . • • • . .—...-- . . • . . 1 • . ' . . • . .. . . . . . . . . • . . . • . .. . .. . , .. .. - • • S.W. ROSS STREET w.....e. IMO ---- ---- - ...... - - --...... - - .- -- - --- --- --.. Z .. .. ..............L. ..-.- ----....... • ._„,...- --1----,.., -------..---7-----\ 1 7 _-__.-----j 7.621 SF .........' UM= LOT 20 . I I LOT 19 , 2 SOIT 5.629 SF 1 Et v".) • : 844 SF • I 5 — ";.11 . LOT 26 6 --- s V \ • \ 7.198 SF ...„.../..\_—____a_,W________HI i 1..;_i_Ln__=:_i•-.2.-_, ,ItAz 10 E - .. __.— ..-- A.;) 4 '. \ ,....... . .. . ,.. 1 1 : I E. LOT 18 b ,..\."/ \\' s r. \ \,\ ,24s. tt,.. ' o LOT 21 I q I 1 w 4,824 SF ‘ 5,031 SF I !I wow If 1 1 - tc LOT 25 ..- ..... ■ LOT 1 \ ' sr. ‘,..\, 5.797 SF t. T mc• • ., ; 1 i• r.....s_ r CI --/......... — - .._ 5,036 SF \*,• # 7:,,,• \ LOT 17 b. .• (...-7,‘ V ‘i i 4,778 SF 11 •/' - \ - - -- w mr_ t.., e.'S/' \ s 1 \ \‘:.\•.\......../. i___ 4,617 SF • 1 ; 1 I: 1 1 CD r, r _ t _ __...._—....4.—, • Z LOT 4 . \-\ 5 1 - .9 0 8 1 c „.-- -- ---- ''''''''' 6, ) I 1 43 1 6.281 SF ....-:: '', \ C '' ,.:1 \ • \ ,, LOT 2 ) tA;69 SF 4 LOT • 23 I t 1 , LOT 16 1 .1 \ ; 4.., , r r ..,... \r„„ 5.684 sr \ `,, \ \.‘ fre.:.flosuow.r. 4,689 SF N.S \ \ .1_ • g I _ 1 . J 4.808 SF , ^ ----- - — — 4 '\ \ s."4.4. T :Als=_:. - 1=:_s..• ..,,, ` ^,-.......7.;.= ..,,.. 1 --••••••••— • ii ____L _ — — _i_____.._ . z ) _ _ __._ _ _ • — — -- - — - 1.---- 1 • - — - TANOAK LANE . ' lig i 71::: "1 . -. . :--1----.11-- „„. _ii=.11..=".. Ce.1747.7_7=7. _ _ _ ... -: 11 i =Z. i ! (..- , \. el....csr-w•co I ,...,„,.. 1 ' 1 / ..o. pax i • 4/ 0".J ' ., • WOW I 1 ( LOT 6 CZ-4T LOT 7 14 LOT 8 .f• LOT 9 I , ,I" , ,,I, I , LOT 10 1 11 VLOT 12 .LOT 13 VLOT 14 ''LOT 15 • r 1 6.462 SF --- 4.479 SF : 3 SF i 4.185 SF ' 4 1 4,091 SF : 3,527 SF : 3,537 SF I 3. sr I 3.558 SF : 4.104 SF -1. A Ce " L-Mt ..t.■.-E.H.......1:LtAr2j'.........___ .. 1 I 4 C \ • I i i 11 i I g:t.'!::-1 ;7 - ■ I < I AStiFORD OAKS SUBDIVISION 1 • • : •. Ili i . . 1 1' 1 I ! i. ., . \ \• flii 1 . i I i • ill: 1 ! U. .. . . 1 __ 1 C ., .,._..., : _ . ._ ,.... \f-- - I -.-- --.... / S.W. KO4TON DROC 1._ — _ --___ _ -.— --..- —...... —. —... -.......,. . .. i . \ i l (..-......- —..___-- I , i , - . . . . ---- . . (map is not to scale) • . . SITE PLAN T . . ELDERBERRY SQUARE SUBDIVISION • EXHIBIT MAP N SUB 98-0013/PBR 98-0011 . al= II . CITY of TIGA" •UIII GEOGRAPHIC INFORMATION SYSTEM SW VIOLA S . LA MANCHA VICINITY MAP ED 0 o wArmul ■ it " : ■ . _ � PARK — S� ELDERBERRY `�� X THREE (3) • SQUARE m SUBJECT SUBDIVISION z PARCELS Q o c • SUB 98 -0013 co I PDR 98 -0011 �� — ROSS `.. , •\,,,,,. Nox � ST =ID 'C I 1 3RAEBURN ■ n X. t'\\*N\\ =MEM W _____, s.\ LODI LN "Ill co l !il . , III I-- S\V4( O , • � gm A ER ST � IIII N 0 100 200 300 400 Feel *kV -- 8 1'= 302 feet . lik 1111pril<, -- _. ,......,... - City of Tigard ■ l Information on this map is for general location and -- s hould be verified rich oty h the Development Services Division. ` _ 13125 SW Hag Blvd 4 S‘(\ Tigard, OR 97223 / / (503) 639-4171 `�Y httpJ /www.ci.tigard.or.us Community Development Plot date: Jan 8, 1999; C:\rnagic\MAGICO2.APR. • • Larry York "EXHIBIT B" Matrix Development Corp. 11130 SW Barbur Blvd. SUB 98- 0013 /PDR 98-0011 Portland, OR 97219 ELDERBERRY SQUARE SUBDIVISION Jill Cook Notice of Planning Commission Final Order 14932 SW Kenton Drive No. 99 -01 PC (Page 1 of 1) Tigard, OR 97224 David Coleman 8295 SW Seneca Street Tualatin, OR 97062 Monica & Lynn McDonald 8340 SW Ross Street Tigard, OR 97224 WRG Design Inc. Attn: Mimi Doukas 10450 SW Nimbus Avenue, Suite RA Portland, OR 97223 is \curpin \setup \labels \sub 98- 13.Ibs.doc TIGARD • PLANNING COMMISSION �A! CITY OF TIGARD OREGON NOTICE: PEOPLE WISHING TO SPEAK ON ANY ITEM MUST PRINT THEIR NAME AND ADDRESS ON THIS SHEET. AGENDA ITEM #: Page_ of DATE OF HEARING: Y / S l 9/J CASE NUMBER(S): 5k 6 C - 1 D >e OWNER/APPLICANT: LOCATION: _ E `d er ey r Ct.4 tr PLEASE PRINT YOUR NAME, ADDRESS, AND ZIP CODE PROPONENT (For the proposal) OPPONENT (Against the proposal) ( Print Na /A & Affiliation) (Print Name /Address/Zip & Affiliation) N me: [ .AV �[ {�� - IMtf'm Name: JI o k Address: I wArJ 4 7(...() fike��uY. cm.o , Address: Lig 3 ? 5xW friwk t R City: !' f j , State: Zip: 9 M" City: I ((.t(',(A d State: 0 Zip: 1)) 14 Name: Name: r 2 /, Address: Address: r 5 / C 2 c Ic ] �fk� City: State: Zip: City: �g State:t!.�i�� Zip: Q Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: • • • AFFIDAVIT OF MAILING CITY OF TIGARD Community (Development S&wping (Better Community STATE Off' OREGON ) County of Washington ) ss. • City of Tigard ) • I, Oatricia L. Lansford, being first duly sworn /affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s) Bebw) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: ❑ AMENDED NOTICE (File No/Name Reference) . ❑ City of Tigard Planning Director • ❑ NOTICE OF DECISION FOR: ❑ AMENDED NOTICE (File No/Name Reference) ❑ City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: ED' / ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council • © NOTICE OF FINAL ORDER NO. 99-01 PC FOR: E=7 SUB 98- 0013 /PDR 98 -0011 - ELDERBERRY SQUARE SUB.! 3/1/99 & 4/5/99 ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director • ❑ Tigard Hearings Officer • El Tigard Planning Commission ❑ Tigard City Council U NOTICE OF: (Type/Knd of Notice) FOR: t7 I (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, mar -Ex Iblt "A ", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B ", on the 14 day of AiiiiI,1999, and deposited in the United States Mail on the 14th day of ApriI,1099, postage prepai . / .—� f•�t, OFFICIAL SEAL 1 /,6 be.-4-4,4,,, DIANE M JELDERKS :.; NOTARY PUBLIC-OREGON (' = • •" at repay . otice) ®I LS ® COMMISSION NO. 046142 Subscribed and sworn /affirmed befor- e on the day o i / 1 SEAL : �I�LfaL / / �� e / `�c• _ � k to JELDERKS ' I 0.., OFFICIAL SEAL 1 L L 1 / / r ' ��W �� = ; • L ; ; , > D M JELL �;; 1 , I 1 I ` r© , 'V.' :" � ," � RALIC RE • tom: NOTARY PUB O' _ ' _%' C p (i W. { RVi..1 ' • "� i - COMMISSION N I �. -. ion Expires: M^� MY COMMISSION EXPIRES SEPTE E 0 ma y„ .J�l i A, 1 CITY OF TIGARD Community (Development Shaping ) 3 OetterColmnunity ;LAND USE ='PROPOSALDESCRIPTION 120 DAYS = 4/29/99 FILE NO(S).: SUBDIVISION ISUBI 98 -0013 PLANNED DEVELOPMENT REVIEW W011198-0011 FILE TITLE: ELDERBERRY SQUARE SUBDIVISION APPLICANT: Matrix Development Corporation OWNERS: Monica & Lynn McDonald Contact: Larry York 8340 SW Ross Street t /11 SW '1'/JVVb Tigard, OR 97224 E 2 Su*e 'x a0 ?0 /tt , d T......,t Q R 6-61)-& b ij� F REQUEST: The applicant has requested preliminary plat approval for a 27 -lot subdivision, approval of a Planned Development overlay zone change application and concurrent Concept Plan approval. The Concept Plan proposes 27 lots for single - family dwellings ranging from 3,526 square feet to 7,198 square feet in size. LOCATION: 8340 SW Ross Street; WCTM 2S1 12CB, Tax Lots 00800, 01000 and 01001. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.340, 18.390, 18.430, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. CIT AREA: South CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS DUE: TueSday,lanuary19,1999 STAFF DECISION DATE OF DECISION: HEARINGS OFFICER [MONJ DATE OF HEARING: TIME:1:00 PM X PLANNING COMMISSION [MONJ DATE OF HEARING: March1,1999 TIME:1:30 CITY COUNCIL [TUESJ DATE OF HEARING: TIME:1:30 PM [COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP X LANDSCAPING PLAN X NARRATIVE X SITE PLAN ARCHITECTURAL PLAN TRAFFIC IMPACT STUDY ARBORIST REPORT X TREE PLAN OTHER STAFF CONTACT: Mark 1. Roberts, Associate Planner 15031639 -4111 ext 315 SUB 98 -0013/PDR 98 -0011 ELDERBERRY SQUARE SUBDIVISION PROPOSAL i SUBDIVISION APPLICATION 1IJca 13125 SW HaII Blvd., Tigard, OR 97223 (503) 639 -4171 FAX: (503) 684 -7297 • CITY OF TJGARi) . - .; • PRE -APP. HELD WITH: 1. GENERAL INFORMATION DATE OF PRE -APP.: %ALS (4b .. : Property Address/Location(s): . Go r nk a al t eAvek FOR STAFF USE ONLY OAA Tax Map & Tax Lot #(s): R -2 s 112 edit!) Case No.(s) U .9 :- 0 ()ID:: 1 Other. Case No.(s), P' b :t $ Lep &,. tdee, tGOl Receipt $:_.3 r ::.: Site Size: 4.21 Application Accepted. by. • • .Property Owner /Deed Holder(s) ap,..e r 144244.E Date: Address: 8346 ?..may `/t . Phone: 6TR -44&to City✓ . Zip: 4 1124 Date Determined To Be ` Complete:... Applicant *: r.2.. 1:›vc1 N•044- Gcr• (44 w Address: Cl{Gb44 Ortuts 2 %1sh2 : G2C'''eCe0 Comp Plan/Zone Designation: City: laL (� : 9 ' Zip: 17 o When the owner and the applicant are different people, the applicant CIT.Area: must be the purchaser of record or a lessee in possession with written Recording Date._ andNumber. authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. Rev: 8 ! 31 ' 98 !"pl^`tssu?pp d PROPOSAL SUMMARY The owners of record of the subject property request Subdivision REQUIRED SUBMITTAL ELEMENTS :approval to divide a: ✓ Application Elements Submitted: parcel into 27 lots between ,sue d Application Form 12 - and 1 � 1a8 4 square feet in size. ,(3 Owner's Signature/Written Authorization • cytitle Transfer Instrument or Deed -Site /Plot Plan (provide any additional information here) (# of copies based on pre - app check list) J:1/ Site /Plot Plan (reduced 8'/: "x 11") ,Applicant's Statement (# of copies based on pre -app check list) p Filing Fee (Preliminary Plat)....$2,125.00 (+ $10 Per Lot) (Final Plat) $ 295.00 1 • • • y List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: ' 1 1wwA Veue- o Y►A 0A4- ZG !Devote if lip • era . a ' t; - r -. . k APPLICANTS: To consider an application complete, you will need to submit ALL of thg SUBMitrAL ELEMENTS as • described on the front of this application in the "Required Submittal Elements" box. ' (Detailed Submittal Requirement Information sheets can be obtaineli t upon request, for all types of Land Use Applications.) . ;,'Oa.• , -' •:,'t..- t; f9.4' - -, i THE APPLICANT(S) SHALL CERTIFY THAT: ' • 4 •... �. • The above request does not violate any deed restrictio9g jha$ gliv be attached to py imposed upon'the Subject property. If the application is granted, the applicant will exercise the rights grapted in accordance with the terms and subject to all i • 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. s i • 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 e-7 day of /7` . -' 19' '2;3° e' L -.- nr) i r. Owner' g Signature Owner's Signature I' Owner's. Signature Owner's Signature r i 2 4 1f0 111 PLANNED DEVELOPMENT .. , , ., . . .pit APPLICATION . T Y OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 FAX: (503) 684 -7297 Q NERAL INFORMATION PRE -APP. HELD WITH: k, 4ef DATE OF PRE -APP.: % %I T b P^^perty Address/Location(s): 6E. COre%se 4 c 4" IS G am # 17.O 5'4eee_‘., • • ' : FOR STAFF USE ONLY ? -:':".:: T?v. Map & Tax Lot #(s): a�Q 1.6 HZ Gb .:.. : po (.ok. t i 4 ,00h : •::..:. Sip Size: . Z t p......., Case No.(s): A r Other Case No.(s): - Pi perty Owner /DeedHolder(s)': Mc ca A L iv-131..1.k . Receipt No.: • Aririress: 8S40 1 ` ' .ox. 6re.. Phone: 6S - 48 4 10 Application Accepted By: .. . • ' C. : " 1 + / Zip: 11 Date: is 4r nli c cant . µ� v v 1 :o e rte. t .. -�:;::: >: ><:: <:,.>: ` w � Y Date Determined Ta Be Complete :.';: > <:• ::::.':`::::. w ress: 6 OIa , uso,. 4 0r 6120 - :' : ,::: rr::v: : <: ; :::. >:::: <_ ii: <: 0�- Zip: c rIZZ3 Comp Plan/ Zone : Design `:: :..i.....::::::::::::::, •. :;.:.: ' Vvhen the owner and the a •� > » .. ' : «: applicant are different le the � < >�= ��•>�<<�:.�� PAP applicant .. '' r ' ��'' ' > rust be the purchaser of record ecord or a lessee in possession with written .:.; ��`�� >�.�;' .... .. . IT Area: :.. 'a lorization from the owner or an agent of the owner with written •'�.::. ��• : n...lorization. The owner(s) must sign this application in the space Rev. 8/31/96 VaerptrArnasteestpda.doc uovided on the back of this form or submit a written authorization with hi application. 'FIPOSAL SUMMARY ate owners of record of the subject property request permission to REQUIRED SUBMITTAL ELEMENTS :reate a Planned Development consisting of (please be specific): 1 ,AIZE 2.1 Ldr , 6t06e_ ,„ .14 0 J� 1 i Application Elements Submitted: 1°c V 1c ' t . ' ' Le- Jr Application Form wige A Nortk . -4-c . 2r5 . r�ee,4.. .0 Owner's Signature/Written Authorization Trot/1;04V (1_ PALre- t , 0- tle Transfer Instrument or Deed t5 tO� ele- uc\e1wseK ❑ Site/PlotPlan (8' / :"x 11 ") • 4 4 e-c.* 4, A,„� IX (# of copies based on pre -app check list) - V '06,3 1 4 a k so . Ld c) Applicant's Statement • 1 (# of copies based on pre -app check rest) r tlyr IA 0 6 ;u 1 4•11. 4 4)ecrt S / '$ 2( p ❑ Filing Fee (Detailed) $ 510.00 . 7 tat e. 4. (Conceptual) $2,170.00 1 • • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: A w► % at la& t • • APPLICANTS: • To consider an application complete, you will need to submit ALL of the REOUIRED SUBMITTAL ELEMENTS as p described on the front of this application in the "Required Submittal Elements" box. . 6 (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) r 1. THE APPLICANT(S) SHALL CERTIFY THAT: , . • The above request does not violate any deed restrictions*that maybe attached to or imposed upon the subject properly. , G • 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 eacli owner of the subject property. �. DATED this day of /— 19 I� r � /7 /) z rle", Owne Signature . Owner' - Owner's Signature �� • __ • • Owner's Signature Owner's Signature 2 F. • CITY OF TIGAR December 31, 1998 OREGON WRG Design, Inc. Attn: Mimi Doukas 10450 SW Nimbus Ave, Suite RA Portland, OR 97223 RE: Notice of Complete Submittal - Elderberry Square Subdivision (SUB 98 -0013, PDR 98 -0011) Dear Ms. Doukas: This letter is to inform you that your application is considered complete and has been accepted by the Planning Division. Also, it appears that the required fees were miscalculated when the application was submitted. When multiple applications are submitted concurrently, the City charges 100% of the largest applicable fee and 20% of each additional fee. Your check #22151 for a total of $4,565 covers the $2,395 fee for the subdivision preliminary plat review and the full $2,170 PD conceptual plan review fee. Twenty percent of $2,170 (PD fee) is $434. Therefore, I have requested to our Finance Department to cut a refund check in the amount of $1,736. This check should follow within the next couple of weeks. If you have any questions concerning this information, please feel free to contact me at (503) 639 -4171 ext. 315. Sin er Iy, •r i �l M. J. Roberts Associate Planner i:\curpin\mjilsublsub98- 13.cmp c: SUB 98 -0013 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 :a ::::.::. s -emi3 :I`ll��r: Design Group 'MOW 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 7:00 pm to 9:00 pm HILLSBORO Tigard City Hall /Corporate Office) 233 S.E. Washington St. Town Hall Room Hillsboro, OR 97123 13125 SW Hall Blvd. 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•:.net /� VANCOUVER 1400 Washington St. se Walsh Suite 150 Vancouver, WA 98660 360.695.1074 . Toll Free: 503.241.8657 Fax: 360.695.4142 Email: Idcv @e•z.net KLEIN CONSULTING LDC.2339.7566 ENGINEERS 1904 Elm Street, Suite 1 Forest Grove, OR 97116 503.359.5956 Fax: 503.357.5474 Email: kce_dls@triax.com 1 • • 1 1 1 A Land Use Application for a Planned Development Overlay Zone, Approval of a Development Concept Plan, 1 and a Preliminary Plat ELDERBERRY 1 SQUARE A 27 -Lot Planned Development 1 Submitted to The City of Tigard, Oregon 1 December 4, 1998 1 1 Applicant: Matrix Development Corporation Plaza 2, Suite 200 6900 SW Haines Street Lake Oswego, Oregon 97223 Applicant's Representative: WRG Design, Inc 10450 SW Nimbus Ave, Suite RA Portland, Oregon 97223 1 1 1 1 • • 1 TABLE OF CONTENTS I Introduction 3 General Information 3 I Site Description 3 Proposal 4 Community Development Code 5 I Chapter 18.350 PLANNED DEVELOPMENTS 5 18.350.010 Purpose 5 18.350.020 The Process 5 I 18.350.060 Allowed Uses 6 18.350.070 Applicability of the Base Zone Development Standards 6 18.350.080 Exceptions to Underlying Development Standards 8 18.350.090 Conceptual Development Plan Submission Requirements 8 I 18.350.100 Approval Criteria 8 18.350.110 Shared Open Space 14 Chapter 18.430 SUBDIVISIONS 15 1 18.430.040 Approval Criteria: Preliminary Plat 15 C hapter 18.705 ACCESS, EGRESS, AND CIRCULATION 15 18.705.020 Applicability of Provisions 15 I 18.705.030 General Provisions 16 C hapter 18.715 DENSITY COMPUTATIONS 17 18.715.020 Density Calculation 17 I 18.715.030 Residential Density Transfer 18 Chapter 18.780 SIGNS 18 18.780.130 Zoning District Regulations 18 I Chapter 18.790 TREE REMOVAL . 18 18.790.030 Tree Plan Requirement 18 Chapter 18.795 VISUAL CLEARANCE AREAS 20 18.795.030 Visual Clearance Requirements 20 I 18.795.040 Computations 20 Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 21 18.810.030 Streets 21 I 18.810.040 Blocks 30 18.810.050 Easements 30 18.810.060 Lots 31 I 18.810.070 Sidewalks 32 18.810.080 Public Use Areas 33 18.810.090 Sanitary Sewers 33 I 18.810.100 Storm Drainage 33 18.810.110 Bikeways and Pedestrian Pathways 35 18.810.120 Utilities 35 1 1 1 Elderberry Square December 4, 1998 I Land Use Application Page 2 1 • • INTRODUCTION General Information Applicant: Matrix Development Corporation Plaza 2, Suite 200 6900 SW Haines Street Lake Oswego, Oregon 97223 ' 0: (503) 620 -8080 F: (503) 598 -8900 ' Applicant's Representative: WRG Design, Inc. 10450 SW Nimbus Avenue, Suite RA Portland, Oregon 97223 ' 0: (503) 603 -9933 F: (503) 603 -9944 Contact: Mimi Doukas mad @wrgd.com Property Owner: Lynn & Monica McDonald 8340 SW Ross Street 1 Tigard, Oregon 97224 (5030 639 -4890 1 Tax Lot Number: Map 2S112CB, Tax Lots 800, 1000, and 1001 Lot Size: 4.21 acres 1 Current Zoning Designation: R -7 Medium Density Residential ' Pre - Application Meeting: A Pre - application conference was held with Planning and Engineering Staff on November 12, 1998. Site Description ' The site is located at the southeast corner of Hall Boulevard and Ross Street, containing 4.21 acres. The site currently contains one single - family dwelling, a greenhouse, a shed, and a barn. It 1 is the applicant's intention to remove all existing structures. The site is included in the Good Acres subdivision, which continues to the east, zoned R -7. Ashford Oaks subdivision is located to the south, and Applewood Park is located to the west. Both are zoned R -7, and have been ' developed as single - family neighborhoods. The property to the north is zoned R -4.5 but remains undeveloped. Topography is generally level, with a low point located in the southwest corner. Few trees exist on site, primarily adjacent to the residence and along the southern boundary. North of this site, a ponding condition exists during rainy periods. The water is unable to cross Ross to continue ' downstream. Ross Street is currently constructed to run east -west, and has an offset intersection with Sattler Street. Right -of -way has been dedicated to realign Ross Street to the south in order align with Elderberry Square December 4, 1998 Land Use Application Page 3 1 • • Sattler Street, but no street improvements have been made. As a condition of approval, the Applewood Park development is required to install a traffic signal at this intersection. Water and sanitary sewer lines are currently located within the Ross Street right -of -way. Eighty- fourth Avenue stubs into the site at the southern boundary. Water, storm sewer, and sanitary sewer lines have been stubbed at 84 Avenue for the future development of this site. Proposal This application is requesting three land use approvals: the establishment of a Planned Development Overlay Zone, approval of a Concept Plan, and approval of a Preliminary Plat. The development consists of a 27 -lot subdivision for small lot, single- family residential homes. The development includes the currently approved realignment of Ross Street to intersect with Saddler Street. This development proposes to extend 84 Avenue to intersect with Ross Street. An east -west interior local street has been designed to connect 84 Avenue to the east, to 1 accommodate future growth. A north -south local street provides a second entrance to the development from Ross Street. A private street with a hammerhead turnaround extends west from 84 Avenue. ' In addition to the construction of internal streets, half - street improvements shall be made to both Hall Boulevard and Ross Street. The applicant shall construct all necessary public utilities, ' including water, sanitary sewer, and storm sewer. Service stubs shall also be provided to the east to accommodate future development. An additional storm sewer line shall be constructed to the north to alleviate the existing ponding problem. Objectives: The primary objective is to remain close to the intent of the base zone (R -7) and its emphasis on higher single - family residential densities. Secondly, 2040 regional growth mandate policies (Metro) are encouraging residential 1 development that is more compact, less land consumptive, and offers greater flexibility in site design. Lastly, the current and near -term forecast for the residential marketplace in this portion of the Portland Metro area continues to ' show a high consumer demand for small -lot, more "affordable" housing, which this project is offering. This project is oriented towards this segment of the residential market. Development Schedule: Street and utilities shall begin construction in the Spring of 1999, with completion anticipated in Summer of 1999. Home construction shall begin ' immediately thereafter. Sale of Lots: All homes shall be sold on a fee simple, lot by lot basis. 1 1 1 1 Elderberry Square December 4, 1998 Land Use Application Page 4 1 • • III COMMUNITY DEVELOPMENT CODE 1 Chapter 18.350 PLANNED DEVELOPMENTS 18.350.010 Purpose I A. Purpose. The purposes of the planned development overlay zone are: I 1. To provide a means for creating planned environments through the application of flexible standards, i.e., zero -lot lines, narrower streets, and other innovative planning practices which will result in a I 2. superior living arrangement; To facilitate the efficient use of land; 3. To promote an economic arrangement of land use, buildings, I circulation systems, open space, and utilities; 4. To preserve to the greatest extent possible the existing landscape features and amenities through the use of a planning procedure that can relate the type and design of a development to a particular site; I and 5. To encourage development that recognizes the relationship between buildings, their use, open space, and accessways and thereby I maximizes the opportunities for innovative and diversified living environments. I The planned development overlay district allows the applicant an opportunity to create a more efficient, economically viable development that preserves natural land features while implementing the density range I provided through the Comprehensive Plan. This type of subdivision normally permits higher density than would be possible given the minimum lot size requirement for the zoning district. I There are several influential factors that have caused the applicant/developer to propose a planned development over a conventional large -lot single family development. As cited in the project I overview, the project is proposed as a small -lot, detached single - family development. In order to maximize the efficient use of land, the design has used a narrow, private cul -de -sac, narrow rights -of -way, and flexible 1 building setbacks. This allows the applicant to create a single - family development with the higher densities of the R -7 district. I 18.350.020 The Process A. Applicable in all zones. The planned development designation is an overlay I zone applicable to all zones. B. Elements of approval process. There are three elements to the planned development approval process, as follows: I 1. The approval of the planned development overlay zone; 2. The approval of the planned development concept plan; and 3. The approval of the detailed development plan. I Elderberry Square December 4, 1998 I Land Use Application Page 5 • • C. Decision - making process. A new planned development overlay zone and /or ' concept plan shall be processed by means of a Type III -PC procedure, as governed by Section 18.390.050, using approval criteria contained in Section 18.350.100. The detailed development plan shall be reviewed by means of a Type II procedure, as governed by 18.390.040, to ensure that it is substantially in compliance with the approved concept development plan. In the case of an existing planned development overlay zone for any other type of application, the application shall be reviewed under the provisions required in the chapters which apply to the particular land use application. D. Concurrent overlay zone and conceptual plan applications. The application 1 for the overlay zone and for approval of the conceptual development plan may be heard concurrently if an application for each of the actions is submitted. E. Concurrent overlay zone and subdivision applications. If the application involves subdivision of land, the applicant may apply for preliminary plat ' approval and the applications shall be heard concurrently. Consistent with the process outlined above, the applicant is requesting approval of a Planned Development Overlay zone, a Planned Development Overlay Concept Plan, and a Preliminary Plat. The applicant requests that all three applications be heard concurrently. The site is currently zoned R -7, Medium Density Residential; the Planned Development Overlay Zone is applicable within this district. This application shall be reviewed as a Type III -PC application, according to the Tigard Development Code. 18.350.060 Allowed Uses A. In residential zones. In all residential zones, an applicant with a planned ' development approval may develop the site to contain a mixture of uses subject to the density provisions of the underlying zone and the density bonus provisions of 18.350.100 B2. The following uses are allowed with planned development approval: 1. All uses allowed outright in the underlying zoning district; ' 2. Single- family detached and attached residential units;... This application proposes single - family residential development. This is 1 a use permitted outright in the underlying R -7 zone, as well as within the Planned Development Overlay Zone. 18.350.070 Applicability of the Base Zone Development Standards ' A. Compliance to specific development standards. 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 1 computation under Chapter 18.715; Elderberry Square December 4, 1998 Land Use Application Page 6 1 • • 1 Density calculations are discussed in Chapter 18.715. Please refer to this ' section for specific information. Calculations were based on the minimum lot size in the R -7 zone, which is 5,000 sq.ft. The smallest proposed lot is 3,527 sq. ft. The minimum proposed width is 45 feet. The minimum lot depth is 70 feet. As a Planned Development, the base dimensional standards do not apply. ' 2. Site coverage: The site coverage provisions of the base zone shall apply; Within the R -7 district, the maximum lot coverage is 80 percent. All I proposed structures /pavement shall adhere to this standard. 3. Building height: The building height provisions shall not apply; and 1 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 18.360; 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: (1) A minimum front yard setback of 20 feet is required ' for any garage structure which opens facing a street. (2) A minimum front yard setback of eight feet is required for any garage opening for an attached ' single - family dwelling facing a private street as long as the required off - street parking spaces are provided. ' For those lots adjacent to the perimeter of the site, the 15 -foot rear yard setback of the R -7 district has been ' observed. This setback has also been used along the southern and eastern property boundary. For those structures interior to the site, building separation shall ' meet or exceed the minimum Fire Code standards, as well as the Uniform Building Code. Garages shall be set back from the right -of -way a minimum of 20 feet to insure one off - street parking space per unit in the drive. ' B. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. 1 All other base zone provisions have been met. Elderberry Square December 4, 1998 Land Use Application Page 7 1 • • 1 18.350.080 Exceptions to Underlying Development Standards ' No exceptions to the off - street parking, sign, or landscaping requirements are requested in this application. The proposed development meets all parking, sign, ' or landscaping requirements. 18.350.090 Conceptual Development Plan Submission Requirements 1 A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type IIIB procedure, as governed by Section 18.390.050. In addition, the �. applicant shall submit the following: 1. A statement of planning objectives to be achieved by the planned 1 development through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the ' 2. assumptions and choices made by the applicant. A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. 3. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. ' 4. A narrative statement presenting information, a detailed description of which is available from the Director. All required statements have been provided. Please refer to the 1 Introduction for a statement of objectives, intentions, and phasing. B. Additional information. In addition to the general information described in ' Subsection A above, the conceptual development plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: ' 1. Existing site conditions; 2. A site concept; ' 3. 4. A grading concept; A landscape concept; 5. A sign concept; and ' 6. A copy of all existing or proposed restrictions or covenants. Included in this application are the following plans: a Cover Sheet, Existing Conditions, a Preliminary Plat, a Grading and Stormwater Drainage Plan, a Utility Plan, a Landscape Plan, and a Circulation/Future Street Plan. In addition, a Traffic Impact Study and a written narrative have been included. ' 18.350.100 Approval Criteria 1 Elderberry Square December 4, 1998 Land Use Application Page 8 • 1 A. Relationship to site development review. The provisions of Chapter 18.360, Site Development Review, are not applicable to Planned Development ' Reviews. The detailed development plan review is intended to address the same type of issues as the Site Development Review. ' B. Specific planned development approval criteria. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, the concept plan. The Commission shall make findings that the criteria are not satisfied when denying an application. 1. All the provisions of the land division provisions, Chapters 18.410, ' 18.420 and 18.430, shall be met; No Lotline Adjustments (Chapter 18.410) are requested or required as part of this application. Chapters 18.420 (Land Partitions) and 18.430 ' (Subdivisions) have been addressed later in this narrative. Please refer to these Sections for specific information and overall compliance. ' 2. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that promote the purpose of this section. In each case, the applicant must provide findings to justify the modification of the standards in the chapters ' listed in Subsection 3 below. The developer may choose to provide or the commission may require additional open space dedication and /or provision of additional amenities, landscaping, or tree planting. ' a. Chapter 18.715, Density Computation and Limitations. b. Chapter 18.730, Exceptions to Development Standards; ' c. Chapter 18.795, Visual Clearance Areas; d. Chapter 18.745, Landscaping and Screening; e. Chapter 18.765, Off - street Parking and Loading ' f. Requirements; Chapter 18.705, Access, Egress and Circulation; and g. Chapter 18.780, Signs. This proposed development has met all the guidelines established in the Chapters listed above. Specific information is ' provided below, in a Chapter by Chapter analysis. Please refer to each specific chapter for additional information. 3. In addition, the following criteria shall be met: a. Relationship to the natural and physical environment: ' (1) The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest 1 degree possible; Elderberry Square December 4, 1998 Land Use Application Page 9 1 • 1 (2) Structures located on the site shall not be in areas subject to ground slumping and sliding; ' (3) 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; (4) The structures shall be oriented with consideration for the sun and wind directions, where possible; and ' (5) Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The attached plans show that the placement of streets and buildings have been located to preserve the existing trees, topography and drainage patterns to the greatest extent possible. ' The setbacks established around the perimeter of the site, based on the R -7 standards, have ensured that there is adequate separation between the proposed structures and existing homes ' to the south. Within the site, homes shall be separated by a minimum of 10 feet, for fire access. A full Geotechnical Report shall be prepared for this site prior to final site engineering. Based on site topography and field observations, no areas subject to slumping and sliding are ' suspected. The site currently contains a single - family residence with related landscaping. Several large trees surround the existing structure. ' Based on the established road system, there are few options for possible site layout. As a result, just over half of the existing trees could be preserved. The existing trees along the southern ' property boundary shall be protected. The applicant shall mitigate for the tree loss in accordance with Section 18.790. Please refer to this section for specific information on tree removal/mitigation. The site is generally flat on the eastern half. The western half ' generally slopes from the north to a depression on the southern boundary at approximately four - percent. For the purposes of creating "buildable" and relatively level residential lots, existing topography will need to be altered slightly. The existing grade is ' generally maintained; the proposed grading will not significantly alter the general drainage patterns or impact surrounding properties. ' The layout of the proposed streets is roughly divided between both an east -west and north -south orientation. Where feasible, ' homes will be situated on proposed lots for maximum solar exposure. Elderberry Square December 4, 1998 Land Use Application Page 10 1 4111 • b. Buffering, screening and compatibility between adjoining uses: ' (1) Buffering shall be provided between different types of land uses, e.g., between single- family and multi- family residential, and residential and commercial uses; ' All the surrounding properties are zoned and developed as single- family neighborhoods. Due to the compatibility of uses, no buffering is required or proposed. c. Privacy and noise: Non - residential structures which abut existing residential dwellings shall be located on the site or be 1 designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; This planned development is entirely residential and abuts existing single - family residential developments. Therefore, this section does not apply. d. Private outdoor area -- multi - family use: This planned development is entirely single - family residential and abuts existing single - family residential developments. Therefore, this section does not apply. ' e. Shared outdoor recreation areas -- multi - family use: ' This planned development is entirely single - family residential and abuts existing single - family residential developments. Therefore, this section does not apply. ' f. Access and circulation: ' (1) The number of allowed access points for a development shall be provided in Chapter 18.705; (2) All circulation patterns within a development must ' (3) be designed to accommodate emergency vehicles; and Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. ' Please refer to Chapter 18.705 for specific information on Access, Egress, and Circulation. All proposed access points are consistent in their location, spacing, and preliminary design with Section 18.705. All residential lots will be accessible by surfaced driveways in conformance with City of Tigard standards. 1 Elderberry Square December 4, 1998 Land Use Application Page 11 • • The primary access point for the project shall be an extension of 84` Avenue to Ross Street. A secondary ' access point shall be extended to Ross Street, approximately 300 feet east of 84 Avenue. ' On- street bicycle lanes currently exist along Hall Boulevard. No other bikeways are indicated on adopted plans. Sidewalks will be connected to and extended as ' part of the frontage improvements along Hall Boulevard and Ross Street. There will also be sidewalks as part of the streets internal to the project. ' g. Landscaping and open space: (1) Residential Development: In addition to the requirements of subparagraphs (4) and (5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; ' (2) Commercial Development: A minimum of 15 percent of the site shall be landscaped; and (3) Industrial Development: A minimum of 15 percent of the site shall be landscaped; This requirement necessitates the provision of twenty ' percent (20 %) of the gross site area or 0.84 acres to be landscaped. This will be accomplished in several ways. The front yard landscaped area of the residential units will typically be about 750 sq.ft. per unit. Including front ' yards as part of this landscape and open space requirements amounts to 0.28 acres (27 residential units X 750 sq.ft. average = 20,250 or 0.46 acres). In addition, street tree and parkway plantings along the frontage of SW Hall Boulevard and Ross Street amount to approximately 0.38 acres. ' Summarized below, these areas combine meet the required amount of landscape and developed open space. ' Residential Front yard landscape area: 0.46 ac. Hall Blvd and Ross St. landscaped parkways: 0.38 ac. Total Landscape & Open Space provided: 0.84 ac. ' Total Landscape & Open Space required: 0.84 ac. h. Public transit: (1) Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: (a) The location of other transit facilities in the area; and Elderberry Square December 4, 1998 Land Use Application Page 12 • • (b) The size and type of the proposed development. (2) The required facilities shall be limited to such facilities as: (a) A waiting shelter; (b) A turn -out area for loading and unloading; ' (c) and surface paths connecting the development to the waiting area. Currently the site has limited service by Tri -Met bus lines. The nearest bus stop is located at Ross and Hall, at the northwest corner of the site. Given the small size ' of the development and its proximity to existing bus stops, additional improved stops (i.e. waiting shelters, turnout area, benches /trash containers) will not be ' necessary. Sidewalks have been provided throughout the development to connect the occupants to the existing bus route /stop. 1 i. Signs: (1) In addition to the provisions of Chapter 18.780, Signs: ' (a) Location of all signs proposed for the development site; and (b) The signs shall not obscure vehicle driver's sight distance; Please refer to Chapter 18.780 for specific information on proposed signage. Project monumentation is located and identified on the site plan. This signage will not obscure required sight distances and the required vision clearances at intersections will be observed. Parking: U (1) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; (2) Up to 50% of required off - street parking spaces for single- family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single - family lot 1 contains one off - street parking space. The proposed streets that will serve this planned ' development have been designed with a curb -to -curb Elderberry Square December 4, 1998 Land Use Application Page 13 1 • • width of twenty-eight feet (28') and thirty -four feet (34') at the primary access street. This will allow on- street ' parking on one -side only of these streets. Off - street parking will be provided by standard residential driveways and be located on each building lot. The minimum off - street parking requirement of two spaces per residence will be met by allocating a minimum of one off - street parking space for each attached tandem ' garage and the second for the private driveway. Each residence will have a private driveway constructed in accordance with any applicable City development ' standard. k. Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter ' 18.775, and the criteria in the adopted 1981 master drainage plan; ' The stormwater drainage system has been designed to be consistent with the City of Tigard standards and criteria. All surface water is collected through a series of inlets and conveyed t through underground storm pipes. Inlets have been located to prevent surface drainage across streets or intersections. This storm system is completely separate and independent of the sanitary sewer system. The stormwater system connects to an existing stub located in 84 Avenue. ' No stormwater detention is proposed for this site. The existing storm sewer structures extended to the site are not of sufficient depth to allow detention without the installation of a pump. Based on discussions with the City Engineer, the applicant's ' engineer completed a full downstream analysis to determine the capacity of the downstream system. It was shown that the downstream system had the capacity to accommodate the ' improvement of this site without the provision of on -site detention (Exhibit G). ' The applicant's engineer is currently working to water quality swales to provide water quality for the stormwater. If this is not possible based on existing topographical constraints, the ' applicant will pursue the option of "fee in lieu of' improvements. This alternative has also been discussed with the City Engineering staff, and is subject to approval by the City ' Engineer. 1. Floodplain dedication: U As mentioned above, the project site is not within the 100 -year flood plain so this section does not apply. ' 18.350.110 Shared Open Space Elderberry Square December 4, 1998 Land Use Application Page 14 1 • • 1 No tracts are proposed for open space dedication in this proposal. Therefore, this 1 section does not apply. Chapter 18.430 SUBDIVISIONS 1 18.430.040 Approval Criteria: Preliminary Plat ' A. Approval criteria. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for ' adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and ' 4. An explanation has been provided for all common improvements. Based on the information included in this application, this project is in ' compliance with all the above criteria. To the best knowledge of the applicant, the proposed plat name is not duplicative and has been reserved with the Washington County Surveyor. ' The proposed public streets that will serve this planned development align with and conform to existing streets adjacent to the site. Within the project, a stub ' street is proposed that will eventually connect to potential development to the east. ' B. Conditions of approval. The Approval Authority may attach such conditions as are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be ' granted to the City for the purpose of controlling access to adjoining undeveloped properties. ' Chapter 18.705 ACCESS, EGRESS, AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. As a single - family Planned Development, the provisions of Chapter 18.705 shall apply. This application is in full compliance with the standards set forth in this chapter. Elderberry Square December 4, 1998 Land Use Application Page 15 1 • • I 18.705.030 General Provisions I A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. 1 B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. I The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. U Access, egress, and circulation have been shown on the plans submitted with this application. In addition, a full discussion has been included in this application. I C. Joint access. No joint access drives are proposed in this application. This section does not apply. D. Public street access. All vehicular access and egress as required in Sections I 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. 1 All proposed streets are accessible from Ross Street, which is currently a public right -of -way. This allows full public access for maintenance and use. 1 E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. 1 F. Required walkway location. I No walkways are proposed in this development. Public sidewalks are proposed adjacent to all proposed public streets. Sidewalks shall be constructed per City standards. ' G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the 1 Commission for review when, in the opinion of the Director, the access proposed: I a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or I c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. I Elderberry Square uare December 4, 1998 Land Use Application Page 16 1 • A full Traffic Study has been prepared for this development, and has been included in this application (Exhibit F). No hazardous conditions 1 were identified. No special consideration is required by the Commission. 2. Direct individual access to arterial or collector streets from single- family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. No proposed lots shall be accessed directly from either Hall Boulevard or SW Ross Street. 1 H. Minimum access requirements for residential use. 1. Vehicular access and egress for single- family, duplex or attached single- family dwelling units on individual lots and multi- family residential uses shall not be less than 19 as provided in Table 18.705.1 and Table 18.705.2; ' All proposed drives, public or private, are a minimum of 20 feet in width. This is in accordance with the standards established in Table 18.705.1. 1 Chapter 18.715 DENSITY COMPUTATIONS ' 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1 1. All sensitive land areas: 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights -of -way. When actual 1 4. information is not available, the following formulas may be used... 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. No sensitive lands exist on this site. No parkland shall be dedicated in this development. The existing residential structure located on the site shall be removed as part of this application. The gross lot area: 183,061 sf. /4.20 acres 1 Public and private street dedication: 47,110 sf / 1.08 acres Net developable area: 135,951 sf / 3.12 acres ' B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of 1 Elderberry Square December 4, 1998 1 Land Use Application Page 17 1 • • square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. ' Net Developable Area / 5,000 sf = maximum number of residential units 135,951 sf / 5,000 sf = 27.19 Lots maximum 1 This application is proposing 27 lots, which is less than the maximum number of lots. 1 C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in 1 Subsection B above by 80% (0.8). Maximum Number of Units x 0.80 = Minimum number of residential units 1 27.19 Units x 0.80 = 21.75 minimum Lots This application is proposing 27 lots, which is above the minimum number of 1 lots. 18.715.030 Residential Density Transfer 1 Residential density transfers are not requested in this application. No lands defined in Section 18.715.020 A.1a -c exist on this site. Therefore, this section ' does not apply. Chapter 18.780 SIGNS 1 18.780.130 Zoning District Regulations A. In the R -7, R -4.5, R -3.5, R -2 and R -1 zones. No sign of any character shall 1 be permitted in an R -7, R -4.5, R -3.5, R -2 or R -1 zone except the following: 3. Every platted subdivision shall be allowed one permanent, ' freestanding sign at each entry point to the subdivision from the public right -of -way, with the site properly landscaped and not exceeding 32 square feet per face in area. Illumination may be 1 approved as long as it does not create a public or private nuisance, as determined by the Director considering the purpose of the zone; ' The applicant has proposed one freestanding sign, located at the intersection of Ross Street and 84 Avenue. The sign shall exceed 32 square feet in face area. Proposed landscaping has been shown on the ' Landscape Plan. Please refer to this plan for specific information. Chapter 18.790 TREE REMOVAL 18.790.030 Tree Plan Requirement A. Tree plan required. 1 Elderberry Square December 4, 1998 Land Use Application Page 18 • • Please refer to the Existing Conditions Plan and the Tree Removal /Landscape ' Plan for specific information on the existing trees located on the site, and the future plans for their retention or removal. Tree removal is subject to the mitigation requirements of Section 18.790.060. ' B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size, and species of all existing trees including trees designated as significant by the city; All trees over 6 inches in caliper have been identified on the plans. Please refer to the Existing Conditions Plan for specific information on the location, size, and species of existing trees. ' 2. 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 18.790.060D, in accordance with ' the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be ' removed be mitigated in accordance with Section 18.790.060D; Seven trees have been identified on the site that exceed 12 inches in caliper. Of those seven trees, four (57 %) will be preserved in this development. Therefore, fifty percent of the remaining trees require mitigation by the applicant. ' Trees to be mitigated: ' 20" Sweetgum (10 — 2" Sweetgums) 14" Sweetgum (7 — 2" Sweetgums) 14" Sweetgum (7 — 2" Sweetgums) ' 24" Sweetgum 30" Apple Tree (12 — 2" Sweetgums) (15 — 2" Apple Trees) 22" Douglas Fir (11 — 2" Douglas Firs) ' 28" Ponderosa Pine (14 — 2" Ponderosa Pines) 3. Identification of all trees which are proposed to be removed; 1 All trees to be removed have been identified on the Landscape Plan. Please refer to this plan for specific information on tree removal. 1 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. 1 Elderberry Square December 4, 1998 Land Use Application Page 19 ' • • Prior to construction activity, all trees to be protected shall be identified and marked. An orange snow fence shall be installed around the dripline ' of the trees, based on industry standards. For trees located in areas of significant construction activity, a wood rail fence shall be placed around the driplines. ' C. Subsequent tree removal. I Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced by the applicant according to Section 18.790.060D. Chapter 18.795 VISUAL CLEARANCE AREAS ' 18.795.030 Visual Clearance Requirements A. At corners. B. Obstructions prohibited. 1 C. Additional topographical constraints. At this preliminary stage of development, this proposal is in compliance with all vision clearance criteria. No special topographic constraints exist to interfere with vision clearance. Vision clearance areas are indicated on the Preliminary Plat. 1 18.795.040 Computations ' A. Arterial streets. On all designated arterial streets, the visual clearance area shall not be less than 35 feet on each side of the intersection. Hall Boulevard has been classified as an arterial. Therefore, the intersection of ' Hall Boulevard with Ross Street has been designed with a vision triangle based on the above standards. Vision clearance triangles have been shown on the Preliminary Plat. B. Non - arterial streets. ' 1. Non - arterial streets 24 feet or more in width. At all intersections of two non - arterial streets, a non - arterial street and a driveway, and a non - arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right -of -way or property lines along such lots and a straight line joining the right -of -way or ' property line at points which are 30 feet distance from the intersection of the right -of -way line and measured along such lines. See Figure 18.795.1: ' Unless otherwise noted, all intersections have been designed with a vision triangle based on the above standards. Vision clearance triangles have been shown on the Preliminary Plat. 1 Elderberry Square December 4, 1998 Land Use Application Page 20 ' • • 1 2. Non - arterial streets less than 24 feet in width. At all intersections of ' two non - arterial streets, a non - arterial street and a driveway, and a non - arterial street or driveway and railroad where both streets and /or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right -of -way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. The proposed private drive is 20 feet in width. Therefore, this intersection has been designed with a vision triangle based on the above standards. Vision clearance triangles have been shown on the Preliminary Plat. ' Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS ' 18.810.030 Streets A. Improvements. No development shall occur unless the development has 1 frontage or approved access to a public street: 1. Streets within a development and streets adjacent shall be improved ' in accordance with this title; All proposed internal streets and existing streets affected by this project • ' will be dedicated and improved in accordance with City street improvement requirements and standards. 2. Any new street or additional street width planned as a portion of an ' existing street shall be dedicated and improved in accordance with this code; ' All proposed internal streets and existing streets affected by this project will be dedicated and improved in accordance with City street improvement requirements and standards. ' 3. New development shall be connected to a collector or arterial by a paved street; and This development has direct access to Hall Boulevard via Ross Street. ' 4. The City Engineer may accept a future improvement guarantee in lieu of street improvements if one or more of the following conditions exist... ' All required street improvements shall be constructed by the applicant prior to issuance of any occupancy permits. No improvement guarantees are proposed or requested. 1 Elderberry Square December 4, 1998 Land Use Application Page 21 ' • • 1 5. Improvements to streets shall be made according to adopted City ' standards, unless the approval authority determines that the standards will result in an unacceptable adverse impact on existing development or on the proposed development or on natural features such as wetlands, steep slopes or existing mature trees. In approving an exception to the standards, the approval authority shall determine that the potential adverse impacts exceed the public benefits or the standards. In evaluating the public benefits, the approval authority shall consider the criteria listed in Section 18.810.030 El. ' With one exception, the proposed and existing streets that are a part of this project are consistent with this criterion. B. Creation of rights -of -way for streets and related purposes. Rights -of -way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by ' acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation: All proposed rights -of -way in this application shall be dedicated via Final Plat. No special consideration is required of the Council for alternate street creation. 2. With each application for approval of a road or street right -of -way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval: a. The applicant shall submit such additional information and justification as may be necessary to enable the Commission ' in its review to determine whether or not a recommendation for approval by the Council shall be made; b. The recommendation, if any, shall be based upon a finding ' that the proposal is not in conflict with the purpose of this title; c. The Commission in submitting the proposal with a ' recommendation to the Council may attach conditions which are necessary to preserve the standards of this title; and ' 3. All deeds of dedication shall be in a form prescribed by the City and shall name "the public," as grantee. All proposed internal streets and existing streets affected by this project will be ' dedicated and improved in accordance with City street improvement requirements and standards. The width of the proposed rights -of -way has been reduced below the minimum standard. Additional landscape /utility easements ' have been dedicated adjacent to the proposed rights -of -way to accommodate the landscaping and utilities typically located within the right -of -way. No hardship results from the use of a combination of right -of -way and utility /landscape ' easements. Elderberry Square December 4, 1998 Land Use Application Page 22 • • C. Creation of access easements. ' No access easements are proposed in this application. Therefore, this section does not apply. ' D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1 No approved street plan exists for this property. The proposed streets have been designed as a logical extension of the existing street network, and are ' sympathetic to the site topography. A connection has been provided for future development to the east. A Future Street Plan has been prepared and submitted with this application to address the future development to the east. The proposed streets shall not present a danger to the community and are appropriate for the level of development. E. Minimum rights -of -way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right -of -way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be ' determined by the decision - making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other ' public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. ' Internal residential street improvements have been designed in accordance with Table 18.810.1. Improvement standards are based on the anticipated ADT for a development. According to the Traffic Study submitted with this application, the ' anticipated ADT for this site is 310. Based on this data, the internal streets have been designed with a width of 28 -feet, curb -to -curb. As a local collector, 34 Avenue has been designed with a width of 34 -feet, curb -to -curb. The proposed rights -of -way to accommodate the above street improvements have been designed with a width of 39 feet for the local streets, and 45 feet for 84 ' Avenue, which is a local collector. The proposed widths are sufficient for the proposed street improvements and the proposed public sidewalks. The right -of- way widths are less than the standard width based on street widths. In order to ' accommodate the utilities and street trees that are typically located adjacent to the street, a 4 -foot landscape easement and a 7 -foot public utility easement have been provided on either side of the proposed rights -of -way. No hardship results from the use of a combination of right -of -way and utility/landscape easements. ' Right -of -way and pavement widths for Hall and Ross were based on the information provided to the applicant by staff in the pre - application conference. ' Half - street improvements are required along Hall Boulevard. Forty-five feet of Elderberry Square December 4, 1998 Land Use Application Page 23 • • right -of -way from the centerline shall be dedicated, and the street shall be improved for a distance of 25 feet from the centerline. ' Half- street improvements shall be provided along the majority of Ross Street. For that portion of Ross that is abutted on both sides by this site, full street ' improvements shall be provided. Thirty feet of right -of -way shall be dedicated either side of the centerline, with street improvements up to 20 feet on either side of the centerline. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the ' pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the City shall prepare a future streets proposal. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes, pullouts or other ' transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. A future street plan was prepared for this site, and has been included in this application. The general layout is based on pre - application plans that have been submitted for the property to the east. All required information has been provided. Please refer to ' this plan for specific information. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and ' a. These extended streets or street stubs to adjoining properties are not considered to be cul -de -sacs since they are intended to continue as through streets at such time as the adjoining ' b. property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until ' authorized by the City Engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul- de-sac bulbs shall be constructed for stub street in excess of 150 feet ' in length. The one local street that is applicable to this section, will be ' extended to the boundary of the site to provide through Elderberry Square December 4, 1998 Land Use Application Page 24 • circulation to future development to the east. This has been designed in relation to the Future Street Plan submitted with this ' application. G. Street alignment and connections. 1 1. Staggering of streets making "T" intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on ' such streets are created, as measured from the centerline of such street. ' All "T" intersections have a minimum spacing of 300 feet from any other streets. 2. Spacing between local street intersections shall have a minimum 1 separation of 125 feet. All local street intersections have a minimum spacing of 125 feet from ' any other streets. 3. All local and minor collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered ' topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The ' applicant must show why the constraint precludes some reasonable street connection. In accordance with the Code, 84 Avenue has been extended from Ashford Meadows to intersect Ross Street. Similarly, a proposed internal local street has been extended to the property boundary to provide future ' access to the property to the east. 4. Proposed street or street extensions shall be located to provide direct ' access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 1 An existing bus route is located along Hall Boulevard. Ross Street currently allows full access to this route for the potential residents of this development. No other public amenities or facilities require access from 1 this site. 5. All developments should provide an internal network of connecting 1 streets that provide short, direct travel routes and minimize travel Elderberry Square December 4, 1998 Land Use Application Page 25 1 • 1 distances within the development. ' The internal circulation system in this development insures a dispersal of travel routes. This is accomplished by providing connections not only to Ross Street, but also to the southern development and the future ' development to the east. Two access points are proposed to connect the site to Ross Street, limiting the loading requirements of 84 Avenue. H. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75 unless there is ' special intersection design, and... Wherever possible, intersections have been designed to intersect at 90- degree angles. No proposed intersection angles exceed 75 degrees. I. Existing rights -of -way. Whenever existing rights -of -way adjacent to or within a tract are of less than standard width, additional rights -of -way shall 1 be provided at the time of subdivision or development. Right -of -way widths for Hall and Ross were based on the information provided ' to the applicant by staff in the pre - application conference. Additional right -of- way shall be dedicated to a width of forty-five feet from the centerline. For Ross Street, additional right -of -way shall be dedicated to a width of thirty feet from the centerline. J. Partial Street Improvements. No partial street improvements are proposed. All streets shall be constructed to a minimum width of 20 feet, per City standards. K. Cul -de -sacs. A cul -de -sac shall be no more than 200 feet long shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All cul -de -sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and ' 2. The length of the cul- de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul -de -sac. ' 3. If a cul -de -sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. ' There is only one private cul -de -sac proposed in this application. It is less than 200 feet in length, and services only seven lots. An alternate "Y" turn- around configuration has been used in response to the site constraints. This turn around layout is based on the Uniform Building Elderberry Square December 4, 1998 Land Use Application Page 26 1 1 Code standards, and is subject to approval by the City Engineer. ' L. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area. Except for the extension of 84 Avenue, all proposed street names are unique ' within Washington County. M. Grades and curves. Grades shall not exceed ten percent on arterials, 12% ' on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and ' 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. ' All proposed residential access streets serving this planned development fall far below these street gradient maximums. The steepest grade for any residential access street within the project is approximately two ' percent (2 %). N. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be ' constructed in accordance with standards specified in this chapter and Section 15.04.080; and: ' 1. 2. Concrete curbs and driveway approaches are required; except Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and ' 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. ' All these features, where applicable to any of the required street improvements for this project, will be constructed in accordance with said standards. Continuous concrete sidewalks are intended to be part of all local residential access streets serving this project. All residential driveways will be built to City standards. ' 0. Streets adjacent to railroad risht - of - way. This site is not adjacent to any railroad rights -of -way. This section does not Elderberry Square December 4, 1998 Land Use Application Page 27 1 • • apply in this application. ' P. Access to arterials and major collectors. Where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential ' properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or major collector; 2. Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications, primary access should be from the lower classification street. ' Lots 4, 5, 6, and 27 back up to Hall Boulevard, which is classified as an arterial street. Several measures have been taken to insure that the impacts of Hall Boulevard traffic are minimized. These lots have a minimum depth of 85 feet. Access is provided by a private cul -de -sac street to the east; no lots shall have direct access to Hall Boulevard. In addition, street trees and a 6 -foot height masonry wall shall provide buffering from traffic impacts. Q. Alleys, public or private. This application does not propose any alleys. Therefore, this section does not apply. R. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. 1 All required monumentation shall be provided by the applicant upon completion of street improvements. Certification shall be submitted to the City that the ' required monuments have been established. S. Private Streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The City shall require legal assurances for the continued ' maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted ' only within planned developments, mobile home parks, and multi- family residential developments. 1 There is only one private cul -de -sac proposed in this application. It is Elderberry Square December 4, 1998 Land Use Application Page 28 • less than 200 feet in length, and services only seven lots. This is permitted within a Planned Development. An alternate "Y" turn- around ' configuration has been used in response to the site constraints. This turn around layout is based on the Uniform Building Code standards, and is subject to approval by the City Engineer. 1 T. Railroad crossings. No railroad crossings exist or are required as part of this proposal. Therefore, this section does not apply. ' U. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. t All required signage shall be provided by the applicant upon completion of street improvements. The sign costs shall be the responsibility of the applicant. ' V. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. ' 1. 2. Joint mailbox structures shall be placed adjacent to roadway curbs; Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/US Post Office prior to final approval. Mailbox locations have been indicated on the Preliminary Plat. Please ' refer to this plan for specific information. All locations and designs are subject to final approval by the US Post Office. ' W. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications ' shall be installed. The cost shall be included as a condition of development. A signal is currently proposed at the modified intersection of Ross and Hall as 1 part of the Applegate development. Based on the Traffic Report prepared for this application, no additional traffic signals are required. X. Street light standards. ' Streetlights shall be installed in accordance with regulations adopted by the City's direction. Y. Street name signs. Street name signs and stop signs shall be installed at all street intersections as Elderberry Square December 4, 1998 Land Use Application Page 29 • • required. The applicant shall be responsible for all sign installation. Z. Street cross - sections. All proposed streets shall be constructed per City construction standards. Please refer to the Site Plan for typical street cross sections. 18.810.040 Blocks 1 A. Block Design. The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, ' consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. In the design of the blocks formed by the proposed local residential access streets, all the above factors were taken into consideration. The small -sized nature of the residential lots and the existing street network dictated, to a certain ' extent, the logical layout and routing of the internal street network. Site topography is limited, and does not create special opportunities. 1 B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 1,800 feet ' measured along the right -of -way line except... All internal block sizes within the proposed planned development fall ' well below this maximum perimeter distance. 2. Bicycle and pedestrian connections on public easements or right -of- ways shall be provided when full street connection is not possible. ' Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards 1 in the code. Full street connections are located along Ross at a spacing of ' approximately 300 feet. This ensures adequate pedestrian and bicycle connections. ' 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or ' other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right -of -way conforming substantially with the lines of the watercourse. ' Easements for the proposed utilities shall be dedicated via the Final Plat for this development. Elderberry Square December 4, 1998 Land Use Application Page 30 ' • • 13. Utility easements. A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise ' for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. The applicant shall coordinate with all vested parties for the provision and dedication of all proposed utility easements. Please refer to the Preliminary Plat for the location of all proposed easements. Easement dedication shall occur via the Final Plat. 1 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: ' 1. No lot shall contain part of an existing or proposed public right -of- way within its dimensions; Lot area calculations have been developed exclusive of existing or proposed rights -of -way. ' 2. The depth of all lots shall not exceed 2Y2 times the average width, unless the parcel is less than 1'h times the minimum lot size of the applicable zoning district; The depth of the proposed lots does not exceed 2Y2 times the lot width. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050 (C) applies, or unless the lot is for an attached single - family dwelling unit, in which case the ' lot frontage shall be at least 15 feet. All lots have a minimum of 25 feet of frontage on public or private streets providing access to residential lots. C. Through lots. Through lots shall be avoided except where they are essential ' to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: 1. A planting buffer at least ten feet wide is required abutting the ' arterial rights -of -way; and 2. All through lots shall provide the required front yard setback on each street. Hall Boulevard is classified as an arterial street. Lots 3, 4, 5, and 6 have been designed as through lots to avoid direct residential access onto an ' arterial street. A ten -foot wide public utility easement has been proposed Elderberry Square December 4, 1998 Land Use Application Page 31 1 • adjacent to the proposed Hall Street and Ross Street rights -of -way. Landscaping and street trees shall be located within this easement. A ' six -foot height masonry wall is also proposed along Hall Boulevard and Ross Street. Please refer to the Preliminary Plat for the specific locations. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. 1 Lot lines have been designed to intersect at ninety- degree angles, wherever possible. 1 E. Large lots. No large lots are proposed in this development. All lots are intended for ' immediate development of a single - family residence, and are not of sufficient size to further subdivide. 18.810.070 Sidewalks ' A. Sidewalks required. Sidewalks shall be constructed, replaced or repaired to City design standards as set forth in the standard specifications manual and located as follows: 1 1. On both sides of arterial and collector streets to be built at the time of street construction; 2. On both sides of all other streets and in pedestrian easements and rights -of -way, except as provided further in this section, to be constructed along all portions of the property designated for pedestrian ways in conjunction with development of the property; ' and 3. On one side of any industrial street to be constructed at the time of street construction or after determination of curb cut locations. 1 There are City standard sidewalks, flush to the curb, on both sides of all public residential access streets serving the proposed planned development. Walks are also proposed along Hall Boulevard and Ross Street. Those walks shall be offset from the curb line to accommodate a planter strip. 1 B. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of any arterial or collector street where parking is prohibited adjacent to the curb, 1 except where the following conditions exist: there is inadequate right -of- way; the curbside sidewalks already exist on predominant portions of the street; or it would conflict with the utilities. Planter strips are proposed adjacent to both Hall Boulevard and Ross Street, which are designated as arterial and collector streets respectively. Internal streets ' have been designed with the sidewalks flush to the curb line. This is permitted Elderberry Square December 4, 1998 Land Use Application Page 32 1 • based on street classification. C. Sidewalks in central business district. This site is not located within the Central Business District. This section does not apply. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. Maintenance of sidewalks, curbs, and planter strips shall be the responsibility of ' the Homeowners Association. 18.810.080 Public Use Areas ' No areas for public use are proposed in this development. Therefore, this section does not apply. No public areas are indicated on the Comprehensive Plan for this site. ' 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for ' Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. ' Sanitary sewer service shall be provided to each proposed lot within this development. In addition, service lines shall be sized and extended to service future development. ' B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits ' involving sewer service. Sanitary sewer service is available from the Ashford Oaks subdivision located to ' the south. Existing lines shall be extended by the applicant to serve the proposed development. ' C. Over - sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. All proposed sanitary sewer lines have been designed as 8 -inch lines. This size is adequate to service future development. 1 18.810.100 Storm Drainage 1 Elderberry Square December 4, 1998 Land Use Application Page 33 • • A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent U 2. of any sanitary sewerage system; Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and ' 3. Surface water drainage patterns shall be shown on every development proposal plan. The stormwater drainage system has been designed to be consistent with the City of Tigard standards and criteria. All surface water is collected through a series of inlets and conveyed through underground storm pipes. Inlets have been located to prevent surface drainage across streets 1 or intersections. This storm system is completely separate and independent of the sanitary sewer system. The stormwater system connects to an existing stub located in 84 Avenue. No stormwater detention is proposed for this site. The existing storm sewer structures extended to the site are not of sufficient depth to allow ' detention without the installation of a pump. Based on discussions with the City Engineer, the applicant's engineer completed a full downstream analysis to determine the capacity of the downstream system. It was ' shown that the downstream system had the capacity to accommodate the improvement of this site without the provision of on -site detention (Exhibit G). The applicant's engineer is currently working to water quality swales to provide water quality for the stormwater. If this is not possible based on existing topographical constraints, the applicant will pursue the option of ' "fee in lieu of' improvements. This alternative has also been discussed with the City Engineering staff, and is subject to approval by the City Engineer. ' B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right -of -way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. No significant drainage courses are located on this site. No easements of this nature are required or proposed. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and: ' 1. The City Engineer shall approve the necessary size of theacilitybased on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Elderberry Square December 4, 1998 Land Use Application Page 34 • • Sewerage Agency in 1996 and including any future revisions or amendments). 1 An additional culvert has been proposed to the north, under Ross Street. This has been designed to alleviate an existing upstream drainage ' problem that has resulted in regular ponding. Because it is an off -site condition, no detention is required for this stormwater. ' D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall ' withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface t Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). ' As part of the site analysis process for this development, a full downstream analysis was completed to determine the potential off -site impacts of this development. That analysis has been included in Exhibit G. The study ' concluded that the downstream system had adequate capacity to accommodate this proposal, and there would not be any significant impacts to off -site properties. The City Engineering department has concurred with the analysis ' provided. 18.810.110 Bikeways and Pedestrian Pathways ' A. Bikeway extension. Developments adjoining proposed bikeways identified on the City's adopted pedestrian /bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights -of -way. Bikeways currently exist along Hall Boulevard. No additional paths are ' indicated on the City's adopted Pedestrian/Bikeway Plan. Therefore, the applicant has not proposed additional routes. ' 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those ' required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service ' facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: ' 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The City reserves the right to approve the location of all surface mounted facilities; Elderberry Square December 4, 1998 Land Use Application Page 35 1 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed ' prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are ' made. All existing and proposed utilities for this site shall be placed underground. Required easements for said utilities shall be dedicated via the Final Plat. Modifications to existing utilities have been noted accordingly on the utility plans. The applicant shall bear the expense of ' undergrounding all existing and proposed utilities. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements 1 for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described ' herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. ' Additional easements required for required undergrounding of utilities have been shown on the Preliminary Plat. All easements and utilities are subject to review by the City Engineer. ' C. Exception to undergrounding requirement. There are no undergrounding exceptions in this application. D. Fee in -lieu of undergrounding. ' The applicant is not requesting "fee in -lieu of undergrounding" utilities in this application. 1 1 Elderberry Square December 4, 1998 Land Use Application Page 36 r • cgturr M4P r F i ��1. ' 1 ELDERIBEIRIR'r sauAIRE . 4 ANNIE ',` \�I1 7[ E L O FM E 1 \ T v cam?- rte.: fg.-?„,„, �L/ •1 11 1 D D Lo t. Sv -. j om r -I i.� (y-k ii ; ts �i 1 ' T fC)4i�D, OREGON � y F trF7� '•t: x r r 1 t' F�,f� '" to 4 � 'E•y�r� i�( 3aF' ,n II zL.s # r. p r. 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N0. 1290) —... . -.. _.._.._... - -- - .... .. .. ... .._........ ---- ........ .. .. .__.... .... ..... -- - -- - --- _..... .. - --.- ._....... .. .. .. ... °.• °"- - - - PROPOSED LANDSCAPE EASEMENT I - ...... - ._ . _. - - - - - - - PROPOSED P.U.E. _ _ - _ _ PROPOSED SETBACK J I 1 r T -- ,7 7.7 �-- - - __ - - -- - - - -- �" 1 iN i � /191 i2zy \ OT 27 t P.U.E I a «I 21 SF m , 20 I ! P P: 5,629 SF I n 1 \ — — - -/ '` 71 \' c\ ( TYP. ) LOT 26 : 6,844 SF I �� 1' I T�wuiclE 1 1 u• 9Eu1 - 107 -- - - � rAlO aiB[ 1 N%. �' � %' d / i S � / \ \ 7,198 SF - - - -- 12to - -- I �- ) ��. \ \ - 4 LANDSCAPE 1 �'1D:) •-� \ / 1 1 1 1 EASEMENT 1 1 ' �. �1j \� \ r 1 1 1 • ati 1 - // 6 -' `0 5 0 SF 21 I 5'. I I4 1 4,824 SF +) \`�,. \ LOT 25 1o2a I • r 3p -i ° I 1o�r ___ a- 1 I LOT 1 i_ -- - - 1 � 1� v J \ 5 SF i -- - -- 7 P.U.E i l r 7 v.u.E 1 1 5,036 SF \ . , r I _ - 5 —� \; /.\ , .` a•° \ \ ay9 -- Ie LOT 22 I N1 n 'o 4 I 1 ' — \ , 4,617 SF 1 , `� 10' P.U.E. '�' \ • ` 9 \ \ - 3 105.7 ' • LOT 4 LOT 3 4 LA __ 102_e - - --} I v I ; f - - -- - - - a - I • • 5,985 SF \ �,; u \ \ 5569 SF LOT 24 � , I a 6,281 SF LOT 2 \ , I w I Lii 11„ , \tek \ ', ,p LOT 23 4,689 SF LOT 16 riI .� r v.uE \ I 1 \ 5,684 SF 1 EASEIIiT LANDSCAPE lit 4,808 SF YI il. 1 m I - - - __ -- \ \ — — — t i1 ._. ..61:3'....... - 1 .- ...... .. _ 5ai \_ -- __ - _ ..... .. �_ _ - I i I \ ,� 'fir__....... sr:4' . , - __ - el:z 1 -- - -- - - - - -- I 1 2 I• I 2C R/1N Ili . - ' • • .. 1 4 I - _ 1 ........ .. ....-- . - 1D I LOT 5 \I t - - - - - - - - - - • ' 1„ 4,456 SF / i 'A' TANOAK LANE_ __ vi 1 a ' 32...- 1 / rte ----F--- 7.-- ,ae-r _ �o - 1 — 1 / / 1 • LANDSCAPE. _ SIGHT — — . — — 45' R/R/17 / I I 10' P.U.E id' / 1 EASEMENT 1 TRIANGLE I 1 :70--- EASE 1 i 1 1 ,, ...._ .. f LOT 6 o' y I I g I I I' I LOT 12 I ° 7' P.U.E. P. LOT 13 I'L0T 14 I" LOT 15 �I / LOT 7 LOT 8 LOT 9 ° • LOT 10 LOT 11 I� 1 6,462 SF 1,, LOT SF i 3,852 SF i 4,185 SF o 1 4 1 4,091 SF 1 3,527 SF 1 3,537 SF • 3,548 SF . 3.558 SF I 4,104 SF 1 I 1 W: � ! 1 PH f s' SE LINE r +� I 1 Is' TBAQC .`�'`{ _5470' _ - -- - sda 1 540• _ 5 i _ 500.0 _ �0 _ __Ur 1 LJ�___1OS9L 1 62.2 _�_ 5�.9 _ - -- _ _ ....... ``� .... . :.- JJIi:.t4 •Tv 9:... 1` �1 /1 • I i ` - o ;' C:t:•.Et.kwi!!i ; � • ASHFORD OAKS SUBD v SIO . \ I f i ' ( �LIMINARY PLAT 1 xI , : 1 1 � r 1 : ; ELDERBERRY SQUARE 1 - -� __....._.. — — - — - -.. _ 1.......... - ........... - - . x n f ` I T IGARD OREGON i t 1 E -- \ ..- PROJECT NO. - MAT006 / S.W. KENTON DRIVE DECEMBER 998 Ili n1 __� -- I w R G 1 1 I -. _.._ .• -- D E O 1 G N 1 N C • • � , • - - - ° - - - -- - - - --...- -- - - - - - -. 54731 Ni Ave. Pb►tlul4 w. 51213 ' '� 6473 -9'33! PAX, 0473I647s -9944 I I raa .IINSM®11111.uosc1rtrrxnCTsNIUMAYar . 1' i ',. 1 ;1! 41 i i :I . i. ; II •III reErettagiageggarLgragailal. rings61.-Qttearagangti I I Ili . t. t b I 1 — • ' I i ,i ) : : i i ; i .., ... 14.2 ws• ROW 14.cr /115 Nis II' PUE/ 19.50• 39 ROW I9.50 , »1• Put/ VP . ..AXDSCAPE ( : '.ANDSCAPE II' PUE/ .... 14' 14' AD ‘?"' : 1 1 I • .- 1 .-1..,/ i iiill 11 PUE/ . 10 Ile , -4- I-4-.5 444 ruC MAXI7 -- -- A r nd -4.- .1 MAX CENTERUNE LANDSCAPE 4% LEGEND , 1r i I : 1 • ••• -- 2, 44-'. Pucr IT 1+ %411- 11 1 I i .... i %.". .1 MAX -.... -.- 2.5% 25X -- ---- - 1`.7 -t.X:•,---P--,i7a.4.,244.yar.,-7,,-.5y21.,r5.1! .i MAX 4, .. --7 i l "'"'"' .s. . ■ 4. 0 5o. . Imo. ------- - EXISTING CENTERUNE ''' li i 1.1 M. + i! I +It STANDARD 5' WAUt 4.i. SCALE : I = 30' - EXISTING CURB I n q ; / TAN OAR 0 CURB — — — — — — — EXISTING 1 CONTOUR d :- r Alii / STANDARD CURB )1 if\ — — — — — - EXISTING 5' CONTOUR -.: / i ill : , 1 / - •. s'•. S.W. ROSS STREET - PROPOSED 1• CONTOUR hi: :, / ::; ' , +Id ...-. :4 y - / (C.R. NO. 1290) `, . --- - i PROPOSF-D 5' CONTOUR .: i I ;,,t.::: 1 1 I '' i ' _- -, -_..-._-- _ - _.„ ..._ _. - . . i . . . ... 1/ \ ft'L -------- ---:" — -1"L_7::-.Z=- -:-...::: ■ ...,. ... _ — _-- - - PROPOSED CENTERUNE 1 -- - - — - - — - PROPOSED LOT UNE • .. (.. il ------ '. -- .. _. < - --. - "<-." • • -- -- -- ..:7•••:-%;•- --. -''''' • - . ......T - ;7 • , . 9 0 •••• PROPOSED STORM MANHOLE — ----- r ' _. . _ .. _ _ --- - --- -• .....--- : --...„, I i! i \ i • - - , , '..--tg: • ..... .■■. ■mb'";......■ ... ,.. .■. ... .. .., ..., .■.. . 1 a T 7- i 7 ' t . ..." '• ,...... _... / .., --- _,.;-.-, - - mnniitr i so - PROPOSED STORM rom■ILt 1 , .. - .6 ,,..--.4 7 -------- , ,,, Ili UNE - PROPOSED CATCH BASIN ;!: \' : I --"" ,' . -41!---, .. .. ........ ....._....... : , ../ --- 1 , ' , i i - --_- ____ ..,_ , .. 1 _ PROPOSED CURB - PROPOSED SIDEWAUC I ii 1 i'l ; • 1 l :I I I . . ( I i \ L9T 27 '' , , , ...-- :- /- ..-._ v" ''' ar,,, - -- ---- --- ■ . LOT ft" 0 "-- ,._ j... ' Nr LOT 19 re 1 _, / I _.-- 1 1 - PROPOSED LANDSCAPE EASEMENT \ s)._.} I i ) . : .,, \ . ---, , ----. ■ °. _ ks. \ 1 LOT 26! - - \ , .. - PROPOSED SETBACK .,. ■ .,- _J . . - DECIDUOUS TREE ■ i - • 0 I I i / 18 4"(-- - EVERGREEN TREE i ( l ; . • ..r: _ ,,,,,,,___ . -- c ; - ,,,,,,,,, N ______, v LOT 21 I : 1 1 .: # ili! ,, I I 1 \ ! • . \ ,,.4\s N \ I.A6r25 — - - 171 - .1 - - ._____. - • -- . I 1 • . s : : . ..• ------- ..-- --___ \ ' \ \ \ LOT 2 i 1 : _.,:, ■ LOT 17 . 1 ' • , ,„.----- / \ f.: • 0 sr 0 ..--!." 1 I ‘ A.., I i I : . I I 1 . I i I I I : ( I I I I ( LOT 4 % --- \ CT 3 ' -_,----" \ \ \ N ' ' 4 . 1 , 1 1 ________.4.......... / I • • O 1 . t .• LO.T- , N- \ ', k , 0 „•::::::...•zz -::...4 . 1 I 1 . ::i) LC'T 23 LOT )6 ---r -- - 4 / : I' s 1 ° 1 ! V II I 1 01 - ., __.- T 5 , ,...- \ ... . ,.. ,-... \ ,. \ 4\'''. 1 i., _ _ _ _ I __. .z" _ _ _i_ , i . O I a i • I I:, 4 il.---1 2 \ „. •=3: -.....vmtiGe=12.1:= ,Ig ,, -... , 1i • • I : !I : 1 LO ) ;. ..._ _ ,,,, - •,', - • '''-:- ..„, - — 0 -.611151A , • •• 1 — : • '11I ,90 - I 799 ..; TANOAK LANE _.■I - -'9 e I 11 i I 1 ..) i .----.- - .....-- - • ,.." , ":°- i / i - i • - j 1 N. ■ I ..' / ' . - - - - - . _ _ - - _ - _ - _ _ _ _ 1 r" -- I ; ; . s ,•, 4 / : i i ( \, 1:" , 125•"" \ \ --1--•• . i,11 L ...... I ! .. 10 L f •-- ' I' r -., I , f # .: 4 I I .LOT 6./ -/'-- ' r LOT ----- ...._ 7 1 \OT e-- 1-- 9 1 i - : I o .CIT d-ADIT 13 14_ LOT 15 ,- - c :II / :--... 12 „,.. rzed LOT / 0 \ \ f f / ....' .... -I 1 - , A__ .... .. . '4 _ ..... ...... __ _ • - ------- - .; .. 4C e-„----). .2 A 4 t r ..-- tt - - •,. . . • . : .... P/ 30-----'-- O i i ; ! N. \ . • • i : `-, . . . : • 1 1 i i% s ' iir•::;3.63--"' ' 7 - - - N. • • - - .-- - Ai i,-, .• - 1 I J,\, •, 4, , • N O , , / Ilf '‘,. • . ., ..."71,, ' i,,,.':;:•"N ,:• < -.:,= I . -,- I ,' . . , co , ASHFORD OAKS SUBD!V:SIO . : , : I , • • .;,.=L I : . „ .. / i .. .: ' -.. .,, ier%i i - ,,,,•, , : i • .... \ i.:.*: : : , .: i i : ESELilithiAErraMP-BA2 \ . . . a I . . •, c-,,, !: 'III I . II 1 - - . . . ' - • ■i f• i '. , • ELDERBERRY SQUARE / 1, ! ,.. TIGARD, OREGCN .- 1 . 1 &,;\ ,/ [ ' i '--- - \ 7 -- ../, , i s `-- \ _______ . . _, - _____ . -- -- - —•• ..„.„., PROJECT NO. - MAT006 ____. , . ,.. D / I ‘, I ' ._ii ..... / ‘ DECEMBER 4, issa el S.W. KENTON DRIVE I ___ _ _ .... _. _. _ W R G ____.... ...... _ ! -... -----._ . / 1 --- . ------ .. I i i \S I ,. .___ , • 1 D 1., I . -- - ..._ D E 8 1 D N 1 N 0 . : WOO WI liletea kra. Portland. Oroeon =23 t : .. : ,../ r ; : tr 50311423-1133 • PAX. 6031140S-0344 • \ ''' i / : . t \ : . : - FLANEPININNOINNIJIPCNCJIM ANDITIC7110118188Y085 . . I r 1 1 1 : • • /*-- 'N I i ! ,, , ver II 1 , q 1 • . LEGEND I 1 rlsrmLI EXISTING CENTERLINE I 0 50' 100' ----- — EXISTING CENTERUNE 1 SCALE : 1' . 30' — EXISTING CURB fi- EXISTING AC I ;A:: - EXISTING CATCH BASIN . 1 . t.i SW ROSS STREET SD EX/STING STORM UNE I Mo. NO. 1290) I I- - --- - - - - - ---..-.- - - --- S.W. . ------ _ _ ___ _ .. __. _. _ . ----.- _ .__. - _ . _ ...../ _ _ _. \\,. _ _. .. . ___ _ I / _ ... \__ ,...__ .._____ 5 ..._. .1._ __ ___ _ ..... - • w EXISTING SANITARY UNE - DOSTING WATER UNE -- - PROPOSED CENTERUNE _ .. _... ..... .. A . _....._ _ _....... -- - --- ___-- ______________ ---_____:::.______. I. — PROPOSED LOT UNE 1 • innw■ ; © - PROPOSED STORM MANHOLE 1 • • • 1 rs u ..•' ..• , ..-- ...--- .......____.---• _ -- SD — - PROPOSED STORM UNE ---- .../".....- .../....00 ill - PROPOSED CATCH BASIN I . 1 1 I 1 ...." ■., , 7 .....••••••• .....„. _-- -- ----- \ I • 1 - PROPOSED SANITARY MANHOLE n o 1 1 : . \ LOT 27 . . : . --_- -- _ .11,,,,„..- : .....).7. . , . ------ .- •c DI LOT 20 I I i/ . .....*' " ( ( 611\ \ LOT 26 . 1 1 ; • • : 1 LOT 19 I s 1 • —ss — - PROPOSED SANITARY UNE w PROPOSED WATER • PROPOSED CURB %,..3..................... -- S ,. \ ,.\___________ : ---------{- - 177 - H - — I __.-••••"* 1 , .......... 1::1; 4 ::: 6 \ •,. \ .." % PROPOSED SIDEWALK -- 4. ' . I • I - PROPOSED LANDSCAPE EASEMENT I I I • • 1 1 I/ .. .... __..._ s. ...- . , \ LOT 21 I 171 CO i I I LOT 18 8 • - PROPOSED P.U.E. ta — - \ '‘. ,- I 7 I I I PROPOSED SETBACK -- i ,.....- LOT 25 _:-F...------- — — — — — - -1-1 i--- 1 - I 1 i o ; 1 ..•••••"- --- '-. ■ .‘ \. \\ \' . , \ -----) —____H. I . - • -\\\ \ ‘, \ ..„------ : LOT 22 I f-1 I LOT 17 1 1 . \ ...----- I . c • I I i - a ( LOT 4 LOT 3 , -•,\. ......„.: ...„\. \ c „,--- -------- \ ' \ ''s \ \ , 1 ,.,,\ LOT 24 s .,,,.. ‘ • • i : : Il I , I 1 • LOT 5 - ; LOT 23 • io LOT 16 ••,. I I I _L s 1 ' • j e cg I !I I ...... _1 ' \ .. ... , ! '' 1 11 , 0 1 : ,, „ _7214131W.13:1?Va■IIII. villa _ - - - - --.— - - a R IM MI!!)1 SS a - —.s, __ - • • • ID 4S . .— TAN IP LANE _ _ ........._.... • • , . i . i s ; I 1 LOT 6 -- --.....ti LOT 7 I LOT 8 I LOT 9 : : LOT 10 I LOT 11 I LOT 12 1 LOT 13 I LOT 14 I LOT 15 I • I 1 ‘.... . . --I I ■ h • _L ___I—......_i____ 1 ____ . -- •:.- ------- - . 11 ]. : 1 .:; . . 1 t • fl 1 1 i AS: OAKS SUBD:V: • . i ■... .., 11; i I : • ' % 1 ' I : : I ' : • i ., 1 1 I I , \ s N ::, E ' " I I : 1 1 I i - • : : . 1 PRELIMINARY .., \ \ --- 1 i 1 1 I .•• i LI I : • ELDERBERRY SQUARE 1 : , - TIGARD, OREGON I 1 i I i a : 1: .' : -, . \ - ... -----. -_. _ .„. ..., /' .L . a„. ...• —:.-- —— ...: , — — :-) .. — : 1 # a . ; ' 1 I \ ' . • ---- --- 1 \\*\* '''',— 1 .... , — -- PROJECT NO. — MAT006 : •--... .. S.W. KENTON DRIVE I DECEMBER 4, ISS8 ' V I 1 . 1 1 , . 1 _ f r _ _ 1 _ _ _ _ ---.---- — w — _ .... W R G 0 D 001 G N _ _ - - - 1 I • I .. ' i I 1 . 1 4.' I d : ! - \ \ i . .• . 104b0 bil Nimbus Ave. Patient* °Meat 91229 it 5031603-7333 PAX poolews .1.ANIZOWIDONBEIS.LABOIGINI alarliCankinVBTOPID . . . . . r , I il• III • . • 1 LEGEND — COSTING CENTERUNE I --- -- - — EXISTING CENTERUNE — EXISTING CURB — PROPOSED CENTERUNE 111 I i i . — — — — PROPOSED LOT UNE — PROPOSED CURB /•"\ A■ - PROPOSED SIDEWALK LANDSCAPE EASEMENT I -:•1111T i : - :::::::, . ...... .. .. PROPOSED P.U,E. — — — — — — — PROPOSED SETBACK /a:: I...:.. : I . .f ----,-..-----.-4 <::> II , :::::..,:::::::, . I , :::::::.::, 1 g I 1 1 ::3 . 4 • :::::::::::::, V.: ski i 1: ::::i Pri S::: .15 j - ----... -: - - — — - '''''' - 7 1 ..7 .\.■ . - -- -;* : .."2-7- ,....1 1-. ._..:::„,:„„-----,,,,,:k:: :)..f.:::::::::::: ,:::::::.:K:::: :-.,::::::::.1:3::: -, ......_..._ 10 pm 1 ....::::::::::,-- •::::::5 WI "'.. „.. . z ■■■!....r..... . . . ........ . ... ..,,. .... ..._.. • - ....7"nirt''", - • ''''' - ' - - --:: :::‘t :::::::: :cm:s n ::::::::: g * , :::x4 'Z *-:-; }: / . .4 i.. f; 0 ›.: 3 0 ''''''' • •• .1.,..,=•.—=• ....... • • v • ;. • :••:.:.:.:.:•, 47.: ..„,.. ' /.....- . .- .. , X::::::. ''' .... tifi k:::... _ - r--• ........... . .: Lor _ 19 : I I, II imE!..„, LOT 27 .....0 .:::1,:, f ---- \ LOT 20 l I I '‘ , i . 1 z.; z ,,,,,, :4. w :.,,:.,?:ik.....) , l A ''' . '• ', Lor 26 ,...... v_______ ....,::::: .m4P .. -,. ,::::::::::V .:-... '..- \.— ., , t I . i (1? ....,..0 • t . . "...*::.: : ' ..,,,?::::?... . ..... 1 • 4 . -:', ''.::- ":'' s'A LOT 21 I f 1 . .4 I LOT 18 I I - --- -- , •1 ( ' ' ' .' •-j--- ''''• 4 - ,..„...„ , Kr.:::...1 r....:::i...g..q FE:::.E::". i::::E::::::::::::::::s.*.. , .,-;::::::: P:::::::::::::Z 3::::-:•y• •7' t.....•::*:' ' ...„. I I - - (<, , L • i ,..,,,,, :z . 1 E a.:., 0,:: pi,E,E,E,:::::::::::, i ko,,,..-.••&::::::::,,- -,:::::.::::::::: " , ...•;?..., v , r c.-.• :I:, €::::E ''l . I .: ?;.**::::::.*:: **.issik,,,, 4. ' ir . .../ "IT \ \ ''''s .45giiiff, i . ' --- ---- % ■ 0 q. •-, ............'' i LT22 l' i•.il : • 1 ., \ I .. ..00tottt, I ( • w :; I LOT 17 j I I I I ' ( 4, I::: i•:::::;:::: ot Ki:: LOT 4 LOT 3 \',. 14 "- \ LOT 24 H - - — - - r ` • i - - — -- TI c-cP\: ,-,, ...\ 1 ..:... a• ry ,,,, .- i i ..::::f . . t::: I -4:7:: ::: , e --f-- c r,- .- \,\ . \ \ . ___ % I LOT 2 \ \ .., 1 LOT 23 .4600 i ; LOT 16 ii ; CY" : t 0 .:::::::: 2: t t::1:. * ii to: t altt:„. ;:1:;::::;:::: 4 ' :::: .,-,:j '. _ _ • ; I , .. t . 1116 ,.. — — —I --,---- ,.; -......, - - - - " • "it ' -.:-- .-- e";;;.---; '/iiii";;E::::), '''fg: „..]....... . r— .% — - - - A ' % - • I .. _ - -k.........: :::-:_:_:::: ...„:„_-_-... ,- 4„ . :;:•: 1 '1 ; - ::::::'::::::: ' p --- ; , iv - __......_._._ _WPM UNE — • '''''''''"2. -.:'''''''...:7.:- - . V ::::: ; ,.. :::::: y: :::::: L. • I 1 I i 1 , c• 4 - , ■••••:/x-x ,....1 ' 1 LOT 6 -...." ' LOT 7 1 LOT 8 I LOT 9 1. ; . LOT 10 i s LOT 11 1 LOT 12 1 LOT 13 1 LOT 14 1 LOT 15 1 aL g gti ..L_ [ _ ;.: _ ____±._ : _ _ ___I____ -T- . " i 101 1:. .:, :\,, , 1E, 4. id ASHFORD OAKS SUPDV:SION ..,... / „, I : I 4 ‘ --. X. .,...: . • • .1: :: . .' a. • iil AO? ? gi I i, ,• ,,404k.. I i ,. u': 1 pi p:::::::::::: :: , .1 - 1 ?.:::::::::::: :. i \ \ ill 1 .j1 ' }.... . ' Z 4 • m - — ,. :::::;:::: 4-. --. - i '''''' :::;1 -,-. ' 1 '' ._ L • _•---_—• , ....--„-S:::,,..,,,,..t,i:.,.1_._,.... ------_,,te- -- p:: : : : -.---_-_-:.t..,.:„.....t....::„;:::::-f, ••:::::. ;:: t f ; .•:-:-:, t. 4 .••••• .- z I : - - , - - .. / .' ,,,,,,,•:* r . . . : . . . ...5:. . ..:‘.::.?.M. n:::::: ::.=,:,:,: '', Eg Eng 0:1E•gg :' ....:: M;i3...._ 0 . ''.::--': :1:::::•:-:•:' ...::::::::::::; '-. 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': , ••:•••••: C %. %:.:,' $..: t. ,3 .9 6 § ii -•:... gL.:::::$_: =:: :KZ:H.,1:::_f:::::_ji :=.22i:::-:. ; ; ';:::: *f...: " . ,:::::::: '.:: E3.!;:;::•1:2.3_.:.:2- .''':' .:.:':: :::: '. •Ra;: 1.: , ..-3L2-g-=1% , 1 3: .:d S'Z.' ., .k •'''''.*...,.....:-%.,..... .. . :....-:--. X .4 ....• / I :,..1 I :,:::::-"- .; ,., .... 1 1 . . , ,.........„. 4., INg E , , [... ..:.:.:„ ,........... . 4: i.::::::::::g :3: ciEQULAn2APLAN1 -/-......,,. z.,.. ":::-"":› 1 6 4:::::::: :::: -........4.-..... , , : .,..-: ::::::::::::: aint STREET PLAN i :.::. a ILIE.470 I I i I ! - .- .................iiii,..:ii,.....,.......:.2 ELIDER5ERRY SQUARE TIGARD, OREGON I .• : - PROJECT NO. - MAT006 DECEMBER 4, ISSS In 0 ' I . .• W R G SI I DEGN IN C. 10460 GM Nature Ava. Portland. Ordeal 711123 i i tr WM 603-V333 PAX, 0031603 I L ! ____ PLAPOOMMIMMEEP1104.111011CAPS AP104711CTIIMIUMROND ■ 1. I I PLANT MATERIALS SCt' ULE s ..�r.>s EXISTING TREES rNrePQ� . NM e� 01 MI 01111 0212:1212422 NAME am • A ai = r 7 SEE SPECIES CONORION MITIGATION (AT vs RFPLACPME T) IrRN = ' t Mr a EETG11•I REMOVE (D) Y AMERICAN SIIEETGLM ' \ ri � — Damn TREE L. 14 SaEETrA1•I RQ70VE (11./ T AMERICAN DuEErtAA1 Mr ^ - - ti ��a 40 • - e ,- wa /'� A LP SY�7G{M IQ7'1DVE es) 2• N'6lIGW 04EETG{J1'1 I I -' ' �, RA - cts - a • -►- eRAOPaRO u uutRrw SIOIRIC• rCAL a 30 ea+eETw Id ruW / ,'}� - • - - I O `/ TWLIP ,NEE reAle m LRIODBHDR.aNH TLIPREItA 7 •CAL 6.s. gy p. APPLE S P1OVE MA' BRADFORD PEAR LEGEND 0 Wrm arum s R ipaiar ~ 1L n• D R PINE RE h) S -1o• D F A PWNE 1 WWACIPNP� AMERICAN SWIEtTGU•T LID{�Y'EAR ST1'TIACALW 1'CAL Z 22' DOUGLAS RR RETIOVE hi • -IB' DOUSLb AR ,_ •- ' RED MAPLE ACER RERSM rCAL S. 14: DOUGLAS 1 =wZVI • f PONDEROSA POE 1141/A PLICATA GREEN A1114 REMAIN 11114011T 11114011T L s0• GLEN ASH NOUN - cosmic CENTERLINE ! _ = � '. oo nPNmio� . f � pWGLASFTR 1 PALD NGRA 11-1011T 50' Imo' - --- -- — EXISTING dNTERUNE 7 I =111 d;r;:),_' Icll SCALE : 1' = 30 — EXISTING CURB m 71 - - PROPOSED CENTERLINE 1 - ' '" !.. i. PROPOSED LOT UNE d " " - P P SIX FOOT HT I Z • = 11 - "� IIC11 = IIa IA" PROPOSED T - - - - - -- = S.W. ei ROSS STREET MASONRY WALL PROPOSED CURB 1 .... (c.It NO. 1270) �I - — .........— . _ ........- — ..... • _.... — ........ ........_ _. - PROPOSED SIDEWALK 0 DETAIL: DECIDUOUS TREE STAK – PROPOSED LANDSCAPE EASEMENT ! PRIMARY ENTRY -- — _ — — .......... ..... -_ — _ — — — — — — - PROPOSED P.U.E. CAP 0 - - PROPOSED SETBACK --------- -� - -�- Tr -- - -� -- • _ _ -- -- OF IEC UTLITY L - - — .----- ._ - EVERGREEN DECIDUOUS TREE • • T �I �l 1 - �/ " i l ��Vl�l��`v/ d�� I � f a - LOT 27 ; — ' - �I �� © ' - EVERGREEN TREE TO BE REMOVED ■ [Q \ � � t �� LOT 26 �� o �� _. - — 1 _ �� `� /'- LOT 21 10 - � - L 25 __ ► �� :i; . • • I LOT 1 b' 4,v - -- �// • I ' �1 G 1 • • 1 i i i �� a - L2 ® � ! '' AND oEPf CONTRACTOR START ANY � YORK MIL AT1 R b • 1 / / ; �` '�\ � ' ... _ _ �' -- - HAVE MEN CORRECTED. vERPT• UNITS OP WORK corms SrARr o.L • 1 LOT 4 LOT 3 - - -- � �� L O T 24 :41;,..p 1 - - - -- r �i I ; S. CONTRACTOR TO . T ` A NDTOL C ITE RI�.►� - - - -- ! : IXIX : I - :3� O LOT 2 ► q` � � 1�� $ 1 1► �' I ` v � iE SS� ' NOTED FUMES aue� ca CONGA/FED PAWN A BARK naeN BED. 1 < 1 ►�® �� . f1, LOT 23 • �/ 1 .7 LOT 16 W • rail I I j S. BED EDGE TO BE NO LESS THAN Cr AND NO MORE THAN W P M CUTER 1 I T _ I _ _ _ : EDGE CP PLANT MATERIAL BRANCHN CAERE GROINS -COVER OCCURS. �r�r H_ ` AREA .AS 191004. O I m I � _ - -_t O W 1 ,� - �. �. �� 1► PLANT 70 LINTS OF I 1 + ` ` 4.1 p'r��A LeAe�— I — �_ �� ........ -- -........ _. S• SHALL ASS• 1'40SIT11rE oMNAGd N ALL {.M�CSCAI•E O t < il 1 ` � • � -.3 • � — ' BEDS LAIN t CONTRACTOR TO PIE GRADE AA.D ROOC-NOAD ALL WR ARaAH1 PRIOR x ( ✓ ®, '' _ _ D .• _ - - - I- - - - TO SEEDING. TO PROVO! A SMOOTH AND CONTIRJAL eurA�C& FREE OP 0 I I LOT 5 � � ' TANOAK LANE aR . (e{r1+s OR DePREDaORe, EXTRANEOUS MATERIAL UATED I 0 3 V i �/ '— ® �7 � ' � ® ��T� ____�— ��►�_��_ ∎�� .. oL1NmED1 eNHOUN ARE MENDED TO ABORT CONTNCTOR N EvAL ' y . - - - - , p FORMS f_, �' '." -.sr Ar �. ' ,� �- �Il� e � � , �T "/ �, A O � .0 /IE.D IM.TE T C OR aN/LLL OE (� 1 PLANE M B OILWTITIEA AS REQUIRED BY THE W ►� � � ��A I I 1 v I I p � 1 I I I 1 4,7 • Z I I ` � � ♦ 1 I •a / 1� TRIAN E EARR A CE I • CO 1 P I -0RDNME LANDSCAPE LANDSCAPE INSTALLATION AN IN {1T1 INSTALLATION I ` UNDERGROUND ePle+aER AND DRAINAGE OT DTE ID ;�} o ' LOT 6 I / L 7 I LOT 8 I LO 9 �� I ®� LOT 1 0 I LOT 11 1 LOT 12 1 LOT 13 I LOT 14 1 LOT 15 I PE `-' U I ill - � :. I P 1 ,® I 1� 1 I I I I BY OUSTING LANDSCAPE T AR ° OHRE ' AL eNAU BE PRIOTECTED AS DIRECTED m H-• I I -- ,,. -- ;� . ` •' � ® / �• - l a ' . , •.'!� - - _ \I IL N AREAS DESIGNATED 'ARILIALS' LANDSCAPE CONTRACTOR TO PREPARE ..•. • W ` -( •_ • I - !, ' > , ' �L� ..! 4 -- - 1� N -- — 1� _ - - •,- -- � " -- - 1... , �- - _. -- �� •�.-� �► C — -- - - .... O R WERE PROPOSED TIM LOCATIONS OCOR WADER EXISTN3 OVEIPPE.AD MURES OR CROW EXISTING [ J O •` • s •, ',.G3 -- ' :- - m- I > i 1 i ADJUST TREE LOCATIONS. TREES. NOTFT LANDSCAPE ARCHITECT TO j � 3v3 \ \ ,`I ' T �: T Y ' ; I • , ' SH O=DD OAKS SU °BD=VISION ' N0.J_ , ` Ci I OaO 1 1 oz,-.., I % i I o�<� 3 PRELIMINARY LANDvCAPE / 1 • i TREE REMOVAL PLAN • a to X I n s: ' I I ELDER E RX SQUARE • D { I . �.... — _ .......... — _ _ � ..... . .......- --- _ _ .. T IGARD, OREGON • • I 0 _ �\-, PROJECT MO. - MAT00S ___-_.). 1 S.W. KENTON DRIVE DECEMBER 4, 1998 I w R G I ' . I - I G N I NC . . ! - RE Memo Ave. Portiere'. Oregon - a BOA SSiO3-6344 7113 PAX semi SOl -44 maNDNP BGNIEN4LANXI CAPS ■GfI•TAy=4YOIr 1 " o , • ' 4- -r C .t i�.:.i„c..�s.isr.y y r Nr' jp.• a`iaQ'�JO' +,. w• :a s,: yy t , 4 ,1 . ' 1 .41 yT 7 ' kiiiir ; 1;(- wry` 3 Z frx : • 1, ; •i - - 's`, � ..4...7 :., su .Y.? t ''' ;Y" ''y 4 .r:, 3� , 1 } Y e S _ ', . ' - �ry� ; ' ` ry i ti 1 s .. a. 1_ .kr -. ar!.' a c�. '2' " .. 7 CATIOT ,CON � ,. O YES * .... ; 7 iin:.�s�� }. :-Yw..'.•a, -r�i a, r� +:y� ,,e ;: + z :r�..:...: • '-i- u .' �t,a '=i . � . 1 1 , I r e ppl I on: ee... ! to jre a....110 6t Months ' ' : . 1. �c y 8 t RESIDENTIAL PRE -APP. MTG. DATE: STAFF AT PRE - APP.:- ■ 1�1� 7w. 1 � � APPLICANT: L ```.r' ■. I NA- gi AGENT: 1 Phone: ( 1 Gds —11/3 6 Zo Phone: ( I I PROPERTY LOCATION: ADDRESS /GEN. LOCATION: ,.. r Grain 4 (gas TAX MAP(SI/LOT #(SI: 2_S' 7r 1 alp rn @ (c )::A I NECESSARY APPLICATION(S1: • PROPOSAL DESCRIPTION: 2R (_c5 vtScd' Lw p . - O -e(V I (lINI; ;� tzsS ) COMPREHENSIVE PIAN MAP DESIGNATION: N P.€5,mU 1 ZONING MAP DESIGNATION: --- 1 CIT. AREA: - AREA: - � ,. FACILITATOR: Lief 1 PHONE: (5031 I ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE:5 sq. ft. Average lot width: 'j ft. Maximum building height: 35 ft. Setbacks: Front f7 ft. . Side S ft. Rear 15 ft. Comer to ft. from street. I MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: 20 %. (Refer to Code Section 18. 9(0 - Z 1 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 , feet, unless lot is created through the Minor Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 -foot 1 wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2 times the average width, unless the parcel is I Tess than 1' times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.164.060 Lots) 1 CITY OFTIGARO Pre- Appl>catlon Conference Notes Page 1 of 12 Nsusatld kotgeatln/rlaaaln IMslaa halos • • SPECIAL SETBACKS I ➢ Streets: feet from the centerline of -• -- • — Elag_Jot: feet-aiong.#he.sde_s beandary I D Zero l of line lots. Mlnrmum,ten (10) -foot separation between buildings. •y' kl - _ .. • - ; - '. to •• •• • - • . •:-: I (Refer to Code Section 18.96.0301 ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than I 2.5 acres in size. Five (5) -foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1000 SQUARE FEET on parcels of at least 2.5 acres in size. I (See applicable zoning district setbacks for primary structures.] SUBDIVISION PLAT NAME RESERVATION • • PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, I applicant's are REQUIRED to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approvaVreservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of I approval from the County of the Subdivision Name Reservation. (County Surveyor's Office: 503 - 648 -8884] I FLAG LOT BUILDING HEIGHT PROVISIONS MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever • - '• •• - • 1 • ;es, or 35 feet in R -7, R -12, R -25 • : 4 a - - - • • v •e. 1 at the standards of Code Section 18.98.030(8] are I satis '-.. RESIDENTIAL DENSITY CALCULATION (See example below] M' MMrj & = c07 , <<' i' The NET RESIDENTIAL UNITS ALLOWED on a particular site may be c by dividing the net I 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: 1 All sensitive lands areas including: D Land within the 100 year floodplain; I > Slopes exceeding 25 %; and D Drainageways. • Public right -of -wav dedication: I > Single- family allocate 20% of gross acres for public facilities; and D Multi- family allocate 15% of gross acres for public facilities. (Refer to Code Section 18.92] 1 !EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: I EXAMPLE: USING A ONE ACRE SITE IN THE R -12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single - Family Multi- Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area I 8,712 sq. ft. (20 %) for public right -of -wav NET: 34,848 square feet 6,534 sq. ft. (15 %) for public right-of-way NET: 37,026 square feet - 3.050 (minimum lot area - 3.050 (minimum lot areal I = 11A Units Per Acre = 12.1 Units Per Acre * The Development Code rewires that the net site area eldst for ate next whole dweflug nult. NO ROUNDING UP IS PERMITTED. I CITY OF TIGARD Pre Appfcatloa Conference Notes Page 2.112 IesldslUal UpUeatl•a/Mauloi IMslaa Seetlaa • • 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 18.164.040) 1 RESIDENTIAL DENSITY TRANSFER The City of Tigard allows a RESIDENTIAL DENSITY TRANSFER OF UP TO 25% of the units that ' could otherwise have been developed on sensitive lands areas listed i • densitytalculations that may be applied to the developable portion of the site. [Refer to Code Section 18.92.030] It is the respoasi•i ity of the applicant for a residential development application to PROVIDE A CALCULATION FOR BOTH the permitted residential density and the requested density transfer. RESIDENTIAL DENSITY TRANSITION ' Regardless of the allowed housing density in a zoning district, A - ' OPERTY WITHIN 100 FEET OF A DESIGNATED ESTABLISHED AREA SHL ' • BE DEVELOPED AT A DENSITY GREATER THAN 125% of the maxi omprehensive Plan designation (not zoning) of the ' adjacent parcel. Transition a - - : • • ies to any property which is a designated established area. The subject prope • • - - '• ated as an area. The - property is adjoined by established/developinq/areas to the north, south, east and west. 1 FUTURE STREET PLAN AND EXTENSION OF STREETS 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 pattem 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 1 include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and ' pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. 1 [Refer to Code Section 18.164.030) RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS — ' eeS - 4 Afree ' ALL UBDIVISIONS AND MINOR PARTITIONS ARE S BJ CT 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 Tots: > Demonstrate a north -south dimension of at least 90 fe ' > Demonstrate a front lot line orientation within 30 degrees of a true east -west axis. 1 I CITY OF TICARO Pre - Application Conference Notes Page 3 of 12 Issldortlol IMslot Satin I The total or artial exem n of a site from the solar access r ement may be approved P � � y for the following reasons: 1 ➢ East, west or north slopes steeper than 20 %; ➢ -site shade sources (structures, vegetation, topography); 1 ➢ On- 'te shade sources (vegetation). 1 Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reason : ➢ Reduced nsity or an increased cost of at least five (5)% due to either. I a East, west or north slope greater than 10 %; Signif nt natural feature; b Existin road or lotting pattern; I b Public a ement or right -of -way. ➢ Reduction in impo nt development amenities; ➢ Pre - existing shade (vegetation). PLEASE NOTE Maps and text are required which are sufficient to show that the development complies with the I solar design standards, or specific lots should be exempted or adjusted out. The following items shall be Included in the alysis: I ➢ The north -south lot dimension a front lot line orientation of each proposed lot. ➢ Protected solar building lines and re vant building site restrictions, if applicable. • 1 ➢ For the purpose of identifying trees r ated to exemption requests, a map showing existing trees which are at least 30 feet tall and ver 6 inches diameter at a point 4 feet above grade shall be submitted. THIS MAP SHALL INCLUDE THE FOLLOWING: I b Height; b Diameter, b Species; and 1 b Statement declaring that they are to be reta'ned. ➢ Copies of all private restrictions relating to solar acc= s. I The design characteristics of a developed solar - oriented lot . e high levels of wintertime sun striking the south walls and roofs of the house, house orientation m: imizing south window area, and a south - sloping roof area. To achieve this one ma utilize the folio ..n•: 1 ➢ Protected Solar Building Line - The solar building line must: a be oriented to within 30 degrees of a true east -west axis; I (=> provide a minimum distance of 70 feet from the middle of the lot to the south property line; 1 b provide a minimum distance of 45 feet from the northernmost uildable boundary of the subject lot to the north property line. ➢ Performance Options - There are two performance options which may b utilized as follows: I g) The house to be oriented within 30 degrees of an east -west axis and h ve at least 80% of the ground floor's south wall protected from shade. 1 At least 32% of the glass and 500 square feet of the roof area face so \h and be protected from shade. I CRY OPTICIAN Pre- Appgcatlon Conference Notes Page 4 01 12 Ilsslrntlat ypnan.amaumi MAN Sada PLEASE NOTE Regardless of the 000n(sl used through the design of the Sillivision or Minor Land Partition, all ' • one and two family, single - family residences are reviewed through the building permit process for compliance with Solar Balance Point standards. Please contact the Building Division for further information regarding the Solar Balance Point standards and the options that are available ' related to building height and construction. PARKING AND ACCESS • ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. > \ Single family Requires two (2).off- street parking spaces per dwelling unit. ➢ Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. (Multi family - requires 2 parking spaces per unit for 1+ bedrooms.) 1 Multi- family dwelling units with more than 10 required spaces shall provide parking for the use of . guests and shall consist of 15% of the total required parking. (Refer to Code Section 18.106.0301 • NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AND /OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ' ➢ Standard parking space dimensions: 8 ft. 8 Inches X 18 ft. > Compact parking space dimensions: 8 ft. X 15 ft. > Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the ' Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. 1 BICYCLE RACKS BICYCLE RACKS are required FOR MULTI - FAMILY, COMMERCI DUSTRIAL ' DEVELOPMENTS. Bicycle racks shall be located in areas • •• - - rom automobile traffic and in convenient locations. Bicycle parking spaces sh- - - •rovided on the basis of one space for every fifteen (15) required vehicular parkin. • . - - . 1 Minimum number . cesses: Minimum access width: Maximu cess width: Minimum pavement width: 1 REQUIRED WALKWAY LOCATION Within all ATTACHED HOUSING (exc- • ' o-family dwellings) and multi - family developments, each ' residential dwelling SHALL B - •NNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OP - •ACE AND RECREATION FACILITIES. I CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE AND EIGHT 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. (Refer to Code Section 18.1021 I CIIT OFTt6AN Pre- Appgcatloo Contemnce Notes Pape 5 of 12 taa uaatlalA rapatlaa/P1aaa1N Man Sudsy • BUFFERING AND SCREENING • S In order to increase privacy and to either reduce or eliminate adverse noise or visu acts between • adjacent developments, especially between different land uses, the CITY R • ES LANDSCAPED BUFFER AREAS ALONG CERTAIN SITE PERIMETERS. Require. . • • er areas are described by the Code in terms of width. Buffer areas must be occupied by . ure of deciduous and evergreen trees and shrubs and must also achieve a balance betw- - vertical and horizontal plantings. Site obscuring screens or fences may also be required; t. - e are often advisable even if not required by the Code. The required buffer areas may o_., •e occupied by vegetation, fences, utilities, and 1 walkways. Additional information on re • ' - • buffer area materials and .sizes may be found in the Community Development Code. [Refer to Code Chapter 18.1001 ' The REQUIRED BUFF WIDTHS which area applicable to proposal area are as follows: pP your P ro P • t along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. In ion,: sight obscuring screening is required along . STREET TREES ' STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right -of -way or on private property within six feet of the right -of -way ' boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may ' be obtained from the Planning Division. A MINIMUM OF ONE TREE FOR EVERY SEVEN PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.100,18.106 and 18.1081 • 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 significant by the city; ➢ 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 18.150.070.D. according to the following standards: ' b Retainage of Tess than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net Toss 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; I CITY Of T GARD Pre- Appgcattoa Conference Notes Page 6 of 12 psld.otlsl l.ncafl.aRtaooln IMsl.o Simla Retainage olu 50 to 75% of existing trees over 12 inch. caliper requires that 50% of the trees to be removed be mitigated according to Section 18.150.070.D; 1 14. 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. ' 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 18.150.025) 1 MITIGATION REPLACEMENT OF A TREE shall take place according to the following guidelines: 1 ➢ 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. ➢ 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 accordance with the following formula: ' ➢ The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably 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. [ Refer to Code Section 18.150.010 MI 1 SIGNS .- - c f r.i . (2/ 2 5) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of I Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Altematively, a Sign Code Exception application may be filed for ' review before the Hearings Officer. SENSITIVE LANDS The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100 -YEAR . ODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN OF 25 %, OR ON UNSTABLE ' GROUND. Staff will attempt to preliminarily identify sensitive lands areas at the pre - application conference based on available inform 'on. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their aries, is the responsibility of the applicant. Areas meeting the ' definitions of sensitive I must be clearly indicated on plans submitted with the development application. I CRY OF11CARD Pro-Application Conference Notes Pa0010112 fssidatlal*cpUatla/Maslis MMslan Satin • Chapter 18.84 also provides regulations for the use, protection, modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. • [Refer to Code Chapter 18.84) I STEEP SLOPES When STEEP SLOPES exist, prior to issuance of a final order, a geotechni I report must be submitted which addresses the approval standards of the Tigard Community evelopment Code ' Section 18.84.040.B. The report shall be based upon field exploration and ' vestigation and shall include specific recommendations for achieving the requirements •f 18.84.040.B.2 and 18.84.040.B.3. 1 UNIFIED SEWERAGE AGENCY NSA] BUFFER STANDARDS, RESOLUTION AND ORDINANCE I: a 0] 96 Land DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall pr- serve and maintain or create a ' vegetated corridor for a buffer wide enough to protect the water • ality functioning of the sensitive area. ' Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 5 FEET WIDE, measured horizontally, from the defined boundaries of the sensitive area, excep ere approval has been granted by the ' Agency or City to reduce the width of a portion of the co '•or. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated c• 'dor, then the surface water in this area shall be directed to an area of the vegetated corridor that s a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as =Vowed in Section 3.11.4. No more than 25% of ' the length of the vegetated corridor within the dev opment or project site can be less than 25 feet in width. In any case, the average width of the veg ated corridor shall be a minimum of 25 feet. 1 Restrictions in the Vegetate Corridor: NO structures, development, constructio' activities, gardens, lawns, application of chemicals, ' dumping of any materials of any kind, o other activities shall be permitted which otherwise detract from the water quality protection pro ded by the vegetated corridor, EXCEPT AS ALLOWED BELOW: > A gravel walkway or bike path not exceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated co dor must be widened by the width to the path. A paved or gravel walkway or bike path may of be constructed closer than 10 feet from the boundary of the ' sensitive area, unless ap • oved by the Agency or City. Walkways and bike paths shall be constructed so as to mini ize disturbance to existing vegetation; and 1 > Water quality facilities r ay encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agen - or City. Location of Ve • etated C • rridor: ' IN ANY RESIDENTI a DEVELOPMENT WHICH CREATES MULTIPLE PARCELS OR LOTS intended for separat- ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and : all not be a part of any parcel to be used for the construction of a dwelling unit. 1 [Refer to R 8 0 6-44 /USA Regulations - Chapter 3, Design for SWMI WATER RESOURCES OVE ' 4Y DISTRICT ' The WATER ' ESOURCES (W R) OVERLAY DISTRICT implements the policies of the Tigard Comprehen ve Plan and is intended to resolve conflicts between development and conservation of signific- t wetlands, streams and riparian corridors identified in the City of Tigard Local ' Wetlands nventory. Specifically, this chapter allows reasonable economic use of property while establis ng clear and objective standards to: protect significant wetlands and streams; limit develo • ent in designated riparian corridors; maintain and enhance water quality; maximize flood I CRY OF TIGARD Pro- Application Conference Notes Page 8 of 12 MO EN liotfcatl•URlaaalal MM i n Satin storage capacity; preserve native plant cover minimize streamb• erosion; maintain and - nhance fish and wildlife habitats; and conserve scenic, recreational and educational value of water 1 resource areas. Safe Harbor. The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STAT IDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 ad ' nistrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands an • riparian corridors be ' mapped and protected. The Tualatin River, which is also a "fish- bearing ream," has an average annual flow of more than 1000 cfs. Maor Streams: Streams which are mapped as "FISH- BEARING STREAMS" by the a regon Department of Forestry and have an average annual flow Tess than 1000 cubic feet per seco►d (cfs). ' ➢ MAJOR STREAMS IN TIGARD INCLUDE FANNO CR K, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) A I BALL CREEK. Minor Streams: 1 Streams which are NOT "FISH - BEARING STREAMS" a • rding to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Cree Deny Dell Creek, Red Rock Creek, North • Fork of Ash Creek and certain short tributaries of the T : latin River. 1 Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY F' 4M AND PARALLEL TO MAJOR STREAM OR ' TUALATIN RIVER TOP -OF- BANKS, OR THE 'GE 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 riparia' setback is 75 feet, unless modified in accordance with this chapter. ➢ The major streams riparian s= •ack is 50 feet, unless modified in accordance with this 1 chapter. ➢ . Isolated wetlands and minor treams (including adjacent wetlands) have no riparian setback; however, a 25 -foot `water • uality buffer" is required under Unified Sewerage Agency (USA) ' standards adopted and a• inistered by the City of Tigard. (Refer to Code Se rim 18.85.010) I Riparian Setback Reductions The DIRECTOR MAY AP ROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM - IPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of ' structures or impervio surfaces otherwise prohibited by this chapter, provided that equal or better protection for identifi d major stream resources is ensured through streambank restoration and/or enhancement of rip: rian vegetation in preserved portions of the riparian setback area. 1 Eli. ibili for Ri • . Ian Setback in Disturbed Areas. To be ELIGIB ' FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that ' the rip an ried hheg T dete ria must rdor be was based on the substantially Vegeta at Study te time re t is r by ulation Sect was 18 tha t demonstr s all of the following: ➢ tive plant species currently cover less than 80% of the on -site riparian corridor area; ➢ he tree canopy currently covers Tess than 50% of the on -site riparian corridor and healthy trees have not been removed from the on -site riparian setback area for the last five years; 1 ➢ That vegetation was not removed contrary to the provisions of Section 18.85.050 regulating removal of native plant species; I CRY of fl6ARD Pro- Application Conference Notes Pape 9 of 12 leeldeetlel *OpucatleoRlaulug Mies settle. ➢ That there will be nlfrin ement into the 100-year flood I. and 9 Y P ' ➢ The average slope of the riparian area is not greater than 20 %. • (Refer to Code Section 18.85100) NARRA= ' 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. CODE SECTIONS — s msueD / _ 18.80 ✓ 18.92 13 , �; X ✓ 18.102 _ 18.116 18.150 �' / 18.84 / 18.96 / 18.106 t8• ?(-f _ 18.120 ✓ 18.160 t 3 X30 18.85 ' 18.98 3 `o O /18.108 L $•lbs _ 18.130 / 18.162 t a 1 _ 18.88 ./ 18.100 CO 5 18.114 , 8 - 1c) _ 18.134 / 18.164 c g 3(0 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 facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected ' private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication 1 requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Chapter18.32 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 .250) • ' 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. Meter to the Neighborhood Meeting Handout) I SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications 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: 503 - 648 -8884) CITY OFTIGARO Pre- Appacatloa Conference Notes Page 10 01 12 Issldaatlal llopUcatlao/Maootof'Mslsa Section 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 contact a Building Division Plans Examiner to determine if there are ' building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that ' structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE . DEMOLITION PERMIT IS ' OBTAINED.) RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE ' SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625 -6177. • [Refer to Code Section 18.1161 I ADDMONAL CONCERNS OR COMMENTS: 1 • • 1 1 1 1 PROCEDURE ' ./Administrative Staff Review. kE- t&(tC- ✓ Public hearing before the Land Use Hearings Officer. 84T-de (2Cc. • Public hearing before the Planning Commission. ' Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. 1 APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the ' Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week 1 days. I CRY OF TMARD Pro- Appfcatloa Conference Notes Pogo 11 of 12 Iatpetlel ptlteatloern*ulel IMstoe Soctloe a submitted with an application shall be folded IN ADV I to 8.5 by 11 inches Maps s A Y . One (1), 81/2" x 11" map of a proposed project should be submitted for attachment to the staff report or ' administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written 1 recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public app • eriod follows all land use decisions. An app = : ... this matter would be heard by the Tigard Jt _ ,_�� .. �,� " . cc ca. 1.47 basic flow chart which illustrates the review • • es )s avai a•le from the Planning ivision up 41" equest. 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. 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. 1 ADDITIONAL PRE - APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN 1 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). 1 PREPARED BY: AlthS CI1Y OF TIGARD LAMMING DIVISION - STAFF PERSON HOLDING PRE -APP. MEETING ' PHONE (5031639 -4171 FAX: (5031684 -7291 E-MAIL: (staff's first name) @CLbgard.orus ' h :Voginlpatty masterstpreapp -r.mst (Engineering section: preapp.eng)\ Updated: 26- May-98 I CRY OF TIGABD Pre-Application Conference Notes Page 12 of 12 iiotl /oatlu Nveatlott/Maau� IMsln Soctloa ...::.:::.::..:...:.... ::.: .:... • PR P C 0 CO F ..::..:.:... .,::::,::.!!::..:,.,,,- - :.:.: .. :::i..' . .:!: .. !: . • , ,...::i:' , :iii:::::::ii:::::, Ri.::::::.:.::.....: :,.:.:::.::::: . •.!.:::::::::!.:::!1:10:1:::,:•.:,':: - ,,::2:::::i....::. - ..z . :i 1111:,!:1111 . .:•14: : ,.::_::! : ..:::": . ,:,:k::::11.: . : 111,:!..111111:111 : 1:11 . 1:1:10::: . - 1:::::',::::::.:::.;':::: . :::',::1: 11;:::::::::::1111 11111 11 . 111111, 0 "111111 1:: : 1 11 , :l. 1111111 111: 111 , 1 11 :.:.:.... ::..::. ..:::.:.::..;..:..:::.::...:.. T. i ' : i. .......::.:.:.:..:..: . _ .::. :...... .............. ..:::.:.. . HGN RN CTM N ..:::::: ::::.:...::::: :: . .:.:::.....:.. . :::::: : .: 1 :�. . : .. : . : .. :: .....:... : ... � �:: :: Commur►i:.: :::Q�ye[n marnt. : Slag :.:in :.w.r. a iiiIii :: Uh -S\ Izc-f IUBLIC FACILITIES r tc / k 000 / \°� I 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 I commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. I Right-of-way dedication: • 9 Y I 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 I (2.) For the creation of new streets. - Approval of a development application for this site will require right -of -way dedication for: • 1 (1 1-1c_ c' to feet from centerline. (Vf C.(24-4 it s @ to 7-,,D ter n . NAB- R0 ( ) to feet from centerline. I to feet from centerline. . • I Street improvements: (� c sk-re. ) F'--- street improvements will be necessary along , s S-r. Dat,4 SIDS C. ' to include: • [r - s- 4 feet of pavement c..P4., - c-.-g. I ( concrete curb ptorm sewers and other underground utilities [( 6 -foot concrete sidewalks w SID s - • I [street trees I • [street signs, traffic control devices, streetlights and a two -year streetlight fee. 1 I CRY OFTIGARD Pre - Application Conference Notes Page 1 of 6 Eaolneerlag Department Section I (v' `iz streeeprovements will be necessary alon N •te-- E; -�✓n ( (.AST) , to include: • I Q r 2 -5 feet of pavement f o Q'concrete curb I ['storm sewers and other underground utilities E]' (49 -foot concrete sidewalk (o4 LAArru.4 ate_ ant✓ ¢ Sr'r) I �treet trees street signs, traffic control devices, streetlights and a two -year streetlight fee. 1 ( ) street improvements will be necessary along , to include: 1 ❑ • feet of pavement ❑ concrete curb 1 ❑ storm sewers and other underground utilities -foot concrete sidewalk I D ❑ street trees • ❑ street signs, traffic control devices, streetlights and a two -year streetlight fee. 1 ( ) street improvements will be necessary along , 1 to include: ❑ feet of pavement 1 ❑ concrete curb ❑ storm sewers and other underground utilities 1 ❑ -foot concrete sidewalk • ❑ street trees I 0 street signs, traffic control devices, streetlights and a two-year streetlight fee. (‘.'r Section 18.164.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines I 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 even if the utility lines I 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. 1 There are existing overhead utility lines which run adjacent to this site along SW f-1a� &-V1) • . Prior to tZec 4.p,,.K - aF Pc. , the applicant shall either place these utilities underground, or pay the fee in -lieu described above. 1 'Ci rri OFTIGARD Pre - Application Conference Notes Page 2 of 6 glowing Department Section t In some cases, where steelier provements or other necessary p' FllaUc improvements are not currently . practical, the improvements ay be deferred. In such cases, il.ndition of development approval may be specified which requires the property owner(s). to execute a non- remonstrance agreement • I which waives the property owners right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: 1 (1.) . I (2.) • I Sanitary Sewers: Asiat-- Age The nearest sanitary, sewer line to this property is-atn) inch lineswhich is located iN Sv✓ EA A E g. 5"/ 12.05 5 S -c . . The proposed development must be connected to a I public sanitary sewe It is the developer's responsibility to 2o&-“c s:..c4 -- -c. s 'f.A6 pct - PM »J1 A+ ( FlzvJl pt. 5TJ8 o-YC 5 Tc+ i 4^4%( A JAceJ 1 u-4 cevb.,coe0 mk-- . I 014 Pi cra-s . Water Supply: I C cf T � - Phone: 503 Co q- `F �iU pr provides p ) The ( ) provides public water service in the area of this site. This service provider should be contacted for information regarding I water supply for your proposed development. Fire Protection: 1 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 information I regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. 1 Storm Sewer Improvements: • All proposed development within the City shall be designed such that storm water runoff is conveyed I 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 I 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. 1 ' Dtwr '1lx.AJ A,•IALisLC ¢ STd- -M f.�A 41(3Fi FIA,J 12661, wrri4 S1/4.r3 c.ic/a ■ ' Id v.._ u v i 1G'�'> -0, ►A 0)(3T PC-T i ■fIt J t a,./ R -tear r S I • ti5Cc Ls A ,r-!/ E izzi-�l ,ij rr ScDe 4= 4ss w4i A. 1 6 LH - rte w041 -. A2/3 5E0 Sraia•c Pca.r 94. /N. I Cop-11E1r ..4 - 54cs &✓,9ta,e.. sera AP-0 Storm Water Quality: '° ^ S 5ts 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 I 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 r ITY OFTIGARD Pre- Application Conference Notes Page 3 of 6 glaeetlag Department Section to pay a fee in -lieu of conilliting an on -site facility provided saifiific criteria are met. The City will use discretion in determininc whether or not the fee in -lieu will bered. 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. I 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. • ' T . 51.41 Is (t6ol'1 1 1 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 projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee ' category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than 1 $5,000.00. pn� rc-- • hu- -,. �Hl rc�.rr , a2� c— t.lcft6LE Foie_ TiF uze*rr '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 cost 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. t in OFTIGARO Pre - Application Conference Notes Page 4 of 6 pineerinp Department SecUon 1 Compliance Agreem• (CAP). This permit covers moreagensive work such as main utility line extensions, street improvements, etc. In subdivisions, his type of permit also covers all P tYP p ' 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), 1 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. 1 NOTE If an Engineering Permit is required, the applicant must obtain that permit prior to release of any permits from the Building Division. 1 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. ' Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi - family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on -site preparation, grading 1 and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. ' Building Permit (BUP). This permit covers only the construction of the building 9 BUP () p Y o 0 9 and is issued ' after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi - family buildings. It covers all ' work necessary for building construction, including sub - trades (excludes grading, etc.). This 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 a 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. 1 1 I CRY OFTIGARD Pre - Application Conference Notes Page 5 of 6 Engineering Department Section 1RADING PLAN REQUIREMENTS FOI IBDIVISIONS • All subdivision projects shall require a proposed grading plan prepared by the design engineer. The I 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 I determining if special grading inspections will be required when the Tots 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 I include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. 1 1 BY: a II 31 % P ►� ENGINEERING DE ' i . TMENT S AFF I Phone: (5031 639-4171 Fax: 15031684 -7297 �patt Master secti preapp r.mst) 01- Sept -88 1 1 1 1 1 1 1 1 1 I CITY OF T16ARD Pre - Application Conference Notes Page 6 of 6 Engloeering Department Section 1 • • I CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT . APPLICATION• CHECKLIST +I�'IJ 1 CITY OF TIGARD I • The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is to be submitted with your application. This sheet MUST be returned and submitted I 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. • I Staff: 14■1(L- Date: I( t ',APPLICATION & RELATED DOCUMENTS) SUBMITTAL REQUIREMENTS INCLUDE 1 MARKED ITEMS I II - A) Application form (1 copy) Dr B) Owner's signature/written authorization I C) Title transfer instrument/or grant deed 0) Applicant's statement No. of Copies _ I E) Filing Fee $ 31a.-.7 Sr�k'1N 1 jJ SITE - SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE i MARKED ITEMS II A) Site Information showing: No. of Copies _ I 1. Vicinity map 2. Site size & dimensions G EK 3. Contour lines (2 ft at 0 -10% or 5 ft for grades > 10 %) e I 4. Drainage patterns, courses, and ponds d 5. Locations of natural hazard areas including: (a) Floodplain areas 0 I (b) Slopes in excess of 25% 0 (c) Unstable ground 0 (d) Areas with high seasonal water table ° 1 (e) Areas with severe soil erosion potential ° (t) Areas having severely weak foundation soils 0 .6. Location of resource areas as shown on the Comprehensive ° 1 Map Inventory including: (a) Wildlife habitats ° (b) Wetlands 0 I 7. Other site features: 0 (a) Rock outcroppings 0 (b) Trees with 6" + caliper measured 4 feet from ground level 0 I 8. Location of existing structures and their uses wil 9. Location and type of on and off -site noise sources 10. Location of existing utilities and easements ° ' 11. Location of existing dedicated right -of -ways ec LAND USE APPLICATION / LIST PAGE 1 OF 5 1 • • B) Site Development Plan Indicating: .. of Copies . 1 1. The proposed site and surrounding properties ❑ 2. Contour line intervals ❑ I 3. The location, dimensions and names of all: (a) Existing & platted streets & other pub c ways and easements on the site and on adjoi ing properties ❑ I (b) Proposed streets or other public ays & easements on the site I (c) Alternative routes of dead en• or proposed streets that require future extensio- 1:3 4. The location and dimension of (a) Entrances and exits on e site ❑ 1 (b) Parking and circulatio areas ❑ (c) Loading and service. area ❑ 1 (d) Pedestrian and bi cle circulation c] (e) Outdoor commo , areas ❑ (f) Above ground ilities ❑ I 5. The location, dime ions & setback distances of all: (a) Existing per 'anent structures, improvements, utilities, and easements hich are located on the site and on adjacent 1 property !thin 25 feet of the site ❑ (b) Propose. structures, improvements, utilities and easements on the Ate ❑ , I 6. Storm drai :ge facilities and analysis of downstream conditions ❑ 7. Sanitary s: er facilities ❑ 8. The loca ' on areas to be landscaped ❑ I 9. The lo :tion and type of outdoor lighting considering crime preve► tion techniques ❑ I 10. The ocation of mailboxes ❑ 11. Th: location of all structures and their orientation ❑ 12. E !sting or proposed sewer reimbursement agreements ❑ I C) Gra ► !n: Plan Indicatin:: No. of Copies T site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: I 1. The location and extent to which grading will b g take place indicating: (a) General contour lines 2, I (b) Slope ratios 2" (c) Soil stabilization proposal(s) _ V / (d) Approximate time of year for the proposed site development V 1 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report ca j 1 (b) The validity of sanitary sewer and storm drainage service proposals ¢f (c) That all problems will be mitigated and how they will be mitigated p 1 I LAND USE APPLIC.GTION I UST PAGE 2 OF 5 I 0) Architectural DravQs Indicating: • No. of Copies -• The site development plan proposal shall include: P 1 1. Floor plans indicating the square foots g q footage of all structures proposed for use on -site I 2. Typical elevation drawings of each structure C r I E) Landscape Plan Indicating: No. of Copies �i • The landscape plan shall be drawn at the same scale of "the site ' analysis plan or a larger scale if necessary and shall indicate: I 1. Description of the irrigation gation system where applicable ❑ 2. Location and height of fences, buffers and screenings or' 1 3. Location of terraces, decks, shelters, play areas, and common open spaces d 4. Location, type, size and species of existing and proposed plant materials 1 5. Landscape narrative which also addresses: (a) Soil conditions u , (b) Erosion control measures that will be used 0/ I F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 1 of the Code as part of the Site Development Review or prior to o a Building Permit to construct a sign. - II G) Traffic Generation Estimate:A 'N • ' H) Preliminary Partition /Lot Line Adjustment Map Indicating: No. of Copies p es I 1. The owner of the subject parcel ❑ 2. The owner's authorized agent ❑ I 3. The map scale (20,50,100 or 200 feet-1) inch nort . row and date ❑ 4. . Description of parcel location and boundaries ❑ 5. Location, width and names of streets, easem is and other .public ways within and adjacent to the parcel ❑ I 6. Location of all permanent buildings . and within 25 feet of all property lines ❑ 7. Location and width of all wat- courses ❑ I . 8. Location of any trees withi ." or greater caliper at 4 feet above ground level ❑ 9. All slopes greater tha. 5% ❑ I 10. Location of existin: utilities and utility easements ❑ 11. For major land , . rtition which creates a public street: (a) The pr..osed right -of -way location and width ❑ • 1 (b) A sc ed cross - section of the proposed street plus any reserve strip ❑ 12. Any ap 'cable deed restrictions ❑ 1 13. Evi nce that land partition will not preclude efficient future land . • ision where applicable ❑ LANO USE APPUIGTION / UST PAGE 3 OF 3 1 I) Subdivision PreIimiy Plat Map and Data Indicating: AN°. of Copies OCF I 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet td' 2. The proposed name of the subdivision e' I 3. Vicinity map showing property's relationship to arterial and collector streets 9/ 4. Names, addresses and telephone numbers of the owner, developer, I engineer, surveyer and designer (as applicable) EY . _ 5. Date of application q/ 6. Boundary lines of tract to be subdivided Ie 1 7. Names of adjacent subdivision or names of recorded owners of adjoining parcels of un- subdivided land ce 8. Contour lines related to a City- established benchmark at 2 -foot intervals 1 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): I (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 • e' I (d) Major power telephone transmission lines (50,000 volts or greater) V (e) Watercourses c' (f) Deed reservations for parks, open spaces, pathways and other land encumbrances ca' 10. Approximate plan and profiles of proposed sanitary and storm sewers • I with grades and pipe sizes indicated on the plans 9/ 11. Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants V I 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 re I 13. Scaled cross sections of proposed street right -of- way(s) 2' 14. The location of all areas subject to inundation or storm water overflow 0' 15. Location, width & direction of flow of all water courses & drainage -ways q/ I 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. V I 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 of 18. The existing uses of the property, including the location of all structures 1 and the present uses of the structures, and a statement of which structures are to remain after platting 19. Supplemental information including: 1 (a) Proposed deed restrictions (if any) .2( (b) Proof of property ownership V (c) A proposed plan for provision of subdivision improvements d 1 20. Existing natural features including rock outcroppings, wetlands & marsh areas ref 21. If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted 1 with the application 2/ I LAND USE APPLICATION / UST PAGE 4 OF 5 • J) Solar Access Calculations: tj \k(2- o • K) Other Information No. of Copies C o 1 . c re,A.E 9 1 1 cicA -ow 1 1 1 1 1 1 1 1. 1 i h Jogin\patty4nastersV- ddist.mst May 23, 1995 1 1 LAND USE APPLICATION/ LIST PACE 5 OF 5 U S AMER C • First American Title Insuranceeompany of Oregon Washington (OR) I Prepared For: Prepared By: Pamela Abbott Customer Service Department 1700 SW Fourth Avenue - Portland, Oregon 97201 -5512 I Phone: (503) 222 -3651 Fax: (503) 790 -7872 OWNERSHIP INFORMATION Owner : Mcdonald Lynn B & Monica R Ref Parcel Number : 2S112CB 01000 CoOwner T: 02S R: 01W S: 12 Q: 252 Site Address : *No Site Address* Parcel Number : R0512617 U Mail Address : 8340 SW Ross St Tigard Or 97224 Map Number . Telephone : Owner: 503- 639 -4890 Tenant: County : Washington (OR) I SALES AND LOAN INFORMATION Transferred Loan Amount . ' Document # : 10200703 Lender . • U Sale Price Loan Type : Deed Type Interest Rate % Owned Vesting Type . PROPERTY DESCRIPTION ASSESSMENT AND TAX INFORMATION U Map Page & Grid Land : $296,000 Census : Tract: Block: Structure • Subdivision/Plat : Good Acres Other . Neighborhood Cd : 4TIG Total : $296,000 I Land Use : 1902 Vacant,Residential,Potential Devel % Improved . Legal : GOOD ACRES, LOT PTS 8 -10, ACRES 97 -98 Taxes : $3,418.81 : 2.96 Exempt Amount : 111 Exempt Type . Levy Code : 02374 Millage Rate : 15.0001 PROPERTY CHARACTERISTICS • I Bedrooms Lot Acres :2 .96 Y ear Built . Bathrooms Lot SqFt : 12 8,937 Ef fYearBlt . • t Heat Method : Bsm Fin SqFt Floor Cover : Pool Bsm Unfin SqFt : Foundation Appliances Bsm Low SqFt Roof Shape . • Dishwasher : Bldg SqFt Roof Matl : • Hood Fan 1st Flr SqFt InteriorMat Deck Upper Flr SqFt : Paving Matl . Garage Type Porch SqFt Const Type . • U Garage SF Attic SqFt : Ext Finish . • Deck SqFt This title information has been furnished, without charge, in conformance with the guidelines approved by the State of Oregon Insurance I Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds. Indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. • I A M E R / • • `* + First American Title Insuranc *ompany of Oregon 1 ,; Washington (OR) I Prepared For: Prepared By: Pamela Abbott Customer Service Department 1700 SW Fourth Avenue - Portland, Oregon 97201 -5512 I Phone: (503) 222 -3651 Fax: (503) 790 -7872 OWNERSHIP INFORMATION I Owner : Mcdonald Lynn B Monica Ref Parcel Number : 2S112CB 00800 CoOwner T: 02S R: O 1 W S: 12 Q: 252 Site Address : 8340 SW Ross St Tigard 97224 Parcel Number : R0512635 Mail Address : 8340 SW Ross St Tigard Or 97224 Map Number II Telephone : Owner: 503- 639 -4890 Tenant: County : Washington (OR) I SALES AND LOAN INFORMATION Transferred Loan Amount Document # : 5030363 Lender . I Sale Price Loan Type : • Deed Type Interest Rate % Owned Vesting Type I . PROPERTY DESCRIPTION ASSESSMENT AND TAX INFORMATION I Map Page & Grid : 655 F6 Land : $70,980 Census : Tract: 308.02 Block: 3 Structure : $95,690 Subdivision /Plat : Good Acres Other . Neighborhood Cd : DMTG Total : $166,670 I Land Use : 1012 Res,Improved % Improved : 57 Legal : GOOD ACRES, LOT PT 9, ACRES 1.00 97 -98 Taxes : $1,859.71 Exempt Amount : I Exempt Type Levy Code : 02374 Millage Rate : 15.0001 I PROPERTY CHARACTERISTICS i I Bedrooms : 3 Lot Acres : 1.00 Year Built : 1967 Bathrooms : 2.00 Lot SqFt : 43,560 EffYearBlt : 1967 t Heat Method : Forced Bsm Fin SqFt Floor. Cover : Carpet Pool Bsm Unfin SqFt : Foundation : Concrete Ftg Appliances Bsm Low SqFt : Roof Shape . I Dishwasher : Yes Bldg SqFt : 1,760 Roof Mad : Wd Shake Hood Fan 1st Flr SqFt : 1,340 InteriorMat : Drywall Deck Upper Flr SqFt : Paving Matl : Asphalt Garage Type : Mixed Type Porch SqFt Const Type : Wd Stud \shtg I Garage SF : 420 Attic SqFt : Ext Finish : 251 Deck SqFt I This title information has been furnished, without charge, in conformance with the guidelines approved by the State of Oregon Insurance I Commissioner. The Insurance Division cautions Intermediaries that this service Is designed to benefit the ultimate insureds. Indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors In this report. I t n � 4' -...c,,,, : - 94, First American J rican Title Insuranceom an of Ore . �� p y f on g �i: I Washington (OR) I Prepared For: Prepared By: Pamela Abbott Customer Service Department 1700 SW Fourth Avenue - Portland, Oregon 97201 -5512 I Phone: (503) 222 -3651 Fax: (503) 790 -7872 , OWNERSHIP INFORMATION I Owner : Mcdonald Lynn B & Monica R Ref Parcel Number : 2S112CB 01001 CoOwner T: 02S R: 01W S: 12 Q: 252 Site Address : *No Site Address* Parcel Number : R2065764 • I Mail Address : 8340 SW Ross St Tigard Or 97224 Map Number . Telephone : Owner: 503- 639 -4890 Tenant: County : Washington (OR) I SALES AND LOAN INFORMATION Transferred Loan Amount . Document # Lender . I Sale Price Loan Type : • Deed Type Interest Rate % Owned Vesting Type I . PROPERTY DESCRIPTION ASSESSMENT AND TAX INFORMATION I Map Page & Grid Land : $4,360 Census : Tract: Block: Structure Subdivision /Plat : Good Acres Other . • Neighborhood Cd : 4TIG Total : $4,360 I Land Use : 1902 Vacant,Residential,Potential Devel % Improved . Legal : GOOD ACRES, LOT PT 10, ACRES .20 97 -98 Taxes : $50.43 . Exempt Amount : I Exempt Type Levy Code : 02374 • Millage Rate : 15.0001 I PROPERTY CHARACTERISTICS I Bedrooms Lot Acres : .20 Year Built . • Bathrooms Lot SqFt : 8,712 EffYearBlt . • I Heat Method : Bsm Fin SqFt Floor Cover : Pool Bsm Unfin SqFt : Foundation Appliances Bsm Low SqFt Roof Shape . • I Dishwasher : Bldg SqFt Roof Matl : • Hood Fan 1st Fir SgFt InteriorMat Deck Upper Fir SqFt : Paving Matl . • Garage Type Porch SqFt Const Type . I Garage SF Attic SqFt : Ext Finish . Deck SqFt I This title information has been furnished, without charge, in conformance with the guidelines approved by the State of Oregon Insurance I Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds. Indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. ' 498 • 202.70 90.216? ti ��r/e£G.CR1290 N 1 PUBLIC 337/64 �K (30 w 0. jr.gar J n ' ^ ??s.1� o Rv�J ,°„ ' (GR.1290 40�wIDE) _ L° e 45' 30 r OA IO C. g ? X0 6 8 9 *30 S 890394M 22640 3 SAM e 1 • I ATTLER ' ?� R s „G 03' 800 STREET gO . yo ac GS' : . .r.r., GOOD � 6 114 1)0 11 p cn V41000 1 .75 3.02 QC. 10 9 226 40' 8 0. • ' % ( . o 1 I I 23 - 74 I INITIAL POINT 226.40' 22640 ■ 226.40' 3E 5 90.01 76.50 5L20 52.80 15000 56.39 50' SO 50 50 50 5C II 13200 0 13100 13000 12900 -��`W X o 2800 8 300 6400 8500 8600 8700 88( -J 133.1 1r, 141 s 140 139 138 o v � j '�Q o 137 2 97 98 99 100 101 I0 Q g .� I 1 42 4p 50 �1 / . • 38 ' 1 c 40.58 35.63 1 e? v Q' 37.18 51.37 50' 50' 50' 50' 50 ( I p3 s 9,80 ' , 3 4 * ' ' -o KENTON 143 e . ° ; I ° - ° ° ° ° 0 Q 4Y 48.42 50' 50 52.39 51.37 60 55' 55' S 5' 1 13400 109.75 8.02 'e• 14500 14600 14700 8200 8100 8000 7900 7800 • 0 13500 2 *-4- n14400 O ti I N j '� 144 o 153 c 154 - 155 °c 156 ° 0 96 ° o _ 95 94 93 92 cc f 110' ''� °� ,� -' 13600 2 R. • fir �° J `' ; 9 A I JH r J r r- F 1 , V r - . 'q, 36.95 S0 S�' SO 55.08 60 35' 3S 55' I j, m 145 , Jr: A RV• 11t 03 76' 10' OP 57' 50.47 6 6.53 • 98.t3 ..3 1 51 0 14300 14200 ° 5600 5700 5800 5900 ( ( ._r, cr Z . .A t ° 100.01 � � 1w acT �� ^� m N 0 o i 13700 2J � '� 46 00 151 w 7 0 m 71 9 72 2 73 I 146 25 ti 1400066 • g AOr • . • 2s• ° ��► "' j a z� 13800 l � f• 76.19 �q v � b77 : 3. . • ? B 4 Id ( 01 ` pa 147 ! 1390 'o 149 z s . ti 69 �° `° 14100 N 5500 S. - 50.47 ; e • J ( / 1 \ j 4 8 J ^ J :-1 J ti S.W. �. I 0A 7 1- 1 5' e^ 108.0 m L R U1 76 100 s0' 14 a . . 89.65 N H. I co I ‘' 3p 70.33 W , , 64.59 52' 70' N ee 73'3x' 4300 s 5400 154.82 . 5100 N I 3900 4000 4100 42001 0 z g ;� 4400 %, 68 �90> 4 • 649 N Q. / 0 53 • 54 • 55 H I 56 . o 5 5200 V 6 5 c / 57 ° o ..� 67 6 6 / '1. 58 4500 • 84, P ` / 1 '� d . 41.19 , 52 9 ' 8 38.90 0 , b 33 95' S5' I s s S.W sO "o 59 0 4600 4700 4800 N 5000 n r a > / 4' a 1 3a 72 52 14 60.30 4';'/),3. 60 • 60 N 61 0 62 0 99.47 i n I • '�, 3700 3600 4900 m / 3800 .. �� ?4 t.„ 63 q so' 52 ° 51 50 A "' 3500 • R. ' 5 . • 1 52' 50' 79.14 ' is I sO42.32'E 49 340 a ASHFORC 85' sx' s; 0 3 s, 'la .)..3 0 ‘••• , • ... • • •0.11 Ns II3)..W.14MT CUD ...11 "lb •••• t•.. .••• • • • • . • I SA . • • • • 5.0 40 4 fil • 0 w ALL MEN BY THESE PRESENTS, That . ..Be Stark and " Irena D. Stark, Husband and Wife e . . • . • 4 . .. , hereinafter called the grantor, in consideration of Ten and n - ............. Dollars, • . . • . , and other good 'ad valuable idti . • conseraons . . .. to granto: paid by. , lorna.B..McDonald and . Monica. R. McDonald, Husband and Wife . ' hereinafter called the grantee. • * ' does hereby grant, be.gain, sell and convey unto the said drantee and grantees heirs and na■Cidrn, That certain real property, with the tenements, hereditament' and appurtenances thereunto belonging or apper- taing, situated in the State of Oregon and tho county therein named below, described as follows, to- wit: • ' ' • 't 11 The North 192 feet of Lot 9, GOOD ACRES, Waehington County, Oregon 1111 . ..., - • • • . - ----- . ■ LIf ). t'kei'l 4;01 1 : . . . . . ■ I( . k . II■ t . , • . 1 \ 's - ' ■ a '... • . . 1 . 4 -'`.. •e \ .7; -34.;', • , • •• ..!.44.u....Lts -.÷ et' . . . , .. --- . 1 . .. .. . • . ..... . . To Have and to Hold the above described and granted premises unto the said ;grantee and grantee's • heirs and assigns forever. . ,.• • And said grantor hereby covenants to and with said grantee and grantee's heirs and assigns, that . . . . . . . . . grantor is lawfully seized in fee simple of the above granted premises, free from all encumbrances . • .. _ . _. _ ... . . - „ • ' and that grantor will and • . . . grantor's heirs, executors and administrators shall warrant and forever defend the above granted premisei • • 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 r9quires, the singular includephe plural. • - • • ' . :,.. WITNESS grantor's hand and seal this ,z,10, IA- day of Deceit , 19..63... • . ' .• .... -, (SEAL) . . • ft' - , • , • ...1)/.4..0-14-1- g . -- - 6 &•1 1 - ) -• • - . . • - • (SEAL) -, - -- ' :. . • •?.,- : (Sem.) . . 1013 03 4901 • 27 - . STATE OF OREGON, County of Washington. ) 33. . December 3- , 19.63... • 7 l i , „. ...' ' ' ' ' ".*, E( Personally appeared the above named Ben.0...Stark and Irene D. Stark ; .. • , . • -. :‘'-. '..........7 . ..... ' ... '‘,/ .p . • • . - ' ... R rA°?,.. Before ' --- ' . . C- ... c ■ , . .'•.•.nd acknowledged the foregoing instrument to be their voluntary act and deed. • • - . CJ : Z ' / . ' .• . ' n 41). .1 a t. ...: . Ore Notary Public for,gon ..i .• • •.::•, i...(Amt.): 9. My commission expires r — ) —. 6- V . . ........ .... .- . WARRANTY DEED STATE 9Ik 911E41:09.4 4 ,../ .. INDEXED . --- • Ombra IA yothIngtan. (.1 • . •• 0 '' ' . . . Ben 0. Stark and Irene D, cD S. k ' • 1. 5 Thomson. C.our■tys0114. and CtOlttcla — . . r. rie6rdet Of Convoyancoo lot std..P county, do hoarby To .i.itsur Ih.I iho within •InstasensOtol ittlza W. IOW, . THIS .t W ded l _ ar il DOOIC:i.f _ .../......— ... . Lynn .B. McDonald..dc.Xonica ...c., ..... .10 a.04. i,1--•-••, - • .. . . •- . - • • • • R. McDonald ION NICONOIN• : ''' et iota ,Counli ; • ... •••• . - IN CO , .. W.. TICS WHIR( I • • . ..... • • ....% \•'. • • • AITCO 011E01101NQ WORN TO toot0.1 Wants. 4.td,,,rd ai.Oseel allttod. . o ROCCA riousetv. County cual .... ..• , . . . TITI 7 1 :;3■:NCE CO. • i:. s ‘", CI I ty..):, '-------"""-••-'4-67.......--007■1-7- -- . - --- ---_. PA •'' t ••••• • • . ' P.O. CO'i 177, : • ' V . TC ti, 01(G04 • Occ 30 3 20 PH ' Ali 63 . . . . t n 1 .:-.s. gm:t:S 0 53 PM 363 ,. . .... • ..,•_:,...,....,--. ,- • • . .. - . . . . • _. . • ..........................,....._•.- ,.....,_....,:,,;,... ,„...;-;. — -,... :.-„.__ c ...,,...,„;‘,. , ,,.,._.,, ; .. . . ... . . . . . . - .- ... - _ . .... - - • - . . I I • • ' SUBDIVISION APPLICATION Z vi I'll , 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 FAX: (503) 684 -7297 'CITY OF TJG, ARD • ..... ......<• , r; �. 1 •. star v r ' { PRE -APP. HELD WITH: 1 'GENERAL INFORMATION DATE OF PRE -APP.: 43 tete. Property Address /Location(s): 4(..- Gorre. ec 1c1 'i FOR STAFF USE ONLY 's ee.ok- Case No.(s) c9LA 9 a ° 00 J5 Tax Map & Tax Lot #(s): R -2. 5 «Z Gi P. ' I O Case No.(s): P b - $ Lb0i). - 1 Lot4. ee0 f t 00e)/ k tco t Receipt No.: • $ - 3/ 1 '; i Site Size: X1.21 �uab Application Ac By.�, .��.: r 1 o ' Property Owner/Deed Holder(s) *: Lt.... k P 17 Dater 1 T — ddress: 8340 , M..\ 40 4 . Phone: fact .4810 c ity _t Zip: 1 � �- 11 P 1� Date Determined To Be'Complete: ▪ PPlicant': �r.r. T>)c ue.4 (crCal+e K �[f� Address: 41r� �r Z 3 e: (�ZD�.�D Comp Plan /Zone Designation: �•ee Cit y: 7U �� ( "w �_• Zip: 5 When the owner and the applicant different CIT.AIea: pp licant ar • are d fferent people, the applicant must be the purchaser of record or a lessee in possession with written Recording Date. and Number. . a uthorization from the owner or an agent of the owner. The owner(s) ust sign this application in the space provided on the back of this form or submit a written authorization with this application. Re °' '�� ' "'>�nvnasterslsubapp.doc "PROPOSAL SUMMARY I The owners of record of the subject property request Subdivision REQUIRED SUBMITTAL ELEMENTS pproval to divide a: ✓ Application Elements Submitted: parcel into 21 lots between ari Application Form /�� .�- and 7 � 116 square feet in size. .121 Owner's Signature/Written Authorization 0./ title Transfer Instrument or Deed .Site /Plot Plan (provide any additional information here) _ (# of copies based on pre - app check list) I Site /Plot Plan (reduced 8'/: "x 11") ... Applicant's Statement ' (# of copies based on pre -app check list) I 0 Filing Fee (Preliminary Plat).... $2,125.00 (+ $10 Per Lot) (Final Plat) $ 295.00 1 • • 1 List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: 1 il ev*Itel VWt-6 r owl G il)evek et' Ge ,� 1 APPLICANTS: To consider an application complete, you will need to submit ALL of $he"REQUIRED SUBMhTAL. ELEMENTS a • 1 described on the front of this application in the "Required Submittal Elements" box. . (Detailed Submittal Requirement Information sheets can be obtaineA request, for all types of Land Use Applications.) I THE APPLICANTS) SHALL CERTIFY THAT: .,.4 Qy 1 .• . v. • The above request does not violate any deed restrictim:tha$ 9•9y y be attached jo of imposed upon'the Subject property, , • ' . •rj•rN • •• % : • ''' • 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. . r . , : '.,.,.,b • All of the above statements and the statements in the lot plan, attachments, and exhibits 1 P P b is 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. 1 • 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. 1 SIGNATURES of each owner of the subject property. 1 DATED this ei day of 7 ` -1 19* e• 1 '�� 7 .z 7 /- - k f ,— /�� • 4 / Owner' Signature Owner's Signature 1 1 Owner's. Signature Owner's Signature 1 2 1 1 I 44. ,:a. . PLANNED DEVELOPMENT ��►� APPLICATION . 11 OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 FAX: (503) 684 -7297 • ERAL INFORMATION PRE -APP. HELD WITH: IA I.w DATE OF PRE -APP.: 1%I SAb P erty Address/Location(s): 6S 6einwe d c` 41 sivei ' c.c., -rea._ , ., , . >:.::. :.. FOR STAFF USE O :. NLY ."':: ;.: T Map & Tax Lot #(s): app 0.6 a Gib) L. & l , 4 ‘cr.:,‘ _.. - Case No.(s): S' Size: . 2 t'�� 4 1 Other Case No.(s): P1erty Owner /Deed Holders ': M��► 4 a . () � w% t�� Receipt No.: Ag Tess: 8 ' .v. 6e.\r Phone: 63 -4840 Application Accepted By: � Date: C : - t ` / Zip: I7 .. ..::. ...:. ;:.....;.. . .:.: . ..:..:: om Date Determined To Be Compete ::': :;: : :' : ' Al ress: taaco 41a `t Waloos 4 %u.2 Phone: aO — : c :' ... s, :<;:; C' l ah� 06 O� Zip: 35 Comp Plan/Zon : ' Desi gnatio n P• .. 9 en the owner and the applicant :;<:,: ; :> .: : .:::•:..::'.::.:::.::::::', ppl cant are different people the applicant P m t be the purchaser of record or a lessee in possession with written C!T Ar ::... ...:::.:.; ... . orization from the owner or an agent of the owner with written a orization. The owner(s) must sign this application in the space Rev. e61/48 claupinUn provided on the back of this form or submit a written authorization with th'application. p POSAL SUMMARY ThP owners of record of the subject property request permission to REQUIRED SUBMITTAL ELEMENTS create a Planned Development consisting of (please be specific): 2-1 , % . Al .: 2 ""x 1 Application Elements Submitted: bci v,tdte„ . � '6 r 1k Le- 11 d Application Form 1 - LAcis4 v►er . icc• 5 '` �Tfee,‘. , la Owner's Signature/Written Authorization 11 ll 1 ' a Title Transfer Instrument or Deed 5 Trot/401e A-L._ PALre_ c -t a N1G.i� Site/Plot Plan (8' / : "x 11 ") -F , 4 t��,p4, o , r , p � � ( of copies based on pre -app check list) t ,y o` so ?r1) 1 a 0 Applicant's Statement 1 1 1!• (# of copies based on pre -app check list) to, .6 00.e... �oe� - weert 3 0 Filing Fee (Detailed) . . $ 510.00 . " tie. ,e (Conceptual) $2,170.00 1 1 . • • 1 List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: A 2 re..1 w► 4. a? 6., 0 Aft" . III 1 1 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) 1 THE APPLICANTS) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions' that may be attached to or imposed 1 osed u tJo n the subject I =M EM • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all I 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; 1 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 I requirements for approving or denying the application. 1 SIGNATURES of each owner of the subject property. I DATED this day of / , • ,192 1 - /7/e/ ( Ovine Signature Owner's Signature • • . t•• . • - Owner's Signature Owner's Signature 2 1 1 • • W R G D ES I G N 1 N C. 1 MEETING NOTES Project: Elderberry Square Planned Development � ry q 1 RE: Neighborhood Meeting Date: December 12, 1998 Location: City of Tigard Council Chambers WRG #: MAT006 1 Prepared By: Mimi Doukas, Planner Present: See Attached Signup Sheet Larry York, Matrix Mimi Doukas, WRG Jeff Curran, WRG 1 Neighborhood meeting was held to present the proposed Elderberry Square Planned Development and obtain 1 neighbor input and answer questions. Following is a summary of the issues discussed: 1. Matrix Development is proposing a 27 lot single - family detached residential subdivision. It was noted 1 that a previous application had been made for this site. The neighbors were generally pleased with the revised layout. Lots adjacent to the southem boundary were oriented to the north, creating "back - to -back" Tots. Lot sizes were also more consistent throughout the site. 1 2. Legend Homes, a sister company to Matrix Development, will be constructing all of the homes. A common character will be established with homes specially designed to the small lot sizes proposed. 1 3. The project engineer is still working through stormwater detention /quality issues. At this point, a detention pond has been located in the southwest comer of the site. The pond would be landscaped and remain unfenced. Some of the neighbors expressed concem over the long term appearance and maintenance of the pond, as well as the safety of children. Matrix explained that a pond would be 1 maintained by Matrix during the warranty period (anticipated 2 years) and then tumed over to the City of Tigard for maintenance. The applicant's engineer explained some other possible scenarios for stormwater treatment. The City may waive detention, in which case, the land currently designated 1 would be incorporated into the existing Tots. Swales may be used along the rear of the southern Tots to provided water quality. 1 4. A property owner to the south was concerned about the level of construction required to install a storm sewer connection to the existing pipe. There was some recent landscaping and fencing installed that would be disturbed. 1 5. The southern neighbors were concemed about how much of the existing stub of 84t Avenue would be torn -up for the proposed extension. WRG explained that only a few feet of asphalt would be removed prior to construction. The existing utilities were stubbed to the end of the street. 1 \\ WRGD\DATA\DATA\DATAWWT006 \WORDW EIGH- NOTES.DOC 1 PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / (503) 603 -9933 (fax) 603 -9944 1 Oregon • //evada 1 • • 6. Neighbors to the north of the site were concerned about the current ponding condition north of Ross Street. Matrix explained that this condition was brought up in the pre - application meeting with the City. The storm sewer system would be extended across Ross Street to pick up that water, and reduce the ponding. The property owners were pleased with this improvement. 7. There was some general discussion about traffic circulation. The neighbors showed some concern that this proposal would result in additional traffic through the Ashford Oaks development. Matrix noted that the provision of a second connection to Ross will help to disperse the internal traffic. For those residents who are looking for a short cut to the south, it would be quicker to travel south on 81 b' ' Avenue, rather than to wind through a residential development. Matrix also explained that a signal would be located at the intersection of Ross Street and Hall Boulevard as part of the Applewood Development to the west. This would help to control traffic and access in this area. 8. Matrix is anticipating beginning construction, pending land use approval, in Spring 1999. 1 1 1 1 1 1 1 • 1 1 1 \ \WRGD\DATA\ DATA\ DATA\MAT006 \WORDWEIGH- NOTES.DOC 1 1 1 . (1 • i AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING. RETURN THIS AFFIDAVIT TO I City of Tigard Planning Division 13125 SW Hall Boulevard 1 Tigard, OR 97223 1 1, 1 1/4 ,( 4.I'5"` - '�'L7 , do affirm that I am (represent) the a i i party initiating interest in a proposed 21- Lo1 ¶L,,.4 De „�, A- affecting the land I located at (state the approximate location(sY if no address(s) and/or tax lot(s) currently registered) vc e Z 5 I12c,e, -1-c 1. , », A too t , and I did on the 21 day of c.--al....,. 19 j personally post notice indicating that the site may be proposed for a %MAC ve,.. , ,,,, ,.., 1- application, and the time, date and place of a neighborhood 1 meeting to discuss the proposal. The sign was posted at A ka", e«4- 1 1 (state location you posted notice on property) Signs a (In the presence of a Notary Public) 1 • 1 (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the 2 7 day y of e , 1991 1 :' „1 � - TANA PEA SON e � ? J NOTARY PUBLIC • OR86pN _ ►/._ � `. / i a> ISSIO N roX IR E SJULY MY COM N . Y PUBLIC OF 0 GON 1 MISSIO DQ'IRS,lu.Y 10.2001 �' M - • mmission Expires: 1-10 -01 II ►pplicant. please complete information below for proper placement with ro d project) P P� P l ) ' NAME OF PROJECTOR PROPOSED NAME: litY E OF PROPOSED DEVELOPMENT. c I am Applicant/Owner of Applicant/Owne I I Address or General Location of Subject Property: I 1 "'object Prerty Tax Map(s) and Lot #(s): ._J o ftlopn 1 . 0 , - • i AFFIDAVIT OF MAILING 1 STATE OF OREGON ) I City of Tigard ) ss. Cx�l�.- Z} , being duly sworn, depose I and say that on of the persons on the attached list, a notice of a eting d have iscuss aaeproo each development at (or rnear) P p sed I 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 I persons and were deposited on the date indicated above in the United States Post Office located at o , ,,,,,1,,, 1, , , £ o _ 9 with postage prepaid thereon. I ,=-2 � Sign re .. (In the presence of a Notary Public) 1 . • (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) 1 Subscribed and sworn/affirmed before me on the t') day of Q ba , f e l 1 ,:ft,„ OFFICIAL SEAL TANA PE:ARSON C- OR COMMISSION NOT ARY PUBU N0.3012891 E GON I MY COMMISSION EXPIRES JULY 10, 2001 NO PUBLIC OF OREGON My Commission Expires: 1,10_01 • I vlicant, please complete information below to for proper placement with proposed project) OF PROJECT OR PROPOSED NAME: -: I E OF PROPOSED DEVELOPMENT: I e of Applicant/Owner: I Address or General Location of Subject Property; bject Property Tax Map(s) and Lot #(s); -1 Kam+ • • AME ' •� 9 First American Title Insurance Company of Oregon • An assumed business name of TITLE INSURANCE COMPANY OF OREGON 1 WRG DESIGN, INC. October 15, 1998 ATTN: MIMI t 10450 SW NIMBUS AVE, SUITE RA PORTLAND, OR 97223 • 1 1 1 We appreciate this opportunity to be of service to you. If you have any questions pP PP Y Y Y regarding this report, please call: PAM 1 790 -7877 1 1 1 First American Title Insurance Company of Oregon 1700 SW Fourth Avenue, Suite;102 ' Portland, OR 97201 -5512 Phone: (503) 222 -3651 Fax: (503) 790 -7872 This title information has been furnished, without charge, in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds; indiscriminate use only benefitting intermediaries will not be permitted. Said services may be discountinued. No liability is assumed for any errors in this report. 1 II # 1 * • MetroScan / Washington (O * Parcel :R0511707 RefPar :2S112CB 00900 Owner :Schmidt Jane V;Clark Barbara J;Mcfall Tr Xfered :04/08/98 I Site :8325 SW Ross St Tigard 97224 Price . Mail :8325 SW Ross St Tigard Or 97224 Land :$85,000 Use :1412 Res,Improved,Farm Use Imp :$109,060 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,275.81 I Telephone:503- 620 -1982 Thomas Bros:655 F6 Subdiv :Wilson Acres Legal :WILSON ACRES, LOT PT 8, ACRES 5.91, II Bedrm:5 Bth:2.00 YB:1900 Lot Sqft:257,439 B1dgSF:2,012 Ac:5.91 # 2 * MetroScan / Washington (OR) * Parcel :R0512608 RefPar# :2S112CB 00700 Owner :Mangold Steven R & Debra E Xfered :10/08/90 II Site :8275 SW Ross St Tigard 97224 Price :$123,500 Mail :8275 SW Ross St Tigard Or 97224 Land :$80,660 Use :1012 Res,Improved Imp :$81,560 Census :Tract:308.02 Block:3 97 -98 Taxes :$1,644.77 I Telephone: Thomas Bros:655 F6 Subdiv :Good Acres Legal :GOOD ACRES, LOT PT 1, ACRES 1.43 Bedrm:4 Bth:1.00 YB:1920 Lot Sqft:62,290 B1dgSF:1,649 Ac:1.43 I # 3 * Parcel :R0512617 MetroScan / Washington (OR) RefPar# :2S112CB 01000 Owner :Mcdonald Lynn B & Monica R Xfered . Site : *No Site Address* Price II Mail :8340 SW Ross St Tigard Or 97224 Land :$296,000 Use :1902 Vacant,Residential,Potential Devel Imp Census :Tract: Block: 97 -98 Taxes :$3,418.81 I Telephone:503- 639 -4890 Thomas Bros: Subdiv :Good Acres Legal :GOOD ACRES, LOT PTS 8 -10, ACRES Bedrm: Bth: YB: Lot Sqft:128,937 B1dgSF: Ac:2.96 U # 4 * Parcel :R0512626 MetroScan / Washington (OR) RefPar# :2S112CB 00500 Owner :Hoggan Richard E & Gayle A Xfered . Site : *No Site Address* Price . II Mail :15233 SW 81st Ave Tigard Or 97224 Land :$52,500 Use :1002 Vacant, Residential Imp Census :Tract: Block: 97 -98 Taxes :$518.42 Telephone:503- 639 -1259 Thomas Bros: II Subdiv :Good Acres Legal :GOOD ACRES, LOT PT 7 -8, ACRES 1.25 Bedrm: Bth: YB: Lot Sqft:54,450 B1dgSF: Ac:1.25 # 5 * MetroScan / Washington (OR) * I Parcel :R0512635 RefPar# :2S112CB 00800 Owner :Mcdonald Lynn B Monica Xfered Site :8340 SW Ross St Tigard 97224 Price . I Mail :8340 SW Ross St Tigard Or 97224 Land :$70,980 Use :1012 Res,Improved Imp :$95,690 Census :Tract:308.02 Block:3 97 -98 Taxes :$1,859.71 Telephone:503- 639 -4890 Thomas Bros:655 F6 I Subdiv :Good Acres Legal :GOOD ACRES, LOT PT 9, ACRES 1.00 Bedrm:3 Bth:2.00 YB:1967 Lot Sqft:43,560 BldgSF:1,760 Ac:1.00 # 6 * MetroScan / Washington (OR) * I Parcel :R0512644 RefPar# :2S112CB 00600 Owner :Hoggan Richard E & Gayle A Xfered Site :8200 SW Ross St Tigard 97224 Price . Mail :15233 SW 81st Ave Tigard Or 97224 Land :$59,620 U Use :1012 Res,Improved Imp 97 -98 :$69,040 Census :Tract:308.02 Block:3 Taxes :$1,371.18 Telephone:503- 639 -1259 Thomas Bros:655 F6 Subdiv :Good Acres I Legal Bedrm:4 :GOOD ACRES, LOT PT 7, ACRES .36 Bth:1.00 YB:1930 Lot Sgft:15,681 B1dgSF:1,838 Ac:.36 II The Information Provided Is Deemed Reliable, But Is Not Guaranteed. II # 7 * • MetroScan / Washington (O * Parcel :R1015626 RefPar :2S111AD 09500 Owner :Scheckla F J Xfered . I Site : *No Site Address* Price . Mail :15085 SW Hall Blvd Tigard Or 97224 Land :$48,000 Use :1002 Vacant,Residential _ Imp . Census :Tract: Block: 97 -98 Taxes :$499.48 I Telephone:503- 620 -3472 Thomas Bros: Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 64 I Bedrm: Bth: YB: Lot Sqft: B1dgSF: Ac: # 8 * MetroScan / Washington (OR) * Parcel :R1015635 RefPar# :2S111AD 09600 Owner :Scheckla F J Xfered . I Site :15085 SW Hall Blvd Tigard 97224 Price . Mail :15085 SW Hall Blvd Tigard Or 97224 Land :$56,100 Use :1012 Res,Improved Imp :$47,880 Census :Tract:308.02 Block:4 97 -98 Taxes :$919.97 II Telephone:503- 620 -3472 Thomas Bros:655 F7 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 63 Bedrm:3 Bth:2.00 YB:1918 Lot Sqft: B1dgSF:912 Ac: I # g * MetroScan / Washington (OR) * Parcel :R1015644 RefPar# :2S111AD 09700 Owner :Abukhater Marwan & Janet Lee Xfered :03/25/96 Site :8705 SW Reiling St Tigard 97224 Price :$72,000 I Mail :8705 SW Reiling St Tigard Or 97224 Land :$47,690 Use :1012 Res,Improved Imp :$92,010 Census :Tract:308.01 Block:2 97 -98 Taxes :$1,551.91 I Telephone:503- 603 -0463 Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 62 Bedrm:3 Bth: YB:1994 Lot Sqft: - B1dgSF:1,351 Ac: I # 10 * Parcel :R1015653 : MetroScan / Washington (OR) RefPar# :2S111AD 09800 Owner :Nejad Kazem Kn & Salari Marzei Xfered :10/14/93 Site :8695 SW Reiling St Tigard 97224 Price :$126,000 II Mail :14473 SW 134th Dr Tigard Or 97224 Land :$53,300 Use :1012 Res,Improved Imp :$107,550 Census :Tract:308.01 Block:2 97 -98 Taxes :$2,052.01 Telephone: Thomas Bros:655 F6 I Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 61 Bedrm:4 Bth: YB:1993 Lot Sqft: B1dgSF:1,514 Ac: # 11 * MetroScan / Washington (OR) * I Parcel :R1015662 RefPar# :2S111AD 09900 Owner :Castellanos Theresa Xfered :10/26/93 Site :8700 SW Reiling St Tigard 97224 Price . ' Mail :8700 SW Reiling St Tigard Or 97224 ! Land :$56,100 Use :1012 Res,Improved Imp :$76,320 Census :Tract:308.01 Block:2 97 -98 Taxes :$1,527.61 Telephone:503- 620 -2835 Thomas Bros:655 F6 I Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 60 Bedrm:3 Bth:2.00 YB:1980 Lot Sqft: B1dgSF:1,065 Ac: # 12 * MetroScan / Washington (OR) * I Parcel :R1015671 RefPar# :2S111AD 10000 Owner :Williamson Larry C Xfered Site :8710 SW Reiling St Tigard 97224 . Price :$71,000 Mail :8710 SW Reiling St Tigard Or 97224 Land :$56,100 1 Use :1012 Res,Improved Imp 97 -98 :$118,690 Census :Tract:308.01 Block:2 Taxes :$2,044.22 Telephone: Thomas Bros:655 F6 Subdiv :Scheckla Park Estates II Legal :SCHECKLA PARK ESTATES, LOT 59 Bedrm:3 Bth:2.00 YB:1980 Lot Sqft: BldgSF:1,760 Ac: II The Information Provided Is Deemed Reliable, But Is Not Guaranteed. I # 13 * MetroScan / Washington (OR * Parcel :R1015680 RefPar :2S111AD 10100 Owner :Truax Herb M Xfered :05/24/95 I Site :8720 SW Reiling St Tigard 97224 Price :$111,500 Mail :8720 SW Reiling St Tigard Or 97224 Land :$56,100 Use :1012 Res,Improved Imp :$75,040 Census :Tract:308.01 Block:2 97 -98 Taxes :$1,527.61 I Telephone: Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 58 I Bedrm:2 Bth:2.00 YB:1980 Lot Sqft: B1dgSF:1,068 Ac: # 14 * MetroScan / Washington (OR) * Parcel :R1015751 RefPar# :2S111AD 10800 Owner :Hogue Brian C Xfered :12/17/96 , I Site :15140 SW 88th Ave Tigard 97224 Price :$131,400 Mail :15140 SW 88th Ave Tigard Or 97224 Land :$53,300 Use :1012 Res,Improved Imp :$80,840 Census :Tract:308.01 Block:2 97 -98 Taxes :$1,579.07 I Telephone:503- 968 -7241 Thomas Bros:655 F7 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 51 Bedrm:3 Bth:2.00 YB:1981 Lot Sqft: B1dgSF:1,104 Ac: I # 15 * MetroScan / Washington (OR) * Parc :R2004541 RefPar# :2S112CB 00501 Owner :Hoggan Richard E & Gayle A Xfered :07/13/89 Site :15233 SW 81st Ave Tigard 97224 Price . I Mail :15233 SW 81st Ave Tigard Or 97224 Land :$54,650 Use :1012 Res,Improved Imp :$159,900 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,559.46 Telephone:503- 639 -1259 Thomas Bros:655 F6 II Subdiv :Good Acres Legal :GOOD ACRES, LOT PT 7, ACRES .21 Bedrm:3 Bth: YB:1989 Lot Sqft:9,147 B1dgSF:2,416 Ac:.21 . I # 16 * : MetroScan / Washington (OR) * Parcel :R2004819 RefPar# :2S112CB 05900 Owner :Boyce Aaron L & Leslie J Xfered :07/25/96 Site :15378 SW 82nd P1 Tigard 97224 Price :$223,500 I Mail :15378 SW 82nd P1 Tigard Or 97224 Land :$54,600 Use :1012 Res,Improved Imp :$169,970 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,666.71 Telephone: Thomas Bros:655 F7 II Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 73, ACRES Bedrm:4 Bth: YB:1991 Lot Sqft:5,227 B1dgSF:2,315 Ac:.12 # 17 * MetroScan / Washington (OR) * I Parcel :R2004830 RefPar# :2S112CB 07000 Owner :Rosing Gary S & Sharon E Xfered :09/03/93 Site :15403 SW 81st Ave Tigard 97224 Price :$169,000 II Mail :15403 SW 81st Ave Tigard Or 97224 Land :$58,970 • Use :1012 Res,Improved Imp :$166,640 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,664.61 Telephone: Thomas Bros:655 F7 II Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 84, ACRES Bedrm:4 Bth: YB:1991 Lot Sqft:5,662 B1dgSF:2,389 Ac:.13 ; # 18 * MetroScan / Washington (OR) * . II Parcel :R2004834 RefPar# :2S112CB 07400 Owner :Walker Michael D & Janee Stearn Xfered :03/23/90 Site :15323 SW 81st Ave Tigard 97224 Price :$108,950 _ Mail :15323 SW 81st Ave Tigard Or 97224 Land :$58,970 I Use :1012 Res,Improved Imp :$131,390 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,215.66 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 II Legal :ASHFORD OAKS NO.2, LOT 88, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,227 B1dgSF:1,853 Ac:.12 II The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 19 * MetroScan / Washington (0 * Parcel :R2004835 RefPar :2S112CB 07500 Owner :Branen Charles L Xfered :10/09/96 I Site :15301 SW 81st Ave Tigard 97224 Price :$177,500 Mail :15301 SW 81st Ave Tigard Or 97224 Land :$58,970 Use :1012 Res,Improved _ Imp :$132,200 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,235.32 II Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 89, ACRES Bedrm: Bth: YB:1991 Lot Sqft:5,227 B1dgSF:1,784 Ac:.12 II # 20 * MetroScan / Washington (OR) Parcel :R2004836 RefPar# :2S112CB 07600 Owner :Cosper Georgina • Xfered :05/15/98 I Site :15165 SW Kenton Dr Tigard 97224 Price :$194,000 Mail :58585 SW River Ridge Ln #35 Portland Or 97201and :$54,600 Use :1012 Res,Improved Imp :$139,310 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,292.18 I Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 90, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:5,662 B1dgSF:1,788 Ac:.13 I # 21 * Parcel :R2004837 MetroScan / Washington (OR) RefPar# :2S112CB 07700 Owner :Stebner Grant E & Susan K- Xfered :01/20/93 Site :15143 SW Kenton Dr Tigard 97224 Price :$155,000 I Mail :15143 SW Kenton Dr Tigard Or 97224 Land :$54,600 Use :1012 Res,Improved Imp :$161,700 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,567.28 Telephone:503- 620 -2289 Thomas Bros:655 F7 II Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 91, ACRES Bedrm:3 Bth: YB:1989 Lot Sqft:5,662 B1dgSF:2,223 Ac:.13 II # 22 * MetroScan / Washington (OR) Parcel :R2004840 RefPar# :2S112CB 08000 Owner :Anderman William H & Je A Xfered :11/02/89 Site :15063 SW Kenton Dr Tigard 97224 Price :$123,000 I Mail :15063 SW Kenton Dr Tigard Or 97224 Land :$54,600 Use :1012 Res,Improved Imp :$161,770 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,574.92 Telephone:503- 639 -2808 Thomas Bros:655 F7 I Subdiv :Ashford Oaks No.2 Legal . :ASHFORD OAKS NO.2, LOT 94, ACRES Bedrm:3 Bth: YB:1989 Lot Sqft:5,662 BldgSF:2,360 Ac:.13 # 23 * MetroScan / Washington (OR) * II Parcel :R2004841 RefPar# :2S112CB 08100 Owner :Warren Steven Charles Xfered :12/19/89 Site :15041 SW Kenton Dr Tigard 97224 Price :$117,000 Mail :15041 SW Kenton Dr Tigard,Or 97224 Land :$58,970 II Use :1012 Res,Improved Imp :$142,600 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,387.11 Telephone:503- 684 -2033 Thomas Bros:655 F7 I Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 95, ACRES Bedrm:3 Bth: YB:1989 Lot Stft:6,098 B1dgSF:1,926 Ac:.14 # 24 * MetroScan / Washington (OR) * II Parcel :R2004842 RefPar# :2S112CB 08200 Owner :Smith Philip D & Vicky A Xfered :11/13/89 Site :15029 SW Kenton Dr Tigard -97224 Price :$109,380 Mail :15029 SW Kenton Dr Tigard Or 97224 Land :$54,600 I Use :1012 Res,Improved Imp 97 -98 :$145,910 Census :Tract:308.02 Block:3 Taxes :$2,361.75 Telephone:503- 684 -5157 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 II Legal :ASHFORD OAKS NO.2, LOT 96, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,662 B1dgSF:1,930 Ac:.13 II The Information Provided Is Deemed Reliable, But Is Not Guaranteed. II 25 * MetroScan / Washington (O * Parcel :R2004843 RefPar :2S112CB 08300 Owner :Jordahl James L Xfered :04/13/98 I Site :15016 SW Kenton Dr Tigard 97224 Price :$197,700 Mail :15016 SW Kenton Dr Tigard Or 97224 Land :$54,600 Use :1012 Res,Improved Imp :$134,810 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,200.66 II Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 97, ACRES II Bedrm:4 Bth: YB:1989 Lot Sqft:5,227 BldgSF:1,842 Ac:.12 # 26 * MetroScan / Washington (OR) * Parcel :R2004844 RefPar# :2S112CB 08400 Owner :Vergottini Grant C Xfered :05/04/90 I Site :15038 SW Ashford St Tigard Price :$98,400 Mail :15038 SW Kenton Dr Tigard Or 97224 Land :$54,600 Use :1012 Res,Improved Imp :$138,890 Census :Tract: Block: 97 -98 Taxes :$2,265.60 . I Telephone:503- 684 -5143 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 98, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:5,227 B1dgSF:1,758 Ac:.12 I # 27 * Parcel :R2004845 MetroScan / Washington (OR) RefPar# :2S112CB 08500 Owner :Fox John Nelson & Sharon M Xfered :04/29/94 . Site :15050 SW Kenton Dr Tigard 97224 Price :$149,000 II Mail :15050 SW Kenton Dr Tigard Or 97224 Land :$54,600 Use :1012 Res,Improved Imp :$128,570 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,118.02 I Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 99, ACRES . Bedrm:3 Bth: YB:1989 Lot Sqft:5,227 B1dgSF:1,728 Ac:.12 II # 28 * MetroScan / Washington (OR) Parcel :R2004846 RefPar# :2S112CB 08600 Owner :Neihart Nancy E Xfered :03/09/90 Site :15072 SW Kenton Dr Tigard 97224 Price :$91,600 I Mail :15072 SW Kenton Dr Tigard Or 97224 Land :$54,600 Use :1012 Res,Improved Imp :$127,880 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,122.36 Telephone: Thomas Bros:655 F7 I Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 100, ACRES Bedrm:3 Bth: YB:1989 Lot Sqft:5,227 B1dgSF:1,580 Ac:.12 # 29 * MetroScan / Washington (OR) * II Parcel :R2004847 RefPar# :2S112CB 08700 Owner :Macdanold Margaret A /Mildred V Xfered :07/16/98 Site :15094 SW Kenton Dr Tigard 97224 Price :$166,500 I Mail :15094 SW Kenton Dr Tigard Or 97224 Land :$54,600 r Use :1012 Res,Improved Imp :$115,160 Census :Tract:308.02 Block:3 97 -98 Taxes :$1,962.31 Telephone: Thomas Bros:655 F7 I Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 101, ACRES Bedrm:3 Bth: YB:1989 Lot Sqft:5,227 B1dgSF:1,488 At:.12 # 30 * MetroScan / Washington (OR) * I Parcel :R2004848 RefPar# :2S112CB 08800 Owner :Swift Christopher D & Joyce C Xfered :06/18/93 Site :15118 SW Kenton Dr Tigard 97224 Price :$147,000 Mail :15118 SW Kenton Dr Tigard Or 97224 Land :$54,600 I Use :1012 Res,Improved Imp 97 -98 :$127,650 Census :Tract:308.02 Block:3 Taxes :$2,122.94 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 II Legal :ASHFORD OAKS NO.2, LOT 102, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,227 B1dgSF:1,760 Ac:.12 II The Information Provided Is Deemed Reliable, But Is Not Guaranteed. II 31 * MetroScan / Washington (OR Parcel :R2008940 RefPar# :2S112CB 12300 Owner :Palmer Jack B /Monika Xfered :04/17/98 II Site :15051 SW 81st Ave Tigard 97224 Price . Mail :15051 SW 81st Ave Tigard Or 97224 Land :$64,860 Use :1012 Res,Improved Imp :$155,480 I Census :Tract:308.02 Block:3 97 -98 Taxes :$2,722.07 Telephone: Thomas Bros:655 F6 Subdiv Legal :1990 -012 PARTITION PLAT, LOT 1, ' Bedrm:3 Bth: YB:1991 Lot Sqft:10,018 B1dgSF:2,181 Ac:.23 # 32 * MetroScan / Washington (OR) * Parcel :R2008941 RefPar# :2S112CB 12400 Owner :Everhart William W & Georgia A Xfered :05/09/90 I Site :8145 SW Ross St Tigard 97224 Price :$27,000 Mail :8145 SW Ross St Tigard Or 97224 Land :$60,060 Use :1012 Res,Improved Imp :$133,580 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,314.38 I Telephone:503- 639 -7660 Thomas Bros:655 F6 Subdiv Legal :1990 -012 PARTITION PLAT, LOT 2, Bedrm:3 Bth: YB:1991 Lot Sqft:10,454 B1dgSF:1,660 Ac:.24 II ' # 33 * Parcel :82008942 MetroScan / Washington (OR) RefPar# :2S112CB 12500 Owner :Lutter Stephan G /Kellie S Xfered :08/13/98 Site :15033 SW 81st Ave Tigard 97224 Price :$295,000 II Mail :15033 SW 81st Ave Tigard Or 97224 Land :$115,980 Use :1012 Res,Improved Imp :$186,930 Census :Tract:308.02 Block:3 97 -98 Taxes :$3,595.11 I Telephone: Thomas Bros:655 F6 Subdiv Legal :1990 -012 PARTITION PLAT, LOT 3, Bedrm:2 Bth: YB:1991 Lot Sqft:38,768 B1dgSF:2,196 Ac:.89 I # Parcel * MetroScan / Washington (OR) Parcel :82020444 RefPar# :2S112CB 12800 Owner :Symes David P R Xfered :10/10/95 Site :15000 SW Kenton Dr Tigard 97224 Price :$179,000 Mail :15000 SW Kenton Dr Tigard Or 97224 Land :$54,600 Use :1012 Res,Improved Imp :$148,690 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,420.27 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 137, ACRES Bedrm:4 Bth: YB:1992 Lot Sqft:5,662 B1dgSF:1,985 Ac:.13 # 35 * : MetroScan / Washington (OR) * II Parcel :R2020445 RefPar# :2S112CB 12900 Owner :Schrader Jay A & Karen S Xfered :08/19/92 Site :14976 SW Kenton Dr Tigard 97224 Price :$141,900 I Mail :6373 Haverhill Ct West Linn Or 97068 Land :$60,060 Use :1012 Res,Improved Imp :$134,650 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,328.15 Telephone:503- 722 -5228 Thomas Bros:655 F7 U Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 138, ACRES Bedrm:4 Bth: YB!:1992 Lot Sqft:5,227 B1dgSF:1,882 Ac:.12 # 36 * MetroScan / Washington (OR) * I Parcel :R2020446 RefPar# :2S112CB 13000 Owner :Skidmore Shirley A Xfered :10/16/96 Site :14954 SW Kenton Dr Tigard 97224 Price :$205,845 Mail :14954 SW Kenton Dr Tigard Or 97224 Land :$60,060 I Use :1012 Res,Improved Imp 97 -98 :$138,610 Census :Tract:308.02 Block:3 Taxes :$2,395.82 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 II Legal :ASHFORD OAKS NO.3, LOT 139, ACRES Bedrm: Bth: YB:1992 Lot Sqft:5,227 B1dgSF:1,842 Ac:.12 II The Information Provided Is Deemed Reliable, But Is Not Guaranteed. II # 37 * MetroScan / Washington (OR * Parcel :R2020447 RefPar# :2S112CB 13100 Owner :Beahm Todd L & Susan M Xfered :02/15/95 I Site :14932 SW Kenton Dr Tigard 97224 Price :$155,000 Mail :14932 SW Kenton Dr Tigard Or 97224 Land :$60,060 Use :1012 Res,Improved Imp :$126,610 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,214.60 II Telephone:503- 624 -1563 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 140, ACRES II Bedrm:3 Bth: YB:1992 Lot Sqft:5,227 B1dgSF:1,612 Ac:.12 # 38 * MetroScan / Washington (OR) * Parcel :R2020449 RefPar# :2S112CB 13300 Owner :Ekberg Timothy L;Day Lilly M Xfered :03/11/98 I Site :14896 SW Kenton Dr Tigard 97224 Price :$188,750 Mail :14896 SW Kenton Dr Tigard Or 97224 Land :$69,070 Use :1012 Res,Improved Imp :$134,280 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,427.63 I Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 142, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:6,534 B1dgSF:1,830 Ac:.15 I # 39 * MetroScan / Washington (OR) * Parc :R2020450 RefPar# :2S112CB 13400 Owner :Moll James A & Carolyn J Xfered :12/02/92 Site :14874 SW Kenton Dr Tigard 97224 Price :$129,900 II Mail :14874 SW Kenton Dr Tigard Or 97224 Land :$54,050 Use :1012 Res,Improved Imp :$124,480 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,120.42 I Telephone:503- 624 -8591 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 143, ACRES Bedrm:3 Bth: YB:1993 Lot Sqft:5,662 B1dgSF:1,597 Ac:.13 I # 40 * : MetroScan / Washington (OR) * Parcel :R2020451 RefPar# :2S112CB 13500 Owner :O'Connor Patricia Jo Xfered :12/03/93 Site :14852 SW Kenton Dr Tigard 97224 Price :$129,500 I Mail :2034 S Fork Dr Lafayette Co 80026 Land :$54,050 Use :1012 Res,Improved Imp :$101,090 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,020.83 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 144, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:5,662 B1dgSF:1,450 Ac:.13 # 41 * MetroScan / Washington (OR) * II Parcel :R2020452 RefPar# :2S112CB 13600 Owner :Pittmon Bradley J & Laurie G Xfered :01/05/96 Site :14830 SW Kenton Dr Tigard 97224 Price :$146,000 I Mail :14830 SW Kenton Dr Tigard Or 97224 Land :54,050 Use :1012 Res,Improved Imp :$120,770 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,056.21 Telephone: Thomas Bros:655 F7 II Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 145, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:5,227 . B1dgSF:1,51 Ac:.12 # 42 * MetroScan / Washington (OR) * II Parcel :R2020458 RefPar# :2S112CB 14200 Owner :Olsen Janeen A Xfered :b6/12/92 Site :14867 SW Kenton Dr Tigard 97224 Price :$129,900 Mail :14867 SW Kenton Dr Tigard Or 97224 Land :$54,050 I Use :1012 Res,Improved Imp 97 -98 :$127,500 Census :Tract:308.02 Block:3 Taxes :$2,177.11 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 I Legal Bedrm:3 :ASHFORD OAKS NO.3, LOT 151, ACRES Bth: YB:1992 Lot Sqft:7,405 B1dgSF:1,586 Ac:.17 II The Information Provided Is Deemed Reliable, But Is Not Guaranteed. 1 # 43 • * • MetroScan / Washington (OR * Parcel :R2020459 RefPar# :2S112CB 14300 Owner :Snyder Wade M & Shellie R Xfered :12/30/94 1 Site :14889 SW Kenton Dr Tigard 97224 Price :$149,900 Mail :14889 SW Kenton Dr Tigard Or 97224 Land :$54,600 Use :1012 Res,Improved Imp :$133,790 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,196.90 1 Telephone:503- 684 - 5394 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 152, ACRES 1 Bedrm:3 Bth: YB:1993 Lot Sqft:5,227 B1dgSF:1,676 Ac:.12 # 44 * MetroScan / Washington (OR) * Parcel :R2020460 RefPar# :2S112CB 14400 Owner :havnaer Kurt M & Kirstin S Xfered :12/23/96 1 Site :14943 SW Kenton Dr Tigard 97224 Price :$202,000 Mail :14943 SW Kenton Dr Tigard Or 97224 Land :$60,060 Use :1012 Res,Improved Imp :$140,990 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,409.60 1 Telephone:. Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 153, ACRES Bedrm:4 Bth: YB:1992 Lot Sqft:6,098 B1dgSF:1,855 Ac:.14 1 # 45 * MetroScan / Washington (OR) * Parc :R2020462 RefPar# :2S112CB 14600 Owner :Wise Ronald H Xfered :01/26/93 Site :14985 SW Kenton Dr Tigard 97224 Price :$143,900 1 Mail :10598 SW Naeve St Tigard Or 97224 Land :$54,600 Use :1012 Res,Improved Imp :$141,990 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,317.35 I Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 155, ACRES Bedrm:3 - Bth: YB:1992 Lot Sqft:5,227 B1dgSF:1,863 Ac:.12 1 # 46 * MetroScan / Washington (OR) * Parcel :R2020463 RefPar# :2S112CB 14700 Owner :Rollins Sandra K & Jack A Xfered :09/12/97 Site :15007 SW Kenton Dr Tigard 97224 Price :$194,900 1 Mail :15007 SW Kenton Dr Tigard Or 97224 Land :$60,060 Use :1012 Res,Improved Imp :$124,050 Census :Tract:308.02 Block:3 97 -98 Taxes :$2,196.63 Telephone: Thomas Bros:655 F7 II Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 156, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:5,227 B1dgSF:1,526 Ac:.12 # 47 * MetroScan / Washington (OR) * II Parcel :R2065764 RefPar# :2S112CB 01001 Owner :Mcdonald Lynn B & Monica R Xfered Site : *No Site Address* Price . 1 Mail :,8340 SW Ross St Tigard Or 97224 Land :$4,360 Use :1902 Vacant,Residential,Potential Devel Imp Census :Tract: Block: 97 -98 Taxes :$50.43 Telephone:503- 639 -4890 Thomas Bros: 1 Subdiv :Good Acres Legal :'GOOD ACRES, LOT PT 10, ACRES .20 Bedrm: . Bth: YB: Lot Sqft:8,712 B1dgSF: Ac:.20 1 . 1 1 II The Information Provided Is Deemed Reliable, But Is Not Guaranteed. • • Jane Schmidt & John & Jane Schmidt Steven & Debra Mangold Lynn & Monica McDonald ' 8325 SW Ross St 8275 SW Ross St 8340 SW Ross St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 1 Richard & Gayle l-loggan Lynn Monica McDonald Richard & Gayle Hoggan 15233 SW 81st Ave 8340 SW Ross St 15233 SW 81st Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 I F J Scheckla F J Scheckla Marwan & Janet Lee Abukhater 15085 SW Hall Blvd 15085 SW Hall Blvd 8705 SW Reiling St I Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 I Kazem Kn & Salari Marzei Nejad Theresa Castellanos Larry Williamson & L Sandra 14473 SW 134th Dr &700 SW Reiling St 8710 SW Reiling St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 1 I Herb Truax Brian Hogue & Nancy & Gary Hogue Richard & Gayle Hoggan 8720 SW Reiling St 15140 SW 88th Ave 15233 SW 81st Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Aaron & Leslie Boyce Gary & Sharon Rosing -. Michael & Janee Stearn Walker I 15378 SW 82nd P1 15403 SW 81st Ave 15323 SW 81st Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 II Charles Branen & Ruthanne Georgina Cosper Grant & Susan Stebner 15301 SW 81st Ave 58585 SW River Ridge Ln #35 15143 SW Kenton Dr Tigard, OR 97224 Portland, OR 97201 Tigard, OR 97224 I William & Jean Anderman Steven Charles Warren Philip & Vicky Smith 15063 SW Kenton Dr 15041 SW Kenton Dr 15029 SW Kenton Dr Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 I i I James Jordahl & Ca Ockenfels - Jordahl Grant Vergottini John Nelson & Sharon Fox 15016 SW Kenton Dr 15038 SW Kenton Dr 15050 SW Kenton Dr Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 1 Nancy Neihart Margaret & Mildred Macdanold Christopher & Joyce Swift ' 15072'SW Kenton Dr 15094 SW Kenton Dr 15118 SW Kenton Dr Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 I • • Jack & Monika Palmer William & Georgia Everhart Stephan & Kcllic Luster I 15051 SW 81st Ave 8145 SW Ross St 15033 SW 81st Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 1 David P R Symes Jay & Karen Schrader Shirley Skidmore & Ronald Quant 15000 SW Kenton Dr 6373 Haverhill Ct 14954 SW Kenton Dr I Tigard, OR 97224 West Linn, OR 97068 Tigard, OR 97224 I Todd & Susan Beahm Timothy Ekberg & Lilly Day James & Carolyn Moll 14932 SW Kenton Dr 14896 SW Kenton Dr 14874 SW Kenton Dr 1 Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 I Patricia Jo O'Connor Bradley & Laurie Pittmon Janeen Olsen 2034 S Fork Dr 14830 SW Kenton Dr 14867 SW Kenton Dr Lafayette, CO 80026 Tigard, OR 97224 Tigard, OR 97224 1 I Wade & Shellie Snyder Kurt & Kirstin Havnaer Ronald Wise 14889 SW Kenton Dr 14943 SW Kenton Dr 10598 SW Naeve St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 1 Sandra & Jack Rollins Lynn & Monica McDonald I 15007 SW Kenton Dr 8340 SW Ross St Tigard, OR 97224 Tigard, OR 97224 1 1 • 1 1 1 1 1 1 1 • • .Jane Schmidt & John & Jane Schmidt Steven & Debra Mangold Lynn & Monica McDonald I 8325 SW Ross St 8275 SW Ross St 8340 SW Ross St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 1 Richard & Gayle Hoggan Lynn Monica McDonald Richard & Gayle Hoggan 15233 SW 81st Ave 8340 SW Ross St 15233 SW 81st Ave I Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 I F J Scheckla F J Scheckla Marwan & Janet Lee Abukhater 15085 SW Hall Blvd 15085 SW Hall Blvd 8705 SW Reiling St 1 Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 I Kazem Kn & Salari Marzei Nejad Theresa Castellanos Larry Williamson & L Sandra 14473 SW 134th Dr 8700 SW Reiling St 8710 SW Reiling St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 1 I Herb 87 ma Brian Brian Hogue & Nancy & Gary Hogue Richard & Gayle Hoggan 20 Reiling St 15140 SW 88th Ave 15233 SW 81st Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 1 Aaron & Leslie Boyce Gary & Sharon Rosing Michael & Janee Stearn Walker U 15378 SW 82nd P1 15403 SW 81st Ave 15323 SW 81st Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 I Charles Branen & Ruthanne Georgina Cosper Grant & Susan Stebner 15301 SW 81st Ave 58585 SW River Ridge Ln #35 15143 SW Kenton Dr I Tigard, OR 97224 Portland, OR 97201 Tigard, OR 97224 I William & Jean Anderman Steven Charles Warren Philip & Vicky Smith 15063 SW Kenton Dr 15041 SW Kenton Dr 15029 SW Kenton Dr Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 1 I James 15016 SW Jordaihl K &t enton Ca Dr Ockenfels - Jordahl Grant Vergottini John Nelson & Sharon Fox 15038 SW Kenton Dr 15050 SW Kenton Dr Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 1 Nancy Neihart Margaret & Mildred Macdanold Christopher & Joyce Swift I 15072 SW Kenton Dr 15094 SW Kenton Dr 15118 SW Kenton Dr Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 1 1 • • - Jack & Monika Palmer William & Georgia Everhart Stephan & Kcllie Cutter I 15051 SW 81st Ave 8145 SW Ross St 15033 SW 81st Ave Tigard, OR 97224 Tigard, OR 97224 'Tigard, OR 97224 1 David P R Symes Jay & Karen Schrader Shirley Skidmore & Ronald Quant 15000 SW Kenton Dr 6373 Haverhill Ct 14954 SW Kenton Dr 1 Tigard, OR 97224 West Linn, OR 97068 Tigard, OR 97224 1 Todd & Susan Beahm Timothy Ekberg & Lilly Day James & Carolyn Moll 14932 SW Kenton Dr 14896 SW Kenton Dr 14874 SW Kenton Dr Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 1 Patricia Jo O'Connor Bradley & Laurie Pittmon Janeen Olsen • 2034 S Fork Dr 14830 SW Kenton Dr 14867 SW Kenton Dr Lafayette, CO 80026 Tigard, OR 97224 Tigard, OR 97224 1 I Wade & Shellie Snyder Kurt & Kirstin Havnaer Ronald Wise 14889 SW Kenton Dr 14943 SW Kenton Dr 10598 SW Naeve St Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 1 Sandra & Jack Rollins Lynn & Monica McDonald I 15007 SW Kenton Dr 8340 SW Ross St Tigard, OR 97224 Tigard, OR 97224 1 1 1 1 • • 1 1 1 1 ' • • W R G D E S 1 G N 1 N C. 1 October 27, 1998 RE: SE Corner of Hall Boulevard and Ross Street Proposed Subdivision • 1 Dear Property Owner, • ' WRG Design, Inc is representing Matrix Development Corporation for a proposed subdivision located at the southeast corner of Hall and Ross. The site will be developed into approximately 26 single - family lots, as a Planned Unit 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 encouraged to attend a neighborhood meeting: 7:00 pm on Thursday, November 12, 1998 Tigard City Hall 13125 SW Hall Boulevard Tigard, Oregon 97223 Please notice that this will be an informational meeting on preliminary plans. These plans are • subject to change, prior to the submittal of the application to the City. If you are unable to attend the meeting and have questions about the proposal, please do not ' hesitate to contact me at 603 -9933. I look forward to speaking with you at the meeting and hearing your comments. ' Sincerely, WRG Desig Inc. kn Mimi Doukas Planner /Associate Landscape Architect cc: File (MAT.006) 1 1 PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / (503) 603 -9933 (fax) 603 -9944 1 J:\DATAWIAT008 \WORDWEIG- LET.DOC �n / O regon • / /evada , . . . • 7 1 ''''.' • • ... • ..,..• . • ,,., , • ' • • ' • ..-.• ..- SEE 654 ,L4p,.2::.0.,..e.,.;;Qmri muilimimemc. ±,........ . ....1 ' ; f: :' ;,: ... inii . k ... - ........ ,...,,;.!".' r : vit. ; , ....r:2 :.'.:::, '':: ■ '..., ...,;;. . _ ...t.....„: , ...H. _ --- ... 22.... ."_ ; 4 u . „....17. '*:i... • 0 -----1W- --t.. t1 1.■17,70! '"*.i 77 : 4 007:2 , WtY' 77 7!`r: *4 ,,Alrf.r4:7X7..;a:V,37.Filf4t541.7131. 4 . . .:,•• .. :7•Mt ' p i t2 :: .... 0 i ,(4VAt., tiA14+1'14 ,0' ?* ,. \■&Wr', , i'' . :CflY ;1, ' ;;;'-' .- tii." VIMPrff.f.P '' 4 ' " .„,,f,. iir,',..14 t.,L . ty i ! - 4 ' :If) Z . :4"; 2‘, . i 4 .• 0,1:A.:1 qt.:: 4 rt.?* ' e -.1,, F 1 '00' - '' ' cr 1 ' . i . 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C 52 $ 51 8 50 s. 3800 °., • a s 4 ~i 1700 - _ ' 1 W R G 1 D E S I G N I N C. tai 1111111111 4 S I OW/ 1`NSq e3416 4rxrd J /�da 3 S.w. B'/ i 1 ro h �� l Sd S n S� fCsn� 1 1 1 1 1 1 1 ti 1 1 1 PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / 603 -9933 (fax) 603 -9944 1 Oregon • / /evada • MATRIX • 1 m inor .u. 1 DEVELOPMENT CORPORATION 1 LETTER OF TRANSMITTAL 1 TO: Jeff Curran DATE: 0/20/98 • 1 WRG Design Inc. . RE. McDonald property • TRAFFIC STUDY • . 1 Sendingto you• Kimley -Horn Traffic Impact. Study for Ashford . • Meadows (McDonald ._p • . • 1 1 1 . Comments: • 1 1 1 1 FROM: cc: 1 1 Plaza 2, Suite 200 • 6900 S.W. Haines Street • Tigard, Oregon 97223 -2514 • Phone (503) 620 -8080 • Fax (503) 598 -8900 1 • • 1 1 • Traffic Impact Study June 1998 1 1 Ashford Meadows 1 f + GIN I # ' kr %OPE> ORM 1 Prepared for: 1 West Hills Development, Inc. 1 Prepared by: Kimley -Horn and Associates, Inc. 1 PN: 093013.09 ' 1 • r n �imley -Ho 1 • and Associates, Inc. 1 �� .�.. � , . v . . .... cuoo ninLci uvni. (1A l e d 0U3 I • • I TABLE OF CONTENTS 1 1.0 INTRODUCTION 1 1 2.0 PROJECT DESCRIPTION 2.1 Site Description 3 I 2.2 Proposed Access 3 2.3 Internal Circulation 3 2.4 Project Influence Area 3 1 3.0 EXISTING CONDITIONS 3.1 Existing Roadway Network 5 1 3.2 Existing Traffic Volumes and Lane Configurations 6 3.3 Existing Levels of Service 9 1 4.0 FUTURE CONDITIONS 4.1 Background Traffic 12 4.2 Added Traffic 12 4.3 Year 1999 Levels of Service without Project 15 I 4.4 Trip Generation 1 g 4.5 Trip Distribution and Assignment 18 4.6 Year 1999 Total Traffic Levels of Service with Project 21 I 4.7 Turn Lane Requirements 23 4.8 Sight Distance 24 4.9 Safety Priority Index System 24 1 5.0 RECOMMENDATIONS 25 1 . 1 List of Appendices 1 Appendix A - Turning Movement Counts I Appendix B - Existing Conditions HCS Output Reports Appendix C - Trip Generation 1 Appendix D - Future Conditions HCS Output Reports 1 1 IU /ZU/ u 1ut 09:01 FAA 503 977 2688 KIMLEY HORN PDX a004 • • 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 comer 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 h' po p proposed development. Specifically, the study will address 1998 existing traffic conditions, 1999 background 1 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. — 1 • 1 • 1 1 . • • 1 • 1 1 1 1 1 ' Ashford meadows Traffic Impact Analysis, PN 093013.09 Klmlcy`Hom & Assoc. P.Qo 1 0/20/98 1th 69:01 FAA 503 977 2688 K EXLEY IIORN I'DX iip 005 1 • • I ASHFORD MEADOWS FIGURE 1 — VICINITY MAP 1 _ ! 1 i .Gr . .. I I ;,:' wg ‘11W --' /./.. :, iffitri . .. e AMON g ,' c/I- jfrt:(11 IffIl!! , :441 NIRO 1 . 0 , • , 1111111 1 6) IpS rilli... in NI I sib__ i iyo . --ero, mu 1 i 1 e 010 • 1 ) ! / ,.. i .., NM, Ill■ •.= 11 ' / Arz 1 7117 t. NikEx • ! Al . . • . . 1 111mMcD, a d St rlt 1 ke' • —......___ . ft se w MIA IIII . \ 1 1 eadowe Rd 1 \ " .: miLloi . iciiiii6. Ili IA \ B. - s. ir ... Bunke Rd nt., al ii iial II I Bu El I 4110 Ii • 1: I atder St - .11 r -.- , ;4 so' cE 5 # dj ..:110 .. . .. mii-4 , 1 2 3 74 . I FA M I L Y 1.6iir V di . P lr IEIN • 7 - ,. 0 !IL DWELLING UNITS .... AUS r ...... II iii „r.T7.1. .._-.4 e It i , b , .. Y g .z fi • • --,... .•••••.• ., •• At. SW H ...• \ 1 • - • • • - • ‘ \ ••••• - \ 2. ati Ant 4 A: • • ml 0.2 0.4 0.; 0.8 1 Streets98 Copyright • 1968-1007, Mlaroeoft Corporetlon 'Mkt Ita suppliers. AU rights reserved Pismo %Ise ar web M. M httplimpeexpedIdeom. Pegs 1 I 10/20/98 ['UE 09:0 FAX 503 977 2688 KLMLEY HORN PUX 4006 1 • • 2.0 PROJECT DESCRIPTION 1 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 plane 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 corner of the proposed Ross Street/Sattler Street/Hall Boulevard intersection. 1 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. 1 Z3 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 1 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 sjght _ 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 1 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. 1 ' Ashford madam 'nafflo Impact Analysis, PN 093013.09 KimleyHom & Arno. Page 3 Lu cu/ a0 tut ua:u3 l'AA aus air [ono KLMLht llURN VIA l®007 1 • • 1 1 1 %NNE! NORTH I EXISTING PORTION OF STREET TO BE VACATED 1 EXISTING HOUSE RELOCATED TO TRANSITION BACK TAX LOT 1001 INTO EXISTING 1 l EDGE OF PAVEMENT ! i ' 1 I I INTO EXISTING I ` ' • 111 i --- I 1 i L '`..." ) L . __RPM S RED-- - --(.7°. - - -- -•— 1 BATTLER S-. J J ,/ = 10 c� 10 o z ---- -- -__. ▪ I ' � /� 16 a • `' 1 1 -- r- - / 14 1 , — �` I 150 14c ' 11 '� l , : 40c 9 i 7 i 0 — i "c 18c 1 1 1_ •- - - -- 1 . ' ; ; '„ ' . PUBLIC ST. 1 • I : 48 0 / 1 1, 1 1 1 . I ; ? .!_._25C 5 ; 6 ' 4 ; .3 ; 4 ; 1 I gi 1 i I 111:111 ' I V I 1 l 1 ! - 111 - - le 1 1 1 1 1 ASHFORD MEADOWS SITE PLAN FIGURE 2 1 N. Ftle: 043013.04/ASHIADW02 1 ,p,o,y.. con a. Inc. _ _ iui cup ,o Luc u uJ NA.► J ug y / / 2ti815 K161Ll Y HORN PI)X 11008 • • 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 y 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 ODOTs Level of Importance 1 (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. 1 1 1 1 1 1 ' Ashford meadows Traffic impaal Analysis, PN 093013.09 Klmky •Horn & Assoc Pogo LU / CU/ 98 Lur: U9:04 FAX 511.1 911 268tl KIMLEY HORN l'DX tj 009 1 • • 1 Roadway characteristics are summarized in Table 1e 1. 1 Table 1. Summary of Existing Roadway Characteristics I r Street Name Road Class No. of Posted Side Bike On- Street Comments Lanes Speed walks Lane Parklng Ross Street Minor 2 35 No No Yes No parked cars observed. I Collector Saltier Street Minor 2 35 Yes No Yes No parked cars observed. Collector I Hall Boulevard Arterial 2 -3 40 Yes Yes No 2 lanes north of Sattler. 3 lanes south of Sattler. Bonita Road Minor 3 35 Yes Yes No I Collector Durham Road Arterial 3 35 Yes Yes No _ I 3.2 Existing Traffic Volumes and Lane Configurations I 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 1 of 1998. Figure 4 illustrates the existing AM and PM peak hour volumes. Existing traffic count data is provided in Appendix A. 1 1 1 1 1 1 1 1 1 Ashford meadows rtattic Impact Aovyiiti PN 099013.09 Rimi.y -Rota ! Arm. P.gc 6 UJ/ U /9a CUE 09:04 FAX 503 977 2688 K[MLEY HORN PDX Z010 • • 1 ( 1 t N.J FZ T H 1 1 L. • SW BONITA RD fr 1 1 *sw RosssT SW SATTLER ST . Note: Rom Street will be realtts�ned with Battler Street In 1990. The infereecUon will be signalised and a southbound left 1 CO turn lane will be added at the same Ume. a aa� 1 1 c 1 SW DURHAM RD 1 � LEGEND 111 • 511110Y AREA KEY NTERSEcnON • SICNAUZED INTERSECTION 1 e STOP CONTROLLED APPROACH • ASHFORD MEADOWS EXISTING LANE CONFIGURATIONS FIGURE 3 1 Flle: 093013.09 /A$HMOW03 war , liem and Assoakri d. Ina, luiZu, m lUL 09:05 PAX 303 977 2688 KIMLEY HORN PDX X1011 1 • • 1 E NORTH r l ii L too( Ir i f SW BONITA RD 1 5i 1 1 SW ROSS ST 1 SW SATTLER ST .0 21111.:, ,.. PROJECT 1 Cti L J L r- Q I J1 0- g SIC- i x SW DURHAM RD 1 1 ! k_20. (102) J I L r48 (9) LEGEND I 347 —1 1 I r STUOY A KEY INTERSECTION (531).—.. t^` 11 (9)--N •• §g XX (XX) AM (PM) PEAK HOUR VOLUMES 1 1 ASHFORD MEADOWS 1998 EXISTING TRAFFIC VOLUMES FIGURE 4 I INI Flla: 093013.09 /ASHMOWO4 1 qM� �a Inc, LU/ GU/ :JO 1UU Ua : Ua tAA oU.l 9/1 Ztititi KIMLiY HORN PDX 0012 1 • • 1 3.3 Existing Levels of Service 1 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 I Board's 1994 Highway 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 1 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 I 2. HCS reports are provided in Appendix B. I Table 2. Existing 1998 Level of Service Bonita Road/Hall Boulevard Signalized) I AM Peak Hour PM Peak Hour j Approach/Movement Delay LOS Delay (sedveh) LOS I (sec/veh) Westbound 10.9 B 13.6 B • Northbound 23.7 C 27.6 D 1 Southbound 14.5 B 14.9 B Overall 17.4 C 17.5 C I Ross Street/Sattler Street/Hall Boulevard (Signalized) AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS 1 (sec/veh) Eastbound 20.7 C 24.8 C I Westbound 18.5 C 23.9 C Northbound 9.2 B 9.8 B Southbound 9.3 B 15.9 C r 1 i Overall 11.6 B 14.4 B Durham Road/Hall Boulevard Signalized) AM Peak Hour [ PM Peak Hour I Approach/Movement Delay LOS Delay (sec/veh) ; LOS (sec/veh) I Eastbound 27.6 D 16.7 C Westbound 22.5 C 30.3 D I 1 Northbound 47.1 E 45.0 E Southbound 50.6 E 59.6 E Overall . 33.6 D 32.4 D 1 I Aahfoed meadows TMIc Impact Analysis. PN 093013.09 Kimloy -Flom d: Assoc. Page 9 i.v. c.vi aU &Liu Ui.UO ( A ■Jvo y1 I 4000 l\ldlL(.l I11/11.0i 1 "UA 4,013 • • 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 th gh pe g 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. 1 • 1 ' Ashford meadows Traffic kaput Analysis. PN 093013.09 Maley-Han & Assoc Page 10 LU /ZU /98 [UL. 09:07 FAX 50:1 977 2688 KIMLEY HORN PI)X 10014 1 • • I Table 2a. Existing 1998 Levels of Service Durham Road/Hall Boulevard (Signalized with Combined North-South Phase) I 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 1 Northbound 20.9 C 23.3 C Southbound 39.8 D 31.2 D 1 l Overall . 25.9 D 24.2 C 1 • 1 1 1 1 1 1 i • 1 • 1 1 I MMocd madam 7Uarsa Impact Analysis. PN 093013.09 Kimlay•Ran & Assoc. Par 11 10/20/98 'I'UE 09:07 FAX 503 977 2688 KIMLEY HORN 1'UX 2015 1 • 4.0 YEAR 2001 BACKGROUND PLUS ADDED CONDITIONS 1 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 1 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. 1 1 1 ' Ashland meadows Tra fie lmpad Aadyaig, PN 093013.09 Malloy-Ham & Aiwo. Page 12 [0/20/98 TUE 09:08 FAX 503 977 2688 KIMLEY HORN PDX [1016 1 • • 1 'N I 1 NORTH • I L. r 75 (370 I 1 SW BONITA RD 1 s1 1 SW SATTLER ST .0` SW ROSS ST 1 . PROJECT I a —" ( 7 ) I in(35) " 1 fr 115 !f I r V V f it 1 cn SW DURHAM RD 1 _ , 1 xa2 `- !,s (1,.) J I L r ',e X _ LEGEND 337 (!la) _fly- • STUDY AREA KEY INTERSECTION I ex (see) .r . 12 (9) �fi KK WO AM (PM) PEAK HOUR VOLUMES onx 1 1 ASHFORD MEADOWS 1999 BACKGROUND TRAFFIC VOLUMES FIGURE 5 I \,. Flla; 093013.09 /ASHMOW05 EEO ! N ry- la. Inc. Lu cu /uo LUC. ua:u0 Ir►A au.) air 4000 IU1LEY IiUKiv tL)A gjoi7 1 •• • • I N. I .XN_A, NOF?TH I 1 , `. 1 1 SW BONITA RD 1 s I Applegate subdivision to be located south of Battler and west of Hall as shown. Residential units will II be occupied in 1999. -- SW ROSS ST SW SATTLER ST 0 1 APPLEGATE PROJECT 1 (1---:„ - L o (o) 9 I JIL, -0 PI ,s -, g ER 0 00 SW DURHAM RD 1 fr-------"Ir..) e (u) I L r (o) LEGEND s C) J ' , r • SlUOY AREA KEY INTERSECTION II i o(( —•\ € 0 0 0 xX (Xx) AM (PM) PEAK HOUR VOLUMES I I ASHFORD MEADOWS FIGURE 6 ADDED TRAFFIC �a pM I File: 093013.09 /A$HMOW06 oy-Harn and Antidotes. Inc. Ilimmilli IU /GUW:15 LUE UJ:U9 MA )U.) aII Zbeiti KIMLIY ItOKN I'UA 4018 1 • • 1 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 1 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 I 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. 1 Table 3. 1999 Level v of Service without Project I ! _ Bonita Road/Hall Boulevard (Signalized) AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay ( sec/veh) LOS I ( sec/veh) Westbound 12.8 B 17.7 C Northbound 23.5. C 23.4 C I I _Southbound 18.3 C 18.6 C Overall _ 19.6 C 19.4 C • I Ross Street/Sattler Street/Hall Boulevard (Signalized) AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS 1 (sec/veh) Eastbound 22.3 C 25.3 D I Westbound 18.5 C 23.9 C Northbound 9.4 B 11.9 B Southbound 9.8 B 24.8 C I Overall _ 12.6 B 20.3 C Durham Road/Hall Boulevard (Signalized) 1 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 1 Southbound 51.6 E 53.0 E i, Overall { 36.9 D _ 35.2 D 1 . 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 I approaches at the intersections are also expected to operate at level of service D or better except for the Durham Road/Hall Boulevard intersection. 1 I Ashford meadows Tnifflo Impact Analysis, PN 093013.09 Kimloy4lam & Assoc. Pale IS L0/20/98 LUE 09:10 FAX aU3 9 2688 KLiMLbY UUKiv VOA 1g019 1 • • 1 e . \ 1 .. X .. 1 i F - 1 . 1 NORTH 1 t L raI (sea) 1 r R SW BONITA RD E 1 1 SW ROSS ST SW SATTLER ST •• 1 1 PROJECT I a 1 h n' is (10)—"' J L r 7 (•) q an Om -1 lir a Pa 1•1 -Th g gE o 1 $1 I rn SW DURHAM RD 1 t li V a 1 I I L-220 (42S) X306 (e73) J , L /—+a ( a ) LEGEND 362 (2 ...J 1 r • STUDY AREA KEY INTERSECTION I (3») 4Y (a) Th S gn XX (XX) AM (PM) PEAK HOUR VOLUMES ^X 1 I ASHFORD MEADOWS FIGURE 7 1999 BACKGROUND PLUS ADDDED 1 File: 093013.05 /ASHMOW07 1 IQIN ll ofn�Q Inc 10/20/98 TUE 09:10 FAX 503 977 '2688_ K[MLEY HORN PDX 4 020 1 • • 1 According to the HCS output reports, the north and south approaches to the Durham Road/Hall I 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 I 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 D urham Road/Hall Boulevard (Signalized with Combined North -South Phase) AM Peak Hour PM Peak Hour 1 Approach/Movement Delay LOS Delay (seclveh) LOS (sec/veh) Eastbound 23.9 C 19.6 C I Westbound 23.4 C 29.7 D Northbound 19.7 C 23.4 C I Southbound 37.0 D 34.1 D Overall 27.5 D 27.5 D • 1 As shown in Table 3a, the intersection will continue to operate at an overall level of service D in 1 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. I 1 1 1 1 1 1 I Aazlbrd meadows' arc Impact Analysis, PN 09301 .09 Kimley-H.m k Assoc. P.Q. 17 10/20/98 'CUE 09:11 FAX 503 977 2688 K[MUEY HORN PDX 021 1 • • 1 4.4 Trip Generation - ' The Institute of Transportation Engineers (ITE) publication Trip Generation. 6 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 1 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 1 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) . 1 4.5 Trip Distribution and Assignment Trip distribution for Ashford Meadows was based on field observations and recently approved traffic 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 1 network based upon these percentages. Assignment of site - generated trips is shown in Figure 9. 1 1 1 1 1 1 ' /Wilted meadows Traffic Impact Awlyali, PN 093013.09 Klmlay -Han & Assoc Pap !! 1020/98 TUE 09:11 FAX 503 977 2688 KIMLEY HORN I'UX 1t4] 022 • • 1:171Nri 1 NORTH 1 1 50% 1 SW BONITA RD 10/ 1 1 � - SW SATTLER ST 0` SW ROSS ST 1 PROJECT A 1 1 SW DURHAM RD 1 I 1 5% 35% 1 1 1 ASHFORD MEADOWS • DISTRIBUTION FIGURE 8 1 File: 093013.09 /ASITYDW08 I 10Ner- al tee. ine. LA) CU/ 30 tUL• 09:12 1•A\ )UJ a/ I ZUtill It IMLE1 IIl)KIN 1 UA 4,1023 1 • • 1 IVNII\ NORTH 1 . L.o (0) 1 I 4 . r i (2) 1r SW BONITA RD 1 SW ROSS ST SW SATTLER ST .• 1 PROJECT ' ...' 1/4_tS rO ro) 0 0 in m , r I J 1 �d ta) 7 ( 2 1) a g L. — 0 n o () ' 1 sea OON ' 1 y Pt 1 vI SW DURHAM RD 1 ' J I J I l -.--Of —0 ro) LEGEND I °a ('' -� # • S1UDY AREA KEY INIERSEClION 0-N € €E 000 XX (XX) AM (PM) PEAK HOUR VOLUMES 1 . 1 ASHFORD MEADOWS FIGURE 9 I a� File: 093013.09//�SIi1A0W09 IGrtd7- Agoclola.Ina lial.°....) lU/ GU/ JO iuu__ lZ 1 t►.► *W.) ar r Lb/VS h M1.I Y BURIN I'11.\ CUZ4 1 • • ' 4.6 Year 1999 Total Traffic Levels of Service with Project t 1 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 I 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 1 study area intersections are shown in Table 5. HCS reports are provided in Appendix D. 1 Table 5. Year 1999 Total Traffic Levels of Service with Project Bonita Road/Hall Boulevard Signalized) 1 1 AM Peak Hour ,- PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS I -- Westbound (sec/veh) 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) 1 AM Peak Hour PM Peak Hour • Approach/Movement Delay LOS Delay (seclveh) LOS I ! Eastbound (sec/veh) 22.2 C 25.3 D Westbound 18.9 C 24.2 C I Northbound 9.4 B 11.9 B i Southbound 9.7 B 24.6 C Overall 12.6 B 20.2 C 1 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 1 Westbound 23.2 C 35.8 _ D Northbound 47.8 E 51.6 E Southbound 52.3 _ E 53.7 E I 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 1 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 1 Road/Hall Boulevard intersection are expected to operate at level of service E. I Ashford meadows Trak Impact Analysis, PN 093013.09 Kimley-Horn sit Assoc. Pap 21 • - - ---- - I%1 LULL 1 IWKOV 1 UA BUGS 1 • • 1 1• IN I d •XNA 1 NORTH aiii :IC ( 621 ) . I {Lr82 oil) fr if SW BONITA RD 1 1E • SW ROSS ST SW SATTLER ST .• 1 PROJECT A -.—o (13) 1 r (0) r117-. I J 1 L. (--213) a ail 02) F. tet3(eij _ g I e 121 SW DURHAM RD 1 . if!. I J 1 L 7-41 •• ro LEGEND . s� �_ s) J 1 f r • S1UOY AREA KEY INTERSECTION I ON (��--N s Cn XX (XX) AM (PM) PEAK HOUR VOLUMES ^_x 1 1 ASHFORD MEADOWS 1999 TOTAL TRAFFIC FIGURE 10 I Ale: 003013.09 /ASHMOW10 1 rpm Kknlay -Han and Meoobta, Inc .., . .... , •, ■• ... 6.. v 0 . a i ■ ■••• ....., •a 1 . {. V ti «1 Uj V G V 1 • • I 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 1 north -south phase. Results are summarized in Table Sa. 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. I Therefore, the combined north -south phase may provide some benefit to future operations. Table 5a. Year 1999 Levels of Service with Project 1 [ Durham Road/Hall Boulevard (Signalized with Combined North -South Phase) AM Peak Hour PM Peak Hour I Approach/Movement Delay LOS Delay (sec/veh) LOS (sec/veh) Eastbound 23.9 C 19.8 C 1 Westbound 23.4 C 29.7 D • Northbound 19.7 C 23.4 C - 1111 1 Southbound 37.9 D 34.6 D Overall 27.8 D 27.6 D 1 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 1 84th Avenue. Results from the analysis are shown in Table 6. ' • 1 Table 6. Year 1999 Levels of Service with Project West Site Entrance / New East West Road (Minor Street stop control) 11 I AM Peak Hour PM Peak Hour Approach/Movement Delay LOS Delay (sec/veh) LOS I (sec/veh) Northbound 3.7 A 3.6 A 1 Westbound Left 2.2 A 2.2 A _ _. I , The City of Tigard considers level of service E or better acceptable for unsignalized intersections. I 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 I 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 en the Geometric Design of Highways a_nd Streets, published by the American 1 Association of State Highway and Transportation Officials (AASHTO). 1 Ashford meadows Traffic Impact Analysis, PN 093013.09 Kimley -Horn & Assoc. Pace 23 LU /LU /yd LULL U`J:14 t't\A aUJ `J // 2b88 nAALEY HUKIN k'DA IgJU27 • • 1 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. 1 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. 1 • 1 1 1 1 1 1 1 1 1 1 ' Ashford meadows TkalBo hapaet Analysis, PN 093013.09 KlmlayHom & Assoc Pigs 24 Lu/ Gus uo tut uy: 1.) ('lt.■ • y/ / LbtftS t\( 111.1%1 11111UN t'U.\ IJ(JZ • ' 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 ands 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 1 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. 1 ' Ashford meadows Traffic impact Analysis, PN 093013.09 Kimley.Hem & Assoc. Page 23 •.•• a.v• .•.• ... a• ua. Lp ['An uvu a r .vuu I\1IRLC.I IIUKO ' • • ' imum of 250 feet of sight distance is required at the 6. A m proposed access point of Ross g Q P 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. 1 1 i 1 1 1 1 1 ' Aahtard meadows TQto Impaol Analysts, PN 093013.09 Malley-Nom k Auoo. Per 26 • 1 � APPENDIX A t TURNIN MOVEMENT COUNT 1 • 1 • 1 LU. GU a) lilt U9:1/ NAA JUJ Ut r Zt $8 Kl11LLl IIUKt\ NA 14 1031 I OFFIC SMITHY PHONE NO. : c S036438866 Jun. 0S 1998 12:03PM P2 INTERSEC N TURN MOVEMENT I.LULV'1 bUUIll' A+rvm4. I BONITA ROAD AT HALL BOUL1EVARD N (980 Ta 3.7% P.,816 DATE OF COUNT: 6/3/98 0 + t681 DAY OF WEEK: Wed R 0 460 520 TIME STARTED; 7-00 II H w0 1 I.► 4-278 'TIME ENDED: 9:00 1 t 204 II T= OTC 0 T- 3.6% 0 -* 4-0 P•�0. 0 Z ;74 P�.798 TTEV=TOTT L ENTRY RY VOLUME II 0 --► 41 ~ 780 -► P =PHF BY APPROACH sshp 0 477 260 Peak Hour . � 1534 07.20 -08:20 Traffic Smithy T= 2.8% Pa •. .829 737 TEV1995 (503) 641 -6333 II EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND FROM - PERIOD -► 4. t 7:00 -07:05 0 0 0 0 12 33 0 2 7 14 4 0 7 97 07:05 -07:10 0 0 0 0 25 28 0 29 24 3 0 18 127 I 07 :10 -07:15 0 0 0 0 26 27 0 21 18 '8 0 20 1'0 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 U 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 U 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 U 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 U 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 1 . 1 Total Survey 0 0 0 0 727 892 0 784 478 150 0 374 3405 II Mucks 0 0 0 0 78 .81 0 .78 .83 .71 0 .81 .825 0 0 0 0 6.1 1.8 0 3.1 2.3 3.3 0 3.7 3.3 Stopped cip- 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 I Hourly Totals .... _ 0 - 8 :00 0 0 0 0 453 490 0 411 260 75 0 209 1898 07 :15 -08:35 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 II 00 08:00-09:00 0 0 0 0 352 478 0 420 218 81 0 189 1507 II L L IIL L. G I I I U R L I l U A LEI U J L 1 RAFFIC SMITHY PHONE NO. : 5036436866 Jun. 05 1998 12:03PM P3 INTERSECTION TURN MOVEMENT COUNT SU R!•,YUK'1' BONITA ROAD AT HALL BOULEVARD J I N 910 T= l.7% P=.902 DATE OF COUNT: 06/04/98 11072 DAY OF WEEK: Thu T 0 560 350 TIME STARTED: 16:00 I TIME ENDED: 18:00 H r2 s 1 I 1 4. 4 --971 • + T= 0% 0 0 03 II T= 1% + 4-1 �. P=0. 0 Z ;367 P=.905 VT L E I 4 3 t P ■PHF BY APPROACH 0 479 -► NSAT 1 469 129 Peak Hour y 1927 T= 3.1% P =.947 599 TEVT2480 :00 03) -6333 — .„- r ., EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD t II -' 4-i I 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 3162 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 II 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 1. : 50 0 0 0 0 56 29 0 41 12 53 0 38 196 I 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 II 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 II 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 1 _ . _ _ - J ,_.- - t Total Survey Trucks 0 0 0 1066 695 1 907 268 620 1 1071 4629 HF' 0 0 0 0 .91 .88 .25 .84 .77 .89 .25 .9 .923 0 0 0 0 .8 3 0 3.6 1.5 .5 3.6 1.3 1.8 St�ppeedBuses 0 0 0 0 3 0 0 2 0 0 0 0 Pear 0 0 0 0 2 0 0 3 0 0 3 0 II Hourly Totals - -- -- — ___ - 16:00-17:00 0 0 0 0 506 34S 0 438 139 253. 0 468 2149 16:15 -17:15 0 0 0 0 527 346 0 462 128 293 0 505 2261 I 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 1 _ ... .. .... -— - __ —.. .. a... u a ..... .. Val 0„/Pr": I kHe r l L 5f11 I HY PHONE NO. : 5036438666 Jun. 09 1998 09: 54AM P2 II als= INTERS RO8 Y REPORT AT HALL II • T. 8.3k Pm.741 N 1537 • DATE OF COUNT: 06/09/98 0 1725 DAY OF WEEK• TUE R 32 500 5 TIME STARTED: 07:00 II H --108 1 t♦ 4-20 TIME ENDED: 09:00 151 1 Ill TE. 4.5% T=31.3% I 3 -► 4-2 Pa.723 141 7 P -.454 TEV.ITOTAL ENTRY VOLUME TaBTR II I TATR UCRS BY APPRpAC .. BY APPROACH AP CH _ 295 -+ 74 563 8 �r 16 -* Peak Hour —'- GKGA 1648 07 :10 -08 :10 Traffic Smithy T= 4.5% P -.822 645 TEV -1497 (503) 641 -6333 II TIME PERIOD EAST BOUND J SOUTH BOUND NORTH BOUND WEST BOUND - FROM - TO 1 -. . 4- 1 lio. 41 t r► • L 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 II 07:10 -07:15 9 0 8 0 39 0 1 33 0 0 0 2 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 0 109 07:30 -07:35 9 0 15 2 42 1 7 51 1 0 0 4 132 II 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 I 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 II 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 X Total Survey 241 5 263 78 797 6 145 923 10 10 2 20 2500 II .63 .38 71 .5 .7 .42 .71 81 .4 .35 .25 .46 .778 St Trucks 5 0 4.2 5.1 4.2 0 9 3.9 0 60 100 10 6.2 E ' topped Buses 0 2 0 0 0 0 0 -570 0 0 0 0 II Hourly y 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 II 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 .., . ... _...� .... .. .. . . .... .... PHONE NO a L L 1 50 3643886b � P2 t kHh h l L 5 1`1(1 h1Y II : Jun. 10 1998 09:23gM L ION TURN MOVEMENT COUNT S Y REPORT OSS/SAZTLER STREET AT HALL B j • Ty. 1.7 p .851. J II N 1920 DATE W Wea /09/98 204 708 8 536 T TIME STARTED: 16:05 H < -344 1 4 •-13 TIME 18:05 I 53 � t7 T. 3.4% TQ O% II 0 -► 4 -2 P -.824 P...812 69 3 TEV =TOTAL ENTRY VOLUME II 122 — ► 41 1 ~ 10 --► P PH B APPPR PR°AC�i 1781138 476. 2 Peak Hour �� 17:00 - 18:00 Traf is Smithy T•, 3.8k P..900 1616 TEV.1671 j 1(503f 641 -6333 u TIME PERIOD EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND FROM - TO ; -► ? ±I i 4 4 1 t r ; f- t I AL = 1 6:05 -16:10 4 0 7 16:10 -16:15 3 0 2 12 48 0 5 54 0 0 0 0 127 1 6:15 -16:20 4 0 8 9 42 0 6 3 7 0 0 0 1 1 04 0 - II 16 :20 -16:25 3 1 3 7 0 106 16 :25 -16:30 16:30 -16 :35 4 0 4 24 42 1 6 37 0 0 2 0 9 14 51 0 4 42 2 0 0 0 1 24 16:35 -16:40 6 1 8 14 29 0 5 30 1 0 0 16:40 -16:45 2 0 7 15 67 1 1 34 1 0 0 0 128 II 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 -17:00 5 0 2 11 54 0 10 45 '2 0 1. - 17:05 1 0 6 11 37 1 9 47 0 0 1 11 II 17 :05-17:10 3 0 2 11 59 0 20 54 0 0 0 0 150 17 :10 -17 :15 4 0 8 24 71 1 8 32 1 0 0 2 151 1 - 17:20 8 0 3 22 62 1 16 38 0 1 0 1 :20 -17:25 4 0 3 25 64 0 15 39 0 0 0 0 150 1 -17 :30 6 0 3 22 59 0 16 46 0 0 0 1 153 I 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 17:40 -17:45 7 0 2 18 54 1 9 34 0 1 0 0 126 17:45 -17:50 8 0 5 14 55 1 8 31 0 0 0 2 128 II 17:50-17:55 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 . II J . II Total PHP Survey 115 2 115 364 1274 12 209 939 10 5 3 14 3062 II t Trucks 78 0 83 72 .9 .67 .73 8 5 .5 .5 .58 .920 Pe 44 .78 0 1.0 1 1.0 8.0 ].0 4 .0 l 0 0 0 0 0 2.6 de PPed Buses 0 0 0 0 0 0 14 0 0 1 0 0 0 0 Hourly Totals II 1 6:05 -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. 16:35 -17:35 57 1 53 209 664 5 120 480 7 2 2 8 1607 16:50 -17:50 66 0 48 213 688 7 134 484 5 3 1 8 1657 II 17 :05 -18:05 71 0 53 206 715 8 139 458 2 4 2 6 1664 "a .. • • „ l V Q ' . 4 V l f l ' A A J V J .l 1 1 .. m ,. a I� L Ul L l: l \ l\ I U A l�A U .) rHUNt NU. : 5036438E;66 Jun. 04 1998 12:14PM P3 INTERN TURN MOVII�N'r COUNT Y REPORT DURHAM ROAD AT HALL B • T. 5.2% P..772 II N 1729 • DATE OF COUNT: 06/03/98 O + 571 DAY OF WEEK: Wed R 331 61 337 TIME STARTED: 07:00 T x-635 I l� T ENDED: 09:00 I it -551 • 347 1 209 T= 2.5% To 5.6% I 802 -► 4-294 P =.890 P =.829 41 1 r48 TEV =TOTAL ENTRY VOLUME • = % TTRUCKS BY APPROACH II 1190-* I r• 1172 -► P =PHF BY APPROACH DLGC 15010 15 33 Peak,Hour SmithV ') + T. 9.4t P=.5 f58 TEV =2528 503 6333 II TIME PERIOD EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND FROM - TO Z -► ? +I 1 4 41 t re . c *- t ALL II 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 -*52 II 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 I 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 I 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 I 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 I 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 II i ' II . Tot s Survey 8 9 14 5 51 467 125 573 46' 62 72 93 578 378 4501 54 89 75 64 6 84 42 54 52 52 92 68 . 888 I 'Ducks 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 Pews • 0 17 0 0 19 0 0 5 0 0 4 0 II 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 II 08:00 -09:00 5 8 647 206 132 84 234 42 51 54 63 313 196 2080 II ... .. ., .... ... ., ..., %I N, .. • r, ...... ION TURN MOVEMENT COUNT 9 •Y REPORT II _ _ _ . _ - -• - - -- _. ---- DURHAM ROAD AT HALL BO N 714 T= 1.1% P=.858 II 0 DATE OF COUNT: 06/04/98 R 636 DAY OF WEEK: Thu T 437 15 262 • TIME STARTED: 16:00 H 4-1290 1 4 - 1246 TIME�� 18:00 I t402 T= 2.2% 207 ? T. 1.4k 551 —► 4-835 P0.908 P =.858 II 9 * l9 TEV =TOTAL ENTRY VOLUME 767 - ♦ I P PHP BY CC 33 18 27 20 833 — ► ERNX I l 1 Peak Hour J(5O3) - Ta .6$ P ,773 165 Ts F'V 1 62792 17:55 Z fi6 EAST BOUND I TIME PERIOD ? SOUTH BOUND NORTH BOUND WEST BOUND I 1 t 4- r 4— t ALL II 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 15 215 II 1 6 :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 -16135 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 II 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 II 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 1 7:15 -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 II 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 -17145 0 46 18 33 1 17 2 1 4 0 71 39 232 II 17 :45 -17 :50 0 53 9 49 1 18 2 3 1 2 80 36 254 17155 -18:00 2 33 24 35 0 23 1 3 3 1 68 34 242 1 1 I TT�o tal Survey 19 1056 395 768 35 515 41 65 55 22 1642 702 531 St ? .45 .89 .92 .89 .42 189 .75 .6 1 68 .5 ,87 .82 .145 II Peas opped Buees 0 0 0 0 0 2 0 0 9 0 0 0 1 0 Hourly Totals 16 :00 -17 :00 11 523 197 332 20 250 23 40 34 10 802 301 2543 II 16:15 -17 :15 7 550 205 349 16 243 22 35 23 8 835 363 2656 1 6 :30 -17:30 7 533 196 403 16 268 23 31 24 10 ••824 382 2717 16:45-17:45 18 8 533 1 4 36 15 198 418 8 436 16 1 265 19 2772 :-: 1 . II 1 • 1 1 1 1 1 1 1 APPENDIX B � EXISTING CONDITIONS HCS OUTPUT REPORTS 1 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -10 -1998 I Center For Microcomputers In Transportation -= = ==s = = = == ==== Cs aasss C - = _ = == Streets: (E -W) Bonita Road (N -S) Hall Boulevard Analyst: MRB File Name: BH98_AM.HC9 II Area Type: Other 6 -9 -98 AM Peak Comment: 1998 Existing Conditions _ I Eastbound Westbound Northbound Southbound L T R L T R L T R L T R I 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 I RTOR Vole 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations II • Phase Combination 1 2 3 4 5 6 7` 8 EB Left NB Left Thru Thru * — I Peds * Right Peds WB Left * SB Left * Thru Thru * * I Right * Right Peds * Peds * NB Right Right I SB Right WB Right * Green 16.OP Green 33.OP 29.OP Yellow /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: 1 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 IINB T 621 1863 0.808 0.333 26.3 D 23.7 C R 528 1583 0.519 0.333 19.1 C ; I 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 1 1 1 IU /GU/ 1( LULL U lf :ZJ 1z%A )UJ y/ G000 L1LMLLt tl I'LL\ LW U. 1 1 HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -10 -1998 I Center For Microcomputers In Transportation ___ = = = = == =__________■■_■___ == == _ Streets: (E -W) Bonita Road (N -S) Hall Boulevard I Analyst: MRB File Name: BH98_PM.HC9 Area Type: Other 6 -9 -98 PM Peak Comment: 1998 Existing Conditions I 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 I RTOR Vola 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations I Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left Thru Thru * -- I Right Right * Peds * Peds * WB Left * SB Left * I Thru Thru * * Right * Right Peds * Peds * NB Right EB Right I SB Right WB Right * Green 26.OP Green 22.OP 25.OP Yellow /AR 4.0 Yellow /AR 4.0 4.0 I Cycle Length: 85 secs Phase combination order: #1 #5 #6 Intersection Performance Summary 1 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 IINB T 570 1863 0.867 0.306 30.5 D 27.6 D- R 484 1583 0.281 0.306 17.1 C I SB L ' 47 9 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 Il Lost Time /Cycle, L = 9.0 sec Critical v /c(x) = 0.773 1 • 1 I HCM: SIGNALIZED INTERSE•ON SUMMARY Version 2.441 06 -10 -1998 Center For Microcomputers In Transportation Streets: (E -W) Ross /Sattler (N -S) Hall Boulevard Analyst: MRB File Name: RH98_AM.HC9 Area Type: Other 6 -10 -98 AM Peak i Comment: 1998 Existing Conditions with a Signal = = _ - - = = . _ _ _ . _ _ _ = ..._ _ _ _ . _ .. _ .. a . Eastbound Westbound Northbound Southbound 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 1 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 II EB Left * NB Left * * Thru * Thru= * Right * Right * - Peds * Peds * 1 WB Left * SB Left * * Thru * Thru * Right Right Peds * * 111 NB Right EB Ri t SB Right WB Right 1 Green 17.OP Green 8.OP 43.OP Yellow /AR 4.0 Yellow /AR 4.0 4.0 Cycle Length: 80 secs Phase combination order: #1 #5 #6 1 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS I EB L 371 1650 0.428 0.225 20.7 C 20.7 C TR 357 1589 0.422 0.225 20.7 C 1 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 1 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 1 1 1 1 1 1 • 4 HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -11 -1998 I Center For Microcomputers In Transportation Streets: (E -W) Ross /Sattler (N -S) Hall Boulevard Analyst: MRB File Name: RH98_PM.HC9 I Area Type: Other 6 - 10 - 98 PM Peak Comment: 1998 Existing Conditions with a Signal I Eastbound Westbound Northbound Southbound L T R L T R L T R L T R 1 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 I RTOR Vole 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 I Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left * * Thru * Thru * 1 Right Peds * Right * * Peds * WB Left * SB Left * * Thru * Thru * Right * Right * Peds * Peds * NB Right EB Right 1 SB Right WB Right Green 17.OP Green 8.0P 58.0P Yellow /AR 4.0 Yellow /AR 4.0 4.0 1 Cycle Length: 95 secs Phase combination order: #1 #5 #6 Intersection Performance Summary 1 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 IIWB 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 1 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 1 1 1 1 1 411 • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 - - 1998 Center For Microcomputers In Transportation Streets: (E -W) Durham Road - (N -S) Hall Boulevard I Analyst: MRB File Name: DH98_AM.HC9 Area Type: Other 6 -9 -98 AM Peak Comment: 1998 Existing Conditions I Eastbound Westbound Northbound Southbound L T R L :T R L T R L T R - - -- - - -- - - -- - - -- - - -- - - -- - - -- - - -- - - -- - - -- - - -- - - -- 1 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 I 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 1 Phase Combination 1 2 3 4 5 6 7 8 EB Left * * - NB Left * Thru * * Thru * - 1 Right Peds * * Right * Peds WB Left * SB Left * II Thru Right * Thru * * Right * Peds * Peds * NB Right EB Right 1 SB Right WB Right * Green 3.OP 21.OP 33.OP Green 27.OP 6.OP Yellow /AR 4.0 4.0 4.0 Yellow /AR 4.0 4.0 1 Cycle Length: 110 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary II 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 II 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 I 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 1 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 1 • 1 1 1U, .1U CU LUL' UU. Z.) ['l►.► .1%/0 J4 4 4000 n►UIL& L ILUI►l'I I UA V!.J UMJ 1 • • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -10 -1998 I _ Center For Microcomputers In Transportation ................---.----..--= _ = = Streets: (E -W) Durham Road (N -S) Hall Boulevard 1 Analyst: MRB File Name: DH98_ PM.HC9 Area Type: Other 6 -9 -98 PM Peak Comment: 1998 Existing Conditions 1 Eastbound Westbound Northbound Southbound L T R L T R L T R L T R , 1 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 1 RTOR Vole 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 1 Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left * Thru * * Thru * - II Right * * Right * Peds * Peds * WB Left * SB Left * II Thru * Thru Right * Right * Peds * Peds * NB Right EB Right 1 SB Right WB Right * Green 3.OP 10.0P 49.OP Green 17.OP 6.OP Yellow /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 II 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 IIWB 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 I 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 I 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 • 1 1 1 . 1 ay -.. . . , .. .. .. ... ..v • .... .. .. .. .. . .. ..vv ... nl..L.. ..W .1 . .... . LI. V MY 1 • • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 - - 1998 Center For Microcomputers In Transportation Streets: (E W) - Durham Road (N - S) Hall Boulevard I Analyst: MRB File Name: DH98_AMA.HC9 Area Type: Other 6 -9 -98 AM Peak Comment: 1998 Existing Conditions - Adjusted N/S Phasing ____== s. = = =C == a == _ - -...- I 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 1 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 I RTOR Vole 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 I Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left * Thru * * Thru * - ' Right * * * Right Peds Peds * WB Left * SB Left * II Thru Thru * Right * Right Peds * Peds * NB Right EB Right U SB Right WB Right Green 3.OP 21.OP 33.OP Green 27.OP Yellow /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 II 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 IFWB 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 I 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 II 1 II 1 • • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 - - 1998 1 Center For Microcomputers In Transportation c = ___________= = =a= __ Streets: (E -W) Durham Road (N -S) Hall Boulevard Analyst: MRB File Name: DH98_PMA.HC9 "Area Type: Other 6 -9 -98 PM Peak Comment: 1998 Existing Conditions - Adjusted N/S Phasing = _ = = I 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 * -- 1 Right Peds * * Right * Peds * WB Left * SB Left * I Thru * Thru * Right * Right Peds * Peds * NB Right EB Right 1 SB Right WB Right Green 3.OP 8.OP 52.OP Green 26.OP Yellow /AR 4.0 4.0 4.0 Yellow /AR 4.0 1 Cycle Length: 105 secs Phase combination order: #1 #2 #3 #5 Intersection Performance Summary II 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 I 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 1 1 1 1 1U /20/98 fUE 09:28 FAA 5UJ 977 2688 K[MLEY HORN PUX [1047 c ® IOmley -Hom • • on and Associates, Inc. 1 Project Ashford Meadows ' Subject Trip Generation Designed by MRB Date June 05, 1998 Job No. 093013.09 1 Checked by Date Sheet No. 1 of 1 TRIP GENERATION MANUAL TECHNIQUES ITE Trio Generation Manua( 6th Edition,Volume 1, Fitted Curve Equations Land Use Code - Single - Family Detached Housing (210) ' Independent Variable noble - Dwelling Units (X) X = 27 T = Average Vehicle Trip Ends ' Peak Hour of Adiacent Street Traffic, One Hour Between 7 and 9 a.m. (page 2642 Daily Weekday Directional Distribution: 25% ent. 75% exit. ' T= 0.700(X) + 9.477 T= 0.700* 27 +9.477 T = 28 Average Vehicle Trip Ends 7 entering 21 exiting 7 + 21 = 28 • ' peak Hour of Adlacent Street Traffic. One Hour Between 4 and 6 a.m. Inane 265) Daily Weekday Directional Distribution: 64% ent. 36% exit. Ln(T) = 0.901 Ln(X) + 0.527 T = 33 Average Vehicle Trip Ends Ln(T) = 0.901 " Ln(27.0) + 0.527 21 entering 12 exiting 1 21 + 12 = 33 • Weekday (paste 263) - - Daily Weekday Directional Distribution: 50% entering, 50% exlt(ng 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 + 1 = 310 1 F:\Product \TripGen\sfdhous.xls L0/20/98 TUE 09:29 FAX 503 977 2688 K[MLEY HORN I'DX 2048 1 • • 1 1 1 1 1 1 1 APPENDIX D 1 1 FUTURE CONDITIONS HCS OUTPUT REPORTS i . 1 1 1 1 1 1 1' 1 10/20/98 IUl: 09:29 FAX 503 911 2688 KIMLEY HORN l'UX 4 049 1 • • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -11 -1998 II Center For Microcomputers In Transportation - = =c== .a==aac = =o-- ==- ===- _ - - - -_ __= = = =_-- = = === r = = = == as =c = = == Streets: (E -W) Bonita Road (N -S) Hall Boulevard I Analyst: 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 I RTOR Vole 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 II Thru Thru * - Right Right * Peds * Peds * WB Left * SB Left * I Thru Thru * * Right * Right Peds * Peds * NB Right EB Right SB Right WB Right * Green 16.OP Green 33.OP 34.OP Yellow /AR 4.0 Yellow /AR 4.0 4.0 "Cycle Length: 95 secs Phase combination order: #1 #5 #6 Intersection Performance Summary I Lane Group`: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS 11 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 I 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 Il Lost Time /Cycle, L = 9.0 sec Critical v /c(x) = 0.740 1 1 1 II 10/20/98 TUE 09:30 FAX 503 977 2688 KIMLEY IIORN PDX Q050 • • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -11 -1998 Center For Microcomputers In Transportation Streets: (E -W) Bonita Road (N -S) Hall Boulevard I Analyst: 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 A I 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 I RTOR Vols 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 I Signal Operations Phase Combination 1 2 3 4 5 6 7 -8 EB Left NB Left Thru Thru * -- II Right Right * Peds * Peds * WB Left * SB Left * I Thru Thru Right * Right Peds * Peds * I NB Right EB Right SB Right WB Right * Green 26.OP Green 21.OP 31.OP Yellow /AR 4.0 Yellow /AR 4.0 4.0 1 Cycle Length: 90 secs Phase combination order: #1 #5 #6 Intersection Performance Summary I 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 II 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 .t I 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 1 • 1 1 1 10/20/98 I'UF 09:31 FAX 503 977 2688 KIMLHY HORN MX 0 051 1 • • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -11 -1998 I Center For Microcomputers In Transportation = == = = = = =cc=v = = == =vac = = =c a = ==co _ Streets: (E -W) Ross /Sattler (N -S) Hall Boulevard = I Analyst: MRB File Name: RH99_AMB.HC9 Area Type: Other 6 -10 -98 AM Peak Comment: 1999 Background plus Added I = .. _ .= .. - - v .= _ = _ _ _ = = a - - - Eastbound Westbound Northbound Southbound L, T R L T R L T R L T R i -- - i - - - -- - 0 -- ' - i- - - -- -i -- - - -- - - -- - - -- - - -- I No. Lanes Volumes 211 3 161 7 2 11 86 580 0 8 1 5 515 0 52 Lane W (ft) 12.0 12.0 12.0 12.0 12.0 12.0 12.0 I RTOR Vole 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 I 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 * I NB Right EB Right SB Right WB Right Green 17.0P Green 8.0P 43.0P Yellow /AR 4.0 Yellow /AR 4.0 4.0 I Cycle Length: 80 secs Phase combination order: #1 #5 #6 Intersection Performance Summary I Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS ' 11 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 G NB L 293 1770 0.311 0.700 5.4 B 9.4 B TR 1021 1859 0.605 0.550 10.0 B IISB 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 1 1 II II 10/20/98 TUE 09:31 FAX 503 977 2688 KIMLEY HORN PDX Q052 li • • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -11 -1998 I Center For Microcomputers In Transportation _- -====== == = = = = === = = =-== a == = =as = = = = = - - -Q =________________ = = = == = == Streets: (E -W) Ross/Sattler (N -S) Hall Boulevard I Analyst: MRB File Name: RH99_PMB.HC9 Area Type: Other 6 -10 -98 PM Peak Comment: 1999 Background plus Added I = = == == _ -- a = .-.----..-===== Eastbound Westbound Northbound Southbound L T R L T R L T° R L T R II 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 I 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 I Signal Operations Phase Combination 1 2 3 4 .5 6 7 8 EB Left * NB Left • * * Thru * Thru II Right * Right * Peds * Peds * WB Left * SB Left * * I Thru * Thru * Right * Right * Peds * Peds * I NB Right EB Right SB Right WB Right Green 17.0P Green 8.OP 58.OP Yellow /AR 4.0 Yellow /AR 4.0 4.0 i Cycle Length: 95 secs Phase combination order: #1 #5 #6 Intersection Performance Summary I Lane Group: Adj Sat v/c Mvmts Cap g/C Approach: Flow Ratio Ratio Delay LOS Delay LOS • EB L 321 1695 0.302 0.189 25.3. D 25.3 D II 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 I 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 1 1 II 10/20/98 "CUE 09:32 FAX 503 977 2688 KIMLEY IIORN PDX Q053 1 • • • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -11 -1998 Center For Microcomputers In Transportation __ :_== ao_.ec.t = = == = n- z---= oaa = == as = = =c= .62. c == Streets: (E -W) Durham Road (N -S) Hall Boulevard Analyst: MRB File Name: DH99_AMB.HC9 • Area Type: Other 6 -9 -98 AM Peak Comment: 1999 Background plus Added I ....___.= =ac= == = =______= a= =c. =o= mcaoo= = = =c =c Eastbound Westbound Northbound Southbound L T R L T R L T R L T R I 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 I RTOR Vole 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 II Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left * 1 Thru * * Thru * - Right * * Right Peds * Peds WB Left * SB Left * i Thru * Thru Right * Right * Peds * Peds * I NB Right EB Right SB Right WB Right * Green 3.OP 21.OP 32.OP Green 28.OP 6.OP t Yellow /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 II 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 I 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 It 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 It 1 1 [0/20/98 TUE 09:33 FAX 503 977 2688 K[MLEY HORN PDX 0] 054 1 . • I HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -11 -1998 Center For Microcomputers In Transportation = = ===== = = == == cam = = = = = == == = = = =___ - - -_ = o= = == Streets: (E - W) Durham Road (N -S) Hall Boulevard I Analyst: MRB File Name: DH99B_PM.HC9 Area Type: Other 6 -9 -98 PM Peak Comment: 1999 Background plus Added I a= = === = _ = °3a°° == Eastbound Westbound Northbound Southbound L T R L T: R L T R L T R - I 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 I RTOR Vole 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 I Phase Combination 1 2 3 _ 4 5 6 7 8 EB Left * * - NB Left * Thru * * Thru * 1 Right * * Right Peds * Peds * WB Left * SB Left * I Thru * Thru Right * Right * Pede * Peds * I NB Right Right SB Right WB Right * Green 3.0P 9.OP 52.OP Green 20.OP 6.OP Yellow /AR 4.0 4.0 4.0 Yellow /AR 4.0 4.0 I Cycle Length: 110 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary I 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 II 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 IINB 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 I 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 1 1 1 1 LO/20/98 TUE 09:34 FAX 503 977 2688 KIMLEY HORN PDX a 055 1 • ' HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -11 -1998 Center For Microcomputers In Transportation Streets: (E -W) Durham Road (N -S) Hall Boulevard t Analyst: MRB File Name: DH99_ABA.HC9 Area Type: Other 6 -9 -98 AM Peak Comment: 1999 Background plus Added - Adjusted N/S Phasing I =_-- _ - - - - = s = Eastbound Westbound Northbound Southbound L T R L T R L T R L T R --- - - ---- --- --- --- - -- - j < 0 i i < 0 - ---- --- - -- --- I No. Lanes i i < 0 i i i 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 I RTOR ,Vole 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 I Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left * I Thru * * Thru * -- Right * * Right Peds * Peds * WB Left * SB Left * I Thru * Thru Right * Right * Peds * Peds * ' NB Right Right SB Right WB Right Green 3.OP 19.OP 33.OP Green 29.OP Yellow /AR 4.0 4.0 4.0 Yellow /AR 4.0 I Cycle Length: 100 secs Phase combination order: #1 #2 #3 #5 Intersection Performance Summary I Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS I 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 I 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 i 1 1 II 19/2U /98 CUE 09:34 t'AA bU:S 977 2688 K[MAO( tll)RN PDX 4 056 1 . 4 HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -11 -1998 1 Center For Microcomputers In Transportation _____ ==---- ______= = =_ =- == _______ ___ === Streets: (E -W) Durham Road (N - Hall Boulevard 1 Analyst: MRB File Name: DH99B_PA.HC9 Area Type: Other 6 -9 -98 PM Peak Comment: 1999 Background plus Added - Adjusted N/S Phasing I =______ =o-a�= _ Eastbound Westbound Northbound Southbound L : T R L T R L T R L T R I 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 1 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 I Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left * Thru * * Thru * 1 Right * * Right Peds * Peds * WB Left * SB Left * I Thru * Thru Right * Right * Peds * Peds * I NB Right EB Right SB Right WB Right Green 3.OP 8.OP 52.OP Green 26.OP Yellow /AR 4.0 4.0 4.0 Yellow /AR 4.0 1 Cycle Length: 105 secs Phase combination order: #1 #2 #3 #5 Intersection Performance Summary I 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 II 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 IINB 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 I 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 1 1 1 1 10/20/98 TUE 09:35 FAX 503 977 2688 KIMLEY HORN PDX 2n057 I • • ' HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -11 -1998 Center For Microcomputers In Transportation ====== _ -__ _ =o =___ Streets: (E -W) Bonita Road (N -S) Hall Boulevard Analyst: MRB File Name: BH99_AMT.HC9 Il Area Type: Other 6 -9 -98 AM Peak Comment: 1999 Total Traffic I = =a= - - - - -= aa== = =a = - -= Eastbound Westbound Northbound Southbound L T R L T R L T R L° T R I 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 I RTOR Vole 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 Signal Operations I Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left I Thru Thru * Right Right * Peds * Peds * WB Left * SB Left * I Thru Thru Right * Right Peds * Peds * I NB Right EB Right SB Right WB Right * Green 16.OP Green 33.OP 34.OP Yellow /AR 4.0 Yellow /AR 4.0 4.0 "Cycle Length: 95 secs Phase combination order: #1 #S #6 Intersection Performance Summary I Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS II 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 I 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 1 1 10/20/98 TUE 09:36 FAX 503 977 2688 K[MLEY HORN PI)X (it] 058 1 • • • 1 HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -11 -1998 Center For Microcomputers In Transportation __=_______ =_ = =.... ac == == = __ .__________ Streets: (E -W) Bonita Road (N -S) Hall Boulevard I Analyst: MRB File Name: BH99 Area Type: Other 6 -9 -98 PM Peak Comment: 1999 Total Traffic I = = = = == = == = = __ _ -_= a:oa= = == = Eastbound Westbound Northbound Southbound • • L T R L T R L T R L T R I 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 I RTOR Vole 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 I Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left I Thru Thru * __ Right Right * Peds * Peds * WB Left * SB Left * I Thru Thru * * Right * Right • Peds * Peds * 1 NB Right EB SB Right WB Right * Green 26.OP Green 21.OP 31.OP Yellow /AR 4.0 Yellow /AR 4.0 4.0 Cycle Length: 90 secs Phase combination order: #1 #5 #6 Intersection Performance Summary I Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS I 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 1 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 1 Lost Time /Cycle, L = 9.0 sec Critical v /c(x) = 0.824 1 1 1 1 10/20/98 'I'UE 09:36 FAX 503 977 2688 KIML.EY HORN FDX e 059 1 • • H CM: S IGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -11 -1998 • Center For Microcomputers In Transportation _____= == = =c= = - -= _= c= _____ - -_ Streets: (E -W) Ross /Sattler (N -S) Hall Boulevard 1 Analyst: MRB File Name: RH99 AMT.HC9 Area Type: Other 6 -10 -98 AM Peak Comment: 1999 Total Traffic I = = - - -.. .. --....---.====,..----. Eastbound Westbound Northbound Southbound L T R L T R L ° T R L T R I No. Lanes 1 1< 0 0> 3. < 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 I RTOR Vole 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 I Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left * * 1 Thru * Thru * -- Right * Right * Peds * Peds * WB Left * SB Left * * 1 Thru * Thru * Right * Right * Peds * Peds * I NB Right EB Right SB Right WB Right Green 17.OP Green 8.OP 43.OP Yellow /AR 4.0 Yellow /AR 4.0 4.0 1 Cycle Length: 80 secs Phase combination order: #1 #5' #6 Intersection Performance Summary I Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS 1 EB L 374 1661 0.594 0.225 22.9 C 22.2 C TR 357 1588 0.481 0.225 21.3 C 11/ WB LTR 290 1290 0.148 0.225 18.9 C 18.9 . C- II 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 1 1 1 1 10/20/98 1'UE 09:37 FAX 503 977 2688 KIMLEY UORN PDX 1aJ 060 1 • • • HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 - - 1998 Center For Microcomputers In Transportation Streets: (E -W) Ross /Sattler (N -S) Hall Boulevard Analyst: MRB File Name: RH99_PMT.HC9 • Area Type: Other 6 -10 -98 PM Peak Comment: 1999 Total Traffic I = =a == = = = == Eastbound Westbound Northbound Southbound L T R L T R L T R L T R I 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 I RTOR Vo1s 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 I Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left * * I Thru * Thru * .- Right * Right * Peds * Peds * WB Left * SB Left * * Thru * Thru * Right * Right * Peds * Peds * I NB Right EB Right SB Right WB Right Green 17.OP Green 8.OP 58.OP I Yellow /AR 4.0 Yellow /AR 4.0 4.0 Cycle Length: 95 secs Phase combination order: #1 #5 #6 Intersection Performance Summary I Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS I 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 II 1 1 1 L0/20/98 1UL 09:38 FAX 503 977 2688 KLMLEY 11010 1'DX 4061 II HCM: SIGNAL ill • SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -11 -1998 - Center For Microcomputers In Transportation = aaa = =m- = == =am = = == == === ==_____ __ __ = == == = = ==aa- ==== ___= == = == = = =_ Streets: (E -W) Durham Road (N -S) Hall Boulevard Analyst: MRB File Name: DH99_AMT.HC9 1 Area Type: Other 6 -9 -98 AM Peak Comment: 1999 Total Traffic _______________________________ ________________________ =m- - = == = I Eastbound Westbound Northbound Southbound L T R L T R L T R L T R - I 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 Vole 0 0 0 0 1 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 I Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left * Thru * *- Thru * Right * * Right * II Peds * Peds * WE Left * SB Left * Thru * Thru * 1 Right * * Right Peds . Peds • * NB Right EB Right I SB Right WB Right * Green 3.OP 21.OP 32.OP Green 28.OP 6.OP Yellow /AR 4.0 4.0 4.0 Yellow /AR 4.0 4.0 I Cycle Length: 110 secs Phase combination order: #1 #2 #3 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: II 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 1 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 1 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 1 1 1 1 LU /2U /9ri CUE 09:39 MA aU3 91/ 268h KL11LLr IIUKV IUA CU62 1 • • ' HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 - - 1998 Center For Microcomputers In Transportation .......__=__ .___=== _ _ == _ _ _ _ == == _ = s = = = = = : _ = a Streets: (E -W) Durham Road (N -S) Hall Boulevard I Analyst: MRB File Name: DH99T_PM.HC9 Area Type: Other 6 -9 -98 PM Peak Comment: 1999 Total Traffic I = == =aaasa = = =3a = as Eastbound Westbound Northbound Southbound L T R L T R L T R L T °R I 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 I 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 I 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 * I Thru * Thru Right * Right * Peds * Peds * I SB Ri Right EB Right g ht WB Right Green 3.OP 9.OP 52.OP Green 20.OP 6.OP I Yellow /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 I Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS I 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. I 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 I TR 305 1599 0.934 0.191 58.1 E Intersection Delay = 35.4 sec /veh Intersection LOS . Lost Time /Cycle, L = 12.0 sec Critical v /c(x) = 0.951 1 • 1 1 1 Lu Lui:1d ►ur, VU:JV IAA au.1 aii 2688 Ktut..ui IIUKIN t•)A x]063 1 ill • r .HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 -11 -1998 U Center For Microcomputers In Transportation === Streets: (E- W) ..Durham Road (N -S) Hall Boulevard I Analyst: MRB File Name: DH99_ATA.HC9 Area Type: Other 6 -9 -98 AM Peak Comment: 1999 Total Traffic - Adjusted N/S Phasing ========================== = = =G =-= = == =Cmm=C= I Eastbound Westbound Northbound Southbound L T R L T R L T R L T R I 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 Vole 0 0 0 0 1 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 I Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left * Thru * * Thru * I Right * * * Right Peds Peds * WB Left * SB Left * i Thru * Thru * Right * Right * Peds * Peds * NB Right EB Right SB Right WB Right Green 3.OP 19.OP 33.OP Green 29.OP Yellow /AR 4.0 4.0 4.0 Yellow /AR 4.0 1 Cycle Length: 100 secs Phase combination order: #1 #2 #3 #5 . Intersection Performance Summary I 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 IIWB 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 0.435 0.340 19.8 C I 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 I 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) I. 0.876 1 1 1 1 10 ZU /9 S lUh 09:40 MA 5U:$ 911 2688 K[MLL:Y HMO KU 4064 I • . 111 HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 06 - 11 - 1998 Center For Microcomputers In Transportation = = = a == = =c = - - _ = = =cac_= Streets: (E -W) Durham Road (N -S) Hall Boulevard a- I Analyst: 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 - -- - i - - - -- - -- - -- - -- - 0-- ' - i- - - -- -i -- - i- - - I No. Lanes 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 I 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 I Phase Combination 1 2 3 4 5 . 6 7 8 EB Left * * NB Left Thru * * Thru I Right * * Right Peds * Peds * WB Left * SB Left * I Thru * Thru Right * Peds * Right * Peds ' NB Right EB Right SB Right WB Right Green 3.OP 8.OP 52.OP Green 26.OP Yellow /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 I Lane Group: Adj Sat v/c Mvmts g/C Approach: Cap Flow Ratio Ratio Delay LOS Delay . LOS ' 11 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 INB 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 I TR 411 1599 0.693 0.257 30.2 D Intersection Delay = 27.6 sec /veh Int LOS = D Lost Time /Cycle, L = 9.0 sec Critical v /c(x) = '0.917 1 1 LU/GUian LUL UU:41 NAA 5UJ Si( C1388 KLMLLY HORN PDX 4065 1 411 • HCS: Unsignalized Intersections Release 2.1f R84T_99A.HC0 Page 1 I = = = G a = _ = = = a = o = a = _ _ = a = _ _ _ _ = o Q = _ = = _ _ = = C C = _ = C a = _ = a = _ = m Q s C = = C C = _ _ _ = _ = a = _ = a Center For Microcomputers In Transportation • University of Florida 512 Weil Hall Gainesville, FL 32611 -2083 Ph: (904) 392 -0378 I ==== == == -= == - ___ = ==== s= = === _________ Streets: (N -S) SW 84th Avenue (E -W) Ross Street Major Street Direction.... EW Length of Time Analyzed... 15 (min) I Analyst MRB Date of Analysis 6/11/98 Other Information Site Access - 1999 Total Traffic - AM P eak I Two -way Stop - controlled Intersection 1 � Eastbound Westbound Northbound Southbound No. Lanes 0 1< 0 0> 1 0 0> 1 < 0 0 0 0 I Stop /Yield N N Volumes 16 7 0 20 21 0 0 -- PHF .95 .95 .95 .95 .95 .95 .95 ' Grade 0 0 0 MC's ( %) .SU /RV's (k) CV's ( %) II PCE's 1.10 1.10 1.10 1.10 1 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 3.40 111 1 1 1 1 1U /Z0 /98 LUl: 09:42 1 \.\ JU :i 977 2688 KIMLHY HORN PDX 10 066 I • . HCS: Unsignalized Intersections Release 2.1f = = R84T_99A.HCO Page 2 I === =.. = = =- c= =c == ===- = =- = == = = == == == csc _ = a= c= o== c.a =o==- xc - = =ca Worksheet for TWSC Intersection I Step 1: RT from Minor Street NB SB Conflicting Flows: (vph) 20 I Potential Capacity: (pcph) 1353 Movement Capacity: (pcph) 1353 Prob. of Queue -Free State: 1.00 I Step 2: LT from Major Street WB EB Conflicting Flows: (vph) 24 I Potential Capacity: (pcph) 1670 Movement Capacity: (pcph) 1670 Prob. of Queue -Free State: 1.00 • I TH Saturation Flow Rate: (pcphpl) 1700 RT Saturation Flow Rate: (pcphpl) Major LT Shared Lane Prob. I of Queue -Free State: 1.00 Step 3: TH from Minor Street NB SB I Conflicting Flows: (vph) 42 Potential Capacity: (pcph) 1037 Capacity Adjustment Factor I due to Impeding Movements 1.00 Movement Capacity: (pcph) 1037 Prob. of Queue -Free State: 1.00 'Step 4: LT from Minor Street NB SB Conflicting Flows: (vph) 42 I Potential Capacity: (pcph) 1001 Major LT, Minor TH Impedance Factor: 1.00 I Adjusted Impedance Factor: 1.00 Capacity Adjustment Factor due to Impeding Movements 1.00 I Movement Capacity: (pcph) 1001 == aacca -r =Dams - =max =c .e- • -= == =- == =- == === == ==- = = == = = == = == I Intersection Performance Summary Avg. 9e Flow Move Shared Totl Queue Rate Cap Cap Delay Length LOS Approach Movement (pcph) (pcph) (pcph)(sec /veh) (veh) (sec /veh) IN L 24 1001 > T 0 1037 > 1001 3.7 0.0 A 3.7-. NB R 0 1353 > I B L 0 1670 2.2 0.0 A 0.0 II Intersection Delay = 1.2 sec /veh lU /LU /J ME U9:4L IAA oUJ y!! 21388 KIMLL•Y HMO I'UA C067 1 HCS: Unsignalized Interstions Release 2.1f R� _ T 99P.HC0 Page 1 == sa= ac =sa= ea== == . = =cc I Center For Microcomputers In Transportation University of Florida 512 Weil Hall Gainesville, FL 32611 - 2083 I Ph: (904) 392 -0378 = = -= === = = =a = =ac == = -= = = = = =s= Streets: (N -S) SW 84th Avenue =-= s= Stree = = - = -aa= Major Street Direction.... EW (E -W) Ross Street Length of Time Analyzed... 15 (min) Analyst MRB ' Date of Analysis 6/11/98 Other Information Site Access - 1999 Total Traffic - PM P eak I Two -way Stop - controlled Intersection _= caa= Eastbound Westbound Northbound Southbound -L -- _ T __ - R - L T R L T R L T R No. Lanes 0 1 < 0 � > "i 0 -- - -- - - -- - - -- - - -- - - -- - - -- - - -- Stop /Yield N 0> 1 < 0 0 0 0 N Volumes 10 21 0 13 12 0 0 PHF .95 .95 .95 .95 .95 .95 .95 Grade 0 0 0 MC's ( %) i • V's ( %) PCE's 1.10 1.10 1.10 1.10 1 Adjustment Factors Vehicler Critical Follow -up Gap (tg) Time (tf) Left Turn Major Road 5.00 2.10 Wight Turn Minor Road 5.50 2.60 'through Traffic Minor Road 6.00 3.30 Left Turn Minor Road 6.50 3.40 1 1 1 1 1 1 U. .-u tut: Ud.Mo VAA .)U.i a t 4000 t\li1Yl.L'Y LIUKIV t'UA l(/JUOA • I Unsignalized Inter HCS: Unsi gn Intersections Release 2.1f R84T_99P.HC0 Page 2 _ ________===_==== = == ==== = = = ==== = === =ss====== == =_ Worksheet for TWSC Intersection I Step 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 I Step 2: LT from Major Street WB EB Conflicting Flows :. (vph) 33 I Potential Capacity: (pcph) 1653 Movement Capacity: (pcph) 1653 Prob. of Queue -Free State: 1.00 I TH Saturation Flow Rate: (pcphpl) 1700 RT Saturation Flow Rate: (pcphpl) Major LT Shared Lane Prob. • of Queue -Free State: 1.00 I Step 3: TH from Minor Street NB SB 1 Conflicting Flows: (vph) 36 Potential Capacity: (pcph) 1044 Capacity Adjustment Factor • U due to Impeding Movements 1.00 ovement Capacity: (pcph) 1044 Prob. of Queue -Free State: 1.00 I Step 4: LT from Minor Street NB SB Conflicting Flows: (vph) 36 Potential Capacity :. (pcph) 1009 Major LT, Minor TH Impedance Factor: 1.00 I Adjusted ImpedanceFactor: 1.00 Capacity Adjustment Factor due to Impeding Movements 1.00 Movement Capacity: ,(pcph) 1009 = = =c ====.s = =s == == == = = = =s == =c=a=s===== cans = =ssc.=mssr= acc=a==sa =a=o= = . 1 Intersection Performance Summary I Avg. Flow Move Shared Total 95t Rate Cap Queue Approach Dela Movement (pcph) (pcph) (pc (se /veh) (vehh LOS ) (sec /veh) 'NB L 14 1009 > NB T 0 1044 > 1009 3.6 0.0 A 3.6 I MB R 0 1350 > WB L 0 1653 2.2 0.0 A 0.0 II Intersection Delay = 0.8 sec /veh ' • • 1 hAil , FAX TRANSMITTAL A I Date November 25, 1998 1 Number of pages including cover sheet 1 To: Todd Miller From: Brian Rager I Co: WRG Co: City of Tigard Fax #: 603 -9944 Fax #: 624 - 0752 I Ph #: 639 -4171. Ext. 318 1 SUBJECT: McDonald Property Downstream Analysis 1 MESSAGE: - ' I have reviewed the downstream analysis that was submitted on November 24, 1998, and concur with your findings that there appears to be adequate capacity to handle the additional runoff from the McDonald site development. • I I understand that there is a chance of a surcharge in a portion of the storm line in SW Kenton Drive, but the hydraulic grade line should remain below rim elevations. i Based upon y the analysis and the fact the invert elevation of the existing storm drainage line in Ashford Oaks is too high to allow for not bel�equired storm the development of the water on the McDonald I site, I will recommend that on -site detention site. In addition, I will recommend that the construction of an on -site water quality faciltiy be waived and payment of a fee in -lieu be allowed. I If you have any further questions, please let me know. y q ' . • 1 • . lAenglb,gnekncdonall Jax 1 A4 T I k1EPKWAX.00T 1 I 2SLO b29 9ut.Jaaut2ui dpn: ?n AR C7 Aom • W R G• ' D E S I G N 1N C. November 24, 1998 Brian Rager City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: McDonald Property ' Downstream Analysis Dear Brian, ' As a follow-up-to our meeting on November 12, 1998 and subsequent telephone conversation, we have performed an analysis of the downstream storm system for the site located at the southeast corner of Hall Blvd. And Ross St. 1 The downstream system flows through Ashford Oaks Phases 1 — 3, and outfalls at Renaissance Woods into Fanno Creek. It appears that there is adequate capacity in the downstream storm system for the 25 -year ' storm event. We anticipate a slight surcharge at CB1 and MH3 on Kenton Drive. However, the hydraulic grade line should be below rim levels. Currently the properties to the north and east of this site are undeveloped. There is an 18 -inch stub -out on SW 81st Street which appears to have adequate capacity for future development of the easterly parcel. We still anticipate providing a stub to the northeast of this project to alleviate a current ponding problem. With our proposed development, the storm system along Kenton Dr. will be at capacity in two pipe runs (see attached ' analysis). Development of the property north of Ross Street was not included in our downstream analysis. Development of this upstream parcel will further increase the hydraulic grade line and possibly overload the downstream system. Do you want the impacts of this upstream development included in our analysis? 1 Please review this information and contact me or Jeff Curran to discuss the analysis. Thank you Brian. 1 Sincerely, WRG Design, Inc. Todd J. Mi r, E.I.T. ' Project Designer Attachments: Map and drainage spreadsheet ' cc: Larry York, Matrix File (MAT006,D2) \\ WRGD\ DATA\DATA\DATAWIAT006\WORD\BR11 23.DOC PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 ./ (503) 603 -9933 (fax) 603 -9944 1 • Oregon • / /evaaa MCDONALD PROPERTY - 25 YEAR EVENT (SBUH) STORM DRAINAGE DOWNSTREAM ANALYSIS 11/20/98 • - Additional Impervious Pervious Depth of Time of Runoff Pipe Pipe Pipe Full % Pipe Travel Design Contrib. Area Area Rainfall Concentration Runoff Cumm. Slope Diameter Capacity Velocity Full Lengtf Time Section Areas (acres) (acres) (in) (min.) (cfs) (cfs) % - (in) (cfs) (fps) (feet) (min) MH1 TO MH2 1 2.44 2.44 3.90 10.00 3.74 3.74 0.50 15 4.96 4.04 75% 76.3 0.31 • MH2 TO CB1 2 0.51 0.51 3.90 10.31 0.78 4.52 0.50 15 4.96 4.04 91% 63.4 0.26 CB1 TO MH3 3 0.73 0.73 3.90 10.58 1.01 5.53 0.50 15 4.96 4.04 112% 265.5 1.09 MH3 TO MH4 4 0.69 0.69. 3.90 11.67 1.03 6.56 0.75 15 6.07 4.95 108% 250.0 0.84 MH4 TO MH5 3.90 12.51 6.56 1.00 15 7.01 5.72 94% 63.0 0.18 MH5 TO MH6 5 3.16 3.16 3.90 .12.70 4.65 11.21 1.00 -.21 1.7.20 .. 7.16 65% 332.0 0.77 MH6 TO MH7 6 1.27 1.27 3.90 13.47 1.84 13.05 1.00 21 17.20 7.16 76% 136.0 0.32 MH7 TO MH8 7 0.61 0.61 3.90 13.79 0.88 13.93 1.00 21 17.20 7.16 81% 56.0 0.13 MH8 TO MH9 8 4.91 4.91 3.90 13.92 7.08 21.01 1.85 24 33.41 10.64 63% 107.0 0.17 MH9 TO MH10 3.90 14.08 21.01 1.85 24 33.41 10.64 63% 185.0 0.29 i M H 10 TO M H 11 9 2.18 2.18 3.90 , 14.37 3.12 24.13 2.00 27 47.55 11.97 51% 188.9 0.26 MH11 TO MH12 10 0.68 0.68 3.90 14.64 0.96 25.09 2.17 27 49.53 12.46 51% 235.0 0.31 M H 12 TO M H 13 11 2.07 2.07 3.90 14.95 2.92 28.01 3.50 .27 .. •. 62.91 15.83 45% 334.0 0.35 0MH13 TO MH14 12 0.85 0.85 3.90 15.30 1.19 29.20 7.26 27 90.60 22.80 32% 282.2 0.21 7 MH14 TO MH15 13 1.75 1.75 3.90 15.51 2.44 31.64 2.15 27 49.30 12.41 64% 107.2 0.14 MH15 TO OUT 3.90 15.65 31.64 1.66 30 57.38 11.69 55% 350.0 0.50 g . Y 'ib 1. Mannings N = 0.012 • • • • • • • • • • • • • • • • • • • - ! 1 • • 1 - 'd =s - el t I 1 ` t - um. 11110111 i 1 - -' #10411111B . r _ 9 AREA 5 F s- = ' • 1 '�' '� � �� 6.33 AC. � I I „: : 1 ; r k*.... 2 . . „ Awl la= /=,, i L 1 , i. -- INN 1 ant __ - _... ►f i . , f - �1 AREA 3 AREA 1 A N- 1 . 1. AC. j1. X 14 C. • J - 2 - -- �� a - •— p - rat /--�� 1 i 1.03 AC. • I Q AREA 10 1 ' AREA g 1.36 AC. - 2.55 A 4.37 AC. 1 r . i AREA 8 � ►+ s • = ARE 12 'AREA 13 9.83 AC. 1.71 AC. 3.50 RE AC. _ 13 i 10 14 1 11 MH f2 YH 13 _ 101 1{ . 101 7 I / / ` ! 101 15 • sm. ♦ 101 8 • AREA 1.23 „ T 1.23 Al. C N I 11 4'3 / 1 (TOTAL =43.78 AC.) ' • � --r� 5 <`i.4R*J+> ^�!`F: -. `*1 } "' 1 ,ro�tr `*'7�aP�yyS y 3^ y t r ;Ya4�+ °��i : +:; s� .�7r;" "t „.i........, n. + t , ; -e, • , r ' ..,.. C 1 , #u & 9;a` � uA D t�` f ' "�` '�Vt�z, • "W s z . �1'' ti;' F i y < a ♦ y 3 ,i i a -^ r d Y." y ^ ; ' ' '''' ��:: 4 y . R S ' l't t_f V+ �.5�' � �".Y X�� _.. h"`•z Kar 1,�. .; Rt . i'. � : r.Yt ; 'L" '' b -� `..u�+ro K,x'k''yy1'W . 4 t "�ylT�'�II i!4f,�; T^K ,, k t -41 • •F PRE ICO 7E O TES e i•eity " , d'# �{i �sj - .0 -, ��.t a ,.,h f .., ac.' ,3� •� 0.� s 4 . °., '.� Itif04. � • s , :[Pre Ap pllcatlon Meedn' :Note are a... dforSix[6l,Months] 'x' 17 flu �1� ..Y �la • 1+ l4. d. rW _ ff. �.C. • .�.. , Y fly:- •"SIN: Ln ,l. RESIDENTIAL 4' PRE -APP. MTG. DATE: ( S STAFF AT PRE -APP.: ■ 1�1WC J PPUCANT: k ( ` Z4N1 71Q1ATK )( AGENT: Phone:( ) GoS - 6 20 Phone:1 ) PROPERTY LOCATION: - ADDRESS /GEN. LOCATION: 93...,t'1,. Gmcrlic - RQSS TAX MAP(S) /LOT #(S): 2.-S \ \ 2.,c_g t ) (cr @ (0:Dk NECESSARY APPUCATION(S1: - ,g'3vvkS \c PROPOSAL DESCRIPTION: /.�j ( S 9kvCScd\1 ()(ANItiti) ( L )4Y : ;> 1_at S') COMPREHENSIVE PLAN MAP DESIGNATION: cac•Av5ety•L I ZONING MAP DESIGNATION: -7 CIT. AREA: . nE FACILITATOR: — (-6c" PHONE: 15031 ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE:sq. ft. Average lot width: 5c) ft. Maximum building height: 35 ft. Setbacks Front ff ft. Side 5 ft. Rear (S ft. Corner (o ft. from street. MAXIMUM SITE COVERAGE: g % Minimum landscaped or natural vegetation area: 20 %. (Refer to Code Section 18. S(O • 2 - L....' Nevi - cete SKad`l "s L) -Tt&ir tckS ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet, unless lot is created through the Minor Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 -foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 times the average width, unless the parcel is Tess than 1 times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.164.060 Lots] CITY OF TIGARD Pro- Apaacatlon Conference Notes Page 1 of 12 IssUsEtlal 1ppneotluRlanIn IMsloo Section ' • • SPECIAL SETBACKS ➢ Streets: feet from the centerline of ➢ ..:' e- • ➢ . fct, atonTthe sites bound-dry.- ➢ Flag.4ot: Ten-(1-0)-foot-sitle-yacd-setback.__ ➢ Zero lot line Tots: Minimum,ten (10) -foot separation between buildings. ➢ I , •- _•• •- •.• .• • -•. (Refer to Code Section 18.96.030) ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5) -foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district setbacks for primary structures.) SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are REQUIRED to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approvaVreservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. (County Surveyor's Office: 503 - 648 -88841 FLAG LOT BUILDING HEIGHT PROVISIONS MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever ' - '• •• - - _ • - _ • . 1 • ' es, or 35 feet in R -7, R -12, R -25 Res -pro v • e • at the standards of Code Section 18.98.030(6] are satin • . RESIDENTIAL DENSITY CALCULATION (See example below) M'MinuivL *tovS = c37 dtif, <<'2q5a 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 18.92] I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R -12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single- Family Multi - Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20 %) for public right -of -way 6,534 sq. ft. (15 %) for public right -of -way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot area) - 3.050 (minimum lot area = 11.4 Units Per Acre = 12.1 Units Per Acre * fie gevelopment Code requires that the ad site area exist for the next whole dwe1Uag wit NO ROUNDING UP IS PERMITTED. CITY OF TIGARD Pro-Application Conference Notes Page 2 01 12 Iasldaatlal U ;Ucatl•a/Haulay OM:I.0 Sactla 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 TRANSFER The City of Tigard allows a RESIDENTIAL DENSITY TRANSFER OF UP TO 25% of the units that could otherwise have been developed on sensitive lands areas listed i • density that may be applied to the developable portion of the site. (Refer to Code Section 18.92.0301 It is the resi•i itv of the applicant for a residential development application to PROVIDE A SIE tt> D CALCULATION FOR BOTH the permitted residential density and the requested density transfer. RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housing density in a zoning district, A OPERTY WITHIN 100 FEET OF A DESIGNATED ESTABLISHED AREA SH BE DEVELOPED AT A DENSITY GREATER THAN 125% of the maxi omprehensive Plan designation (not zoning) of the adjacent parcel. Transition a - - = • • ies to any property which is a designated established area. The subject prope i • - - '• ated as an area. The • - property is adjoined by established/developinq/areas to the north, south, east and west. FUTURE STREET PLAN AND EXTENSION OF STREETS A FUTURE STREET PLAN shall: > Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ( Refer to Code Section 18.164.0301 RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS — lteS mr-Npiti Affee tc ALL ttfBDIVISIONS AND MINOR PARTITIONS ARE S BJ CT TO SOLAR ACCESS REQUIREMENTS. These requirements state that a minimum of 80% of all Tots created must be oriented for solar accessibility.hasic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: ➢ Demonstrate a north -south dimension of at least 90 ➢ Demonstrate a front lot line orientation within 30 degrees of a true east -west axis. CITY Of TIGARD Pro- Mikado Conference Notes Page 3 of 12 Residential wnueauo.rnaom.i lMaloa section • The total or partial exemption • of a site from the solar access re ement may be a P � Y approved for the following reasons: ➢ East, west or north slopes steeper than 20 %; ➢ -site shade sources (structures, vegetation, topography); ➢ On- le shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reason : • ➢ Reduced nsity or an increased cost of at least five (5)% due to either: b East, west or north slope greater than 10 %; Signif ant natural feature; b Existin road or lotting pattem; b Public a ement or right -of -way. ➢ Reduction in impo ant development amenities; ➢ Pre - existing shade (vegetation). PLEASE NOTE: Maps and text are required which are sufficient to show that the development complies with the solar design standards, or specific lots should be exempted or adjusted out. The following items shall be included in the alysis: ➢ The north -south lot dimension a front lot line orientation of each proposed lot. ➢ Protected solar building lines and re vant building site restrictions, if applicable. • ➢ For the purpose of identifying trees r ated to exemption requests, a map showing existing trees which are at least 30 feet tall and ver 6 inches diameter at a point 4 feet above grade shall be submitted. THIS MAP SHALL INCLUDE THE FOLLOWING: • Height; • Diameter; • Species; and • Statement declaring that they are to be reta'ned. ➢ Copies of all private restrictions relating to solar acc- s. The design characteristics of a developed solar - oriented lot - e high levels of wintertime sun striking the south walls and roofs of the house, house orientation m: imizing south window area, and a south - sloping roof area. To achieve this one ma utilize the folio :no: ➢ Protected Solar Building Line - The solar building line must: • 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 uildable boundary of the subject lot to the north property line. ➢ Performance Options - There are two performance options which may b utilized as follows: The house to be oriented within 30 degrees of an east -west axis and h ve 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 so Wh and be protected from shade. • CITY OFT16ARD Pre - Application Conference Notes Page 4 0112 Sasl1ntlal p /Ileatlea/flaaataa Min Saetlaa PLEASE NOTE: Regardless of the option(sl used through the design of the Su division or Minor Land Partition, all one and two family, single - family residences are reviewed through the building permit process for compliance with Solar Balance Point standards. Please contact the Building Division for further information regarding the Solar Balance Point standards and the options that are available related to building height and construction. PARKING AND ACCESS ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ ` Single family: Requires two (2) off - street parking spaces per dwelling unit. ➢ Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. (Multi- family - requires 2 parking spaces per unit for 1+ bedrooms.) Multi- family dwelling units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. (Refer to Code Section 18.106.0301 • NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AND /OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 ft. 8 inches X 18 ft. ➢ Compact parking space dimensions: 8 ft. X 15 ft. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS BICYCLE RACKS are required FOR MULTI - FAMILY, COMMERCI DUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas • • - - rom automobile traffic and in convenient locations. Bicycle parking spaces sh- - - • ovided on the basis of one space for every fifteen (15) required vehicular parkin. • , - - . Minimum number . cesses: Minimum access width: Maximu cess width: Minimum pavement width: REQUIRED WALKWAY LOCATION Within all ATTACHED HOUSING (exc- • o- family dwellings) and multi - family developments, each residential dwelling SHALL B ' •NNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OP - 'ACE AND RECREATION FACILITIES. CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE AND EIGHT 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. (Refer to Code Section 18.1021 CITY OFT1CAR0 Pre - Application Conference Notes Page 5 0112 OosllonlolUpUatln rissim0 OMslosSectin BUFFERING AND SCREENING • • In order to increase privacy and to either reduce or eliminate adverse noise or visu ' pacts between adjacent developments, especially between different land uses, the CITY R eurREs LANDSCAPED BUFFER AREAS ALONG CERTAIN SITE PERIMETERS. Required e • • er areas are described by the Code in terms of width. Buffer areas must be occupied by . ure of deciduous and evergreen trees and shrubs and must also achieve a balance betw- - vertical and horizontal plantings. Site obscuring screens or fences may also be required; t. - e are often advisable even if not required by the Code. The required buffer areas may o •e occupied by vegetation, fences, utilities, and walkways. Additional information on req ' - • buffer area materials and sizes may be found in the Community Development Code. [Refer to Code Chapter 18.1001 The REQUIRED BUFF WIDTHS which are applicable to your proposal area are as follows: et along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. In ion,: sight obscuring screening is required along STREET TREES STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right -of -way or on private property within six feet of the right -of -way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE TREE FOR EVERY SEVEN PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100,18.106 and 18.1081 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 significant by the city; ➢ 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 18.150.070.D. according to the following standards: b Retainage of Tess than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net Toss 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 OFTICARD Pre-Application Conference Notes Page 6 of 12 IuIdeotlel Ippllatleo/Ileoolo0 OMslee Section Retainage of 50 to 75% of existing trees over 12 inch* caliper requires that 50% of the trees to be removed be mitigated according to Section 18.150.070.0; 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. 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 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. ➢ 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 accordance with the following formula: ➢ The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably 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. (Refer to Code Section 18.150.070 NB SIGNS F sic ,/ e ,) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Altematively, a Sign Code Exception application may be filed for review before the Hearings Officer. SENSITIVE LANDS The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100 -YEAR ODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN OF 25 %, OR ON UNSTABLE GROUND. Staff will attempt to preliminarily intify sensitive lands areas at the pre - application conference based on available inform 'on: HOWEVER, the responsibility to precisely identify sensitive lands areas, and their aries, is the responsibility of the applicant. Areas meeting the definitions of sensitive I must be clearly indicated on plans submitted with the development application. CITY OF TIMARD Pre- Appfcatlon Conference Notes Pogo 1 of 12 AasIdaatlal AO011catlaa/Plaaala0 OMsloa Saotloo • Chapter 18.84 also provides regulations for the use, protection, 3r modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. (Refer to Code Chapter 18.841 STEEP SLOPES When STEEP SLOPES exist, prior to issuance of a final order, a geotechni I report must be submitted which addresses the approval standards of the Tigard Community evelopment Code Section 18.84.040.B. The report shall be based upon field exploration and ' vestigation and shall include specific recommendations for achieving the requirements •f 18.84.040.B.2 and 18.84.040.B.3. UNIFIED SEWERAGE AGENCY WSAI BUFFER STANDARDS, RESOLUTION AND ORDINANCE I : a 01 96 Land DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall pr- serve and maintain or create a vegetated corridor for a buffer wide enough to protect the water • ality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 5 FEET WIDE, measured horizontally, from the defined boundaries of the sensitive area, excep here approval has been granted by the Agency or City to reduce the width of a portion of the cor '• or. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated c• ridor, then the surface water in this area shall be directed to an area of the vegetated corridor that s a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as = llowed in Section 3.11.4. No more than 25% of the length of the vegetated corridor within the dev opment or project site can be less than 25 feet in width. In any case, the average width of the veg ated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, constructio- activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, o other activities shall be permitted which otherwise detract from the water quality protection pro ded by the vegetated corridor, EXCEPT AS ALLOWED BELOW: > A gravel walkway or bike path not exceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated cor dor must be widened by the width to the path. A paved or gravel walkway or bike path may of be constructed closer than 10 feet from the boundary of the sensitive area, unless ap• oved by the Agency or City. Walkways and bike paths shall be constructed so as to mini ize disturbance to existing vegetation; and > Water quality facilities ay encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agenc ' or City. Location of Ve • etated C • rridor: IN ANY RESIDENT! • DEVELOPMENT WHICH CREATES MULTIPLE PARCELS OR LOTS intended for separat- ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and : all not be a part of any parcel to be used for the construction of a dwelling unit. (Refer to R a 0 6-44 /USA Regulations - Chapter 3, Design for SWMI WATER RESOURCES OVE ' Y DISTRICT The WATER ' ESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehen - ve Plan and is intended to resolve conflicts between development and conservation of signific. t wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establis ng clear and objective standards to: protect significant wetlands and streams; limit develo• ent in designated riparian corridors; maintain and enhance water quality; maximize flood CITY of TIGABD Pre- Appllcatlou Conference Notes Page 8 of 12 IesUeatlal UpQcatlea/Plaaalnl MINI Section • storage capacity; reserve native plant cover; minimize streamb• erosion; maintain and - nhance preserve P fish and wildlife habitats; and conserve scenic, recreational and educational value, of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STAT / IDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 ad ► nistrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands an• riparian corridors be mapped and protected. The Tualatin River, which is also a "fish- bearing : ream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH- BEARING STREAMS" by the ? regon Department of Forestry and have an average annual flow less than 1000 cubic feet per seco (cfs). ➢ MAJOR STREAMS IN TIGARD INCLUDE FANNO CFO' K, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) A • BALL CREEK. Minor Streams: Streams which are NOT "FISH- BEARING STREAMS" acc•rding to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Cree Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the T :latin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY F• iM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP -OF- BANKS, OR THE ' GE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660 - 090(1)(d). ➢ The standard Tualatin River riparia' setback is 75 feet, unless modified in accordance with this chapter. ➢ The major streams riparian s: • ack is 50 feet, unless modified in accordance with this chapter. ➢ Isolated wetlands and minor treams (including adjacent wetlands) have no riparian setback; however, a 25 -foot `water • uality buffer" is required under Unified Sewerage Agency (USA) standards adopted and arninistered by the City of Tigard. (Refer to Code Se '011 18.85.0101 Riparian Setback Reductions The DIRECTOR MAY AP '• ROVE A SITE - SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM • IPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervio surfaces otherwise prohibited by this chapter, provided that equal or better protection for identifi• d major stream resources is ensured through streambank restoration and/or enhancement of rip: rian vegetation in preserved portions of the riparian setback area. Eli • ibili for Ri • . tan Setback in Disturbed Areas. To be ELIGIB ' FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian rridor was substantially disturbed at the time this regulation was adopted. This determinatio must be based on the Vegetation Study required by Section 18.85.050.0 that demonstra s all of the following: ➢ N tive plant species currently cover less than 80% of the on -site riparian corridor area; ➢ he tree canopy currently covers less than 50% of the on -site riparian corridor and healthy trees have not been removed from the on -site riparian setback area for the last five years; ➢ That vegetation was not removed contrary to the provisions of Section 18.85.050 regulating removal of native plant species; CITY OF TIGARD Pre- Apppcatlon Conference Notes Page 9 of 12 Residential *OOQcetloa/Pleanlll Mien Section ➢ That there will be no Infringement into the 100 -year floodplS and ➢ The average slope of the riparian area is not greater than 20 %. (Refer to Code Secdon 18.85.1001 NARRATIVE 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. CODE SECTIONS — NE:WA msKaD / _ 18.80 ,V 18.92 1 '3•'� -' ✓ 18.102 _ 18.116 18.150 1S _ 18.84 ,/ 18.96 / 18.106 (8 - K* _ 18.120 ✓ 18.160 3 • 4. O _ 18.85 ' 18.98 3 ' O ✓18.108 L $.105 _ 18.130 / 18.162 ( S' 4 E2O — 18.88 V 18.100 L8 18.114 ( 8-1 t Io _ 18.134 / 18.164 c 8(0 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 facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (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 conceming 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) SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are required to complete and file a ,subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approvaVreservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. (County Surveyor's Office: 503 - 648 -8884) CITY Of TIMARO Pre - Application Conference Notes Page 10 0112 Residential Roolleaties/Naaalui Rhdslos Satin • • 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 contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor. Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE . DEMOLITION PERMIT IS OBTAINED.) RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625 -6177. [Refer to Code Secdon 18.116) ADDRIONAL CONCERNS OR COMMENTS: • 0/ / frog ( t 4 f 14. -4 h +s. eh /rss.tr u At/ 2 H ÷ 4 � rLI• /o A /l ( h -,o - t,.. 1/t 'OP Ji'r‘tt art („11 Suer' /1 /'e N. .0.1.,,r+ /, e a., .. k, w G C -041,0 ) r� t e o �-,' „ e Q p_ ✓�v.el* f, X- ■-• fi t / 2) '- 1 '}s� 4 c,‘ ,� ./ 3tV Q�(�.1�,,,'� j�1, .+..- ri-rt r /t Leff t 3S l.1 . t . �)x / ' e ! f)t - /� ° f •.•( I 1 ps iJ / e f f �C i. J � 7 _' ' ..� (7 110 l /t .. � /7 y i Jr.. f 4ti I /•7 t [ Ow/ / At rip PROCEDURE Administrative Staff Review. OW- 4.0.0 Public hearing before the Land Use Hearings Officer. &Tv& 1((2G Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by 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. CITY OF TIGARD Pre- Aaancanoo Conference Notes Page 11 of 12 lesld,tlal ypneatlea/Maalai Min SIetlo/ • Maps submitted with an application shall be folded IN ADVAA to 8.5 by 11 inches. One (1), 81/2" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appe- •eriod follows all land use decisions. An app ;� this matter would be heard by the Tigard 1t ,,�� ,� ca. i! basic flow chart which • illustrates the review es is avai a • le from the Planning 1 ivision up • n' equest. 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. 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: AlleAS CITY OF TIGARD CANNING DIVISION - STAFF PERSON HOLDING PRE -APP. MEETING PHONE (503) 639 -4171 • FAX (503) 684 -1297 E-MAIL: (staff's first namel @Cl.tigard.or.US h:Uogin\patty masterstpreapp -r.mst (Engineering section: preapp.eng)\ Updated: 26- May-98 CITY OF fl6ARD Pre -A rnlcatloa Contemns Notes Page 12 of 12 Resllutlal naolleatlea/Maaalat( OMsloa Satin ::P 1A HF E PRE A PL C 0 S C 10 CO R .... :.:.::. . 0. : ..::.:::. ::... :.:......':....:: ...:.., :.::..: :.. :::.:...... . ENG I N :..: ,..:::.::: NEERIHG SECT O . Q �ommuni : Devefa meet mMn ZS1 Izcf> PUBLIC FACILITIES it s 000 , k/MD C P c r)4.1.44-4, S,'(E The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right -of -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: (.1 � p _ � to ` feet from centerline. ( ✓' Eer,.4244S G. to f eery l t Nf— 1 . is ( ) to feet from centerline. ( ) to feet from centerline. • Street improvements: (t� F�-� street im rovements will be necessa alon ,� p rY 9 �y� S , e6Cri to include: [r s- 4 feet of pavement c 4 - . _,,S [/concrete curb -torm sewers and other underground utilities [ ( S -foot concrete sidewalks °' s‘oe, "street trees • p'street signs, traffic control devices, streetlights and a two -year streetlight fee. CITY OF TIGARD Pre - Application Conference Notes Page 1 of 6 Engineering Department Section (, r t r Z strecapprovements will be necessary alo AL n to include: Er 2_5 feet of pavement Fit.& - -� ['concrete curb ['storm sewers and other underground utilities Q' (.P -foot concrete sidewalk C • rc.4l 54*. ¢ S � �treet trees -' treet signs, traffic control devices, streetlights and a two -year streetlight fee. ( ) street improvements will be necessary along to include: ❑ • feet of pavement • ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two -year streetlight fee. ( ) street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two -year streetlight 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 even 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 l -�- &AA), . Prior to (zfc�,Rp , the applicant shall either place these utilities underground, or pay the fee in -lieu described above. CITY OF TIGARD Pre- Application Conference Notes Page 2 of 6 Engineering Department Section In some cases, where streprovements or other necessary pc improvements are not currently . practical, the improvements ay be deferred. In such cases, duebndition 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: (1.) (2.) Sanitary Sewers: Age The near sanitary, sewer line to this property ism) inch line'which' located 1•4 SA/ 64 A Svv Ids S - c. . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to erfres fig-«- sr c4z-- - co s -C. 4 - C7 FgoJI Dg• 51 o-Tr 5 -ro A ty AJ�T l kr G'ev - ed) at- (Ay 5CAB Pi c�.-S . I Water Supply: «F" TiAa�+? - Phone: 503 ��4- Till C�pr C provides public � Phone:( 503) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526 -2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. 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. • D..wl•5 A E S14 i�'Z- Ah�.WC 6 'RAJ RC &�Jt %MT-� S� i3 4co-flo II N' -=-y'> c -r tz-tsni-t j lam& ✓d �lE+3T s . • vi5CC - is A IZal►..v ,E f/2.. &L6M a)! Natm $(DS cr- 4ss I A "v.( n (ms 44 - KAWIC 2 • PiliASE0 S 514.4u_ ,,.1 coR4 - r ».►vb fa - pits wAr 50.164 -w - 4t Storm Water Quality: t''to ST./Li s 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 CITY OF TIGARD Pre - Application Conference Notes Page 3 of 6 Engineering Department Section to pay a fee in -lieu of con cting an on -site facility provided sillific criteria are met. The City will use discretion in determinin whether or not the fee in -lieu will b 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. 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. `eAr - . sraai is «&./( A09 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 projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. r< • �{�u- l3 � -✓�. IM( s A(z, F TF gator 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 cost 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. CITY OF TIGARD Pre- Application Conference Notes Page 4 of 6 Engineering Department Section Compliance Agree t (CAP). This permit covers mor tensive work such as main utility line extensions, streiimprovements, etc. In subdivision1 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. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi - family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on -site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi - family buildings. It covers all work necessary for building construction, including sub - trades (excludes grading, etc.). This 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 a 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. • CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section • • GRADING PLAN REQUIREMENTS FOIOUBDIVISIONS • 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 Tots 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 corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: ■■ 11 sictO ENGINEERING DE TMENT S AFF Phone: (5031 639-4171 Fax: [50316847297 h:\patty\masters\preapp.eng (Master section: preapp - r.mst) 01- Sept -88 • CITY OF TIGARD Pre- application Conference Notes Page 6 of 6 Engineering Department Section • • _ , , \ 7 ' , 1 ' i • CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT Alio. APPLICATION CHECKLIST a`1'li" CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is 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: t ill Date: I( 3 II APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE ./ MARKED ITEMS A) Application form (1 copy) V 8) Owner's signature/written authorization C) Title transfer instrument/or grant deed D) Applicant's statement No. of Copies _2j_ E) Filing Fee $ q5 • • If SITE - SPECIFIC MAP(S) /PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE ,/ MARKED ITEMS 11 A) Site Information showing: No. of Copies 1. Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0 -10% or 5 ft for grades > 10 %) e' 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: (a) Floodplain areas ° (b) Slopes in excess of 25% 0 (c) Unstable ground 0 (d) Areas with high seasonal water table ° ° (e) Areas with severe soil erosion potential (f) Areas having severely weak foundation soils ° ° 6. Location of resource areas as shown on the Comprehensive Map Inventory including: (a) Wildlife habitats 0 (b) Wetlands 0 7. Other site features: 0 (a) Rock outcroppings 0 (b) Trees with 6" + caliper measured 4 feet from ground level 0 8. Location of existing structures and their uses 9. Location and type of on and off-site noise sources 10. Location of existing utilities and easements 0 EEK 1 1. Location of existing dedicated right -of -ways ®' LINO USE APPLICATION / UST PAGE 1 OF 5 IP • B) Site Development P lan Indicating: •. of Copies 1. The proposed site and surrounding properties ❑ 2. Contour line intervals 3. The location, dimensions and names of all: (a) Existing & platted streets & other pub c ways and easements on the site and on adjoi ing properties ❑ (b) Proposed streets or other public ays & easements on the site (c) Alternative routes of dead en or proposed streets ❑ that require future extensio' ❑ 4. The location and dimension of (a) Entrances and exits on . e site ❑ (b) Parking and circulatio areas ❑ (c) Loading and service. area ❑ (d) Pedestrian and bi cle circulation (e) Outdoor commo areas ❑ (f) Above ground ilities ❑ 5. The location, dime ions & setback distances of all: (a) Existing per 'anent structures, improvements, utilities, and easements hich are located on the site and on adjacent property ithin 25 feet of the site ❑ (b) Propose. structures, improvements, utilities and easements on the Ate y ❑ 6. Storm drai :ge facilities and analysis of downstream conditions ❑ 7. Sanitary s: er facilities ❑ 8. The loca • on areas to be landscaped ❑ 9. The lo :tion and type of outdoor lighting considering crime preve► Lion techniques ❑ 10. The ocation of mailboxes ❑ 11. Th: location of all structures and their orientation ❑ 12. E. !sting or proposed sewer reimbursement agreements ❑ C) Gra ► !n: Plan Indicatin:: No. of Copies 0(f Th 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 V (b) Slope ratios 2 , (c) Soil stabilization proposal(s) ce (d) Approximate time of year for the proposed site development V 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report p (b) The validity of sanitary sewer and storm drainage service proposals of (c) That all problems will be mitigated and how they will be mitigated LAND USE APPLICATION./ UST PAGE 2 OF 5 D) Architectural Dras Indicating: •No. of Copies The site development plan proposal shall include: 1. Floor plans indicating the square footage of all structures proposed for use on -site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable 2. Location and height of fences, buffers and screenings 3. Location of terraces, decks, shelters, play areas, and common open spaces t/ 4. Location, type, size and species of existing and proposed plant materials ra/ 5. Landscape narrative which also addresses: (a) Soil conditions (b) Erosion control measures that will be used 0/ F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to o 'ng a Building Permit to construct a sign. G) Traffic Generation Estimate: H) Preliminary Partition /Lot Line Adjustment Map Indicating: No. of Copies 1. The owner of the subject parcel ❑ 2. The owner's authorized agent ❑ 3. The map scale (20,50,100 or 200 feet-1) inch north . row and date ❑ 4. Description of parcel location and boundaries ❑ 5. Location, width and names of streets, easem - is and other public ways within and adjacent to the parcel ❑ 6. Location of all permanent buildings . and within 25 feet of all property lines ❑ 7. Location and width of all wat- courses 8. Location of any trees withi ." or greater caliper at 4 feet above ❑ ground level 9. All slopes greater tha. 5% ❑ 10. Location of existin: utilities and utility easements ❑ 11. For major land :.rtition which creates a public street: (a) The pr..osed right -of -way location and width ❑ (b) A sc ed cross - section of the proposed street plus any reserve strip ❑ 12. Any ap icable deed restrictions 13. Evi nce that land partition will not preclude efficient future land ❑ ision where applicable ❑ LANO USE APPLICATION / UST PAGE 3 OF 5 I) Subdivision Prelimiy Plat Map and Data Indicating: slo. of Copies OC 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet d' 2. The proposed name of the subdivision e- 3. Vicinity map showing property's relationship to arterial and collector streets 9/ 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) 9/ 5. Date of application q / 6 . Boundary lines of tract to be subdivided V 7. Names of adjacent subdivision or names of recorded owners of adjoining parcels of un- subdivided land 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 e' (d) Major power telephone transmission lines (50,000. volts or greater) V (e) Watercourses (f) Deed reservations for parks, open spaces, pathways and other • • land encumbrances 10. Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans 9/ 11. Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants p� 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 0' 13. Scaled cross sections of proposed street right -of- way(s) 9' 14. The location of all areas subject to inundation or storm water overflow o- 15. Location, width & direction of flow of all water courses & drainage -ways 9/ 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. 9/ 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) 2( (b) Proof of property ownership V (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 LANO USE APPLICATION / UST PACE 4 OF 3 • • J) Solar Access Calculations: (i d` l\(2f1 K) Other Information No. of Copies Cr 0 1\1/424M (r) b,MOi./ h :Voginppan' masters J<kIist.mst • May 23, 1995 LANG USE APPLICATION I UST PAGE 5 OF 5 • • W R G D E S I' G N I N C. GENERAL INFORMATION Applicant: Matrix Development Corporation Plaza 2, Suite 200 6900 SW Haines Street Lake Oswego, Oregon 97223 0: (503) 620 -8080 F: (503) 598 -8900 Applicant's Representative: WRG Design, Inc. 10450 SW Nimbus Avenue, Suite RA Portland, Oregon 97223 0: (503) 603 -9933 F: (503) 603 -9944 Contact: Mimi Doukas mad @wrgd.com Property Owner: Lynn & Monica McDonald 8340 SW Ross Street Tigard, Oregon 97224 (5030 639 -4890 Tax Lot Number: 2S 112CB Lots 800, 1000, and 1001 Current Zoning Designation: R -7.5 PROPOSAL This application is requesting a 28 -lot subdivision located at the southeast corner of the intersection of SW Ross Street and SW Hall Boulevard. PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / 603 -9933 (fax) 603 -9944 O regon. 111 / /evada Oi 7 „..--7 I - I- ' i , - -.- --,- . - ----.,- - .. . .. . 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PI-Atie • • 0 28 28 22 27 23 21 I • 24 • o / S 141111 30 I 8 28 20 i 4 25 I 7 3 18 1 I e • 1 (.9 —777 12 1 13 1 14 1 15 1 16 17 18 . : 4 ‘,.t A r ., i4O t iii. t ffiv • • . I 1 1 _________________ 1 zs _ 27 - _ 20 i 26 21 • I 30 �� 5 25 22 IIII - 4 3 32 31 24 7 . 8 . 9 10 11 12 13 14 15 16 17 18 19 .. • IlatiVt • • 1 • M T 1 2 3 4 7 11 12 13 14 1 1 17 `:< 5 6 18 19 20 21 2 9 0 22 23 24 • 5 6 28 29 30 1 3 8:00 8:30 9:30 00 10:30 11:00 11:30 • • 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 • 4:00 4:30 5:00 5:30 • 6:00 3:01PM Thursday, October 15, 1998 D E S` I G N I N C. �j T.. A A AI Date: / I � rr I VEIVI Pro'ect Number: 6 . i � /� V� Pro'ect Nam �! A, ,,� h / 'r0. . (N (/ 1`L. 1 2 Re!ardin.: t// / J 1 PLEASE NOTIFY US IMMEDIATELY AT (503) 603 -9933 IF THERE ARE ANY PROBLEMS RECEIVING THIS TRANSMISSION We Are Sending These Are Transmitted Copied To: .,l Attached ❑ For Your Info /File ❑ Facsimile As Requested Number of Pages Including Cover ❑ For Review and Comment Copies Description h2a au7),aR U -4 1140 r < Wk / 2 co tot /Ice 41 gortarthWe • r rWrip) Comm nts: , LA CaLL _ , , 01 aturiu, i n, ' 4 l- Lg.O?7. h4Cun_//_ / Signed / �ilfi�de�4 Planners Engineers Landscap A hitects Surveyors • 10450 SW Nimbus Ave., Portland, OR 97223 • (503) 603 -9933 • (503) 603 -9944 (fax) • Sent By: WRG DESIGN INC.; 503 603 9944; Mar- 0 3:25PM; Page 1/5 W R G D E S I G N 1 N C. FAX TRANSMITTAL To: Julia Hajduk Date: 03117/00 Company: Tigard, City of No. Pages including cover: Fax No: 1- 503 - 6844297 Hard copy to follow: Yes No From: Todd Miller Re: Mitigation estimate WRG No /Project Name: MAT006 /Hampton Ct. For Your: O Review and Comment © As Requested ClUse 0 Information /File Comments: Julia, 10 Bradford Pear " $150 = $1500 15 American Sweetgum $109 = $1635 7 Ponderosa Pine' $175 = $1225 7 Douglas Fir' $100 = $700 Total = $5,060.00 The check is fora little more than this because we used $175 for the Douglas Fir, which was high. 4 5555 be gcc.ova l k / SUS 00 0/3 /7‘,79//i.) n Ck , Recto 000079 PLANNERS ■ ENGINEERS ■ LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / (503) 603 -9933 (fax) 603 -9944 • Sent By: WRG DESIGN INC.; 503 603 9944; Mar -400 15:25PM; Page 2/5 • . KOELREUTERIA • LARIX • LIQUIDAMBAR Koelreuteria paniculata Liquiclanlbar styracifluo 'Moraine' Goldenrain Tree Zone (5J Moraine Sweet Gum Zone (51 "" - Height: 30' Height: 40' Spread: 30' Spread: 25' New ��;?';;' Shape: Rounded �' Shape: Compact, pyramidal a" ° ` Y ` ∎.'. I Pinnutely compound, medium r ° , Foliage: Dark green `�"> ' f green 5 �, ' `I . ' g " "' ' ` Fall Color. Burgundy red ±- -,!, . ,t, ,,'' Fall Color: Yellow �" Flower: Bright yellow, in large Branches look to be more horizontal • clusters and uniform than other sweetgums. A little slower grower than other sweetgums, Biggest asset is its cold Considered a city tolerant tree due to tolerance to air pollu- hardiness...considered the most cold hardy of the sweet- tion and ability to withstand drought, heat and alkaline gum cultivars, reliably growing further north. Excellent soils. plant for moist soil areas along streams and watercourses. Caliper: It also performs well in drier soils. 1.75" 2.0" 2.5" 3.0" Caliper: 9 3.00 110.00 14 8.00 203.00 1.75" 2.0" 2.5" 3.0" 3.5" 4 0" 89.00 109.00 137.00 179.00 228.00 281.00 Weeping European Larch- contorted Zone (2J l.iquidumbar styrucilluu 'Polo Alto' Height: 8' Palo Alto Sweet Gum Zone [6] Spread: 12' Height: 45' Shape: Contorted trunk, heavily weeping Spread: 25' Foliage: Soft green �': ` Shape: Broadly pyramidal to oval Fall Color: Golden ti t „ Foliage: Medium green ' the tree's final form is dependent on training, however, r Fall Color. Orange to red they weep heavily and eventually form a dense mound. this is a deciduous conifer - -- • Fust growing, with an oval form and orange red fall color. • Caliper: Caliper: 1.75" 2.0" 2.5" 3.0" 1.75" 2.0" 2.5" 3.0" 3.5" 4.0" 123.00 142.00 198.00 286.00 89.00 109.00 137.00 179.00 228.00 281.00 I.iduicicr tuba u sly rucifltut Liquidarnbar styrucitlua 'Rotundiloba' American Sweet Gum Zone [5] Rotundiloba Sweetgum Zone [S] Height: 50' , , Spread: 25' Height: 45' Shape: Pyramidal when young, devel- +' : ' . . •' Spread: 25' Shape: ops oval shape with age , ;�;;v � hYT amidol Foliage: Dee glossy green •41,.! ' . ' , Foliage: Dark green, rounded lobes ;� .. 9 p 9 Y r 9' ��;�''� 9 9 :'' roll Color: Iced, purple, yellow ' i'.; ?''`: Fall Color: Orange to purple Fruit: Fruitless Che original seedling version of American Sweetgum, it is This is the only Sweetgum known to be entirely fruitless. .)robably hardier than any of the selected cultivars. It also -ias a highly textured bark unlike most of the grafted selec- Caliper: ions which are smooth- trunked. It has excellent fail color, 1.75" 2.0" 2.5 3.0" ilthouyh, being u seedling, there is some variability ,etween trees. 100.00 121.00 153.00 200.00 Caliper: 1.75" 2.0" 2.5" 3.0" 3.5" 4.0" 149.00 1 09.00) 137.00 179.00 228.00 2141 4.5" 5.0" 6.0" 7.0" 338.00 478.00 662.00 772.00 42 Serit By: WRG DESIGN INC.; • 503 603 9944; Mar 41100 3:26PM; Page 3/5 ` Teufel Nursery, Inc. 2000 Code Code Zone Qty 1 Price 1 Qty 2 Price 2 zone Qty 1 Price 1 Qty 2 Price 2 PETA Pieris talwanensls'Snowdrift' PIHL Pinus heldrelchli var. leucodermis Snowdrift Taiwan Pleris Bosnian Pine 6 Evergreen shrub with darker foliage and 2 A small, symmetrical pyramidal tree to 15 more erect branching then P. jeponlce. feet. Darin Abundant dusters of while flowers stand green needles. Looks tike e small Austrian pine. above the foliage. ows to 6 feet Gr 1 GAL 1 -24 4.50 25+ 4.10 1 GAL 1 -24 5.20 25+ 4.80 2 GAL 1 -14 10.50 15+ 9.70 5 GAL 1 -9 18.70 10+ 17.10 3 GAL 1 -14 12.60 15+ 11.50 24" B&B 1 -9 25.40 10+ 24.20 12" B &B 1 -9 13.00 10+ 11.90 30" B&B 1 -9 32.60 10+ 29.90 15° 688 1 -9 15.20 10* 13.90 3 FT. B&B 1 -9 40.30 10+ 37.00 18" B &B 1 -9 18.70 10+ 17.10 4 FT. 8&B 1 -9 51.20 10+ 48.90 24" 988 1 -9 23.70 10+ 21.70 5 FT. B&B 1 -9 63.60 10+ 58.30 6 FT. B&B 1 -9 82.20 10+ 75.30 PIAR Pinus aristata PIMC Pinus mugo var. mugo Brist<econe Pine Mugo Pine 3 Very slew - growing small tree with irregular 2 Slow growing, variable shrub to 10-20 habit_ Dark -green needles ere flecked with feet. Can be kept lower b shearf white dots of resin. Usualy not taxer than y n9. Dark 8.10 feet. green needles. 15" B&B 1 -9 21.70 10+ 19.90 1 GAL 1 -24 3.90 25+ 3,60 18" B&B 1 - 25.60 10+ 23.50 10" CONT. 1-9 10.80 10+ 9.90 24" B &B 1 -9 31.80 10+ 29.20 12" CONT. 1 -9 12.90 10+ 11.80 30" B&B 1-9 37.20 10+ 34.10 15 "CONT. 1 -9 18.40 10+ 15.10 3 FT. B&B 1 -9 45.00 10+ 41.20 18" CONT. 1 -9 20.50 10+ 18.80 24" CONT. 1 -9 29.70 10+ 27.20 PICO Pinus contorta var. contorta 30° CONT. 1-9 35.60 10+ 32.60 Shore Pine 12" 8&B 1 -9 11.70 10+ 10.70 5 Fest-growing, irregular tree with dark- 15" B &B 1 -9 14.30 10+ 13.10 green readies. 18" B&B 1 -9 18.40 10+ 18.80 3 FT. B &B 1 -9 32.60 10+ 29.90 24° 8 &B 1 -9 22.50 10+ 20.60 4 FT. B &B 1-9 37.20 10+ 34.10 30" B&B 1-9 27.70 10+ 25.40 5 FT. B &B 1 -9 48.10 10+ 44.10 6 FT. B&B 1.9 60.30 10+ 55.30 *PINT Pinus nigra 7 FT. B&B 1 -9 76.00 10+ 89.60 Austrian Pine n^�i /.4 file P; •q e 8 FT. B&B 1 -9 99.20 10+ 90.90 4 Dense. symmetrical pyramid with dark green foliage. Moderate growth to 40 feet. PITA Pinus densiflora'Umbraculifera' 1 GAL 1 -24 4.00 25+ 3.130 Tanyosho Japanese Red Pine 2 GAL 1 -14 9.90 15+ 9.10 3 A spreading, flat- topped, dark -green 3 GAL 1 -14 12.10 15+ 11.10 Shrub. Slow growth to 12 -20 feet 5 GAL 1-9 16.90 10+ 14.60 15" B &B 1 -9 29.50 10+ 27.10 3 FT. B &B 1 -9 31.00 10+ 28.40 . 4 FT. B&B 1 -9 41.90 10+ 38.40 18" B&B 1 -9 34.90 10+ 32.00 5 FT. B &B 1 -9 55.80 10+ 51.20 24" B&B 1.9 42.40 10+ 38.80 6 FT. B&B 1 -9 71.30 10+ 65.40 30' B&B 1 -9 52.10 10+ 47.80 15" ON STD 1 -9 32.80 10+ 30.10 7 FT. B&B 1 -9 89.90 10+ 82.40 18" ON STD 1 -9 37.50 10+ 34.30 8 FT. B &B 1 -9 1 10+ 111.00 24" ON STD 1.9 45.80 10+ 41.80 loft. inoo PIFV Pinus flexilis 'Vanderwolfs Pyramid' Vanderwolfs Pyramid Limber Pine 4 Very narrow pyramidal tree with good blue color. Stow growth to 25 feet Hardy and drought - tolerant. 5 GAL 1 -9 41.70 10+ 38.20 3 FT. B &8 1 -9 51.20 10+ 46.90 4 FT. B&B 1 -9 58.90 10+ 54.00 5 FT. B&B 1 -9 69.80 10+ 63.90 6 FT. B&B 1-9 106.00 10+ 97.00 . Phone: 1 -800- 483 -8335 42 www. j Serif By: WRG DESIGN INC.; • 503 603 9944; Mar 3:26PM; Page 4/5 Teufel Nursery, Inc. 2000 Code Zone Qty 1 Price 1 Qty 2 Price 2 Code ne Qty 1 Price 1 Qty 2 Price 2 PZCH Pyrus calleryana QUROFA Quercus robur 'Fastigiata' 'Chanticleer'fCleveland Select' Columnar English Oak Chanticleer /Cleveland Select 5 Narrow columnar growth to 45 feet high, Calfery Pear 15 feet wide. 6 Upright narrowly pyramidal growth habit. 1 3/4" B&B 1 -9 129.00 10+ 118.00 Reddish Fall color. G►r,ws to 40 foot 2" B &B 1 -9 137.00 10+ 126.00 8 FT. B&B 1.9 39.10 10+ 35.80 2 1/2" B&B 1 -9 172.00 10+ 158.00 7 FT. B&B 1 -9 43.20 10+ 39.60 3" B&B 1 -9 196.00 10+ 179.00 1" B&B 1 -9 53.00 10+ 48.50 1 1 /4' B&B 1 -9 63.50 10+ 58.20 QRED Quercus rubra 1 1/4" CONT. 1-9 69.30 10+ 63.50 Northern Red Oak 1 3/4" B&B 1-9 118.00 10+ 108.00 3 Lome, fast-growing tree with rounded ' PZRE Pyrus calleryana 'Redspire' head. Large leers rum red In Felt. ry P a Grows to 50 feet. Redspire Calfery Pear N W &R" 5 GAL 1 -9 26.10 10+ 23.90 5 Narrow pyramidal crown beers white 1" CAL. CONT. 1 -9 64.40 10+ 59.00 . flowers In large clusters. Hardy tree with 1 1/4" CONT. 1 -9 68.40 10+ 62.70 excellent fall colors of crimson to purple. 1 1/2" CONT. 1 -9 98.30 10+ 90.00 Moderate growth to 35 feet 1 3/4" B&B 1 -9 118.00 10+ 108.00 1" BSB 1 -9 53.00 10+ 48.50 2" B&B 1-9 142.00 10+ 130.00 1 3/4" B &B 1 -9 1 ; -.• 10+ 108.00 2 1/2" B &B 1 -9 177.00 10+ 162.00 2" B&B 1 -9 142.00 10+ 130.00 3' 88B 1 -9 235.00 10+ 216.00 2 1/2" B&B 1 -9 177.00 10+ 162.00 3 1/2"B&B 1 -9 286.00 10+ 262.00 .: u S eel 1 ° O-- 4" B&B 1 -9 380.00 10+ 348.00 QSCA Quercus coccinea Scariet Oak RAAA Raphiolepis indica 'Ballerina' 4 Large tree with broadly oval head. Fall Ballerina Indian Hawthorn color is brUllant red. 7 Evergreen shrub witn dusters of pink 1 114" CONT. 1.9 68.40 10+ 62.70 flowers In Spring. Forms a dense mound 1 1/2" CONT. 1 -9 98.30 10+ 90.00 to 4 feet. 1 314" B&B 1-9 118.00 10+ 108.00 1 GAL 1 -24 6.80 25+ .6.20 2" 13&B 1.9 142.00 10+ 130.00 5 GAL 1 -9 20.70 10+ 18.90 2 1/2" BOB 1 -9 177.00 10+ 162.00 • 3" B&B 1 -9 235.00 10+ 216.00 RAAD Raphiolepis indica 'Clara' 3 1R "B&B 1-9 286,00 10+ 262.00 Clara Indian Hawthorn 4" B&B 1 -9 380.00 10+ 348.00 7 Evergreen shrub with clusters of white flowers In Spring. New growth appears QPIN Quercus palustris red, maturing to dark gmen, Grows to 4 Pin Oak feet, • 4 Symmetrical. pyramidal habit with 1 GAL 1 -24 5.40 25+ 4,90 horizontal branching. Fall color rusty 5 GAL 1 -9 20.70 10+ 18.90 orange to red. Grows to 50 feet. 5 GAL 1 -9 26.10 10+ 23.90 RAAE Raphiolepis indica 'Enchantress' 1" CAL. CONT. 1-9 64.40 10+ 59.00 Enchantress Indian Hawthorn 1 1/4" CONT. 1 -9 68.40 10+ 62.70 7 Evergreen shrub with clusters of rose -pink 1 1/2" CONT. 1-9 98.30 10+ 90.00 flowers In Spring. Grows to 3 feel tell, 1 3/4" B&B 1.9 118.00 10+ 108.00 1 GAL 1 -24 5.40 25+ 4.90 2" B &B 1.9 142.00 10+ 130.00 2 GAL 1 -14 12.40 15+ 11.40 2 1/2" 886 1 -9 177.00 10+ 162.00 5 GAL 1 -9 20.70 10+ 18.90 3" B&B 1 -9 235.00 10+ 218,00 3 1x1 "B &B 1.9 286.00 10+ 262.00 RAAH Raphiolepis indica 'Harbinger of 4" B&B 1 -9 380,00 10+ 348.00 Spring' Harbinger of Spring Indian Hawthorn 7 Clusters of deep pink flowers on a 5 foot evergreen shrub. 1 GAL 1 -24 5.40 25+ 4.90 5 GAL 1 -9 20.70 10+ 18.90 Sent By: WAG DESIGN INC.; • 503 603 9944; Mar.00 3:27PM; Page 5/5 Teufel Nursery, Inc. 2000 Code Code ' Zone Qty 1 Price 1 Qty 2 Price 2 Zone Qty 1 Price 1 Qty 2 Price 2 12 1 PRYO Prunus x yedoensis 'Yoshino' PYLA Pyracantha ooccinea'Lalandei' 9400 Yoshino Cherry Laland Scarlet Firethom 114.00 6 Single lightpink to white Bower. Made 6 Evergreen shrub with famous by displays in Washington, 0.C. bright orange 155.00 Grows to 30 feet • Dairies. Uprlgrt! growth to 15 5 feet Good 192.00 far espalier. 1 1/4" CONT. 1.9 56,80 10+ 51.80 1 GAL 1 -24 6.40 25+ 5.90 Jule 1 1/2" CONT. 1 -9 80.30 10+ 79.10 1G STK 1 -24 6.90 25+ 6.30 1 3/4" CONT. 1.9 114,00 10+ 105,00 5 GAL 1-9 20.00 10. 16,30 1 3/4" B&B 1 -9 107.00 10+ 98.00 50 STK 1 -9 21.80 10+ 20.00 2" B&B 1-9 124.00 10+ 114.00 5 GAL ESPALIER 1 -9 49.80 10+ 45,60 2 112" B&B 1 -9 189.00 10+ 166.00 Ls 3" B&B 1 - 210.00 10+ 192.00 PYCH Pyracantha fortuneana 'Cherri Berri' Chem Berri Pyracantha 51.20 PTAX Pseudotsuga menziesii 7 Bright 47.70 Douglas Fir gro too 1 feet high. feet wide b 98.00 a Fsst- growing Aldfrc Northwest native. 10 STK 1.24 6.70 25+ 8.10 14.00 1 GAL 1 -24 4.70 25* 4.30 5G STK 1 -9 22.30 10+ 20.40 2 GAL 1-14 10.10 15+ 9.30 5 GAL ESPALIER 1 -9 49.80 10+ 45.60 11115' 5 GAL 1 -9 20.20 10+ 18.5 4 FT. B &B 1 -9 29.00 10+ 26.60 PYMO Pyracantha'Mohav • 5 FT. B80 1 -9 31.60 10+ 29.00 Mohave Garden Pyracantha King 6 FT. 8&B 1 -9 41.90 10* 38.40 6 Evergreen shrub with messes of orange- 1 • 7 FT. B&B 1 -9 52.70 10+ 48.30 red bevies in Fall (1 06010 growth to 8-10 8 FT, B&B 1.9 67.50 10+ 81.90 feet 63.70 loci.. i�jo 1 GAL 1.24 6.60 25+ 8.00 47.70 PYAG Pyracantha a iyuauMTa 'Gnome' • 1G STK 1 -24 7.60 25+ 8.90 02.00 Gnome Narrowleaf Firethom 5 GAL 1 -9 20.840 104 19,10 14.00 4 f 50 STK 1 -9 22.80 10+ 20.90 51.00 4 Compact evergreen shrub to feet t with equal spread. Orange berries. 5 GAL ESPALIER 1 -9 57.60 10+ 52.70 1 GAL 1.24 4.90 25+ 4.50 50 DIAMOND 1 -9 60.50 10+ 55,50 5 GAL 1 -9 19.60 10. 17.90 ESP. 5 GAL ESPALIER 1 -9 49.80 10+ 45.60 PZAR Pyrus calleryana'Aristocrat' PYYU Pyracantha angustlfolia'Yukon Aristocrat Gallery Pear Belle' 5 Broadly pyramidal tree with wavy green loaves. White blooms before leaf break, 24.20 Yukon Belle Narrowleaf Firethorn Fest growth to 40 feet. FaI color red. 117.60 • a Very hardy evergreen shrub with orange 1" B &8 1 -9 55.60 10+ 50,90 95.70 bermes Grows to 8-8 feet 1 1/4" B&B 1 -9 88.70 10* 61.10 99.50 1 GAL 1 -24 8.40 25+ 5.90 1 1/2" CONT, 1 -9 98.10 10+ 89,90 34.00 1G STK 1 -24 8.00 25+ 7.40 1 314" CONT, 1 -9 125.00 10+ 115.00 e0.00 5 GAL 1.9 20.80 10+ 19.10 1 3/4" B&1 1.9 118,00 10+ 108.00 50 STK 1.9 23.50 10+ 21.60 2" 689 1-9 142.00 10+ 130.00 5 GAL ESPALIER 1.9 54.20 10+ 49.70 2 1/2" B&B 1 -9 177.00 10+ 192,00 t PYKA Pyracantha coccinea'Kasan' PZCA Pyrus calleryana 'Capitar OWS Kasen Scarlet Firethom Capital Gallery Pear 6 Mounding evergreen shrub to 8-10 feet. . Larg- testing orange-red berries In Fall 6 . . dish p to 35 feet tell, 12 feet ww9de. Reddish purple feN color; 3.90 1 GAL 1 -24 6.90 25+ 6.30 1 3/4 86B 1 -9 118.00 10+ 108.00 9.10 5 GAL 1 -9 20,80 10+ 19,10 2" B&B 1-9 142.00 10+ 130.00 11.00 50 STK 1.9 24.80 10+ 22.80 13.20 5 GAL ESPALIER 1.9 55.30 10+ 50.70 , m Phone: 1 800 - 8335 47 www,teufel,com .: • • Customer Receipt CITY OF TIGARD Printed: 03/20/2000 13:15 User: front • Station: 02 Operator: DEB Rcpt No: 0000793 Date: 03/20/2000 Customer No: 000000 Amount Due: 5,585.00 Name: MATRIX DEVELOPMENT CORP Cash: 0.00 Address: PLAZA.2 SUITE 200 Check: 5,585.00 6900 SW HAINES ST N/A : 0.00 TIGARD, OR 972232514 Change: 0.00 Type Description Amount DEPOS Customer Deposits 5,585.00 /79n�p C Svl3 98 - 0 0 01 /q,►dsC C C/ 233 • •fuG ......• s‘ s to ■■:r. ..... st ...... ....... a 1989 MATRIX oc,1 DEVELOPMENT .• '� of CORPORATION October 20, 1999 Brian Rager Development Review Engineer City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 RE: Formerl : Elderberry Square NOW: HAMPTON COURT Dear Brian: Pursuant to your recent phone request, this is a formal request for the City of Tigard to change the name of the above -noted project from Elderberry Square to HAMPTON COURT, Ross Street and SW Hall Boulevard. Washington County approved the name change on January 31, 1999. Should there be additional information or assistance from Matrix Development that you require, please do not hesitate to call — 503.244.8159, Ext. 222. Sincer-ly, ID Ryan M. elby, Vice i esident Matrix Development Corporation Plaza 2, Suite 200 6900 SW Haines Street Tigard, Oregon 97223 -2514 503.620.8080 - Telephone 503.598.8900 - Fax • • MEMO June 15, 1999 • To: Loreen Mills From: Greg Berry 118 Subject: Mangold Complaint From our meeting yesterday, there appears to be a need to clarify some facts. The adjuster's review of the file has lead to the understanding that the Mangold's drainage problem resulted from the City's failure to require runoff to be directed to SW 81 as required by the final order of the partition and instead, requiring the installation of a sump. The Mangold's property is a low point in a depression that extends east to SW 81 If runoff from the partition was directed to SW 81s as required by the final order, it would flow back to the low point on Mangold's property. Consequently, there would be no benefit to the Mangolds. Further, there was no City decision to replace directing runoff to SW 81 with the sump. The sump was installed at my recommendation following construction of the house in the partition nearest to the Mangolds. There was no discussion of the sump replacing drainage to SW 81 The purpose of the sump was to hopefully reduce the flooding of Ross St.. This has proven ineffective because of high winter groundwater flooding the sump so the water raises to the same elevation as before until it flows across Ross St. Similarly, the fill placed in the partition does not increase flooding on the Mangold's lot. The low point on their lot continues to fill with runoff that overflows across the street just as it did before the fill was placed. The fill did displace a portion of the depression so the depression fills and overflows the street sooner. However, it does not rise any higher or remain on Mangold's lot any longer. • Plans for a proposed development across the street show a storm drainage connection to the sump. The connected is not at a sufficient depth to totally drain the sump but it should be able to significantly reduce the amount of water overflowing the street and standing on Mangold's property. Even if the sump were totally drained, standing water would remain on Mangold's lot. C: Brian Rager, Gus Duenas • W R G D E S 1 G N 1 N C. RE OME D MEMORANDUM APR 2 9 1999 CITY Y OE TIGARD To: Brian Rager, P.E. City of Tigard Fax No. 684 -7297 From: Jeffrey A. Curran, P.E Project Manager Project: Hampton Court WRG #: MAT006.d2 Date: April 28, 1999 Re: Drywell cc: Mark Roberts, City of Tigard Larry York, Matrix Todd Miller, WRG File We have completed some level ties to the existing drywell as well as a grade analysis of the proposed system. The rim elevation of the existing drywell is 198.09. The proposed IE of the ditch inlet, 58 feet to the west, is 197.63. The storm drain system has been designed at minimum grades and clearly can not be extended to tie in the existing drywell. However, it is readily apparent that once the drywell begins to overflow, the natural channel is west along Ross to the location of the proposed field inlet. Therefore, only minor ponding would occur upon overflow of the drywell. We have also evaluated future connection of the drywell to a storm system extended from the existing stub in SW 81' (see enclosed exhibit). Constructing a storm line at minimum grades from the 81' stub would allow easy connection to the drywell in the future. We therefore offer that the system proposed by the applicant complies with the conditions of approval even though physical connection to the drywell is not possible. Please review the enlcosed and call with any questions. •mss �-' s (.0k) • if 11.4,4',c 12t 4s < I J: \DATA\MAT006 \WORD \DRYWELLMEMO. DOC PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / 603 -9933 (fax) 603 -9944 O regon • / /evada p te/05e d D,..f.d4 In le f 550 1...F Q si. -6. i•- b is, Pt q 0 , . _ Ili .01). Cletd e.,.. ell :_r: li (73 “-r tiket 4;+o 1 e , al.") J Cif r?" : 1 . 91 ,061 (Dc,wx, i I J • SW ROSS STREET • • 27.1.3 : 7 1 ,, ••••-:•-•.- , / , . -. -' .;::•:7.7.., -:::•:.7. . . .......... i : Yt.:_.---------• _:::,_,./.. ,,.... N......, .... . : ." \ ...P.... i ._„... ■(;: : - : 1 __ ........\_.. ji.....'''N,77:_::........1.1'._....- 7- —.1 --.....""111"5".": "11:1-1.----:H.: — 7 I' kr I '. .':"4,, 7,----- . .:________,_,_______ • . ..,•_..:,.-_,:,„- .,...-\).„--„-- .•---_,.. ,..----- \ ./. --- i .-..--... 1 1 • ----- .,--:,:.:-- ,.....- --::-. ( . - - _ ,• --,--- -••• :---:.?•,., , I : ...._.. ..........._____ .....___ : „. ..., .--- 4 0 ..- „-•-• \ ._ .\ , , V V-- -: - ! .--."" - \ '.; 1 . I ; 1 r .1 . , .-' ' , -----' I ; 7' , ._.. I , 1 1 / -- --— \ I. \ *\.\ / -. . ,.:■.■:,::: .",__ i _ ...t ' / \ \ 7' 'f r FI . . - . \ \ , A ,, : -- I ----- : t : / • . : ' .. . - - • :44,44.1.. I ;411 \ '. \ ; ' E ' . ' : cIll'a121 ' ..,-- .• - .• .....' __ _... _ _ ...... ..____.. ... - . __-, .;• / z 11 / ,.• _ '. ' i.- L— 1.1 . ..- tr..._ — - --erip— - -.:--. • T _______.... ...... ..._.._ . 4 ..-- —• — — ''' _17 . - - - - =I-- 2 1'-- -7 ."-- - ------ . .•- TANOAK UP& I: ..... _ . , ...... -.-' . - -- - -; 1 .• • 1 : . . s+, .--• . -, ., 1 T ------- --:-;:•-•[..-.. i A,,,,, • • ; 1 : ,..' .... • : N . ' . % • _i I h - , ._ ,, ... ' i .:. --- — -•M-111:2 14 ; ;:;. i . I . - 1 - . OAKS S 1ViSION ! & - I . : = ; -- —:— • • • • : I 1 : ••• La, ,.., , :4 ' ' li . : 'i ' \ I H %ow i. i ir./. 'KA* • I . : ,.. • ' ...i •EL•bal . i ' ii. ?..• ' iti IT .ILFII .• I .• .. . 19... • ' t. • i ..". (0 6 .• . ,•:.•% : M al ' 2 ' 4 '-'1' .• . • . . . ' • I , S ..-. ..... ..`'.::! ./::,..) •• ... ' - k . 4 • • i • .. . :;4,-:— t. l_ . -I— : ; ...• — - - .... - - -....g.: ' 7 ' . ' . " •.1: - . .2.7•:,-7 1 o ' i • . f SA KENTON ORIVE - t • • --- .. .. 4-• — I / e I 9,0075 IJ r • 1 r0/ r • . N t 9...AI • • ,5.• • 9,11,* Mr It • 2....= ' , . ... ,.•--- - - .. MH 3 , CB 1 MH - 4 - ..'"M H 5 • , i i • 1 . RIM: 198.09 DITCH INLET (C.R. NO. 1290) ; , IE: 197.63 I : • 1 . - _..... ? / • fi ' i • if , ■ ..." ___ .--7 I / . T S r: • . . ., ____. _...... •--,-- _•. • ... ................ :•:.... -• (.' ....._ 1 ........ .._ . 0 . _...- .. .. ft ; ••;--------;. ............. .....-..- - ..., ... ...... .... -.:-, , . ....._ .. ..--. .... ,--- .: o55 5T. -;:..-.., ..: : „ . • , t ........ : . r .., ,.. ::,.! ... . ._._.._ ....e. , ......_ _ r ,. . ...... ..- ---- :.; ,....„._ ......._ _. , ...-- rt• . _ ..... .: • , . • .....,■.-.■■• .:7 :i.:•■•■ ■- ..m.- ' 7 ..- --- / ' / . ....-'- . .,.__... i - . . ......-- .... .- , .- .-:-.....'. .-. .. . . \ .. .., C 1 ... \ 1 : (--- -- 1 ....„........___ . _._.... ...._... : 1 . , 1 :• ....._______.._.........„. 1 : ! ._....._. - • .,--,„______-- !- I 1 1 • 1 : ..........,.._,...._ 1 : It' . .. 1 ! , . . : , 1\1 . I : • .... A I t( ..,. ! .. .. - n • ., •.-.,„ :/) , •. .•• . .. 1 . ! . \ ... . _. , . — _ __ ... ..... .........,...--,....---- __ _ _ _ — — , ........ ......... _. ... .. 1 . ... .--- .-....„: 1 ------2-.: c..- ....• I 1 : ---- , .... _._ 1 ! --- 1 • ....... , ,,-...... Lii 1 .•• , : 7 , .. : , . . Sent By: WRG DESIGN INC.; 503 603 9944; Apr -28 -99 4 :58PM; Page 1/3 • • W R G C 11 V D E S I G N I N C . APR 2 91999 . CITY OF TIGARD . FAX TRANSMITTAL • To: Brian Rager Date: 4/28/99 Company: City of Tigard No. Pages including cover: 3 Fax No: 624 -0752 Hard copy to follow: Yes No From: Todd Miller Re: Sanitary service for adjacent parcels WRG No. /Project Name: MAT006 /Hampton Ct. For Your: In Review and Comment ❑ As Requested ❑Use D, Information /File Comments: Brian, In response to C.O.A #30, I have attached a plan and profile of the sanitary line at the east end of Tanoak Lane. The sanitary on Tanoak is currently at minimum grade. and if extended to the adjacent parcels to the east, this sanitary line would only have afoot or two of cover, which would not be adequate. There is an existing sanitary stub on 81 directly east of the parcel, with an IE of 188.90. That sanitary line does have adequate depth to serve the parcel of land adjacent to Hampton Court. Ple/isc, tali � fpti h av8 QH cf. e 5f - 16w 5 7'ka4k C: 1WRGIFORMS IPROJECTTEAM\CORRESIWRGTRrnxOOC I 41. f(0(�� PLANNERS • ENGINEERS ■ LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland. OR 97223 / (503) 603 -9933 (fax) 603 -9944 • Oraynn ■ / lavu4 Cr) _ 5. 5 107:'2�O LCT 19 ; 0 I-I i LOT 21., I � • LOT 18 ' ..2,4--- �, � �1 [—I-- i fF t `_` ' > OT 17 3 :{ S O T 22 al ' ' L ' 3 i i 0 - LOT 23 ... I : LC-T 16 1 o : - il I I � vl ............/ ED i I ✓ 1113 S O ' d 11. ` SSCO #1 1 j -- 00 .. • l iai G --) nHOax t ar+f ..__........... " • • -- - 11 1 LOT 12 I 13 LOT 14 I LOT 1s I T CD Ey 55 C o 0 ID • • • - SYALf.' 1 ' =JO' ,7 a . - lQ fD N • • ,Sen1 By: WRG DESIGN INC.; 503 603 9944; Apr-28-99 4:59PM; ' Page 3/3 • III el I • A]3 iivelocomd,nt 14.1441 11 .'. :! • • •. : • i ! • I ri ! : I : i I I %! t !! . / • l I , . • • , . • • ! ! ! : 0 0 • . 17- IS" 00 . ......... . . ..j...;..• ' • . • ; • . : . - hi-13 ! .. .. ' ......... ...!.. . . :..4.• ' ' ,'" V : "" ... 1 ... — rcuantusmv ok+3! • i ( ...... . • ' : . . . . . • : • . AO • : 1 : • : , n Fr ...--, • - Y... -1,.... qlp 1 .. _ • I-- ca.. • • Es'Ing i . • . . . • ' Wed t eii OK a Vt.Ormii: : • .)11014111 M111421 :viSi . .. :. i 10 • • '10;, i 1 . 0 : 12 :r.:i I • • r: , . • t :i 1 :,,= ! .• • • ! . u • a 0 IV t . 14 § . 0 a .. 1:2:1:.i d ik 15 .9 gg*, 0 -.-4.4.:4- 0 . ,, jfiliV . . . • . I ''' snaQgY ° • bi • a : '............_ .... o .... . :. • . 1 • . •ga ., . . Z i • ' • . Sent By: WRG DESIGN INC.; 503 603 9944; Apr -28 -99 3:20PM; Page 1/2 1 • • W R • G DE S I G N I N C. • FAX TRANSMITTAL To: Brian Rager Date: 4/28199 Company: City of Tigard No. Pages including cover: 2 Fax No: 824 -0752 Hard copy to follow: Yes No From: Todd Miller Re: Utilities on Private Road WRG No. /Project Name: MATOOG /Hampton Ct. For Your: • ® Review and Comment O As Requested Use O Information /File Comments: Brian, I have swapped the sanitary and storm on the private road (Tanoak Ct.), per our discussion yesterday. Sanitary is in the street, and storm is behind the curb. Would you please review the attached plan and let me know if this looks good to you. — — Tan-A> j. - C. Thanks -Brian µS on 4 [VI • • G:I WRG\ FORMSIPROJECTTEAMICORRES■WRGTRFAX DOC PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave.. Portland, OR 97223 / (503) 603 -9933 (tax) 603 -9944 ) O re9nir • / oul • Sent By: WRG DESIGN INC.; 503 603 9944; Apr-28-99 3:21PM; :-1 Page 2/2 . . i .I -•:•.....,.•7:t:::„ 4 . 1 t.,., C-N 1 ; 1! 1 ill ° , 0 . -ii, 0: ' 0 ---'•• . T 11 , t • ) --, I, .i •,.,..... z ) . .... : : : •_-.. , ,, i 1,,,, (9 -- - -1•• - • , `, • ."-:::;._.... - ......... - _-- __- ......_ ---- 1 lo 41 ,....j0 1 : • I.• i ' !I „* • ' • le . — . (34 Li 4. h 3AV ppm. • • • •• _____ 1 -_.- ..,.., . _.__.--,........... III 1 .:: . __ —L. ' I I. ; • . i k. .i. •./.. .... .... --- H t l'• : .,.-7 !. I I ! I C5) MI Nom . o I •• _, -.4. , f I 1 1 CO C ;.,:., ;),.. s;:::... • I I \ n — \ ! 1 __J ,....„....\_____... 1 . '.'.. .1 _ - . - ' ' e. . i I 1 1 1 Ill : 1 ! ; i f"-• i ' ,. ....... , rsr) 1 pg o a . , __J i .••• I __J --- • -co I .'.-.....".. . , I .. ..., A 1111%14; ■-. • ? / i • I . .. --, / ' . • . i ... l '.... ' .--- ,.... ,...., , i 1 -..• _ i I .-4. 1 • 1 1 I Sent By WRG DESIGN INC.; 503 603 9944; Apr -22 -99 8:08AM; Page 1 • • - • • W R G D E S I G N 1 N C. •, MEMORANDUM (via fax) To: Mark Roberts City of Tigard 684 -7297 Total Number of pages sent: 2 From: Mimi Doukas WRG Design, Inc. Project: Elderberry Square (New Project Name - Hampton Court) WRG #: MAT.006 Date: April 22, 1999 Re: Conditions of Approval / Final Order In review of the Final Order and Conditions of Approval for the Elderberry Square application, the applicant would like to clarify the interpretation of several conditions, as outlined below. 5. The revised Landscape Plan shall clearly indicate the areas of the site to be landscaped and shall demonstrate that all required landscaping will be accomplished on -site and not, for example, in dedicated right -of -way. The landscaped area referred to in this condition relates to the required Planned Unit Development landscape and open space requirements. This language does not address the required street trees, which must be located within dedicated right -of -way or landscape easement. 6b. The approved density for the Preliminary Plat is 26 units. The preliminary plat shall be revised to show no more than 26 lots. If, after completion of the vacation process for the "old" Ross Road right -of -way, the applicant demonstrates that the new site area yields additional density units, the preliminary plat may be revised prior to final plat review. The maximum additional density shall be 2 units, for a total of 28 units, and the maximum number of Tots shall be 27. Lot #27 may be a duplex lot if the density calculation yields 28 units and Lot #27 is at least 10,000 square feet in size. The applicant has determined that if all of the vacated right -of -way for old Ross Street were added to Lot . 27, there would be sufficient net site area to permit 28 dwelling units. Condition 6b permits 28 dwelling units if sufficient net area is available, but does not permit creation of 28 lots. In lieu of a duplex structure, Matrix needs to know if two separate single family detached lots would be permitted in the land north of Ross Boulevard, and what the approval process would be for this revision. Alternately, if only one duplex J:IOATAWIATOO6IWORD14-21 MEMO. DOC PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave,. Portland, OR 97223 / (503) 603 -9933 (fax) 603 -9944 -- -, /1 /) . Sent By: WRG DESIGN INC.; 503 603 9944; Apr -22 -99 8:08AM; Nag. • 11111 • unit is permitted, we need information on dividing the duplex lot into two fee simple lots. We recognize that limited access onto Ross Street is a primary concern of staff, and shared access may he required. • 12. The right -of -way widths of SW Tanoak Lane and SW 83 Avenue shall be 46 feet. The City may approve 42 foot - right -of -way and 24 feet curb -to -curb for these streets if the applicant's can show that Tess than 200 Average Daily Trips will utilize these. The applicant must account for future development on neighboring property in generating this data. As previously discussed with staff, Section 18.810 sets forth minimum standards for street improvements. If the applicant wishes to construct additional street width, beyond the minimum standards, this is within the interpretation of the code. WRG has submitted sufficient evidence to Brian Rager, Development Review Engineer, to demonstrate that a 24 -foot street in a 42 foot right -of -way is the minimum am ` 1..1 improvement required for both SW 83'" and Tanoak Street. Again, the applicant is permitted to exceed this minimum by increasing the pavement width to 28 -feet, if easements are provided to insure construction of both a public sidewalk and a planter strip. qi �15. A %-width improved street must be in place or assured along the frontage of SW Ross Street from SW 84 Avenue to the east end of the site. The applicant has proposed a full half street improvement to the ultimate standards while retaining the o north half of the street. However, the existing pavement width to the north would result in a +1 26 - foot paved width. It is our understanding that the applicant will be allowed to bond for the remaining +1- 2 feet of paving on the north side of Ross. /31. The applicants storm drainage construction plan shall provide for a public storm line in . \ - SW Ross Street that will be extended to the northerly side of the road to pick up the drainage currently collecting at the existing drywell on that side of the road. The applicant will be required to physically convey the storm water on the north side of the roadway into the proposed storm drainage system in this project. This may involve intercepting any storm line(s) that currently flow into the drywell. An area drain may also be needed at that location. The City Engineer will need to review and approve the final design for this provision prior to construction. This condition is well beyond the applicant's original proposal to stub storm service and provide a field inlet to help drain the low area. The applicant should not be required to provide significant repairs to 9 J private property and existing systems that are completely unrelated to the project and not impacted by the development of said property. Please provide clarification as to the City's current understanding of the problem and intended requirements of the applicant. J: ∎DATAUMTOO6\WORD1421 M EMO. DOC Ser By: WRG DESIGN INC.; 503 603 9944; • Jun -2 -99 7:19PM; Page 1/2 • 5u8920 W R G CD E S 1G N 1 N C. to r Q 9 9 1 FAX TRANSMITTAL To: Mark Roberts Date: 6/2/99 Company: ity of Tigard No. Pages including cover: 2 Fax No: 24 -0752 Hard copy to follow: Yes No From: Todd Miller Re: Tanoak Ct. turnaround WRG No- /Pro)ect Name: MAT006 /Hampton Ct. For Your; © Review and Comment O As Requested OUse 0 Information /File Comments: Mark, Attached is an alternate turnaround for Tanoak Ct. that Matrix is considering. Will you please review it, and let me know what you think. Also, let us know how this change would affect our current application. Please call if you have any questions. Thanks. GAWRGIFORMSIPRAJ FCTTEARMORRE$\WRGTRFAX. DOC PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OIl 97223 / (503) 603 -9933 (fax) 603 -9944 �i� i-e jon. l r,eUUt /M. e7-Sb VnS •••.*:C •■': •• •••• gled S.W. 84TH AVE oft) 00+t9 .;_ !Rd6t:L 66 004,9 S.W. HALL BOULEVARD (P. !Vt766 C09 COS 8 00 e9 f*ONI NOISY] DM TuaS. • • May 6, 1999 gm /Oi�iolli h l jk CITY OF 11G Mimi Doukas OREGON WRG Design, Inc Via Fax: 603 -9944 Total Pages Sent: 2 SUBJECT: Hampton Court (a.k.a. Elderberry Square) -- SUB 98- 0013 /PDR 98 -0011 Dear Ms Doukas: In response to your 4/22/99 memorandum, the following comments are to provide clarification of several of the City's conditions of approval for the above - referenced project: Condition #5 (Landscape Plan) The dimensional standards of the R -7 Zoning District (Table 18.510.2) require a minimum of 20% landscaping. The Planned Development (PD) ordinance (Section 18.350.070.A.2) includes the "site coverage provisions of the base zone" as applicable development standards within a PD. This condition requires a Landscape Plan that shows where this landscaping is to be provided and confirms that it is provided on -site rather than off -site (such as in public right -of -way (ROW). It is our understanding that you will provide street trees in an easement on private property — therefore, they would count as on -site landscaping. Condition #6b (Approved Density) Because of the wording of this condition, you are limited to a duplex lot under the current approval. The City would consider a partition application in the future (since you can't re- divide within the same calendar year) provided the proposal is still consistent with the overall site density (including any. As you have noted, Minor Collector access standards would have to be met (joint access with on -site turnaround required). Condition #12 (ROW Width) Yes, WRG has satisfied the City that the criteria for a 42 -foot ROW width are met. Pavement width of 28 feet may be provided within the 42 -foot ROW if the street tree planter strip is provided within an abutting easement on private property. Sidewalks must be provided within the public ROW. Condition # 15 (SW Ross Improvement) The condition is purposely written to state that the improvement is to be a 3 /- street improvement with City standard pavement section from curb to centerline equal to 20 feet. In addition, it says provide 8 feet of paving on the north side of centerline. I clarified to Todd Miller and Jeff Curran the other day that we intend for the developer to provide City standard pavement section for the additional 8 feet. In other words, they can not keep the existing pavement out there because it does not meet City standards and is not wide 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 Page 1 of 2 • • • enough. We did not tell the developer that they could bond for the additional 2 feet, as was suggested in the WRG memo. Condition #31 (Off-Site Storm Drainage) I have now received additional field verification information from Jeff Curran and Todd Miller regarding the existing drywell on the north side of Ross Street. I had previous discussions with them regarding this condition. It was our original intent to get the drywell piped into the new storm line that would be extended as a part of the Elderberry project. However, WRG has verified that the drywell rim elevation is 198.09 feet and the proposed invert elevation of the ditch inlet proposed by WRG, which would be about 58 feet to the west of the drywell, will be 197.63. The storm drainage system to be designed for the Elderberry project will be set at minimum grade (as flat as possible) and there is just no physical way for them to connect directly to the drywell. The proposed ditch inlet, however, will be able to pick up the additional standing water that has been a problem during the winter months. WRG also indicates that when the parcel to the east adjacent to SW 81st Avenue develops, a storm line could be extended north in 81st Avenue, then west in Ross Street that will be a deeper line that could feasibly pick up the drywell. It is my opinion that if the developer for Elderberry Square provides the ditch inlet in the location mentioned in the April 28, 1999 memo from Jeff Curran to Brian Rager, they will satisfy the intent of Condition #31. If you have any questions, please call me at (503) 639 -4171 x315. Sinc rely, I . Mark J. Roberts Associate Planner i:\ curpin \mark\sub\sub98- 13memo.may4.doc c: Brian Rager, Development Review Engineer Land Use Case File SUB 98- 0013 /PDR 98 -0011 Page 2 of 2 Sent B DESIGN INC.; • 503 603 9944; Apr -2�9 8:08AM; Page 1 v • W R G D E S 1 G N 1 N C. MEMORANDUM (via fax) To: Mark Roberts City of Tigard 684 -7297 Total Number of pages sent: 2 From: Mimi Doukas WRG Design, Inc. Project: Elderberry Square (New Project Name — Hampton Court) WRG #: MAT.006 Date: April 22, 1999 Re; Conditions of Approval / Final Order In review of the Final Order and Conditions of Approval for the Elderberry Square application, the • applicant would like to clarify the interpretation of several conditions, as outlined below. 5. The revised Landscape Plan shall clearly indicate the areas of the site to be landscaped and shall demonstrate that all required landscaping will be accomplished on -site and not, for example, in dedicated right -of -way. The landscaped area referred to in this condition relates to the required Planned Unit Development landscape and open space requirements. This language does not address the required street trees, which must be located within dedicated right -of -way or landscape easement. 6b. The approved density for the Preliminary Plat is 26 units. The preliminary plat shall be revised to show no more than 26 lots. If, after completion of the vacation process for the "old" Ross Road right -of -way, the applicant demonstrates that the new site area yields additional density units, the preliminary plat may be revised prior to final plat review. The maximum additional density shall be 2 units, for a total of 28 units, and the maximum number of lots shall be 27. Lot #27 may be a duplex lot if the density calculation yields 28 units and Lot #27 is at least 10,000 square feet in size. The applicant has determined that if all of the vacated right -of -way for old Ross Street were added to Lot 27, there would be sufficient net site area to permit 28 dwelling units. Condition 6b permits 28 dwelling units if sufficient net area is available, but does not permit creation of 28 lots, In lieu of a duplex structure, Matrix needs to know if two separate single family detached lots would be permitted in the land north of Ross Boulevard, and what the approval process would be for this revision. Alternately, if only one duplex J: \DATA'MAT0061WORD1421 MEMO.DOC PLANNERS • ENGINEERS ■ LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave.. Portland, OR 97223 / (503) 603 -9933 (fax) 603 -9944 Sent By:' WRG DESIGN INC.; • 503 603 9944; Apr-21 8:08AM; Page 2/3 • unit is permitted, we need information on dividing the duplex lot into two fee simple lots. We recognize that limited access onto Ross Street is a primary concern of staff, and shared access may he required. 12. The right -of -way widths of SW Tanoak Lane and SW 83 Avenue shall be 46 feet. The City may approve 42 foot - right -of -way and 24 feet curb -to -curb for these streets if the applicant's can show that less than 200 Average Daily Trips will utilize these. The applicant must account for future development on neighboring property in generating this data. As previously discussed with staff, Section 18.810 sets forth minimum standards for street improvements. If the applicant wishes to construct additional street width, beyond the minimum standards, this is within the interpretation of the code. WRG has submitted sufficient evidence to Brian Rager, Development Review Engineer, to demonstrate that a 24 -foot street in a 42 foot right -of -way is the minimum improvement required for both SW 83 and Tanoak Street. Again, the applicant is permitted to exceed this minimum by increasing the pavement width to 28 -feet, if easements are provided to insure construction of both a public sidewalk and a planter strip. 15. A V. -width improved street must be in place or assured along the frontage of SW Ross Street from SW 84 Avenue to the east end of the site. The applicant has proposed a full half street improvement to the ultimate standards while retaining the north half of the street. However, the existing pavement width to the north would result in a +1- 26 -foot paved width. It is our understanding that the applicant will be allowed to bond for the remaining +1- 2 feet of paving on the north side of Ross. 31. The applicants storm drainage construction plan shall provide for a public storm line in SW Ross Street that will be extended to the northerly side of the road to pick up the drainage currently collecting at the existing drywell on that side of the road. The applicant will be required to physically convey the storm water on the north side of the roadway into the proposed storm drainage system in this project. This may involve intercepting any storm line(s) that currently flow into the drywell. An area drain may also be needed at that location. The City Engineer will need to review and approve the final design for this provision prior to construction. This condition is well beyond the applicant's original proposal to stub storm service and provide a field inlet to help drain the low area, The applicant should not be required to provide significant repairs to private property and existing systems that are completely unrelated to the project and not impacted by the development of said property. Please provide clarification as to the City's current understanding of the problem and intended requirements of the applicant. �:�DA TAWIAT0061WORD14 -21 M EMO. DOC 05/07/99 16:10 $503 684 7297 CITY OF TIGARD 01001 • * ** ACTIVITY REPORT s** * * * * * * * * * * * * * * * * * * * * * * * * * ** TRANSMISSION OK TX /RX NO. 5271 CONNECTION TEL 503 603 9944 CONNECTION ID START TIME 05/07 16:09 USAGE TIME 01'15 PAGES 2 RESULT OK May 6, 1999 .0 it 441101311. CITY OF nGARD Mimi Doukas OREGON WRG Design, Inc Via Fax: 603 -9944 Total Pages Sent: , SUBJECT: Hampton Court (a.k.a. Elderberry Square) — SUB 98- 0013/PDR 98 -0011 Dear Ms Doukas: In response to your 4/22/99 memorandum, the following comments are to provide clarification of several of the City's conditions of approval for the above - referenced project: Condition #5 (Lands oe Plan) The dimensional standards of the R -7 Zoning District (Table 18.510.2) require a minimum of 20% landscaping. The Planned Development (PD) ordinance (Section 18.350.070.A.2) includes the site coverage provisions of the base zone" as applicable development standards within a PD. This condition requires a Landscape Plan that shows where this landscaping is to be provided and confirms that it is provided on -site rather than off -site (such as in public right -of - -way (ROW). It is our understanding that you will provide street trees in an easement on private property — therefore, they would count as on -site landscaping. ition #6b ved Because of the wording of this condition, you are limited to a duplex lot under the current approval. The City would consider a partition application in the future (since you can't re- divide within the same calendar year) provided the proposal is still consistent with the overall site density (including any. As you have noted, Minor Collector access standards would have to be met (joint access with on -site tumaround required). 3tt8 DO r 3 P a tt y Lunsford - Re: Fw: Elderberry Pro. i Page 1 From: Cathy Wheatley To: dealerships, town & country Date: Wednesday, April 14, 1999 3:29:43 PM Subject: Re: Fw: Elderberry Project Ms. Cook, apologize for my delay in responding to your e-mail message; I needed to check with another department to determine the status of the Elderberry Project. In my review of the record with Patty Lunsford in the Planning Dept., it appears that you testified before the Planning Commission and you will receive the Final Order, which was mailed out today. There is no review of this project by the City Council unless an appeal is filed or if the Council should decide it wants to review the Planning Commission's decision and therefore holds its own hearing as a "Council call up." If you have questions about he proceedings before the Planning Commission, you can contact Patty Lunsford at 639 -4171, x320. Cathy Wheatley, 639 -4171 Ext. 309 cathy @ci.tigard.or.us »> "town & country dealerships" <carclub @hevanet.com> 04/14 9:52 AM »> Would you be so kind as to respond so that I know you received my email. did attend the City Council Meeting last night even tho you did not respond • to my inquiry. I would like to know if I need to look elsewhere for my information or what. Thank you, Jill Cook • > From: town & country dealerships <carclub( hevanet.com> > To: cathy a( ci.tigard.or.us > Subject: Elderberry Project > Date: Monday, April 12, 1999 3:22 PM > Would you be able to tell me when the City Council will be meeting > regarding the Elderberry Development Project. > I would also like to know how to get copies of the minutes to any and all > meetings or hearings that have taken place on the Elderberry Project. This > project is on the property located between SW Ross Street/ SW Hall Blvd/ > and SW 84th. Let me know if you require additional information. > Thank you, in advance, for your interest. > Jill Cook > 14932 SW Kenton Drive > Tigard, Oregon 97224 CC: Patty Lunsford i),4;t • • a � . �. `+, `� �� a a y ��a ,� i . z ��o �� •' ,....,:s,...,.,, s �/N d� 11 ,‘ ,;!.t,,,A. ..:*.. \ ..''' ' ..-, .. s 2 '',' * '' *>. " ' :4*.119,ZI ii..,,,7 . : ... * ' ' '' , . �,�F Y . �.�a ��~ �� y\ AA /J IN�IL� l l i l \ --J City of Tigar TIGARD PLANNING COMMISSION APRIL 5, 1999 - 7:30 P.M. SbapmgA Better- ----y TIGARD CIV CENTER -TOWN HALL 13125 SW HALL BOULEVAR TIGARD, OREGON 97223 TO ORDER 1. CALL 2. ROLL CALL 3. PLANNING COMMISSION COMMUNICATIONS IC HEARING 4. PUBL 4.1 SUB 98-001 DR 98 -0011 ELDERBERRY SQUARE SUBDIVISION Cont from 3/1/99 5. OTHER BUSINESS URNMENT 6. ADJO • • W R G D E S I G N 1 N C. F A 1 [F,, 3--vo-1 March 26, 1999 • Mr. Mark Roberts City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Sent via Fax (684 -7297) and Mail RE: Elderberry Square — Planned Development • Road Width Dear Mark, We have modified the street sections for SW 83` and Tanoak to reflect staffs approval of a reduced right -of- way section. The enclosed modified typical section represents a 28 -foot paved width in a 42 -foot right -of -way. The 4 -foot landscape strip will be located both in the right -of -way and in the joint public utility/landscape easement. This plan provides both adequate room for on- street parking and sufficient lot depth to allow room to park a vehicle in the driveway without overhang. The amount and type of landscaping is unaffected by the right -of- way reduction. Please call should you have any questions. Sincerely, WRG Design, Inc. q . -----"----"------------- y A. Curran, P.E. Project Manager Enclosure cc: Larry York, Matrix Mimi Doukas, WRG File (MAT006.d2) \ \WRGD\ DATA \DATA\DATAWIAT006 \WORD \ROWSTD. DOC PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / 603 -9933 (fax) 603 -9944 O regon • / /evada ., • TYPICAL 83RD /TANOAK SECTION NTS • 9' PUE/ 9' PUE/ LANDSCAPE LANDSCAPE -...• 42' R0W 21.00' q 21.00' 14' 14' --.1 D. 7 -ow- f 2.5' 2.5' -� f P 21, -► 6.5' PUE --Ng 6 .5' PUE f .'� � -111.- . 5' ti hill- 5:1 2% y 5:1 MAX 3.57 3.57 STANDARD 5' WALK STANDARD CURB A . • 2 V CITY OF TIGARD Community Development Shaping A Better Community MEMORANDUM CITY OF TIGARD TO: Planning Commission FROM: Mark J. Roberts , I yr DATE: March 26, 1999 SUBJECT: SUB 98- 0013 /PDR 98- 0011, Elderberry Square Subdivision Background The Planning Commission considered the Elderberry Square subdivision at a public hearing on March 1, 1999. The hearing was continued to April 5 at the request of the applicant. The continuance was requested to allow the applicant time to consider a wider, 46 -foot right -of -way instead of the 42 -foot right -of -way proposed for two of the internal streets. The standard street section within a 42 -foot right -of -way is 24 feet wide with no parking allowed on either side of the street. The Commission was uncomfortable with the concept of allowing two streets with no curbside parking in this development. The analysis below discusses the provisions of the development code and staffs recommendation on this issue. The second key issue from the March 1 hearing is that of density. The more area that is required for right -of -way, the Tess net development area is available for lots. An additional factor in the density calculation is the additional site area that will be available after vacation of the "old" Ross street right -of -way. The property owner has requested City Council initiation of the vacation process. Council will consider the request at its April 13 meeting. Analysis: Right -of -Way and Street Width The applicable section of the Community Development Code is Table 18.810.1, Minimum Right -of- Way and Street Widths. The table states that, for a residential access street with less than 200 ADT (Average Daily Trips), the required right -of -way is 42 feet and the roadway width is 24 feet. However, the title of the table indicates that these are minimum standards. A wider pavement width is allowable within the 42 -foot right -of -way, but would require that street trees be located . . outside the public right -of -way. The street tree standards of the CDC are found within Chapter 18.745, Landscaping and Screening. Section 18.745.040.C, entitled Size and Spacing of Street Trees, states under subsection 1, "Landscaping in the front and exterior side yards shall include trees... as specified in the requirements of Subsection 2 ". Subsection 2 includes standards for the "spacing of street trees by size of tree ". Although City practice is to place street trees within the right -of -way, the CDC does not require it. • Based on the above analysis staff supports the applicant' proposal to provide a 28 foot pavement width within a 42 -foot right -of -way and to place street trees within a joint public utility /landscape easement. This will allow for parking on one side of SW 83 and SW Tanoak. RECOMMENDATIONS The following are staffs revised recommendations, they replace the recommendations contained in the February 26 memo: 1. Based on the analysis provided in the February 26 memo, Staff recommends the Planning Commission make a finding that the applicant's density calculation may not be "rounded up ". However, additional site area acquired through vacation of the "old" Ross Street right -of -way may be included in a revised density calculation prior to final plat approval. 2. Staff recommends the Planning Commission add a Condition of Approval, to be satisfied prior to recording of the final plat. Staff recommends that the condition read as follows: 6b. The approved density for the Preliminary Plat is 26 units. The preliminary plat shall be revised to show no more than 26 lots. lf, after completion of the vacation process for the "old" Ross Street right -of -way, the applicant demonstrates that the net site area yields additional density units, the preliminary plat may be revised prior to final plat review. The maximum additional density shall be 2 units, for a total of 28 units, and the maximum number of lots shall be 27. Lot #27 may be a duplex lot if the density calculation yields 28 units and Lot #27 is at least 10,000 square feet in size. Attachments: Memo from WRG Design dated 3/24/99 Memo from WRG Design dated 3/26/99 is \curpin\mark\sub \98- 13memo2.doc SentcBy: WRG DESIGN INC.; 503 603 9944; Mar -209 10:26; Page 1/1 A ik • W R G C. E S 1 G N 1 NJ C March 24, 1999 Mr, Mark Roberts City of Tigard 13125 SW Hail Blvd. Tigard, Oregon 97223 Sent via Fax (684 -7297) and Marl • RE: Elderberry Square — Planned Development 120 day Extension Dear Mark, Based on our original 120 -day expiration date of April 29, 1999, the original Planning Commission hearing on March 1, 1999, and the continued hearing scheduled for April 5, 1999, we are hearby granting a 36 day • extension to the 120 day deadline. The new 120 day deadline will be June 1, 1999. Please call should you have any questions. Sincerely, WRG Design, Inc. effrey A. Curran, P.E. • Project Manager cc: Larry York, Matrix Mimi Doukas, WRG File (MAT006.d2) • J 1DATAAMATOOR\WORD\12ODAY EXT. DOC PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave.. Portland, OR 97223 / (503) 603 -9933 (fax) 603 - 9944 _ (1/1 i Sent By: WRG DESIGN INC.; • 503 603 9944; Mar -4099 11:03; Page 1 /2 • W R G D E S I ( N I N C. • March 26, 1999 Mr. Mark Roberts City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Sent via Fax (684 -7297) and Mail RE: Elderberry Square — Planned Development Road Width Dear Mark, We have modified the street sections for SW 83 and Tanoak to reflect staffs approval of a reduced right -of- way section. The enclosed modified typical section represents a 28 -foot paved width in a 42 -foot right-of-way, The 4 -foot landscape strip will be located both in the right -of -way and in the joint public utility/landscape easement. This plan provides both adequate room for on street parking and sufficient lot depth to allow room to park a vehicle in the driveway without overhang. The amount and type of landscaping is unaffected by the right - of- way reduction. Please call should you have any questions. Sincerely, WRG Design, Inc. Jeffrey A. Curran, P.E. Project Manager Enclosure • cc: Larry York, Matrix Mimi Doukas, WRG. File (MAT006.d2) 1lVVRG IMATAIDA TAIDATAVNATOOCAWOR DIRO WS TD. DOC PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS aI SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / (503) 603 -9933 (fax) 603 -9944 ��_......... . �y� . _ / _ . cn m ,- 6o L) O m cn c) z • H z o TYPICAL 83RD/TANQAK SECTION • N TS • 9' PUE/ LANDSCAPE g' D Ln —.a "' LANDSCAPE w --. 42' ROW o .,, 21.00' 21.00' ..,� 14' .4. r _ 1 4 ' 2.., 2.5' P -'t- ',, 9 6.5' PUE — — • 6.5' PUE N 5:1 MAX 2 %� hi.- . 5 , ti ‘.1\1N ., : .. -- 3.57% 3.57% 5:1 MAX !1 ..�: : � \ .;. :J. _ •,. _ '',\ : t. '1_r '. .T: :r '• 7. w -9 -f- STANDARD 5' WALK STANDARD CURB v co eD N ■ • N • • W R G D E S 1 G N 1 N C. • C zq March 24, 1999 Mr. Mark Roberts City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Sent via Fax (684 -7297) and Mail RE: Elderberry Square — Planned Development /sag f,?-48 120 day Extension Dear Mark, Based on our original 120 -day expiration date of April 29, 1999, the original Planning Commission hearing on March 1, 1999, and the continued hearing scheduled for April 5, 1999, we are hearby granting a 36 day extension to the 120 day deadline. The new 120 day deadline will be June 1, 1999. Please call should you have any questions. Sincerely, WRG Design, Inc. effrey A. Curran, P.E. Project Manager cc: Larry York, Matrix Mimi Doukas, WRG File (MAT006.d2) J: \DATA\MAT006 \WORD \120DAY EXT. DOC PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / 603 -9933 (fax) 603 -9944 O regon / /evada 11 • Pet—f 4 `1 e Eta \v aL� TIGARD PLANNING COMMISSION City of Tigard MARCH 1, 1999 - 7:30 P.M. Shaping Better Community TIGARD CIVIC CENTER - TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. PLANNING COMMISSION COMMUNICATIONS Conflict Resolution Training — Bill Monahan, City Manager 4. APPROVE MINUTES 5. WATER UPDATE Ed Wegner, Public Works 6. PUBLIC HEARING 6.1 SUBDIVISION (SUB) 98- 0013 /PLANNED DEVELOPMENT REVIEW (PDR) 98 -0011 ELDERBERRY SQUARE SUBDIVISION PROPOSAL: Subdivision approval for 27 single - family home sites on a 4.2 acre site zoned R- 7, Medium Density Residential (7 units per acre); Planned Development (PD) Overlay zone change approval; and PD Concept Plan approval to develop 27 Tots, ranging in size from 3,527 to 7,621 square feet. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential (7 - 12 Units per Acre). ZONING DESIGNATION: R -7; Single Family Residential (7 Units per Acre). LOCATION: East of SW Hall Blvd, at its intersection with SW Ross Street ; WCTM 251112CB, Tax Lots 800, 1000 & 1001. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.390 (Decision Making Procedures), 18.510 (Residential Zoning Districts), 18.350 (Planned Development), 18.715 (Density Computations), 18.730 (Exceptions to Development Standards), 18.745 (Landscaping and Screening), 18.795 (Visual Clearance Areas), 18.765 (Off- Street Parking), 18.705 (Access, Egress and Circulation), 18.780 (Signs), 18.790 (Tree Removal), 18.430 (Subdivisions), 18.810 (Street and Utility Improvement Standards). • 7. OTHER BUSINESS 8. ADJOURNMENT • • CITY OF TIGARD Community Development Shaping A Better Community MEMORANDUM CITY OF TIGARD TO: Planning Commission FROM: Mark J. Roberts, Associate Planner DATE: February 26, 1999 SUBJECT: SUB 98- 0013/PDR 98 -0011, Elderberry Square Subdivision Background This memorandum is to provide information regarding the applicant's response to the Staff Report. The Staff Report notes that the proposed right -of -way widths for public streets within the subdivision do not meet current City standards. The recommended Condition of Approval #6 requires that the applicant revise the preliminary plat to include right -of -way widths that meet City standards. Because the density calculation is based on net site area, not including right -of -way, the applicant is also required to revise the density calculation. Right -of -Way In response to the Staff Report, the applicant has submitted a revised preliminary plat, including a 50 -foot right -of -way on SW 84 Avenue and 42 -foot right -of -way on SW Tanoak and SW 83 Avenue. The revised proposal conforms to City standards as described in the attached memorandum from Brian Rager, Development Review Engineer. Mr. Rager's recommendations are included in his memo. Density The applicant's revised density calculation gives a total allowed density of 26.68 Tots. The original calculation allowed 27.19 units. The applicant first requested that the City "round up" the number to allow 27 Tots as proposed. Although the Chapter 18.715 of the Community Development Code, Density Computation provides no guidance on this matter, Staff has historically "rounded down" in these situations. The density computation requires 5,000 square feet per unit in the R -7 zone, by "rounding up" in this situation, the City would be requiring only 3,400 square feet (5,000 x 0.68) for the 27th unit. The applicant then requested that the City include the future lot area of Lot 27 that will be acquired through the vacation of the "old" Ross Street right -of -way. An additional 1,600 square feet of site area is necessary to yield a total density of 27 units. Assuming that the vacation results in • • • V . acquisition of half of the "old" right -of -way abutting Lot 27, the applicant would receive approximately 3,554 square feet' of net site area. With a total net site area of 139,505 square feet, the site would then yield an allowed density of 27.9 units. If the site yields a density of 28 units, a duplex would be allowed on Lot 27. Since allowing additional density is contingent on completion of the vacation and acquisition of at least an additional 1,600 square feet of site area, it is Staffs opinion that the preliminary plat should be approved for only 26 units. Staff recommends a condition of approval that would permit additional density if, after finalization of the vacation, the applicant can demonstrate that the new site area yields the additional density. The applicant has stated that the vacation process will be initiated immediately. Staff proposes that Lot 27 be shown only as a tract in the meantime. In the event that the additional density cannot be approved, the tract should be developed as a community park by the developer, placed in the common ownership of the future property owners, and maintained by the • Homeowners Association. SUMMARY 1. The applicant has revised the preliminary plat to meet current City standards and consequently, the net site area is no longer large enough to allow 27 units. Staff will not support "rounding up" the density calculation. 2. With the construction of the new Ross Street alignment, the "old" Ross Street right -of -way will be vacated. The applicant intends to initiate the vacation process immediately. Following vacation of the right -of -way, the net site area will increase. Staff will support a revised density calculation based on this additional square footage. 3. Staff proposes that the subdivision be approved for 26 units with Lot 27 designated Tract "A ". If the vacation does not occur, or if the sufficient additional site area is not acquired, this approval would stand unchanged. 4. If, after vacation, the applicant demonstrates that the net site area yields 27 units, Lot 27 would be reinstated as currently proposed prior to recording of the plat. 5. If, after vacation, the applicant demonstrates that the net site area yields 28 units, Lot 27 would be reinstated and could be developed with a duplex. RECOMMENDATIONS 1. Staff recommends the Planning Commission make a finding that the applicant's density calculation may not be "rounded up ", but that additional site area acquired through the vacation of the "old" Ross Street right -of -way may be included in a revised density calculation. 2. Staff recommends the Planning Commission add Conditions of Approval # 6b and 6c, to be satisfied prior to recording of the final plat, which state: 6b. The preliminary plat is approved for 26 units. Lot 27 shall be designated Tract "A" on the revised preliminary plat and developed as provided in Condition # 6c, below. lf, after completion of the vacation process for the "old" Ross Street right -of -way and prior to According to the preliminary plat, the "old" Ross Street right -of -way measures 20 feet from centerline. Lot 27 has a depth of 177.7 feet along the "old" right -of -way boundary. The square footage of the abutting right -of -way to centerline is therefore 3,554 (177.7 x 20) square feet. • • • recording of the final plat, the applicant demonstrates that the net site area yields 27 units, Tract "A" may be reinstated as Lot 27 and developed with a single - family dwelling. If, after vacation, the applicant demonstrates that the net site area yields 28 units, the reinstated Lot 27 may be developed with a duplex. 6c. If Tract "A" is to remain on the plat, and Lot 27 is not reinstated as provided under Condition #6b, prior to recording of the final plat the tract shall be. re- designated Open Space Tract "A" and the applicant shall submit for review and approval a Landscape and Maintenance Plan. The plan shall indicate that the tract will be develo d and landscaped as common open space by the developer and owned and maintained a rovided under TMC 18.350.110.A.2.b. The applicant shall include provision or maintenance of the tract in the • CC &Rs required under Condition #26. The City will not accept dedication of Open Space Tract "A ". • Attachment: Letter from WRG Design, Inc. dated February 23, 1999 i\ curpin \mark\sub\sub98- 13memo.doc �-� t"enoteuvas5 1410A.-, - -,Qty Sc loses cdJ • • • W R G D E S I G N 1 N C. • F e AXE l February 23, 1999 Mr. Mark Roberts City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Sent Via Fax and Mail (684-7297) RE: Elderberry Square — Planned Development Lot Density Calculation Dear Mark, Thank you for responding to our request to "round up" the lot density calculation and consideration of the pending right -of -way vacation property in the calculation. We understand the City will not support "rounding up" of the density calculation based on precedent. However, we also understand that staff will support inclusion of at least one -half of the proposed Ross right -of -way vacation in the overall density calculation which would allow 27 lots upon completion of the vacation process. We agree with staffs suggestion that approval be recommended for 26 Tots with the building permit for Lot 27 contingent upon vacation of the existing Ross right -of -way. We also understand that staff expects the applicant to make a formal request for vacation concurrent with this application. Please contact me if this letter is inconsistent with staffs current understanding and expectations. Sincerely, WRG Design, Inc. Jeffrey A. Curran, P.E. Project Manager cc: Brian Rager, City of Tigard Larry York, Matrix Mimi Doukas, WRG File (MAT006.d2) J:\DATA\ AT006 \WORD\DENSITY.DOC PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / 603 -9933 (fax) 603 -9944 O regon • / /evada 1 • MEMORANDUM CITY OF TIGARD, OREGON DATE: March 1, 1999 TO: Planning Commission FROM: Brian Rager, Development Review Engineer RE: SUB 98- 0013/PDR 98 -0011, Elderberry Square Subdivision This memorandum is to provide additional information regarding the expected traffic volumes on the streets within the Elderberry Square Subdivision and to provide a recommendation for a modification to one condition of approval. On February 17, 1999, the applicant's engineer, WRG Design, Inc, submitted a memorandum to Staff that indicates actual volumes on two of the interior streets, SW 83 Avenue and SW Tanoak Lane, will be of such low volume that narrower pavement and right -of -way (ROW) widths are permitted (see attachment). TDC Table 18.810.1 provides the following information for determining widths of local-streets: Type of Street ROW Width (ft) Roadway Width (ft) Moving Lanes Residential Access Street a. Through street with • Less than 1500 ADT 50' 32' 2 • Less than 500 ADT 46' 28' 1 -2 • Less than 200 ADT 42' 24' 1 -2 The streets in question here are both through streets. The applicant's information, which is based upon a conservative estimate of the number of houses served plus a percentage of cut - through traffic, suggests the actual traffic volume on SW 83 Avenue will be between 160 to 180 cars per day and the volume on SW Tanoak Lane will be between 140 and 160 cars per day. Given these volumes, Staff recommends the Commission make a finding that the applicant has demonstrated that these streets will experience traffic volumes less than 200 cars per day, and therefore the applicant is permitted to construct these roadways with 24 -foot wide pavement widths and 42 -foot rights -of -way, which is in compliance with the current Condition #12. Staff also recommends that the Commission modify Condition #13 to clarify that "No Parking" signs are required on one side of roadways with 28 feet of pavement and on both sides of roadways with 24 feet of pavement. The condition would be modified as follows: PAGE 1 1 1 ' • • . • "13. "No Parking" signs shall be installed on one (1) side of SW Tanoak Street and SW 83 Avenue, if a 28 foot wide pavement section is provided, and on both sides of these streets if a 24 foot wide pavement section is provided." Summary Recommendation Staff recommends the Planning Commission do the following: 1. Make a finding that the applicant has demonstrated that these streets will experience traffic volumes less than 200 cars per day, and therefore the applicant is permitted to construct these roadways with 24 -foot wide pavement widths and 42 -foot rights -of -way, which is in compliance with the current Condition #12. 2. Modify Condition #13 to clarify that "No Parking" signs are required on one side of roadways with 28 feet of pavement and on both sides of roadways with 24 feet of pavement. The condition would be modified as follows: "13. "No Parking" signs shall be installed on one (1) side of SW Tanoak Street and SW 83 Avenue, if a 28 foot wide pavement section is provided, and on both sides of these streets if a 24- foot wide pavement section is provided." Attachment: Letter from WRG Design, Inc., dated February 17, 1999 I:\eng\brianncommentslsub98 -0013- revision - pc.bdr.doc PAGE 2 • 1 W R G D E S I G N 1 N C. February 17, 1999 Mr. Mark Roberts City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Elderberry Square — Planned Development Right -of -Way Standards Dear Mark, Thank you for providing clarification regarding the proposed right -of -way widths. Although we maintain that the right -of -way widths as submitted would adequately address the needs of this project as well as reduce the demand on City services, we recognize the code restrictions which staff is applying. We have reviewed the original trip generation information prepared by Kimley -Hom and evaluated the proposed right -of -way width changes based on provisions in the development code. The development code allows reduction of right -of -way widths to 42 -feet for ADT volumes less than 200. The applicant suggests that both Tanoak Lane and SW 83n Avenue will experience volumes less than 200 trips per day. SW 84"' Avenue SW 84 Avenue will likely experience traffic in excess of 500 ADTs, thus requiring the 50 -foot right -of -way width. Tanoak Lane Tanoak lane will provide access to Ross Street via both SW 84th, the primary connection, and SW 83rd. It will also eventually be extended through the adjacent property to the east and connect to another north -south local street (premably SW 82n Avenue). Since the primary access to this project and the future project to the East is Ross Street, it is assumed that Tanoak will serve as a low volume local street for the houses adjacent to it It does not provide a covenient "cut through" route and therefore will likely see traffic generated primarily by the residents along the street frontage. Therefore, applying a conservativetrip generation/DU number of 10 results in a volume of 120 to 140 for the homes fronting Tanoak. It could be assumed that an additional 20 trips could be attributed to non - resident vehicles resulting in a total ADT of 140 to 160. SW 83r SW 83 is a local street connection to Ross Street Eight lots actually front on SW 83 with approximately 6 to 8 more lots along Tanoak that may use SW 83r as their primary access to Ross. This would result in 140 to 160 trips per day. Adding another 20 non - resident trips results in a total ADT of 160 to 180. JADATAUMAT006 \WORD\ROW VAR.DOC PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / (503) 603 -9933 (fax) 603 -9944 O regon • . / /eaala • • Even with very conservative trip generation assumptions, both Tanoak Lane and SW 83n fall below the 200 trips per day limit for a 42 -foot right -of -way. The applicant therefore proposes modification of our original application to include 42 -foot right -of -way widths for SW Tanoak and SW 83r and 50 -foot right-of-way for SW 84t Should you have any questions or need additional information, please contact me. Sincerely, WRG Design, Inc. Jeffrey A. Curran, P.E. Project Manager cc: Brian Rager, City of Tigard Larry York, Matrix • Mimi Doukas, WRG File (MAT006.d2) • J:\DATA\MAT006 \WORD\RO W VAR. DOC W R G D E S I G N I N C Agenda Item: 6.1 Hearing Date: March 1. 1999 Time: 7:30 PM STAFF REPORT TO THE' 4, PLANNING COMMISSION OF TI ;CITY OF TIOARD FOR THE CITY OF TIGARD, OREGON Shaping Community t eveoommu S�iapizrgA SBetter Communi 120 DAYS = 4/29/99 SECTION I. APPLICATION SUMMARY CASES: ELDERBERRY SQUARE SUBDIVISION Subdivision SUB 98 -0013 Planned Development Review PDR 98 -0011 PROPOSAL: The applicant has requested approval of the following land use applications: 1. Subdivision approval for 27, single - family home sites on a 4.2 acre site; 2. Planned Development (PD) Overlay zone change approval; and 3. PD Concept Plan approval to develop lots ranging in size from 3,527 to 7,621 square feet, whereas, the code requires 5,000 square foot lot sizes in the R -7 zone. OWNER/ Matrix Development Corp. AGENT: WRG Design Inc. APPLICANT: Plaza 2, Suite 200 Attn: Mimi Doukas 6900 SW Haines Street 10450 SW Nimbus Avenue Tigard, OR 97223 Portland, OR 97223 COMPREHENSIVE • PLAN DESIGNATION: Medium Density Residential (7 - 12 Units per Acre). ZONING DESIGNATION: R -7; Single- family Residential (7 Units per Acre). LOCATION: The subject parcels are located east of SW Hall Boulevard at its intersection with SW Ross Street; WCTM 2S112CB, Tax Lots 800, 1000 & 1001. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.390 (Decision Making Procedures), 18.350 (Planned Development), 18.430 (Subdivisions), 18.510 (Residential Zoning Districts), 18.705 (Access, Egress and Circulation), 18.715 (Density Computations), 18.730 (Exceptions to Development Standards), 18.745 (Landscaping and Screening), 18.765 (Off - Street Parking), 18.780 (Signs), 18.790 (Tree Removal), 18.795 (Visual Clearance Areas) and 18.810 (Street and Utility Improvement Standards). SECTION II. STAFF RECOMMENDATION Staff recommends that* the Planning Commission find that the proposed Subdivision /Planned Development meets the applicable approval criteria of the Tigard Community Development Code and that the proposal will not adversely affect the health,. safety and welfare of the City. Therefore, Staff recommends APPROVAL, subject to the following recommended conditions of approval: 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 1 OF 22 SUB 98- 0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION • • CONDITIONS OF APPROVAL PRIOR TO APPROVAL OF THE FINAL PLAT, THE FOLLOWING CONDITIONS SHALLBE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 639 - 4171.) 1. The applicant shall submit revised plans and supporting documentation as per Conditions of Approval 2 -6 for review and approval by the Planning Division. All required revisions shall be approved prior to final plat approval. Staff Contact: Mark J. Roberts. 2. Submit a revised Preliminary Plat that indicates all applicable setbacks, on a lot- specific basis. Staff Contact: Mark J. Roberts. 3. Submit a revised the Tree Removal Plan and tree mitigation plan that clarifies the conflict in the previously submitted application materials as outlined in this staff report. The mitigation plan shall specify the total inches of trees to be removed and a program for mitigation in compliance with Section 18.790.030.B. Staff Contact: Mark J. Roberts. 4. The revised preliminary plat shall indicate that adequate corner radius dimensions are provided for emergency access. Staff Contact: Jim Funk 5. The revised Landscape Plan shall clearly indicate the areas of the site to be landscaped and shall demonstrate that all required landscaping will be accomplished on -site and for example, in dedicated right -of -way. Staff Contact: Mark J. Roberts. 6. The revised plat shall conform to the City's right -of -way standards and the allowable density for the site. The applicant shall submit supporting trip generation data regarding proposed right - of -way widths and a revised density computation that reflects the revised right -of -way dedications and revised net site area. The revised plat shall conform to the maximum allowed density for the site and shall not deviate substantially from the existing proposed subdivision layout. A substantial deviation would not include adjustment of common lot lines, but may include realignment of internal streets. 7. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project. Six (6) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 8. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on -site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 10. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $810. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 2 OF 22 SUB 98- 0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION • • 11. The right -of -way width of SW 84 Avenue shall be 50 feet. 12. The right -of -way widths of SW Tanoak Lane and SW 83 Avenue shall be 46 feet. The City may approve 42 -foot right -of -way and 24 feet curb -to -curb for these streets if the applicant's can show that less than 200 Average Daily Trips will utilize these streets. The applicant must account for future development on neighboring property in generating this data. 13. "No Parking" signs shall be installed on one (1) side of SW Tanoak Street and SW 83` Avenue. 14. A full -width improved street along the frontage of SW Ross Street adjacent to Lot 27 (between Hall Boulevard and SW 84 Avenue) must be in place or assured. The street must meet the minor collector street standards and shall include: A. City standard pavement section curb -to -curb equal to 40 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off -site storm drainage necessary to convey surface and /or subsurface runoff; E. 5 -foot concrete sidewalks on both sides of street; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; I. underground utilities; J. street signs; K. driveway apron for Lot 27; and L. adjustments in vertical and /or horizontal alignment to construct SW Ross Street in a safe manner, as approved by the Engineering Department. 15. A 3 4-width improved street must be in place or assured along the frontage of SW Ross Street, from SW 84 Avenue to the east end of the site. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 20 feet, plus at least 8 feet of pavement on the north side of the centerline such that the overall paved width will be 28 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off -site storm drainage necessary to convey surface and /or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; I. underground utilities; J. street signs; and K. adjustments in vertical and /or horizontal alignment to construct SW Ross Street in a safe manner, as approved by the Engineering Department. 16. A half- street improvement in SW Hall Boulevard shall be in place or assured in accordance with ODOT standards. 17. The applicant shall obtain a permit from the State of Oregon Highway Division, to perform work within the right -of -way of SW Hall Boulevard A copy of the permit shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 3 OF 22 SUB 98- 0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION • • 18. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 19. If the applicant chooses to reduce the pavement width of SW 84 Avenue to 32 feet through this site, they shall provide a transition section from the end of the existing improvements with appropriately designed tapers. 20. Profile of SW Ross Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 21. Lots 4, 5, 6 and 27 shall not be permitted to access directly onto SW Hall Boulevard. 22. Lots 1, 3, 4, 19, 20 and 26 shall not be permitted to access directly onto SW Ross Street. 23. Access to Lot 27 is permitted from SW Ross Street. However, the applicant shall provide to the City Engineer a plan for the driveway into this lot prior to approval of the final plat. The driveway shall be designed with a tumaround so that vehicles exiting the site can pull forward onto SW Ross Street and not be forced to back out onto the street. 24. The applicant shall place a note or plat restriction on the final plat indicating that only lot #s 3 -8 will take access from the private street (shown as Elderberry Court). Only 6 lots may be permitted to take access from the private street. 25. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. 26. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC &R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street. The CC &R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC &R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 27. The pavement and rock section of the proposed private street shall meet the City's public street standards for a local residential street. 28. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. 29. The proposed water main in SW Ross Street shall be extended from the main line in SW Hall Boulevard to tie into the existing 8 -inch main line located within SW Ross Street just to the east of the subject site. 30. The applicant shall extend 8 -inch public sanitary sewer lines within the street improvements as shown on the preliminary plan to provide sewer availability to adjacent unsewered parcels. 31. The applicant's storm drainage construction plan shall provide fora public storm line in SW Ross Street that will be extended to the northerly side of the road to pick up the drainage currently collecting at the existing drywell on that side of the road. The applicant will be required to physically convey the storm water on the north side of the roadway into the proposed storm drainage system in this project. This may involve intercepting any storm line(s) that currently flow into the drywell. An area drain may also be needed at that location to facilitate continued collection of surface water that may collect at that location. The City Engineer will need to review and approve the final design for this provision prior to construction. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 4 OF 22 SUB 98-0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • 32. 'Prior to approval of the final plat, the applicant shall pay the fee in -lieu of constructing an on -site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development, which includes the new public street and sidewalk areas. In addition, a standard value of 2,640 square feet of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1),the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, 2) the portion assessed to each lot ($210 /lot at present) can be paid at the time building permits are issued for the individual lots. The applicant shall provide the Engineering Department (Brian Rager) with surface area calculations for the streets and sidewalk in order for the fee under "1)" above to be calculated. 33. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 34. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots, and show that they will be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). 35. The applicant shall either place the existing overhead utility lines along SW Hall Boulevard underground as a part of this project, or they shall pay the fee in -lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $8,525 and it shall be paid prior to approval of the final plat. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 36. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision /partition plat. 37. Prior to issuance of any building permits within the subdivision, the public improvements shall be deemed substantially complete by the City Engineer. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off -site street and /or utility improvements are completely finished, and 4) all street lights are installed and ready to be energized. 1 IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 5 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights -of -way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline - centerline intersection points; 2. All cul-de -sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 6 OF 22 SUB 98-0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION • • Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul -de -sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface - mounted transformers, surface - mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THE PLANNING COMMISSION'S FINAL ORDER. SECTION III. BACKGROUND INFORMATION Site History: This site was the subject of a previous subdivision application, known as Ashford Meadows. The application was put "on hold" prior to the Planning Commission hearing and will be formally withdrawn by the applicant. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 7 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • Vicinity Information: The site is located adjacent to SW Ross Street and SW Hall Boulevard. Southwest Ross Street is being realigned to intersect with SW Sattler. The realignment and si9nalization is to be accomplished as a condition of the development of the Applewood Park subdivision, to the west. Permits for the realignment project have been issued. The site is located in an area characterized by single - family detached residential development and is bordered by existing single - family homes to the south and west. The properties to the immediate north and y east are in residential use but are not fully developed under current zoning. Site Information and Proposal Description: The site is 4.20 acres in size and is currently developed with one single - family dwelling and miscellaneous accessory buildings. The Comprehensive Plan designates the site for Medium Density Residential use and the zoning for the site is R -7. Topography of the site is fairly level and there are no constrained or Sensitive Lands areas present. Public water, storm sewer and sanitary sewer are available in SW Ross Street and SW 84 Avenue. The applicant proposes to develop 27 home sites for single - family dwellings. The applicant's plan is to develop the site as a Planned Development. The land use application includes concurrent review of the Preliminary Plat, Planned Development Overlay zone change and Concept Plan. The proposal includes extension of SW 84 Avenue, north to SW Ross Street, a second north -south access to SW Ross Street and a public street stub to the east property line. A private street provides access to lots adjacent to SW Hall Boulevard The proposed public streets meet City standards for pavement width but are proposed within right -of -ways that are narrower than the most recent City standards allow. The applicant's proposal was based on previous City standards involving ranges of possible widths. The applicant has agreed to modify the design to conform to the current minimum right -of -way width standards. In addition to providing public utilities to the site, the applicant proposes to construct a storm sewer line to the north to alleviate an existing off -site ponding problem. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS LAND DIVISION: SUBDIVISION Approval Standards - Preliminary Plat: Section 18.160.060 provides provisions that require that the proposed preliminary plat complies with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations. The proposed project complies with the Comprehensive Plan's Medium Density Residential designation for the subject property because it complies with the applicable provisions of the Community Development Code, which implements the plan. Compliance with these specific regulations and standards are addressed later in this report. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant stated in the narrative that the proposed subdivision name, "Elderberry Square ", has been reserved with the Washington County Surveyor. Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Street layout is discussed in more detail later in this report. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this report under Public Facilities Concerns. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 8 OF 22 SUB 98-0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION • • FINDING: Based on the above analysis, the subdivision preliminary plat approval standards have either been met outright or are conditioned as discussed later in this report. PLANNED DEVELOPMENT The applicant has requested a Planned Development (PD) overlay zone change for the subject property. The PD overlay requires developers to follow the Planned Development process for any proposal on affected sites. The Planned Development chapter provides for flexibility in development design and allows deviation from certain standards of the base zone. The following paragraphs address compliance with the applicable base zone standards and with the specific Approval Standards under Section 18.350.100. Applicable Base Zone Standards: The following sections address compliance of the proposed project with the standards of the base zone. All standards of the underlying R -7 zone apply to this project unless specifically exempted under the Planned Development process (Section 18.350.080) and noted below. Use Classification: The applicant is proposing to build single - family detached homes. Code Section 18.510, Residential Zoning Districts, lists single - family detached dwelling units as a Permitted Use. Lot Dimensional Standards: Section 18.350.070.A.1 provides that the minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715. The applicant proposes a small lot residential development for single - family home sites. The lot sizes would range from 3,527 to 7,621 square feet, with the mean average being approximately 4,892 square feet. The project density computation is discussed later in this report. Site Coverage: Section 18.350.070.A.2 provides that the site coverage standards of the base zone shall apply. The maximum lot coverage standard of the R -7 zone is 80 percent including all buildings and impervious surfaces. The minimum landscape requirement is 20 percent. The applicant has stated that all proposed structures and hard surface elements shall adhere to this standard. However, no lot- specific calculations have been submitted at this time. At the time of building permit, each lot will be reviewed for compliance with this standard. Therefore, this standard is satisfied. Setbacks: Section 18.350.070.A.4 provides that the front and rear yard setbacks of the base zone shall only apply on the perimeter of the project. The front and rear yard setbacks required in the R -7 zone are 15 feet. This section also requires a minimum 20 -foot setback from the front property line to the garage. The side yard setbacks of the base zone do not apply except that all detached structures shall meet the minimum Uniform Building Code (UBC) requirements for fire- walls. Although this subsection of the PD Chapter does not specifically address corner and through -lot setbacks, it provides that "all other" standards of the base zone shall apply. The R -7 zone requires a minimum 10 -foot setback from any side of a corner or through lot that faces a street. The provisions of Chapter 18.795, Visual Clearance Areas, must also be met. In summary, the applicable setback standards for this Single- family Detached Planned Development in the R -7 Zone are: Perimeter Lot front yard setback 15 Feet Perimeter Lot rear yard setback 15 Feet Interior Lot front yard setback N/A Interior Lot rear yard setback N/A Garage setback (all Tots) 20 Feet Side Yard setback (all lots) Comply with UBC Corner/Through Lot street setback 10 Feet 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 9 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • The preliminary plat shows the required 15 -foot rear yard setback on all proposed lots at the east and south boundaries of the project. However, the plan does not show the required front and rear yard setbacks for Tots 3 -6 and lot 27. These lots have front and /or rear yards facing the perimeter of the project or corner side yards. Condition of Approval #2 requires that the revised preliminary plat show all applicable setbacks, on a lot- specific basis. Compliance with the condition of approval will ensure that this standard is met. PLANNED DEVELOPMENT APPROVAL STANDARDS Planned Developments: Section 18.350.100.B requires that the Commission make findings that the following criteria are satisfied when approving or approving with conditions, or the criteria are not satisfied when denying an application: All provisions of the land division provisions, Chapter 18.410, 18.420 and 18.430 shall be met. The provisions of Chapter 18.430, Subdivision are addressed elsewhere within this report. The provisions of Chapters 18.410, Lot Line Adjustments and 18.420, Partitions are not applicable to this proposal. The provisions of the following chapters shall be used as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that promote the purpose of this section: Density Computations and Limitations: Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. The applicant originally proposed 1.08 acres of public and private streets within the gross site area of 4.20 acres. There are no sensitive land areas on the site and no area will be dedicated for parks. The net site area is, therefore, 3.12 acres (135,951 square feet). The minimum lot size allowed by the underlying R -7 zoning district is 5,000 square feet per unit, which would allow up to 27 units on the site. However, as noted above, the applicant's proposed right -of -way widths do not meet current City standards. Therefore, the density computation is not valid. The applicant has agreed to revise the site design to provide additional right -of -way to meet City standards. This will affect the net site area used in the density computation. The applicant must, therefore, revise the density computation and demonstrate that the revised plan conforms to the maximum density standards of this section. Condition of Approval #6 requires that the applicant's revised plat conform to the City's right -of -way standards and the allowable density for the site. The revised plat must not deviate from the proposed subdivision layout. If a substantial deviation is proposed after conditional approval is granted, a new preliminary plat review must be initiated. A substantial deviation would not include adjustment of common lot lines, but may include realignment of internal streets. Compliance with the condition of approval will ensure that this standard is met. Exceptions to Development Standards: Chapter 18.730, Table 18.730.1 requires a 45 -foot building setback from the centerline of SW Hall Boulevard in addition to the applicable setbacks of the underlying zone. The preliminary plat indicates that the lots adjacent to SW Hall Boulevard will be setback 45 feet from the right -of -way centerline. Therefore, this criterion is met. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 10 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • ter 18.795 applies to all development Visual' Clearance Areas: C ment a Chapter pp p and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right -of- ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. Visual Clearance Areas are marked on the preliminary plat for all intersections. No structures, including the proposed 6 -foot walls along the site's SW Ross Street and SW Hall Boulevard boundaries, are proposed within clearance areas. Visual clearance for individual lot driveways will be reviewed at the time of building permit. Therefore, this criterion is met. Landscaping and Screening: Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: 1. Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; 2. Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and 3. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet•apart; The applicant has submitted a landscape /tree removal plan which includes a Street Tree planting list. The proposed street trees include Tulip Tree (Liriodendron tulipifera) and Red Maple (Acer Rubrum). The Tulip trees will be planted along SW Hall Boulevard and SW Ross Street, the maples will be planted along the project's internal streets. According to information from the Western Garden Book (Sunset Publishing Corporation, 1991), the Red Maple grows to about 40 feet with a 20 -foot spread and is, therefore, classified as a "Medium" size tree requiring 30 -foot maximum spacing. The Tulip Tree grows to 60 -80 feet with a spread up to 40 feet and is, therefore, classified as a "Large" size tree requiring 40 —foot maximum spacing. The applicant's Preliminary Landscape Plan shows proposed street tree spacing for both the Red Maple and Tulip at approximately 20 -foot spacing. Therefore, this criterion is met. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single - family detached residential use is proposed adjacent to existing detached single - family dwellings. Therefore, this section does not apply. Off - Street Parking and Loading Requirements: Chapter 18.765, Table 18.765.2 requires that single- family residences be provided with one (1) off - street parking space for each dwelling unit. The applicant has stated that two spaces will be provided on each lot — one within the garage and one in the driveway. Parking will also be available on one -side only of the internal public streets. Therefore, this standard is met. Access, Egress and Circulation: Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single- family dwelling units on individual lots shall be one, 10 -foot paved driveway within a 15 -foot wide accessway. The applicant's narrative states that all residential driveways will be a minimum of 20 feet in width. Therefore, this standard is met. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 11 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • Signs: Chapter 18.780 provides provisions for signs. The applicant is proposing one (1) entry monument sign, to be located at the intersection of SW 84 (proposed) and SW Ross Street. Such a sign, up to 32 square feet in size, is permitted in residential zones. The proposed sign location does not interfere with Visual Clearance Areas. A sign permit will be required and may be obtained from the City. Therefore, the standards of this chapter are satisfied as proposed. Tree Removal: Chapter 18.790 requires mitigation of trees over 12" diameter at breast height (dbh) removed as part of the development of the site. The applicant's narrative identifies 7 trees over 12" dbh and proposes to retain 57% (4 of 7 trees). This computation conflicts with the applicant's Tree Removal Plan, which identifies a total of 11 trees, of which 4 are to remain. Condition of Approval #3 requires that the applicant revise the tree mitigation plan to clarify this conflict and specify the total inches of trees to be removed and a program for mitigation in compliance with Section 18.790.030.B. Compliance with the condition of approval will ensure that the tree removal standards are met. IN ADDITION, THE FOLLOWING CRITERIA SHALL BE MET: Relationship To The Natural And Physical Environment: 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. As noted above, the natural topography i s relatively flat and proposed grading will not significantly alter the general drainage patterns. The applicant's Tree Removal Plan identifies 11 trees over 12' and proposes to retain 4 of these — 3 of which are located toward the rear of proposed lots 8 and 9, where the project site abuts the existing lots to the sputh. The other tree will be removed to allow for the improvement of SW Ross Street and SW 84 Avenue and for the development of a logical subdivision layout. Therefore, this criterion is met. Structures located on the site shall not be in areas subject to slumping and sliding. No areas of the site have been identified as a potential hazard with respect to slumping and sliding. The topography of the site is relatively flat. However, the applicant has stated that a Geotechnical Report will be prepared prior to final site engineering Since there is no indication that there are areas of the site subject to slumping and sliding, this criterion does not apply. 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. The applicable setbacks are noted earlier in this report. The project will be reviewed for compliance with applicable setbacks at the time of building permit plan review. All structures will be required to meet UBC standards for fire separation. The plan review process will ensure this criterion is met. Trees: Trees with a 6 -inch caliper measured at four feet in height from ground level, shall be saved wherever possible. Tree removal is addressed above, under "Relationship to Natural Features ". Buffering. Screening And Compatibility Between Adjoining Uses: Buffering shall be provided between different types of land uses (for example, between single - family and multiple - family residential, and residential, and commercial). The proposed land use is single - family detached residential. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening for proposed single - family detached uses. Therefore, this criterion does not apply. In addition to the requirements of the buffer matrix, the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745. As noted above, the Buffering and Screening Matrix does not require buffering or screening for proposed single- family detached uses. Therefore, a determination of the adequacy and extent of required buffers is not applicable to this proposal. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 12 OF 22 SUB 98- 0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION • • • ' On -site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening. The proposed use is a single - family residential subdivision /planned development. the applicant has not proposed any service areas, storage areas, parking Tots or rooftop mechanical devices or other features that would require screening. Therefore, this criterion does not apply. Privacy And Noise: Non - residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum extent possible, to protect the private areas on the adjoining properties from view and noise. No non - residential structures are proposed, therefore, this criterion does not apply. Private Outdoor Area: Multi - Family Use: Each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not less than 48 square feet. The proposed development involves 27 individual single - family lots, therefore, this criterion does not apply. Shared Outdoor Recreation Areas: Multi - Family Use: The proposed development involves 27 individual single - family lots, therefore, this criterion does not apply. Access And Circulation: The number of allowed access points for a development shall be provided in Chapter 18.705. Access and Circulation is addressed elsewhere in this report. Emergency Vehicles: All circulation patterns within a development must be designed to accommodate emergency vehicles. The applicant proposes paved street widths (curb -to -curb) of 34 feet for SW 84 Avenue and 28 feet for all other public streets within the development. One hammerhead turnaround is proposed at the end of the private street at the western end of the site. Therefore, the criterion is or can be met and recommends Condition of Approval #4, which requires that the revised preliminary plat indicate that the dimensions of all corner radii satisfy emergency access requirements. Pedestrian And Bicycle Ways: Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The City's 1987 Tigard Park Plan identifies proposed pedestrian /bicycle paths throughout the City. The planned trail system does not directly impact the proposed project, however and no provisions for the planned facilities are necessary. Therefore, this criterion does not apply. Landscaping And Open Space: Residential Development. In addition, a minimum of 20 percent of the site shall be landscaped. As noted earlier, the gross site area of the proposed project is 4.20 acres. The landscaped portion of the project must, therefore, be a minimum of 0.84 acres (20 percent). The applicant has provided calculations in the project narrative describing what proportion of the site will be landscaped. The applicant's calculations show a total of 0.84 acres of landscaped area. This total includes front yard area (0.46 acres, based on average front yard size) and the so- called 'Hall Boulevard and Ross Street landscaped parkways' (0.38 acres). The applicant's calculation meets the standard exactly, with no room for error. The 'landscaped parkways' are not defined or identified on the landscape plan. Staff emphasizes that the landscaping requirements must be met within the site boundaries and cannot include, for example, street tree planting strips within public right of way. The minimum landscaping requirement appears to have been met. Condition of Approval #5 requires a revised landscape plan that clearly indicates areas to be landscaped and their sizes. The plan must demonstrate that a minimum of 20% of the site will be landscaped. Compliance with the condition of approval will ensure that this criterion is met. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 13 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • Public Transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: 1. The location of other transit facilities in the area; and 2. The size and type of the proposed development; The applicant has stated that Tri -Met bus lines serve the project vicinity. The nearest bus stop is located at the intersection of Ross and Hall, at the northwest corner of the site. Staff concurs with the applicant's analysis that due to the proximity of the existing transit facility, additional improved stops are not necessary. Therefore, this criterion is satisfied. Signs: In addition to the provisions of Chapter 18.780, Signs: 1. Location of all signs proposed for the development site; and 2. The signs shall not obscure vehicle driver's sight distance; Signs are addressed elsewhere in this report. Parking: All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765. The parking requirements of Chapter 18.765 are addressed earlier in this report. Up to fifty (50) percent. of required off - street parking spaces for single - family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single - family lot contains one (1) off - street parking space. The proposal does not include any single - family attached dwellings, therefore, this criterion does not apply. Drainage: All drainage provisions shall be laid out in accordance with the requirements set forth in Chapter 18.810 and the criteria in the adopted 1981 Master Drainage Plan. The Engineering Division has reviewed this application and addressed the project's compliance with the City's storm water drainage standards. See comments under Public Facility Concerns. Floodplain Dedication: According to the adopted FEMA floodplain maps, the project site does not fall within the 100 -year floodplain, therefore, this criterion does not apply. STREET AND UTILITY IMPROVEMENTS STANDARDS Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Improvements: Section 18.810.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. Dedication requirements and improvement standards are addressed and conditioned as necessary later in this report under Public Facility Concerns. Minimum Rights -of -Way and Street Widths: Section 18.810.030(E) requires a local street to have a minimum 44 -foot right -of -way and 28 -foot paved section between curbs and sidewalks. The applicant proposes to meet the 28 -foot minimum paved surface requirement but proposes right -of- way widths of 39 feet for internal public streets. In order to accommodate the public utilities and street trees that are typically placed within the right -of -way, the applicant proposes a 4 -foot Landscape Easement and a 7 -foot Public Utility Easement on both sides of the proposed right -of -ways. As noted earlier in this report, the proposed right -of -way widths do not meet current 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 14 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • • minimum right -of -way width standards. The current standards call for a right -of -way width of 50 feet • for local streets carrying less than 1,500 trips per day, 46 feet for local streets carrying less than 500 trips per day and 42 feet for local streets carrying less than 200 trips per day. The applicant has agreed to revise the preliminary plat to comply with these standards. The plan shall be accompanied by detailed information concerning projected trip generation for each street. The revised plan shall also conform to the maximum density as discussed earlier under Density Computation. Condition of Approval #6 requires that the revised Preliminary Plat indicate provision of right -of -ways to City standard widths. If a substantial deviation is proposed after the Planning Commission grants approval subject to conditions, a new preliminary plat review must be initiated. A substantial deviation would not include adjustment of common lot lines, but may include realignment of internal streets. Compliance with the condition of approval will ensure that this standard is met. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de -sac since they are intended to continue as through streets at such time as the adjoining property is developed. The subject site abuts vacant land on only one side (east). The applicant proposes to stub the proposed Tanoak Lane at the east property line. The applicant's "Future Street Plan" indicates how the proposed stub can be extended in the future to form a logical circulation pattern in conjunction with future development of the neighboring property. Therefore, this criterion is satisfied. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. One street (SW 84 Avenue) abuts the site boundary at this time. The applicant's plan includes extension of SW 84 Avenue north to SW Ross Street. Therefore, the connectivity standard has been met. Cul -De -Sacs: Section 18.810.030(K) requires that a cul-de -sac shall be no more than 400 feet long nor provide access to greater than 20 dwelling units. No cul -de -sacs are proposed with this project. Therefore, this standard does not apply. Grades And Curves: Section 18.810.030(M) requires that grades shall not exceed 12 percent on local streets, except that local residential streets may have segments with grades up to 15 percent for distances of no greater than 250 feet. The applicant has stated that the maximum street grade in any part of the project will be 2 percent, well below the threshold for local streets. Therefore, that this standard has been met. Curbs, Curb Cuts, Ramps. and Driveway Approaches: Section 18.810.030(N) requires the following: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and: 1. Concrete curbs and driveway approaches are required; except 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 15 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. The applicant has stated that the project will comply with all City construction standards and material specifications with respect to curbs, curb cuts, ramps and driveway approaches. The conditions of approval and the public improvement plan review process will insure that these standards are met. Block Designs - Section 18.810.040(A) states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Specifically: Block Sizes: Section 18.810.040(B)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right -of -way line except: 1. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre - existing development or; 2. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. 3. For non - residential blocks in which internal public circulation provides equivalent access. No blocks formed by streets within the proposed development exceed 1,800 feet around the perimeter. Block Lengths: Section 18.810.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian /bikeways shall be provided through the block. Public streets intersect SW Ross at a spacing of approximately 300 feet. Therefore, this standard does not apply. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The minimum lot size of the R -7 zoning district for single - family detached development is 5,000 square feet. Only Lot 27 is larger than 1.5 times the minimum lot size. However, since lot dimensional standards do not apply when the applicant follows the PD process, and since the unusual lot dimensions are a direct result of the SW Ross Street right -of -way re- alignment, (over which the applicant had no control) staff recommends the Commission find that this standard does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. As shown on the Preliminary Site Plan, all proposed lots have at least 25 feet of frontage on public streets. Therefore, this criterion is satisfied. Sidewalks: Section 18.810.070 requires sidewalks adjoining all residential streets. The applicant is proposing to construct sidewalks to City standards on all public streets. Therefore, this criterion is met. Sanitary Sewers: Section 18.810.090 requires sanitary sewer service. The Engineering Division has reviewed the applicant's materials, including the Preliminary Utilities Plan. Sanitary sewer is discussed later in this report under Public Facility Concerns. Based on the analysis therein, the sanitary sewer service will be provided as required and this criterion is either satisfied outright or will be met upon compliance with the applicable conditions of approval. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 16 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • ' Storm 'Drainage: Section 18.810.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. The Engineering Division has reviewed the applicant's materials, including the Preliminary Utilities Plan. Storm drainage is discussed later in this report under Public Facility Concerns. Based on the analysis therein, storm water drainage provisions will be provided as required and that this criterion is either satisfied outright or will be met upon compliance with the applicable conditions of approval. PUBLIC FACILITY CONCERNS: The City Engineering Division has reviewed this proposal and has offered the following comments: STREETS: TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. SW Ross Street This site lies adjacent to SW Ross Street, which is classified as a minor collector on the City of Tigard Transportation Plan Map. This roadway classification requires a right -of -way (ROW) width of 60 feet. At present, there is approximately 20 feet of ROW on the south side of the old centerline, according to the most recent tax assessor's map. The City purchased additional ROW from this site several years ago to facilitate the realignment of Ross Street to align with Sattler Street. The applicant, who is developing the Applewood Park development on the west side of SW Hall Boulevard, was conditioned to install a traffic signal at the intersection of Sattler /Ross /Hall and realign Ross Street as a part of that project. SW Ross Street is currently an unimproved roadway. As a result of the Applewood Park project, Ross Street will be improved partially to enable two lanes of traffic. Concrete curbs, sidewalks, street trees and streetlights will not be installed as a part of that project. In order to satisfy TDC 18.810.030.A.1, full improvements to SW Ross Street through the site and adjacent to the site must be in place. For the portions of the site that only abut the street (between SW 84 Avenue and the eastern boundary), a 3 /4- street improvement would satisfy the City standard. The applicant is proposing to construct the improvements necessary to meet City standards in conjunction with the development. SW Hall Boulevard The site also abuts SW Hall Boulevard, which is classified as an arterial street under the jurisdiction of ODOT. Construction of a half- street improvement adjacent to this site is necessary to bring this street up to standard and gain City approval of the subdivision. The applicant proposes to construct the necessary improvements. The improvement shall be constructed to meet ODOT standards and a permit shall be obtained from ODOT prior to construction. SW 84 Avenue SW 84 Avenue is classified as a local residential street that was stubbed out to the south boundary of this site as a part of the Ashford Oaks No. 3 subdivision project. The applicant proposes to extend the street northerly into this site for local access. The street was constructed through the Ashford 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 17 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • Oaks No. 3 project with a 34 -foot curb -to -curb width, which is wider than the current standard for a local residential street at 32 feet curb -to -curb (TDC Table 18.810.1). The applicant's materials indicate they propose to construct the street with a 34 -foot curb -to -curb pavement width. Staff recommends that the applicant be given the opportunity to reduce the pavement width of this street through the project to 32 feet to match our current standard. In order to provide a smooth transition between the existing street width and the 32 -foot width, the applicant would need to provide a transition section with appropriately designed tapers meeting City public improvement design standards. The applicant is proposing a ROW width of 45 feet for this roadway, which would result in the street trees being located within a 4 -foot landscape easement. Staff had talked to the applicant in previous meetings prior to the new development code going into effect about reduction in ROW widths. Under the previous development code a ROW width range was provided. Under the current code, a 32 -foot paved street requires a 50 -foot ROW. Since this project has to be reviewed under the new code, a variance or adjustment would be necessary in order for Staff to recommend the narrower ROW width. No variance to the ROW width standard was applied for by the applicant, therefore, a condition that the applicant provide a 50 -foot ROW on this street is recommended. TRAFFIC STUDY FINDINGS A traffic impact study was prepared by Kimley -Horn and Associates, Inc., in June 1998, for development o this site. The report analyzed the intersections of Bonita Road /Hall Boulevard, Ross Street/Sattler Street/Hall Boulevard and Durham Road /Hall Boulevard. The report indicates that all three intersections will operate at acceptable levels of service (LOS) after the project is occupied (LOS E or better). The report assumes the intersection of Ross /Sattler /Hall will be realigned and signalized prior to this project being occupied. That assumption is acceptable, as the applicant is currently obtaining the last of the required permit approvals from ODOT to begin the intersection work. The applicant has already obtained the permit from the City to begin the realignment work of Ross Street. A turn lane analysis was provided as a part of the report that indicates a left turn lane for westbound traffic on Ross Street at Hall Boulevard is not warranted. In addition, a sight distance analysis was provided that shows that there will be at least 250 feet of sight distance at the proposed access point on SW Ross Street, which is acceptable. INTERIOR STREET RIGHT -OF -WAY AND PAVEMENT WIDTHS The applicant's plans indicate that they propose a 28 -foot pavement width on both SW Tanoak Street (runs east/west) and SW 83 Avenue (runs north /south). Based on the street layout shown on the preliminary plan, it appears that the traffic volumes on these streets will remain below 500 trips per day (ADT), which would qualify them for the narrower, 28 -foot width. "No Parking" signs would need to be installed on one side of these roadways. The TDC requires that a 28 -foot wide roadway be constructed within a 46 -foot wide ROW. The plan proposes the ROW widths for these streets to be set at.39 feet. The applicant suggests that the public sidewalks will be located within the public ROW, but the streetlights and street trees would be located behind the public sidewalk inside a 4 -foot wide landscape easement. This easement would be separate from the required public utility easement (PUE). As was stated previously, the applicant has not applied for a variance to the ROW standards, so Staff is unable to support the reduced ROW width. Therefore, the applicant will need to provide a 46 -foot ROW for these streets. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 18 OF 22 SUB 98-0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION One alternative for the applicant to consider is to look at the potentia l traffic volumes on both SW Tanoak Lane and SW 83 Avenue. If those streets will result in volumes less than 200 vehicles per day, the pavement widths could be reduced to 24 feet. With this narrow pavement width, there would be no parking allowed on either side of the street. ACCESS TO LOT 27 Lot 27 is a remnant portion of the original property before the ROW was purchased for the Ross Street realignment. TDC 18.705.030.G.2 states that individual access to arterial or collector streets from single - family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. Staff believes that in this situation, access to a local residential street is not practical and the City should consider allowing access onto Ross Street, the minor collector. 18.810.030.P.5 states that if a lot has access to two streets with different classifications, primary access should be from the lower classification street. In this case, it would be more practical for this lot to be accessed from SW Ross Street than from SW Hall Boulevard; in addition, access from Ross Street would comply with 18.810.030.P.5. Staff recommends that the applicant be required to provide a vehicle turn - around on Lot 27 so that cars exiting the lot can pull forward onto SW Ross Street rather than back out. PROPOSED PRIVATE STREET The applicant is proposing to construct one private street, SW Elderberry Court. TDC 18.810.030.S.3 states that a private street should only serve six single - family residential lots. The applicant's plan indicates that a total of eight lots could have frontage on the private street. The applicant will be required to restrict access on the private street so that only six lots will have direct access. 18.810.030(S) also indicates that the applicant shall ensure the continued maintenance of private streets by establishing a homeowners association. It is recommended that the applicant place a statement on the face of the final plat indicating the private street will be owned and maintained by the properties that will be served by it. In addition, the applicant should record Conditions, Covenants and Restrictions (CC &R's) along with the final plat that will clarify how the private property owners are to maintain the private street. These CC &R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. WATER: This site can be served from the City's public water system. There are existing public water lines in SW 84 Avenue and in SW Hall Boulevard that will be extended with the street work in this subdivision The Public Works Department submitted comments for this application and recommend that the proposed water main on SW Ross Street be extended from SW Hall Boulevard to the existing 8 -inch water main located with Ross Street just to the east of the subject site. A condition to this effect has been included with the staff recommendation. SANITARY SEWER: An 8 -inch public sanitary sewer line exists in SW 84 Avenue. The applicant's plan indicates they will extend the 8 -inch sewer line within the subdivision and will stub out to the upstream boundaries of the site for further extension to adjacent unsewered properties. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 19 OF 22 SUB 98- 0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION • • STORM DRAINAGE: Overall drainage from this site falls to the south. There is an existing public storm drainage line in SW 84 Avenue that can serve the site. No storm water detention is proposed for this site because the existing storm sewer structures extended o the site are not of sufficient depth to allow detention without the installation of a pump system. The applicant's engineer discussed this issue with Staff and a downstream analysis was submitted that indicates the downstream system has the capacity to accommodate the improvement of this site without the provision of on -site detention. Therefore, the proposed plan is acceptable. There is an existing drywell on the north side of Ross Street adjacent to this site that was installed by the City several years ago. The land in this area is relatively low -lying and flat, so ponding does occur in the area. In addition, the drywell does not function well during the winter months. The only way for the north side of Ross Street to adequately drain is for the water to be conveyed southerly through this site and into the existing storm drainage system in SW 84 Avenue and SW Ashford Street. 18.810.100(C) states that the applicant's drainage system shall be sized large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The applicant is proposing to extend a new public storm drainage line across Ross Street from this site to tie in the existing drywell and storm drainage runoff that collects in that area. The applicant's engineer will need to submit a formal design of the proposed storm drainage system for the project and for Ross Street for review and approval prior to construction. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on -site water quality facilities. The USA standard also allows an exception to constructing a facility if it can be shown that the topography of the site precludes effective design of the facility. As was stated in the previous Storm Drainage section, the existing public storm drainage system in SW 84 Avenue is relatively shallow and it appears infeasible to design a water quality or detention facility and provide for gravity flow into the existing storm line. In this case, Staff would support a fee in -lieu of constructing an onsite facility. GRADING AND EROSION CONTROL: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The applicant's design engineer will be required to prepare a final grading plan for review and approval. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines along SW Hall Boulevard. Section 18.810.120 of the 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. If the fee in -lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 310 lineal feet, therefore, the fee would be $8,525. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 20 OF 22 SUB 98- 0013/PDR 98-0011- ELDERBERRY SQUARE SUBDIVISION • • ' ADDRESS ASSIGNMENTS: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). For parcels within the USB, an addressing fee in the amount of $30 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $810 (27 lots x $30 /address = $810). SECTION V. OTHER STAFF COMMENTS The Tigard Police Department has reviewed this proposal and has offered the following comments: There is immediate concern for confusion to anybody attempting to locate a residence along either Tanoak or Elderberry Court. Emergency service providers advocate the "consistency" of street names. Therefore, this office recommends using either Tanoak or Elderberry for the roadway. The Tigard Buildings Division has reviewed this proposal and has offered the following comments: • Provide turning radius at entry to Elderberry — 25/45 UFC 502.2.2.3. • All fill placed on lots which supports a structure shall be engineered fill. • Virtually all Tots will not have positive drainage form the underfloor drain to the street. Provide storm drain lateral. • Provide a fire hydrant at each entrance to the subdivision (Ross /84 and Ross /83 • Provide signs and curb markings — "No Parking" one (1) side of all streets. • Provide flow test reports for all new fire hydrants. • Provide catch basin design, pipe and slope of storm drain piping in Tract "A ". The Tigard Water Department has reviewed this proposal and has offered the following comments: The proposed water main on SW Ross Street shall be extended from SW Hall Boulevard to the existing 8 -inch main located within SW Ross Street just beyond the eastern boundary of the project. SECTION VI. AGENCY COMMENTS The Unified Sewerage Agency of Washington County has reviewed this proposal and , has offered the following comments: Sanitary Sewer Each lot shall be provided with a means of disposal for sanitary sewer in accordance with R &O 96-44 (USA'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 should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend service as required by R &O 96-44. Hydraulic and hydrological analysis of stormwater conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25 -year, 24 -hour event, the applicant is responsible for mitigating the flow. Water Quality Developer should provide a water quality facility to treat the stormwater runoff generated by new impervious surface constructed as part of this development. Subdivision is too large for fee in lieu. 3/1/99 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 21 OF 22 SUB 98- 0013/PDR 98 -0011- ELDERBERRY SQUARE SUBDIVISION • • GTE has reviewed this proposal and offered the following comments: • Developer to provide trenches to GTE specifications and to coordinate placement of facilities with GTE. • GTE has existing facilities in the existing Ross Street right -of -way. Please do not vacate without providing an easement. ODOT has reviewed this proposal and offers the following comments: • All parcels with frontage on Hall Boulevard Have alternative access and ODOT will not permit access to the highway. • SW Ross Street will be a public road and an ODOT access permit will be issued to the City of Tigard. ODOT recommends he City require the applicant to construct curb and sidewalks to ADA standards along the property's highway frontage as this will be a requirement of the City access permit for Ross Street. We recommend that the north approach sidewalk of Hall Boulevard be extended up to centerline 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 pre - development 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 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. The Tualatin Valley Fire Marshal's Office has reviewed this application and concurs with the comments offered by the Tigard Building Division with respect to Fire Department access criteria and hydrant placement. They have offered no further comments or objections. Portland General Electric has reviewed this application and has offered no comments or objections. STAFF RESPONSE TO COMMENTS RECEIVED: Staff has reviewed the comments offered by other staff and agencies. Where the concerns raised fall within the scope of the applicable approval criteria, they have been addressed within this report and found either to be inapplicable as approval criteria, satisfied outright or able to be satisfied if the conditions of approval are met. February 18, 1999 PREPARED BY: . . 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SUB 98-0013/PDR 98-0011 t 0 2 CITY of TIGARD 1 , II1I O GEOGRAPHIC INFORMATION SYSTEM CO 0) SW VI OLA S LA MANCHA VICINITY MAP co 1 . C v _ _ t SW M . ; p- ELDERBERRY THREE (3) SQUARE m SUBJECT SUBDIVISION w z PARCELS • Q 0 _ �\--------- SUB 98 -0013 co co - PDR 98 -0011 l ROSS ', J w \ ST \ `` ��`` 1. .....c, :RAEBURN ► ,.....„— - LODI ' LN Mill I co J k c) SW.* • 1� -_ • , � N R II T � � c I -- 0 100 200 300 400 Poet 1 - - 302 feet 0 gr A ,.,, ,..,.,..,i., - City of Tigard / Information on this map is for general location only and should be verified with the Development Services Division. ` ] � • ` 13125 SW Hag Blvd ',/ A S` ` Tigard, OR 97223 V — I (503) 8394171 httpJlwww.d.8gard.or.us Community Development Plot date: Jan 8, 1999; CArnagicWIAGICO2.APR 14 III CITY OF TIGARD Community Development Shaping cBetterCommunity PUBLIC HEARING NOTICE 1 NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY, MARCH 1.1999 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: FILE NO(S).: SUBDIVISION (SUBI 98 -0013 PLANNED DEVELOPMENT REVIEW IPDRI 98 -0011 FILE TITLE: ELDERBERRY SQUARE SUBDIVISION APPLICANT: Matrix Development Corporation OWNERS: Monica & Lynn McDonald Contact: Larry York 8340 SW Ross Street 6900 SW Haines Street Tigard, OR 97224 Plaza 2, Suite 200 Lake Oswego, OR 97223 REQUEST: The applicant has requested preliminary plat approval for a 27 -lot subdivision, approval of a Planned Development overlay zone change application and concurrent Concept Plan approval. The Concept Plan proposes 27 lots for single - family dwellings ranging from 3,526 square feet to 7,198 square feet in size. LOCATION: 8340 SW Ross Street; WCTM 2S1 12CB, Tax Lots 00800, 01000 and 01001. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.340, 18.390, 18.430, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639 -4171, EXT. 320 (VOICE) OR (503) 684 -2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE 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. SUB 98- 0013 /PDR 98 -0011 NOTICE OF 3/1/99 PLANNING COMMISSION PUBLIC HEARING ELDERBERRY SQUARE SUBDIVISION • IF A PERSON SUBMITS EVIDENCSUPPORT TO THE APPLICATION AF FEBRUARY 8. 1999, ANY PARTY IS ENTITLED TO REQUEST A CONTIR�L,ANCE OF THE HEARING. IF THERE I O 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 (25) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY -FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK J. ROBERTS AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. ° C • SW VIOLAS " LA MANCHA 7/ 0 111 111 TJlEfEv AR1C -S PriS THREE 3 m ' SUBJEC T A O N PARCELS T il l w ROSS 4!1. DI LN X VII J spomipur 111V4 �1 i,. I III AsV SUB 98- 0013 /PDR 98 -0011 NOTICE OF 3/1/99 PLANNING COMMISSION PUBLIC HEARING ELDERBERRY SQUARE SUBDIVISION oLo ( c,c 1 -1 t i • V.7 6.47.,_}.-- • 1 ' 462:7.-- 4 ' L A Z •C%f l3 LJ, 12- 43 S'',C- 0 71•1717IMENIMIJ - 50' 100' ■ I. 43 SCALE : 1' = 30' l3 3 3a% Z6. • . X81. f - ` � S.W. ROSS STREET • ( _ — 1 } j . L (GR. NO. 1290) 1 4)) 141 SF 7 7 �' - — — - - - -- • � � 177.7 - j % —_ -' -- — w — -- -- 1 f GHT I CLE .'/ i 19.1 C\ 127. 93.9 1 jn 1 .10 P.U.E. 1j-- f � � " ` t i ' - - — P.u.E - - T � i j U10• LO 27 75-/ i � 10 • P.u.E. LOT 19 1 N m \� LOT 20 1 . 1 ,621 SF /.% I TR , ' 5 629 SF in 9GHT , '' \ $ � �. ,i, /ice.- ; (TYP.) 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'6 _ \ R \ 4 78 " - / 4,617 SF Ii 1 0 P.U.E. 7 y 1 I I I • LO T 4 LOT 3 - - - 4 • LANDSCA ^ c ` N _ _ 102_6' - - 1 N L - - - 105.7 — — 4_ 6 281 SF 5 d ,98 SF EASE MENT \ ' . \ LOT 24 �� + ki r 1 1 P 1 I - �a" \ LOT 2 ?� a: \ 5,5 SF 1 N Int : I I "' \ , , � LOT 2 3 - LOT 16 w ; I < . �� \ 'r,,1 5 , 684 SF a_ LANDSCAPE IN 4,808 SF J i \ ; 7' P .U.E `, p \ EASEMENT 4,689 $F • 1 - \ \ ' •-■". - _.-- -- s 1-1. =- T t. - * ---:-- - .2113L ' - - m RSY - -- • ll :_y_ _1_ ' \ , - . - -_.. �• - .... \.- -- -872' - -� 1 i = I ' 1 28 1 R/W ELDERBERRY CT. 2�1 1 _ N — — _ _ _ ) - - - I - - - - . - 1 Ig g I LOT 5 4,456 SF / r '' 40't TANOAK LANE 50- - ° - qR I I 4 LA 1 I I I :517152-777- I K-10' P.U.E. // I I I I( , 7 P.U.E. i N �� `' / � T IN Im (TA I 'I I ' LOT 10 IA °LO 12 ImLOT 13 I� LOT 14 ILOT " 1 I LOT 6 LO 7 LOT 8 LO 9 LOT 11 I . 15 ' 4 47 F i 3,852 SF i 4 185 SF 1 i 1 4 091 SF I 1 1 i F I I 6,462 SF 1 9 S 1 3,527 SF 1 3,537 SF 3,548 S F 3,558 S 4,104 SF I Ir. - I II I I 115LSETBAOC - 589' I 50. r 50.0 - 50.0' 500' 115' 55.1 LINE - 1 105. _1.____62.2. -_ N � � 9' H �� -- 5 0.0• - - `, H- 1 I I - { ` . :F�; E r ` I I _; AS:; -0RD OAKS SUBDIVISION 1 I _ 1 s • , v R �; D E S I G N I N C. /� To: M44/ i6 ) /6LS Date: F21,0 e( JJ / f //1 / 0( Project Number: "97 Project Name: dQ/j i _ , _ , _ _ G Regarding: RECEIVED PLEASE NOTIFY US IMMEDIATELY JAN 2 61999 AT (503) 603 -9933 IF THERE ARE ANY PROBLEMS RECEIVING THIS COMR7UNITY DEVELOPMENT TRANSMISSION We Are Sending; These Are Transmitted Copied To "Attached ❑ For Your Info /File ❑ Facsimile VA Requested _ Number of Pages Including Cover ❑ For Review and Comment ❑ ❑ Copies Description a? Act . ,4V2eAd ..i,m/e/spe42 1 ter w j Wit? - /I74.6:45ti �r�S f- ��a�2Qil ;au? 72. 8%2 )/ / l // ne &l) Comments: Mi2cu 001 A, vu,kaA ea."(_ f aiAtthitio Signed U'A /— `jr L Planners Engineers Landscape Architects Surveyors • 10450 SW Nimbus Ave., Portland, OR 97223 • (503) 603 -9933 • (503) 603 -9944 (fax) • • • / AMER/ First American Title Insurance Company of Oregon • %° - An assumed business name of TITLE INSURANCE COMPANY OF OREGON WRG DESIGN, INC. January 21, 1999 ATTN: MIMI 10450 SW NIMBUS AVE, SUITE RA PORTLAND, OR 97223 REF: ELDERBERRY SQUARE . 4 eF;. sc • • We appreciate this opportunity to be of ••••• service to you. If you have any questions JID regarding this report, please call: SAM PEOPLES 790 -7879 First American Title Insurance Company of Oregon 1700 SW Fourth Avenue, Suite 102 Portland, OR 97201-5512 Phone: (503) 795 -7619 Fax: (503) 790 -7872 This title information has been furnished, without charge, in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds; indiscriminate use only benefitting intermediaries will not be permitted. Said services may be discountinued. No liability is assumed for any errors in this report. = M E T R O SSA N P R O P E R T Y S E P O R T = Washing (OR) ************************************************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** * Date :01/21/99 Prepared By :SAM PEOPLES * Time :16:29:36 Prepared For: Report Type :SUBRPT.TCF Company * Sort Type :PARCEL Address * Parcels Printed :156 City /ST /Zip : *************************************************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** * Search Parameters * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** Reference Parcel Number...156 2S112CB 00301 2S112CB 00401 2S112CB 00402 2S112CB 00403 2S112CB 00500 2S112CB 00501 2S112CB 00700 2S112CB 00900 2S112CB 03900 2S112CB 04000 2S112CB 04100 2S112CB 04200 2S112CB 04300 2S112CB 04400 2S112CB 04500 2S112CB 04600 2S112CB 05100 2S112CB 05200 2S112CB 05300 2S112CB 05400 2S112CB 05500 2S112CB 05600 2S112CB 05700 2S112CB 05800 2S112CB 05900 2S112CB 06000 2S112CB 06100 2S112CB 06200 2S112CB 06300 2S112CB 06400 2S112CB 06900 2S112CB 07000 2S112CB 07100 2S112CB 07200 2S112CB 07300 2S112CB 07400 2S112CB 07500 2S112CB 07600 2S112CB 07700 2S112CB 07800 2S112CB 07900 2S112CB 08000 2S112CB 08100 4 * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** * Search Parameters * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** * Washington (OR) * 01/21/99 * 16:33:51 * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** Reference Parcel Number...156 2S112CB 00301 2S112CB 00401 2S112CB 00402 2S112CB 00403 2S112CB 00500 2S112CB 00501 2S112CB 00700 2S112CB 00900 2S112CB 03900 2S112CB 04000 2S112CB 04100 2S112CB 04200 2S112CB 04300 2S112CB 04400 2S112CB 04500 2S112CB 04600 2S112CB 05100 2S112CB 05200 2S112CB 05300 2S112CB 05400 2S112CB 05500 2S112CB 05600 2S112CB 05700 2S112CB 05800 2S112CB 05900 2S112CB 06000 2S112CB 06100 2S112CB 06200 2S112CB 06300 2S112CB 06400 2S112CB 06900 2S112CB 07000 2S112CB 07100 2S112CB 07200 2S112CB 07300 2S112CB 07400 2S112CB 07500 2S112CB 07600 2S112CB 07700 2S112CB 07800 2S112CB 07900 2S112CB 08000 2S112CB 08100 2S112CB 08200 2S112CB 08300 2S112CB 08400 2S112CB 08500 2S112CB 08600 2S112CB 08700 2S112CB 08800 2S112CB 08900 2S112CB 09000 •earch Parameters (Continued) 0 2S112CB 09100 2S112CB 09200 2S112CB 09300 2S112CB 09400 2S112CB 09500 2S112CB 09600 2S112CB 11000 2S112CB 11100 2S112CB 11300 2S112CB 11200 2S112CB 11500 2S112CB 11400 2S112CB 11600 2S112CB 11700 2S112CB 11800 2S112CB 12400 2S112CB 12500 2S112CB 12300 2S112CB 12600 2S112CB 12700 2S112CB 12800 2S112CB 12900 2S112CB 13000 2S112CB 13100 2S112CB 13200 2S112CB 13300 2S112CB 13400 2S112CB 13500 2S112CB 13600 2S112CB 13700 2S112CB 13800 2S112CB 13900 2S112CB 14000 2S112CB 14100 2S112CB 14200 2S112CB 14300 2S112CB 14400 2S112CB 14500 2S112CB 14600 2S112CB 14700 2S112CB 14800 2S112CB 14900 2S112CB 15000 2S112CB 15100 2S111AD 08900 2S111AD 09000 2S111AD 09100 2S111AD 09200 2S111AD 06300 2S111AD 09300 2S111AD 09400 2S111AD 09500 2S111AD 09600 2S111AD 09700 2S111AD 09800 2S111AD 09900 2S111AD 10000 2S111AD 10100 2S111AD 10200 2S111AD 10300 •earch Parameters (Continued) . 2S111AD 10400 25111AD 10500 2S111AD 10600 2S111AD 10900 2S111AD 10800 2S111AD 10700 2S111AD 11000 2S111DA 00400 2S111DA 00800 2S111DA 00900 2S111DA 01000 2S111DA 01100 2S111DA 01200 2S111DA 01300 2S111DA 01700 2S111DA 01800 2S111DA 01900 2S111DA 02000 2S111DA 02100 2S111DA 02200 2S111DA 02300 2S111DA 02400 2S111DA 02500 2S111DA 02600 2S111DA 02700 2S111DA 02800 2S111DA 02900 2S111DA 01600 2S111DA 03000 2S111DA 03100 2S111DA 03200 2S111DA 03300 2S111DA 03400 2S111DA 03500 2S111DA 03600 2S111DA 03700 2S111DA 03800 2S111DA 03900 2S111DA 04100 2S111DA 04000 2S111DA 06400 2S112CB 00800 2S112CB 01000 2S112CB 01001 . • . i_,_, .0.- a r ... 1 SW PINEBROOK OR a N ' -• 14825 Qs j m 3 Co _ = _ Co co a Co -c .cc y —, m Co - o rn oe m M = oo 3 cn u7 u7 ,f) co r` LLD REILI 6, r- ; ; r sT 5),.1 RED\- r • 15033 . :15070 J� " JV - ee N r '-' '!''iir 15::::,,1,.:.,,, 8695 Co n •• IUU• j -1 SW ROSS S A • , 15115 .! {11115110 • ! 1 ` 1.15200 SW G EN t4 SW BATTLER c1 " o .ar�)�r»)cod(ccci,�:-,.�LIJLLV L- o1.1- �c)- Dt 15145 -415140 Co) D >,nnnD)CCC,, -r-r ' ' cc� 0 0 d.r'rrr'rrrr)uruLr„uuuL 4%1. I r1 H� O J i -1-1-1l -1-1t 15085 L.' 11 A •• \ z r+rni �p.wi A, ,, .' "11 4 • . Vw:w/1 �,, ,. ) ! , � ,n N L *:?-.7:7!--'44 ! !,,;1 ct ►+ r • a .n ' t' '•a 11!.1 ° ,r,.(c'MCo al• ooNrJ) • , oo ,,;, '.. •D.�i� :: ,(1 C _ x) )) = . •• ) ) up l -I '- . , h ., �.� AL: .,. -1-)14-) —, - • _ `. ...,. ):!�I L_. ..t- 15472 LN115038 • . °' SW LANGTREE ST J Q = N I GDT- DYNAMAP Courtesy of MetroScan (916) 921 - 6629 APN ADDRESS PRICE LOAN R0501326 14825 SW Hall Blvd Tigard 97224 R0507954 *No Site Address* R0511707 8325 SW Ross St Tigard 97224 R0512608 8275 SW Ross St Tigard 97224 $123,500 R0512617 *No Site Address* R0512626 *No Site Address* R0512635 8340 SW Ross St Tigard 97224 R1015564 8785 SW Reiling St Tigard 97224 R1015573 8775 SW Reiling St Tigard 97224 $100,000 R1015582 8765 SW Reiling St Tigard 97224 $129,900 $103,900 R1015591 8755 SW Reiling St Tigard 97224 $130,000 $117,000 R1015608 *No Site Address* R1015617 *No Site Address* R1015626 *No Site Address* R1015635 15085 SW Hall Blvd Tigard 97224 R1015644 8705 SW Reiling St Tigard 97224 $72,000 $57,600 R1015653 8695 SW Reiling St Tigard 97224 $126,000 $94,500 R1015662 8700 SW Reiling St Tigard 97224 $71,250 R1015671 8710 SW Reiling St Tigard 97224 $71,000 R1015680 8720 SW Reiling St Tigard 97224 $111,500 $100,350 R1015699 8730 SW Reiling St Tigard 97224 $62,900 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. i • w J ,_, a .0 ...... r 4 N -1 SW PINEBROOK OR '— a v, 14825 <. co v7 _, W o., A m 4 'LL — r J 2 Q (n cn c. m co N 0, U) U) co r �\,\ REILI ; `- `- r-' co „p T ��n;, 1503 At15038 : - X1 8755 u, u, • ' !15070 J V . .: 1 1 `i C ^j- t. ' CO N luu 1 '3 . - 8695 � SW ROSS S „ U ► w t w I yG15160 �1 SW G ...i. 15115 ' ikj {15110 ! +1 3 15200 EN t SW SMILER Cl "' o 'Ar>>Nr»>CCdccc'(.i:% ,,11JGLV F �r L: of 1 - �ivra,rur � 15145 ,.,<F�,15140�. ao, :>>> cc� o � rrr rrr�i:ru:r,�ruu�� O 1508513 n.:,• :.; . ..: . .,- ,,;.�+,�,.r,A,,.;,14 �., ,...�;: :!.•. LN �,. 2 c, c dv ; ooNir» . • 3 yn.;f 7 u1 1 1 ' 4F ' 021.1 ' W1F-:u �- . 1 5472 X115038 c ° SW LANGTREE ST .. ' J R 2 r (1 GDT- DYNAMAP Courtesy of MetroScan (916) 921 - 6629 APN ADDRESS PRICE LOAN R1015706 8740 SW Reiling St Tigard 97224 $100 $55,000 R1015715 8790 SW Reiling St Tigard 97224 $135,000 $83,000 R1015724 15050 SW 88Th Ave Tigard 97224 $110,000 R1015733 15080 SW 88Th Ave Tigard 97224 $121,250 R1015742 15110 SW 88Th Ave Tigard 97224 $60,000 R1015751 15140 SW 88Th Ave Tigard 97224 $119,950 R1015760 15145 SW 88Th Ave Tigard 97224 $136,000 $115,600 R1015779 15115 SW 88Th Ave Tigard 97224 $94,000 $95,175 R1382952 *No Site Address* R2004541 15233 SW 81St Ave Tigard 97224 R2004799 8469 SW Ashford St Tigard 97224 $115,900 R2004800 8447 SW Ashford St Tigard 97224 $144,300 R2004801 8425 SW Ashford St Tigard 97224 R2004802 8403 SW Ashford St Tigard 97224 R2004803 8389 SW Ashford St Tigard 97224 $145,900 $116,700 R2004804 8367 SW Ashford St Tigard 97224 $152,500 $122,000 R2004805 8343 SW Ashford St Tigard 97224 $145,000 $129,000 R2004806 8301 SW Ashford St Tigard 97224 $36,000 R2004811 15389 SW 82Nd Pl Tigard 97224 $200,000 $150,000 R2004812 15367 SW 82Nd P1 Tigard 97224 $148,000 R2004813 15345 SW 82Nd PI Tigard 97224 $202,500 $161,600 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. u • w J „) r ......--- _c S SW PINEBROOK OR `- 14825 m cD v) w a m G m 0, m M pp (,, 0) LT) N lf) Co r` �� REILI c co op co I r sT s� RE1� T . ulni' 15033. F15070 • ' � / I • - -.t. CO N r 1 .•■ luu • ,38695 SN ROSS S ,t, wt w� .115160 15115 .0 �t�t15110 !^�l ' _tj.15200 SW GEN ,I SW SATTLfR C1 " co- !'1�1JGGV r < �� L: 15140 0 1,1-�io)- Dorra,rur �O 15145 .- , - F ∎r a>> :>>>nrn>> L CN o � rrr , rrrn)� , ur c�ruu . � ��. O ,-i 1 1 1 1 4 -1 1 1 -1 I:iI S 15085r n ' . .•:s ri + �;. i� rr� 1� >. 114 ' : 1 •2 � 1 / 4 . 0 .f. r <UCO `'..;: OO(Vr))' ` . _ cr.,CC CJ 3 a c ..,a• . . ..Dr111 =4 M>> T • I. ..11i uyd15038 °' SW LANGTREE ST - • ' J Q 2 I GDT- DYNAMAP Courtesy of MetroScan (916) 921 - 6629 APN ADDRESS PRICE LOAN R2004814 15321 SW 82Nd PI Tigard 97224 $55,000 R2004815 15310 SW 82Nd PI Tigard 97224 $114,200 R2004816 15322 SW 82Nd P1 Tigard 97224 $134,900 R2004817 15334 SW 82Nd PI Tigard 97224 R2004818 15356 SW 82Nd PI Tigard 97224 $125,900 R2004819 15378 SW 82Nd P1 Tigard 97224 $223,500 $178,800 R2004820 15390 SW 82Nd PI Tigard 97224 $178,500 R2004821 15412 SW 82Nd PI Tigard 97224 R2004822 15436 SW 82Nd PI Tigard 97224 $175,000 $105,000 R2004823 15458 SW 82Nd PI Tigard 97224 $114,670 R2004824 15472 SW 82Nd P1 Tigard 97224 $168,000 $145,000 R2004829 15425 SW 81St Ave Tigard 97224 $192,500 $153,600 R2004830 15403 SW 81St Ave Tigard 97224 $169,000 R2004831 15381 SW 81St Ave Tigard 97224 $97,700 R2004832 15369 SW 81St Ave Tigard 97224 $151,250 R2004833 15347 SW 81St Ave Tigard 97224 $4 R2004834 15323 SW 81St Ave Tigard 97224 $108,950 R2004835 15301 SW 81St Ave Tigard 97224 $177,500 $159,750 R2004836 15165 SW Kenton Dr Tigard 97224 $194,000 $184,300 R2004837 15143 SW Kenton Dr Tigard 97224 $155,000 $116,250 R2004838 15121 SW Kenton Dr Tigard 97224 $115,900 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. • • w o � r ,..- a N x SW PINEBROOK OR A 14825 C = x W 0J A A I P L G —+ m Lill x Cn A -A O m m M pp 0 Ul in U) oo I` REILI 6, r- oo co ...—_ sj nn' 15033 «« 15038 51,1 RE.7� I .e\' ui1ltA 1JVJ1.`I' A. :�; � ,,, ,,, • : _ O15070 • . -3. M N `-•i15 . n n A r .: luu ;_E• Su ROSS s :.!�! �.�� :!.:wk. yD15160 15115 ?��15110 � .ti 15200 SW G EN t., . SW SAITLFR c1 ") o r0 )Vr»)ccd<cc�c,.•i_ :.....�.1JCCV r `. p -ni' ) Dirra•rur ! rp 15195 ,15140.. � ' (N p uui. 2 ,•i 15085 r{ 1-1-1-ii-i-1-1-111-0,- ;� n•: :::.:...:..N 1 ..: ,4 f i � ! i rr2. + , N`'. 5 14 L s::,A E .;,,_ yL,I; ; • \ N LN 1 I _ 2 Lo ,,.( � . dV• OONr v. )• n- x � ' _;•�E cn _ ' ° ... , .�tw -y� ) :;15472 I15038 J • ' SW LANGTREE ST . ' ' J Q 2 GDT- DYNAMAP � ` I n Courtesy of MetroScan (916) 921 - 6629 APN ADDRESS PRICE LOAN 82004839 15089 SW Kenton Dr Tigard 97224 $94,800 R2004840 15063 SW Kenton Dr Tigard 97224 $123,000 R2004841 15041 SW Kenton Dr Tigard 97224 $117,000 R2004842 15029 SW Kenton Dr Tigard 97224 $109,380 R2004843 15016 SW Kenton Dr Tigard 97224 $197,700 $187,800 R2004844 15038 SW Ashford St Tigard $98,400 R2004845 15050 SW Kenton Dr Tigard 97224 $149,000 $151,980 R2004846 15072 SW Kenton Dr Tigard 97224 $91,600 R2004847 15094 SW Kenton Dr Tigard 97224 $166,500 R2004848 15118 SW Kenton Dr Tigard 97224 $147,000 $70,000 R2004849 15130 SW Kenton Dr Tigard 97224 $89,900 R2004850 15152 SW Kenton Dr Tigard 97224 R2004851 15174 SW Kenton Dr Tigard 97224 $170,000 $70,000 R2004852 15196 SW Kenton Dr Tigard 97224 $94,000 R2004853 15210 SW Kenton Dr Tigard 97224 $110,000 R2004854 15232 SW Kenton Dr Tigard 97224 $194,000 $174,600 R2004855 15254 SW Kenton Dr Tigard 97224 $155,000 R2004856 15270 SW Kenton Dr Tigard 97224 $191,000 $181,450 R2004870 15369 SW Kenton Dr Tigard 97224 $100,900 R2004871 15347 SW Kenton Dr Tigard 97224 $171,300 $136,000 R2004872 15325 SW Kenton Dr Tigard 97224 $170,000 $173,400 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. 0 • J e0 W .0 ..... , „.. G N SW PINEBROOK OR '- 5 m 1482 CO CO w CO a CO G 2 rn cn cn cc m co N Imill cn u') in Lo co r- �\,\ REIL 6, co co co Si r 1-1A • 15033 'nt15038 I: \� " • ' ` � 6 '�1..8755 u-) `;:1015070 .A / U ' -•11 M N ri ` .?fir 15 " ;18 695 n n .' ,'•= /Uu '', -b SW ROSS S , wt wt :yt15160 15115'x � ��15110 !=; k .; 115200 SW G EN t� SW SAl1LFR c1 "' 0S'4r))\Jr»)CCd ... �ccv �� ,: of -niol Di�rra.rur . .. 15145 --- i415140� op ._ ' cN �c, � -1 , -iu-uu. A.K O , ,„ liiiiiii -ii r i:_LZ� 1508 A .. , ; .: .. v • : � � rr i�rr 5s a ' V :u ..W. ! 9:') w k'!": • as " '- •, \ N L N 0, !r�1. a ),;;C r � i ► y 4:.4 °� . L0 - ` • ) 2 0, i oo«.cacaco3ac•,,;,!,c...-). -Iii _:111 c7,-;-) . . . a.aEi' 115472 uy15038 c ° SW LANGTREE ST .. ' J Q 2 cn GDT- DYNAMAP I n Courtesy of MetroScan (916) 921 - 6629 APN ADDRESS PRICE LOAN R2004873 15303 SW Kenton Dr Tigard 97224 $130,000 $102,500 R2004874 15314 SW 81St Ave Tigard 97224 $187,900 $169,100 R2004875 15336 SW 81St Ave Tigard 97224 $106,700 R2004876 15358 SW 81St Ave Tigard 97224 $148,900 R2004877 15370 SW 81St Ave Tigard 97224 $130,900 R2004878 15392 SW 81St Ave Tigard 97224 $186,000 $148,800 R2008940 15051 SW 81St Ave Tigard 97224 R2008941 8145 SW Ross St Tigard 97224 $27,000 R2008942 15033 SW 81St Ave Portland 97224 $295,000 $172,000 R2012531 15220 SW 81St Ave Tigard 97224 $132,500 R2012534 15200 SW 81St Ave Tigard 97224 R2015238 15038 SW 81St Ave Tigard 97224 R2015239 15070 SW 81St Ave Tigard 97224 $330,000 $207,000 82020444 15000 SW Kenton Dr Tigard 97224 $179,000 $143,200 R2020445 14976 SW Kenton Dr Tigard 97224 $141,900 $127,710 R2020446 14954 SW Kenton Dr Tigard 97224 $205,845 $150,000 R2020447 14932 SW Kenton Dr Tigard 97224 $194,675 $155,740 R2020448 14910 SW Kenton Dr Tigard 97224 $129,500 $69,500 R2020449 14896 SW Kenton Dr Tigard 97224 $188,750 $183,050 R2020450 14874 SW Kenton Dr Tigard 97224 $129,900 $116,900 R2020451 14852 SW Kenton Dr Tigard 97224 $129,500 $90,650 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. , , • • • • w 1j [-_,00 � r .......-- S SW PINEBROOK OR `— a 14825 m = , c, .z pJ _. _ W A m < N u) u7 In OD I"- � ( REIL CD CD C sT nn ' 15033 IA15038 514 ,6,1A..± �+ - ; ='. 18 7 5 5 1 J V J 1 015070 r J V ' • • .A.. A. M N ,.C. SW ROSS S A • . :.U� w� wF y�1 5160 15115 1415110 ! +� ' ' . ' : 15200 SW G EN r, • SW SAIILFR Ci "> . cp .ar . :- ?_ ; 1'aaV F L: o X101- Di:rra,ru � 15145 •. =4�,15140•�. o>>•>>>>nir >ccc,,��,' ' (N o nrr•rrr•rrr1H-ru:rcUUU: 2 •� 0 1 508 52 A.:.::: .. . :-:\ .rf:. ;; `;.5zi n L;3:u;9A.A. N w'z,..A'•t'.r..: ' ::* v'. ..:\ N L - >>:.:!r,C..- _!•-. :i- i• ?r'a- : :lh ,. va:14 ; t. o•••■•■I oo , ;1 41 rr>i1 x t- . -- - -" ti X15472 > .... ,�_. 1.,. Wt15038 c ° SW LANGTREE ST ' . . J Q = I 1 r1 U) GDT- DYNAMAP Courtesy of MetroScan (916) 921 - 6629 APN ADDRESS PRICE LOAN 82020452 14830 SW Kenton Dr Tigard 97224 $146,000 $131,400 R2020453 14818 SW Kenton Dr Tigard 97224 $168,900 $160,450 R2020454 14800 SW Kenton Dr Tigard 97224 $144,400 $137,000 R2020455 14807 SW Kenton Dr Tigard 97224 $187,500 $159,350 R2020456 • 14821 SW Kenton Dr Tigard 97224 $137,550 R2020457 14845 SW Kenton Dr Tigard 97224 $144,900 $115,900 R2020458 14867 SW Kenton Dr Tigard 97224 $129,900 $90,000 R2020459 14889 SW Kenton Dr Tigard 97224 $149,900 $127,400 R2020460 14943 SW Kenton Dr Tigard 97224 $202,000 $161,600 R2020461 14967 SW Kenton Dr Tigard 97224 $203,000 $182,700 R2020462 14985 SW Kenton Dr Tigard 97224 $143,900 $115,100 R2020463 15007 SW Kenton Dr Tigard 97224 $194,900 $185,150 R2020464 *No Site Address* R2020465 *No Site Address* R2020466 *No Site Address* R2020467 *No Site Address* R2021517 15160 SW 81St Ave Tigard 97224 $103,500 R2065764 *No Site Address* R2073168 8625 SW Braeburn Ln Tigard 97224 R2073169 8601 SW Braeburn Ln Tigard 97224 $179,900 $170,900 R2073170 8620 SW Braeburn Ln Tigard 97224 $215,950 $194,350 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. III • - ...... c„ • w r c0 silu. ¢ ` SW PINEBROOK OR a 14 82 5* m � cD = x w co Q a m G x cn A .-a O m c. m M N 0 In V) co N D �\,\ REILI c o co co � - r Si 514 6.1\... r • ?` :, 1 8755 N 15033... : -., 15070 J u • • 1\ /U•_•.,k. M N ,1 -= :0 SW ROSS S co co co ,.: iuu ;, :, � ,UM wt wt Nii1 5160 _ 15115 ��115110 !^I 3,415200 SW G EN t, SW SAl1LFR C 1 c',),2 : O ' i rni0 Dirra,ru�■,.— .'•' O 15145 �,- F„1514O - c>).>>>>n»> >ccc,�r-,-r cN p vr 'rrr•rrr'>>,r , - ,-- uuL' 0 15085 n.:.:1:: ,-. :.: p i;rr , . c'11 a cr C.cc Cl• " "' o oNI r >>•;: :A _ g o>a,cacaoo3ac.,.. : sD, —i-I -I ='�F r>> '> z 1 . - SZNANAL:Vcik _AA:" �' ..' .. 7 u7 l u7 - ° ..... wi:._...11 W {15038 ' SW LANGTREE ST •• , J Q = (,) I r r1 GDT- DYNAMAP Courtesy of MetroScan (916) 921 - 6629 APN ADDRESS PRICE LOAN 82073171 8600 SW Braeburn Ln Tigard 97224 $175,900 $140,700 R2073172 8627 SW Lodi Ln Tigard 97224 $209,900 $188,900 82073173 8605 SW Lodi Ln Tigard 97224 $203,900 $202,910 R2073176 8670 SW Lodi Ln Tigard 97224 $212,900 $170,320 R2073177 8624 SW Lodi Ln Tigard 97224 $188,900 $151,000 R2073178 8602 SW Lodi Ln Tigard 97224 $222,179 82073179 *No Site Address* R2075869 8641 SW Bellflower Ln Tigard 97224 $216,000 $204,250 R2075870 8599 SW Bellflower Ln Tigard 97224 $177,510 $141,900 R2075871 8583 SW Bellflower Ln Tigard 97224 $217,571 $195,800 R2075872 8577 SW Bellflower Ln Tigard 97224 $219,698 $120,000 R2075873 8574 SW Lodi Ln Tigard 97224 $212,948 $191,650 R2075874 8590 SW Lodi Ln Portland 97224 $214,900 $171,900 R2075875 8591 SW Lodi Ln Tigard 97224 R2075876 8575 SW Lodi Ln Tigard 97224 R2075877 8572 SW Braeburn Ln Tigard 97224 $214,900 $208,453 R2075878 8580 SW Braeburn Ln Portland 97224 $206,900 $165,500 R2075879 8585 SW Braeburn Ln Tigard 97224 R2075880 8571 SW Braeburn Ln Tigard 97224 R2075881 15212 SW Mcintosh Ter Tigard 97224 R2075882 15222 SW Mcintosh Ter Tigard 97224 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. ., „ • • .., . 4J . ....... > r -1 0 SW PINEBROOK OR 14825 r` c cD S w oo > > m t I S S co 0 m m M = co N u, L() LO Lr) co r` l0 � REILI �- Ariik sl co IN . . 15033 15038 s14 REZ� .^ � .:• ` X 1JVJL• 115070 • • ? \, /1)' . co CV c , uu. - _G ' 8695 Su ROSS S U w : w .115160 i • 15115 .! 4015110 1 ' - • °;:15200 SW GEN r, SW BATTLER c 1 . . oS.ar>»r» >ccdccc-i� - .ail JLGV L=: _ oi:-)- n10-)- DiLrra,rur �O 15145 r - 1 415140 co) , c. (04 p d.rorrr-rrr�)Lruu,LruuL ,'� O ii -1-11 -1-1-1�I ;. 15085 n:::;:•: '. \: •:\ r _ i lsh1 ? ' l c 1.'3,t.s.�x.v.:' :�,.i.,;�. . r.•: ••. \ N L "� l. 1 • r c�.I1.sco cv. -�.• 0ocur))• _ oc coac:cacaco3a c.,;.e s? _4 ' LP) - II Lam, ,, •.e.i �4i.r " • � '; 7i� 1 r-I -1 -I -I - 4 _ - tiI G_: ' •,: i .-it 15 4 7 2 X115 0 3 8 ° o SW LANSTREE ST II ' J Q S r ri, GDT- DYNAMAP I Courtesy of MetroScan (916) 921 - 6629 APN ADDRESS PRICE LOAN R2075883 15230 SW Mcintosh Ter Tigard 97224 $209,900 $203,600 R2075884 15242 SW Mcintosh Ter Tigard 97224 R2075885 15310 SW Mcintosh Ter Tigard 97224 R2075886 15326 SW Mcintosh Ter Tigard 97224 $212,555 $170,044 R2075887 8578 SW Bellflower Ln Tigard 97224 $201,480 $195,000 R2075888 8586 SW Bellflower Ln Tigard 97224 R2075889 8592 SW Bellflower Ln Tigard 97224 R2075890 *No Site Address* R2075913 8689 SW Bellflower Ln Tigard 97224 $220,578 $213,950 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 1 * MetroScan / Washington (OR) 110 Parcel :R0501326 RefPar# :2S111AD 06300 Owner :Hambach Cathaleen Xfered . Site :14825 SW Hall Blvd Tigard 97224 Price . Mail :14815 SW Hall Blvd Tigard Or 97224 Land :$106,700 Use :1412 Res,Improved,Farm Use Imp :$900 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,003.22 ' Telephone:503- 639 -1405 Thomas Bros:655 F6 Subdiv . Legal :ACRES 8.97, UNZONED Bedrm:1 Bth:1.00 YB:1949 Lot Sqft:390,733 B1dgSF:1,750 Ac:8.97 # 2 * MetroScan / Washington (OR) * Parcel :R0507954 RefPar# :2S111DA 00400 Owner :Schmidt Henry L Xfered . Site : *No Site Address* Price . Mail :15435 SW Hall Blvd Tigard Or 97224 Land :$456,500 Use :1912 Res,Improved,Potential Development Imp . Census :Tract: Block: 98 -99 Taxes :$5,250.82 Telephone: Thomas Bros: Subdiv . Legal :ACRES 4.15, SENIOR CITIZEN DEFERRAL Bedrm:3 Bth:2.00 YB:1958 Lot Sqft:180,774 B1dgSF: Ac:4.15 # 3 * MetroScan / Washington (OR) * Parcel :R0511707 RefPar# :2S112CB 00900 Owner :Schmidt Jane V Xfered :04/08/98 Site :8325 SW Ross St Tigard 97224 Price . Mail :8325 SW Ross St Tigard Or 97224 Land :$90,000 Use :1412 Res,Improved,Farm Use Imp :$112,050 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,334.34 Telephone:503- 620 -1982 Thomas Bros:655 F6 Subdiv :Wilson Acres Legal :WILSON ACRES, LOT PT 8, ACRES 5.91, Bedrm:5 Bth:2.00 YB:1900 Lot Sqft:257,439 BldgSF:2,012 Ac:5.91 # 4 * MetroScan / Washington (OR) * Parcel :R0512608 RefPar# :2S112CB 00700 Owner :Mangold Steven R & Debra E Xfered :10/08/90 Site :8275 SW Ross St Tigard 97224 Price :$123,500 Mail :8275 SW Ross St Tigard Or 97224 Land :$94,930 Use :1012 Res,Improved Imp :$83,150 Census :Tract:308.02 Block:3 98 -99 Taxes :$1,687.09 Telephone: Thomas Bros:655 F6 Subdiv :Good Acres Legal :GOOD ACRES, LOT PT 1, ACRES 1.43 Bedrm:4 Bth:1.00 YB:1920 Lot Sqft:62,290 B1dgSF:1,649 Ac:1.43 # 5 * MetroScan / Washington (OR) * Parcel :R0512617 RefPar# :2S112CB 01000 Owner :Mcdonald Lynn B & Monica R Xfered . Site : *No Site Address* Price . Mail :8340 SW Ross St Tigard Or 97224 Land :$332,200 Use :1902 Vacant,Residential,Potential Devel Imp . Census :Tract: Block: 98 -99 Taxes :$3,560.00 Telephone:503- 639 -4890 Thomas Bros: Subdiv :Good Acres Legal :GOOD ACRES, LOT PTS 8 -10, ACRES Bedrm: Bth: YB: Lot Sqft:131,551 B1dgSF: Ac:3.02 # 6 * MetroScan / Washington (OR) * Parcel :R0512626 RefPar# :2S112CB 00500 Owner :Hoggan Richard E & Gayle A Xfered . Site : *No Site Address* Price . Mail :15233 SW 81St Ave Tigard Or 97224 Land :$61,170 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$531.81 Telephone:503- 639 -1259 Thomas Bros: Subdiv :Good Acres Legal :GOOD ACRES, LOT PT 7 -8, ACRES 1.25 Bedrm: Bth: YB: Lot Sqft:54,450 B1dgSF: Ac:1.25 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 7 * • MetroScan / Washington (OR) -, * Parcel :R0512635 RefPar# :2S112CB 00800 Owner :Mcdonald Lynn B Monica Xfered . Site :8340 SW Ross St Tigard 97224 Price . Mail :8340 SW Ross St Tigard Or 97224 Land :$76,290 Use :1012 Res,Improved Imp :$94,780 Census :Tract:308.02 Block:3 98 -99 Taxes :$1,836.48 " Telephone:503- 639 -4890 Thomas Bros:655 F6 Subdiv :Good Acres Legal :GOOD ACRES, LOT PT 9, ACRES .94 Bedrm:3 Bth:2.00 YB:1967 Lot Sgft:40,946 B1dgSF:1,760 Ac:.94 # 8 * MetroScan / Washington (OR) * Parcel :R1015564 RefPar# :2S111AD 08900 Owner :Tucker -Mccoy Patricia Ann Xfered :11/09/98 Site :8785 SW Reiling St Tigard 97224 Price . Mail :8785 SW Reiling St Tigard Or 97224 Land :$62,700 Use :1012 Res,Improved Imp :$83,150 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,700.69 Telephone: Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal : SCHECKLA PARK ESTATES, LOT 2 Bedrm:4 Bth:2.00 YB:1983 Lot Sqft: BldgSF:1,124 Ac: # 9 * MetroScan / Washington (OR) * Parcel :R1015573 RefPar# :2S111AD 09000 Owner :Dickey Randee Sue Xfered :04/08/93 Site :8775 SW Reiling St Tigard 97224 Price :$100,000 Mail :8775 SW Reiling St Tigard Or 97224 Land :$62,700 Use :1012 Res,Improved Imp :$79,160 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,658.10 Telephone:503- 620 -6408 Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 1 Bedrm:3 Bth:2.00 YB:1980 Lot Sqft: BldgSF:1,288 Ac: # 10 * MetroScan / Washington (OR) * Parcel :R1015582 RefPar# :2S111AD 09100 Owner :Larsen Julie Ann Xfered :07/16/96 Site :8765 SW Reiling St Tigard 97224 Price :$129,900 Mail :8765 SW Reiling St Tigard Or 97224 Land :$62,700 Use :1012 Res,Improved Imp :$75,100 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,569.11 Telephone: Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal : SCHECKLA PARK ESTATES, LOT 68 Bedrm:3 Bth:2.00 YB:1980 Lot Sqft: BldgSF:1,065 Ac: # 11 * MetroScan / Washington (OR) * Parcel :R1015591 RefPar# :2S111AD 09200 Owner :Couch William S & Nancy L Xfered :06/02/92 Site :8755 SW Reiling St Tigard 97224 Price :$130,000 Mail :8755 SW Reiling St Tigard Or 97224 Land :$62,700 Use :1012 Res,Improved Imp :$125,520 Census :Tract:308.01 Block:2 98 -99 Taxes :$2,280.58 Telephone:503- 684 -7805 Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal : SCHECKLA PARK ESTATES, LOT 67 Bedrm:3 Bth: YB:1989 Lot Sqft: BldgSF:1,886 Ac: # 12 * MetroScan / Washington (OR) * Parcel :R1015608 RefPar# :2S111AD 09300 Owner :Scheckla F J Xfered . Site : *No Site Address* Price . Mail :15085 SW Hall Blvd Tigard Or 97224 Land :$53,000 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$512.37 Telephone:503- 620 -3472 Thomas Bros: Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 66 Bedrm: Bth: YB: Lot Sqft: BldgSF: Ac: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 13 * S MetroScan / Washington (OR) Parcel :R1015617 RefPar# :2S111AD 09400 Owner :Scheckla F J Xfered . Site : *No Site Address* Price . Mail :15085 SW Hall Blvd Tigard Or 97224 Land :$53,000 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$512.37 • Telephone:503- 620 -3472 Thomas Bros: Subdiv :Scheckla Park Estates Legal : SCHECKLA PARK ESTATES, LOT 65 Bedrm: Bth: YB: Lot Sqft: BldgSF: Ac: # 14 * MetroScan / Washington (OR) * Parcel :R1015626 RefPar# :2S111AD 09500 Owner :Scheckla F J Xfered . Site : *No Site Address* Price . Mail :15085 SW Hall Blvd Tigard Or 97224 Land :$53,000 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$512.37 Telephone:503- 620 -3472 Thomas Bros: Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 64 Bedrm: Bth: YB: Lot Sqft: B1dgSF: Ac: # 15 * MetroScan / Washington (OR) * Parcel :R1015635 RefPar# :2S111AD 09600 Owner :Scheckla F J Xfered . Site :15085 SW Hall Blvd Tigard 97224 Price . Mail :15085 SW Hall Blvd Tigard Or 97224 Land :$62,700 Use :1012 Res,Improved Imp :$47,030 Census :Tract:308.02 Block:4 98 -99 Taxes :$943.62 Telephone:503- 620 -3472 Thomas Bros:655 F7 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 63 Bedrm:3 Bth:2.00 YB:1918 Lot Sqft: B1dgSF:912 Ac: # 16 * MetroScan / Washington (OR) * Parcel :R1015644 RefPar# :2S111AD 09700 Owner :Abukhater Marwan & Janet Lee Xfered :03/25/96 Site :8705 SW Reiling St Tigard 97224 Price :$72,000 Mail :8705 SW Reiling St Tigard Or 97224 Land :$53,300 Use :1012 Res,Improved Imp :$90,310 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,591.79 Telephone:503- 603 -0463 Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal : SCHECKLA PARK ESTATES, LOT 62 Bedrm:3 Bth: YB:1994 Lot Sqft: BldgSF:1,351 Ac: # 17 * MetroScan / Washington (OR) * Parcel :R1015653 RefPar# :2S111AD 09800 Owner :Nejad Kazem Kn & Salari Marzei Xfered :10/14/93 Site :8695 SW Reiling St Tigard 97224 Price :$126,000 Mail :14473 SW 134Th Dr Tigard Or 97224 Land :$59,570 Use :1012 Res,Improved Imp :$105,570 Census :Tract:308.01 Block:2 98 -99 Taxes :$2,104.74 Telephone: Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 61 Bedrm:4 Bth: YB:1993 Lot Sqft: B1dgSF:1,514 Ac: # 18 * MetroScan / Washington (OR) Parcel :R1015662 RefPar# :2S111AD 09900 Owner :Castellanos Theresa Xfered :10/26/93 Site :8700 SW Reiling St Tigard 97224 Price . Mail :8700 SW Reiling St Tigard Or 97224 Land :$62,700 Use :1012 Res,Improved Imp :$74,930 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,566.98 Telephone:503- 620 -2835 Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 60 Bedrm:3 Bth:2.00 YB:1980 Lot Sqft: B1dgSF:1,065 Ac: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 19 * I MetroScan / Washington (OR) III * Parcel :R1015671 RefPar# :2S111AD 10000 Owner :Williamson Larry C Xfered . Site :8710 SW Reiling St Tigard 97224 Price :$71,000 Mail :8710 SW Reiling St Tigard Or 97224 Land :$62,700 Use :1012 Res,Improved Imp :$116,510 Census :Tract:308.01 Block:2 98 -99 Taxes :$2,096.82 • Telephone: Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 59 Bedrm:3 Bth:2.00 YB:1980 Lot Sqft: BldgSF:1,760 Ac: # 20 * MetroScan / Washington (OR) * Parcel :R1015680 RefPar# :2S111AD 10100 Owner :Truax Herb M Xfered :05/24/95 Site :8720 SW Reiling St Tigard 97224 Price :$111,500 Mail :8720 SW Reiling St Tigard Or 97224 Land :$62,700 Use :1012 Res,Improved Imp :$73,660 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,566.98 Telephone: Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 58 Bedrm:2 Bth:2.00 YB:1980 Lot Sqft: BldgSF:1,068 Ac: # 21 * MetroScan / Washington (OR) * Parcel :R1015699 RefPar# :2S111AD 10200 Owner :Woody Samuel T & Rebecca R Xfered . Site :8730 SW Reiling St Tigard 97224 Price :$62,900 Mail :8730 SW Reiling St Tigard Or 97224 Land :$62,700 Use :1012 Res,Improved Imp :$80,150 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,645.27 Telephone: Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 57 Bedrm:3 Bth:2.00 YB:1980 Lot Sqft: BldgSF:1,276 Ac: # 22 * MetroScan / Washington (OR) * Parcel :R1015706 RefPar# :2S111AD 10300 Owner :Hodgson David A & Georganne C Xfered :04/03/92 Site :8740 SW Reiling St Tigard 97224 Price :$100 Mail :8740 SW Reiling St Tigard Or 97224 Land :$62,700 Use :1012 Res,Improved Imp :$101,580 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,900.99 Telephone:503- 639 -9842 Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal : SCHECKLA PARK ESTATES, LOT 56 Bedrm:3 Bth:2.00 YB:1985 Lot Sqft: BldgSF:1,230 Ac: # 23 * MetroScan / Washington (OR) * Parcel :R1015715 RefPar# :2S111AD 10400 Owner :Bloom Christine M Xfered :06/30/94 Site :8790 SW Reiling St Tigard 97224 Price :$135,000 Mail :8790 SW Reiling St Tigard Or 97224 Land :$62,700 Use :1012 Res,Improved Imp :$98,370 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,936.70 Telephone: Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 55 Bedrm:3 Bth:2.00 YB:1984 Lot Sqft: BldgSF:1,608 Ac: # 24 * MetroScan / Washington (OR) * Parcel :R1015724 RefPar# :2S111AD 10500 Owner :Behrens Sandra Ross Xfered :05/29/91 Site :15050 SW 88Th Ave Tigard 97224 Price :$110,000 Mail :15050 SW 88Th Ave Tigard Or 97224 Land :$62,700 Use :1012 Res,Improved Imp :$90,240 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,824.37 Telephone: Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 54 Bedrm:3 Bth:2.00 YB:1980 Lot Sqft: BldgSF:1,488 Ac: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 25 * 410 MetroScan / Washington (OR) Ilk Parcel :R1015733 RefPar# :2S111AD 10600 Owner :Morrill S Jane Xfered :12/29/94 _ Site :15080 SW 88Th Ave Tigard 97224 Price :$121,250 Mail :10055 SW Hedges Ct Tualatin Or 97062 Land :$62,700 Use :1012 Res,Improved Imp :$81,720 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,699.93 Telephone:503- 692 -9201 Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 53 Bedrm:3 Bth:2.00 YB:1983 Lot Sqft: B1dgSF:1,288 Ac: # 26 * MetroScan / Washington (OR) * Parcel :R1015742 RefPar# :2S111AD 10700 Owner :Westfall David K Xfered . Site :15110 SW 88Th Ave Tigard 97224 Price :$60,000 Mail :15110 SW 88Th Ave Tigard Or 97224 Land :$62,700 Use :1012 Res,Improved Imp :$80,500 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,672.89 Telephone:503- 620 -3087 Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 52 Bedrm:3 Bth:2.00 YB:1981 Lot Sqft: B1dgSF:1,149 Ac: # 27 * MetroScan / Washington (OR) * Parcel :R1015751 RefPar# :2S111AD 10800 Owner :Hogue Brian C Xfered :10/21/98 Site :15140 SW 88Th Ave Tigard 97224 Price . Mail :15140 SW 88Th Ave Tigard Or 97224 Land :$59,570 Use :1012 Res,Improved Imp :$79,350 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,619.74 Telephone:503- 968 -7241 Thomas Bros:655 F7 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 51 Bedrm:3 Bth:2.00 YB:1981 Lot Sqft: BldgSF:1,104 Ac: # 28 * MetroScan / Washington (OR) * Parcel :R1015760 RefPar# :2S111AD 10900 Owner :Mitchell Barry 0 Xfered :07/15/96 Site :15145 SW 88Th Ave Tigard 97224 Price :$136,000 Mail :15145 SW 88Th Ave Tigard Or 97224 Land :$59,570 Use :1012 Res,Improved Imp :$82,120 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,670.95 Telephone: Thomas Bros:655 F7 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 50 Bedrm:3 Bth:2.00 YB:1982 Lot Sqft: B1dgSF:1,316 Ac: # 29 * MetroScan / Washington (OR) * Parcel :R1015779 RefPar# :2S111AD 11000 Owner :Berry Michael J Xfered :08/26/93 Site :15115 SW 88Th Ave Tigard 97224 Price :$94,000 Mail :15115 SW 88Th Ave Tigard Or 97224 Land :$62,700 Use :1012 Res,Improved Imp :$81,580 Census :Tract:308.01 Block:2 98 -99 Taxes :$1,683.63 Telephone: Thomas Bros:655 F6 Subdiv :Scheckla Park Estates Legal :SCHECKLA PARK ESTATES, LOT 49 Bedrm:3 Bth:2.00 YB:1980 Lot Sqft: BldgSF:1,198 Ac: # 30 * MetroScan / Washington (OR) * Parcel :R1382952 RefPar# :2S112CB 00401 Owner :Washington County Xfered :11/01/96 Site : *No Site Address* Price . Mail :111 SE Washington St Hillsboro Or 97123 Land :$200 Use :9102 Gov,County Imp . Census :Tract: Block: 98 -99 Taxes . • Telephone:503- 648 -8715 Thomas Bros: Subdiv :Good Acres Legal :GOOD ACRES, LOT PT 6, ACRES .02, Bedrm: Bth: YB: Lot Sqft:871 BldgSF: Ac:.02 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 31 * I II MetroScan / Washington (OR) - . c * Parcel :R2004541 RefPar# :2S112CB 00501 Owner :Hoggan Richard E & Gayle A Xfered :07/13/89 Site :15233 SW 81St Ave Tigard 97224 Price . Mail :15233 SW 81St Ave Tigard Or 97224 Land :$63,160 Use :1012 Res,Improved Imp :$157,000 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,625.34 • Telephone:503- 639 -1259 Thomas Bros:655 F6 Subdiv :Good Acres Legal :GOOD ACRES, LOT PT 7, ACRES .21 Bedrm:3 Bth: YB:1989 Lot Sqft:9,147 B1dgSF:2,416 Ac:.21 # 32 * MetroScan / Washington (OR) * Parcel :R2004799 RefPar# :2S112CB 03900 Owner :Woodard Dana C & Beverly A Xfered :08/31/90 Site :8469 SW Ashford St Tigard 97224 Price :$115,900 Mail :8469 SW Ashford St Tigard Or 97224 Land :$61,330 Use :1012 Res,Improved Imp :$125,330 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,132.70 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 53, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:7,840 B1dgSF:1,414 Ac:.18 # 33 * MetroScan / Washington (OR) * Parcel :R2004800 RefPar# :2S112CB 04000 Owner :Bradley William L & Ann P Xfered :03/08/91 Site :8447 SW Ashford St Tigard 97224 Price :$144,300 Mail :8447 SW Ashford St Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$150,810 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,541.83 Telephone:503- 624 -8435 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 54, ACRES Bedrm:4 Bth: YB:1992 Lot Sqft:6,098 BldgSF:1,936 Ac:.14 # 34 * MetroScan / Washington (OR) * Parcel :R2004801 RefPar# :2S112CB 04100 Owner :Eklund Paul J Xfered :02/21/95 Site :8425 SW Ashford St Tigard 97224 Price . Mail :8425 SW Ashford St Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$162,180 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,737.98 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 55, ACRES Bedrm:4 Bth: YB:1992 Lot Sqft:7,405 BldgSF:2,320 Ac:.17 # 35 * MetroScan / Washington (OR) * Parcel :R2004802 RefPar# :2S112CB 04200 Owner :Schwartz Barry R Xfered :07/09/98 Site :8403 SW Ashford St Tigard 97224 Price . Mail :8403 SW Ashford St Tigard Or 97224 Land :$74,960 Use :1012 Res,Improved Imp :$143,860 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,601.75 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 • Legal :ASHFORD OAKS NO.2, LOT 56, ACRES Bedrm:4 Bth: YB:1991 Lot Sqft:7,840 B1dgSF:1,958 Ac:.18 # 36 * MetroScan / Washington (OR) * Parcel :R2004803 RefPar# :2S112CB 04300 Owner :Hanington Robert A & Betty A Xfered :11/14/95 Site :8389 SW Ashford St Tigard 97224 Price :$145,900 Mail :8389 SW Ashford St Tigard Or 97224 Land :$74,960 Use :1012 Res,Improved Imp :$111,430 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,127.00 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 57, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:7,840 B1dgSF:1,402 Ac:.18 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 37 * 11, MetroScan / Washington (OR) Ilk . Parcel :R2004804 RefPar# :2S112CB 04400 Owner :Porcello John J & Pamela R Xfered :05/29/92 Site :8367 SW Ashford St Tigard 97224 Price :$152,500 Mail :8367 SW Ashford St Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$139,590 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,434.89 • Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 58, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:7,840 BldgSF:1,853 Ac:.18 # 38 * MetroScan / Washington (OR) * Parcel :R2004805 RefPar# :2S112CB 04500 Owner :Phillips Dean A & Cosette Anne Xfered :09/08/94 Site :8343 SW Ashford St Tigard 97224 Price :$145,000 Mail :8343 SW Ashford St Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$129,760 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,278.64 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 59, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:7,405 BldgSF:1,615 Ac:.17 # 39 * MetroScan / Washington (OR) * Parcel :R2004806 RefPar# :2S112CB 04600 Owner :Grose Paul G & Juli R Xfered :04/18/91 Site :8301 SW Ashford St Tigard 97224 Price :$36,000 Mail :8301 SW Ashford St Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$131,320 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,237.84 Telephone:503- 598 -9212 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 60, ACRES Bedrm:5 Bth: YB:1992 Lot Sqft:6,534 B1dgSF:2,337 Ac:.15 # 40 * MetroScan / Washington (OR) * Parcel :R2004811 RefPar# :2S112CB 05100 Owner :Contreras Fred J Xfered :07/24/98 Site :15389 SW 82Nd P1 Tigard 97224 Price :$200,000 Mail :15389 SW 82Nd P1 Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$130,200 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,291.33 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 65, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:6,969 BldgSF:1,853 Ac:.16 # 41 * MetroScan / Washington (OR) * Parcel :R2004812 RefPar# :2S112CB 05200 Owner :Storment Bradley J & Karen Ann Xfered :10/05/90 Site :15367 SW 82Nd P1 Tigard 97224 Price :$148,000 Mail :15367 SW 82Nd P1 Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$165,740 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,768.42 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 66, ACRES Bedrm:4 Bth: YB:1991 Lot Sqft:6,534 B1dgSF:2,495 Ac:.15 # 42 * MetroScan / Washington (OR) * Parcel :R2004813 RefPar# :2S112CB 05300 Owner :Coke Jack E & Joie L Trs Xfered :06/22/98 Site :15345 SW 82Nd P1 Tigard 97224 Price :$202,500 Mail :15345 SW 82Nd P1 Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$135,620 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,354.81 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 67, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:6,098 B1dgSF:1,871 Ac:.14 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 43 * MetroScan / Washington (ORA, - * Parcel :R2004814 RefPar# :2S112CB 05400 Owner :Lalonde Timothy A Xfered :12/09/96 Site :15321 SW 82Nd P1 Tigard 97224 Price . Mail :15321 SW 82Nd P1 Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$145,360 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,460.58 ' Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 68, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:8,276 B1dgSF:2,225 Ac:.19 # 44 * MetroScan / Washington (OR) * Parcel :R2004815 RefPar# :2S112CB 05500 Owner :Randleman Roy E & June T Xfered :10/19/89 Site :15310 SW 82Nd P1 Tigard 97224 Price :$114,200 Mail :15310 SW 82Nd P1 Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$132,370 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,276.09 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 69, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:6,969 B1dgSF:1,905 Ac:.16 # 45 * MetroScan / Washington (OR) * Parcel :R2004816 RefPar# :2S112CB 05600 Owner :Wahl Joseph M & Lora Osaki Xfered :04/17/90 Site :15322 SW 82Nd P1 Tigard 97224 Price :$134,900 Mail :15322 SW 82Nd P1 Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$156,990 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,617.44 Telephone:503- 639 -5722 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 70, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:8,276 BldgSF:2,193 Ac:.19 # 46 * MetroScan / Washington (OR) * Parcel :R2004817 RefPar# :2S112CB 05700 Owner :Miller Lois N Trustee Xfered :02/22/93 Site :15334 SW 82Nd P1 Tigard 97224 Price . Mail :15334 SW 82Nd P1 Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$120,100 Census :Tract:308.02 Block:3 98 -99 Taxes :$1,948.34 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 71, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:5,227 BldgSF:1,362 Ac:.12 # 47 * MetroScan / Washington (OR) * Parcel :R2004818 RefPar# :2S112CB 05800 Owner :Casqueiro Gene Alan & Tracy L Xfered :02/04/91 Site :15356 SW 82Nd P1 Tigard 97224 Price :$125,900 Mail :15356 SW 82Nd P1 Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$135,290 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,306.70 Telephone:503- 684 -1753 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 72, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:5,227 B1dgSF:1,736 Ac:.12 # 48 * MetroScan / Washington (OR) * Parcel :R2004819 RefPar# :2S112CB 05900 Owner :Boyce Aaron L & Leslie J Xfered :07/25/96 Site :15378 SW 82Nd P1 Tigard 97224 Price :$223,500 Mail :15378 SW 82Nd P1 Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$166,860 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,735.26 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 73, ACRES Bedrm:4 Bth: YB:1991 Lot Sqft:5,227 BldgSF:2,315 Ac:.12 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 49 * MetroScan / Washington (OR) . * Parcel :R2004820 RefPar# :2S112CB 06000 Owner :Goodwin John M & Nicolette S Xfered :02/22/91 Site :15390 SW 82Nd P1 Tigard 97224 Price :$178,500 Mail :15390 SW 82Nd P1 Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$179,840 Census :Tract:308.02 Block:3 98 -99 Taxes :$3,044.49 ' Telephone:503- 620 -8567 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 74, ACRES Bedrm:4 Bth: YB:1992 Lot Sqft:8,276 B1dgSF:2,549 Ac:.19 # 50 * MetroScan / Washington (OR) * Parcel :R2004821 RefPar# :2S112CB 06100 Owner :Stutevoss Caroline Zona Xfered :03/04/96 Site :15412 SW 82Nd P1 Tigard 97224 Price . Mail :15412 SW 82Nd P1 Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$153,760 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,631.76 Telephone:503- 624 -2038 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 75, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:6,969 B1dgSF:2,116 Ac:.16 # 51 * MetroScan / Washington (OR) * Parcel :R2004822 RefPar# :2S112CB 06200 Owner :Lloyd Kristine D Xfered :09/26/96 Site :15436 SW 82Nd P1 Tigard 97224 Price :$175,000 Mail :15436 SW 82Nd P1 Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$128,380 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,243.53 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 76, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:5,227 B1dgSF:1,594 Ac:.12 # 52 * MetroScan / Washington (OR) * Parcel :R2004823 RefPar# :2S112CB 06300 Owner :Pietrok Edward M & Laura A Xfered :07/26/90 Site :15458 SW 82Nd P1 Tigard 97224 Price :$114,670 Mail :15458 SW 82Nd P1 Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$143,170 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,467.75 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 77, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:5,227 B1dgSF:l,914 Ac:.12 # 53 * MetroScan / Washington (OR) * Parcel :R2004824 RefPar# :2S112CB 06400 Owner :Walker Mark S & Judy A Xfered :10/21/93 Site :15472 SW 82Nd P1 Tigard 97224 Price :$168,000 Mail :15472 SW 82Nd P1 Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$159,610 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,719.15 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 78, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:5,662 BldgSF:2,299 Ac:.13 # 54 * MetroScan / Washington (OR) * Parcel :R2004829 RefPar# :2S112CB 06900 Owner :Cambell Marta K Xfered :07/15/98 Site :15425 SW 81St Ave Tigard 97224 Price :$192,500 Mail :15425 SW 81St Ave Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$133,700 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,280.27 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 83, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:5,227 B1dgSF:1,620 Ac:.12 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 55 * MetroScan / Washington (OR) 411. , Parcel :R2004830 RefPar# :2S112CB 07000 Owner :Rosing Gary S & Sharon E Xfered :09/03/93 Site :15403 SW 81St Ave Tigard 97224 Price :$169,000 Mail :15403 SW 81St Ave Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$163,610 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,733.17 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 84, ACRES Bedrm:4 Bth: YB:1991 Lot Sqft:5,662 BldgSF:2,389 Ac:.13 # 56 * MetroScan / Washington (OR) * Parcel :R2004831 RefPar# :2S112CB 07100 Owner :Zinsli Stephen R & Jamie M Xfered :01/17/90 Site :15381 SW 81St Ave Tigard 97224 Price :$97,700 Mail :15381 SW 81St Ave Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$130,430 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,288.50 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 85, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,227 BldgSF:1,847 Ac:.12 # 57 * MetroScan / Washington (OR) * Parcel :R2004832 RefPar# :2S112CB 07200 Owner :Harrison Stephen & Cynthia J Xfered :11/16/90 Site :15369 SW 81St Ave Tigard 97224 Price :$151,250 Mail :15369 SW 81St Ave Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$151,970 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,576.34 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 86, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,662 B1dgSF:2,285 Ac:.13 # 58 * MetroScan / Washington (OR) * Parcel :R2004833 RefPar# :2S112CB 07300 Owner :Borich Arlaine E Xfered :09/12/91 Site :15347 SW 81St Ave Tigard 97224 Price :$4 Mail :15347 SW 81St Ave Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$127,370 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,262.64 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 87, ACRES Bedrm:4 Bth: YB:1989 Lot Sgft:6,098 B1dgSF:1,841 Ac:.14 # 59 * MetroScan / Washington (OR) * Parcel :R2004834 RefPar# :2S112CB 07400 Owner :Walker Michael D & Janee Stearn Xfered :03/23/90 Site :15323 SW 81St Ave Tigard 97224 Price :$108,950 Mail :15323 SW 81St Ave Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$129,010 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,272.65 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 88, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,227 B1dgSF:1,853 Ac:.12 # 60 * MetroScan / Washington (OR) * Parcel :R2004835 RefPar# :2S112CB 07500 Owner :Branen Charles L Xfered :10/09/96 Site :15301 SW 81St Ave Tigard 97224 Price :$177,500 Mail :15301 SW 81St Ave Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$129,790 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,292.82 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 89, ACRES Bedrm: Bth: YB:1991 Lot Sqft:5,227 BldgSF:1,784 Ac:.12 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 61 * . MetroScan / Washington (OR) . * Parcel :R2004836 RefPar# :2S112CB 07600 Owner :Cosper Georgina Xfered :05/15/98 Site :15165 SW Kenton Dr Tigard 97224 Price :$194,000 Mail :5858 SW River Ridge Ln #35 Portland Or 97201Land :$63,100 Use :1012 Res,Improved Imp :$136,780 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,351.08 • Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 90, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:5,662 B1dgSF:1,788 Ac:.13 # 62 * MetroScan / Washington (OR) * Parcel :R2004837 RefPar# :2S112CB 07700 Owner :Stebner Grant E & Susan K Xfered :01/20/93 Site :15143 SW Kenton Dr Tigard 97224 Price :$155,000 Mail :15143 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$158,730 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,633.26 Telephone:503- 620 -2289 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 91, ACRES Bedrm:3 Bth: YB:1989 Lot Sqft:5,662 BldgSF:2,223 Ac:.13 # 63 * MetroScan / Washington (OR) * Parcel :R2004838 RefPar# :2S112CB 07800 Owner :Butterfield Robin A Xfered :02/23/90 Site :15121 SW Kenton Dr Tigard 97224 Price :$115,900 Mail :15121 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$133,910 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,302.52 Telephone:503- 598 -0572 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 92, ACRES Bedrm:3 Bth: YB:1989 Lot Sqft:5,662 BldgSF:1,954 Ac:.13 # 64 * MetroScan / Washington (OR) * Parcel :R2004839 RefPar# :2S112CB 07900 Owner :Boardman John E & Georgia L Xfered :08/01/90 Site :15089 SW Kenton Dr Tigard 97224 Price :$94,800 Mail :15089 SW Kenton Dr Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$120,590 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,161.52 Telephone:503- 624 -8955 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 93, ACRES Bedrm:2 Bth: YB:1991 Lot Sqft:5,662 B1dgSF:1,467 Ac:.13 # 65 * MetroScan / Washington (OR) * Parcel :R2004840 RefPar# :2S112CB 08000 Owner :Anderman William H & Jean A Xfered :11/02/89 Site :15063 SW Kenton Dr Tigard 97224 Price :$123,000 Mail :15063 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$158,850 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,641.15 Telephone:503- 639 -2808 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 94, ACRES Bedrm:3 Bth: YB:1989 Lot Sqft:5,662 BldgSF:2,360 Ac:.13 # 66 * MetroScan / Washington (OR) * Parcel :R2004841 RefPar# :2S112CB 08100 Owner :Warren Steven Charles Xfered :12/19/89 Site :15041 SW Kenton Dr Tigard 97224 Price :$117,000 Mail :15041 SW Kenton Dr Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$140,030 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,448.44 Telephone:503- 684 -2033 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 95, ACRES Bedrm:3 Bth: YB:1989 Lot Sqft:6,098 BldgSF:1,926 Ac:.14 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 67 * MetroScan / Washington (OR) 1, Parcel :R2004842 RefPar# :2S112CB 08200 Owner :Smith Philip D & Vicky A Xfered :11/13/89 Site :15029 SW Kenton Dr Tigard 97224 Price :$109,380 Mail :15029 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$143,270 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,422.49 " Telephone:503- 684 -5157 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 96, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,662 B1dgSF:1,930 Ac:.13 # 68 * MetroScan / Washington (OR) * Parcel :R2004843 RefPar# :2S112CB 08300 Owner :Jordahl James L Xfered :04/13/98 Site :15016 SW Kenton Dr Tigard 97224 Price :$197,700 Mail :15016 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$132,360 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,257.27 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 , Legal :ASHFORD OAKS NO.2, LOT 97, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,227 BldgSF:1,842 Ac:.12 # 69 * MetroScan / Washington (OR) * Parcel :R2004844 RefPar# :2S112CB 08400 Owner :Vergottini Grant C Xfered :05/04/90 Site :15038 SW Ashford St Tigard Price :$98,400 Mail :15038 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$136,370 Census :Tract: Block: 98 -99 Taxes :$2,323.88 Telephone:503- 684 -5143 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 98, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:5,227 B1dgSF:1,758 Ac:.12 # 70 * MetroScan / Washington (OR) * Parcel :R2004845 RefPar# :2S112CB 08500 Owner :Fox John Nelson & Sharon M Xfered :04/29/94 Site :15050 SW Kenton Dr Tigard 97224 Price :$149,000 Mail :15050 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$126,250 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,172.56 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 99, ACRES Bedrm:3 Bth: YB:1989 Lot Sqft:5,227 B1dgSF:1,728 Ac:.12 # 71 * MetroScan / Washington (OR) * Parcel :R2004846 RefPar# :25112CB 08600 Owner :Neihart Nancy E Xfered :03/09/90 Site :15072 SW Kenton Dr Tigard 97224 Price :$91,600 Mail :15072 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$125,560 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,176.89 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 100, ACRES Bedrm:3 Bth: YB:1989 Lot Sqft:5,227 B1dgSF:1,580 Ac:.12 # 72 * MetroScan / Washington (OR) * Parcel :R2004847 RefPar# :2S112CB 08700 Owner :Macdanold Margaret A Xfered :07/16/98 Site :15094 SW Kenton Dr Tigard 97224 Price :$166,500 Mail :15094 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$113,070 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,012.74 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 101, ACRES Bedrm:3 Bth: YB:1989 Lot Sqft:5,227 B1dgSF:1,488 Ac:.12 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 73 * • MetroScan / Washington (OR) III Parcel :R2004848 RefPar# :2S112CB 08800 Owner :Swift Christopher D & Joyce C Xfered :06/18/93 Site :15118 SW Kenton Dr Tigard 97224 Price :$147,000 Mail :15118 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$125,340 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,177.66 ' Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 102, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,227 BldgSF:1,760 Ac:.12 # 74 * MetroScan / Washington (OR) * Parcel :R2004849 RefPar# :2S112CB 08900 Owner :Keller Steven J & Jeanine M Xfered :12/15/89 Site :15130 SW Kenton Dr Tigard 97224 Price :$89,900 Mail :15130 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$118,090 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,088.48 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 103, ACRES Bedrm:3 Bth: YB:1989 Lot Sqft:5,227 B1dgSF:1,610 Ac:.12 # 75 * MetroScan / Washington (OR) * Parcel :R2004850 RefPar# :2S112CB 09000 Owner :Mercil Marlies & Daniel A Xfered :05/20/91 Site :15152 SW Kenton Dr Tigard 97224 Price . Mail :15152 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$130,460 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,224.72 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 104, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,227 BldgSF:1,581 Ac:.12 # 76 * MetroScan / Washington (OR) * Parcel :R2004851 RefPar# :2S112CB 09100 Owner :Kuo Huey -Ju Xfered :12/26/97 Site :15174 SW Kenton Dr Tigard 97224 Price :$170,000 Mail :7444 SW Ashford St Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$114,150 Census :Tract:308.02 Block:3 98 -99 Taxes :$1,976.71 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 105, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,662 B1dgSF:1,259 Ac:.13 # 77 * MetroScan / Washington (OR) * Parcel :R2004852 RefPar# :2S112CB 09200 Owner :Emmons Walter Bruce Xfered :10/13/89 Site :15196 SW Kenton Dr Tigard 97224 Price :$94,000 Mail :15196 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$119,920 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,112.66 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 106, ACRES Bedrm:3 Bth: YB:1989 Lot Sqft:5,662 B1dgSF:1,621 Ac:.13 # 78 * MetroScan / Washington (OR) * Parcel :R2004853 RefPar# :2S112CB 09300 Owner :Mitu Company Xfered :01/10/90 Site :15210 SW Kenton Dr Tigard 97224 Price :$110,000 Mail :8925 SW Beaverton Hillsdale Hwy Portland Or 97225 :$68,150 Use :1012 Res,Improved Imp :$127,410 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,244.28 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 107, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,662 BldgSF:1,802 Ac:.13 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 79 * . MetroScan / Washington (OR) • * Parcel :R2004854 RefPar# :2S112CB 09400 Owner :Groff Melissa A Xfered :09/27/95 Site :15232 SW Kenton Dr Tigard 97224 Price :$194,000 Mail :15232 SW Kenton Dr Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$149,610 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,547.19 • Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 108, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:6,098 B1dgSF:2,208 Ac:.14 # 80 * MetroScan / Washington (OR) * Parcel :R2004855 RefPar# :2S112CB 09500 Owner :Stewart Larry J & Frances L Xfered :10/02/90 Site :15254 SW Kenton Dr Tigard 97224 Price :$155,000 Mail :15254 SW Kenton Dr Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$148,240 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,518.82 Telephone:503- 624 -8657 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 109, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:6,098 B1dgSF:2,208 Ac:.14 # 81 * MetroScan / Washington (OR) * Parcel :R2004856 RefPar# :2S112CB 09600 Owner :Maxwell Michael C & Jenny S Xfered :01/20/98 Site :15270 SW Kenton Dr Tigard 97224 Price :$191,000 Mail :15270 SW Kenton Dr Tigard Or 97224 Land :$69,410 Use :1012 Res,Improved Imp :$138,190 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,469.96 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT PT 110, Bedrm:3 Bth: YB:1991 Lot Sqft:5,662 BldgSF:1,860 Ac:.13 # 82 * MetroScan / Washington (OR) * Parcel :R2004870 RefPar# :2S112CB 11000 Owner :Tompkins Robert V & Gloria R Xfered :07/09/90 Site :15369 SW Kenton Dr Tigard 97224 Price :$100,900 Mail :15369 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$122,050 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,118.34 Telephone:503- 620 -2765 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 124, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:5,227 BldgSF:1,564 Ac:.12 # 83 * MetroScan / Washington (OR) * Parcel :R2004871 RefPar# :2S112CB 11100 Owner :Herndon Mark R & Jennifer L Xfered :09/24/93 Site :15347 SW Kenton Dr Tigard 97224 Price :$171,300 Mail :15347 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$171,280 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,815.95 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 125, ACRES Bedrm:4 Bth: YB:1994 Lot Sqft:5,662 B1dgSF:2,348 Ac:.13 # 84 * MetroScan / Washington (OR) * Parcel :R2004872 RefPar# :2S112CB 11200 Owner :Finicle Michael E & Joanne M Xfered :05/01/95 Site :15325 SW Kenton Dr Tigard 97224 Price :$170,000 Mail :15325 SW Kenton Dr Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$137,270 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,319.41 Telephone:503- 620 -5424 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 126, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,227 B1dgSF:1,898 Ac:.12 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 85 * • MetroScan / Washington (OR) • * Parcel :R2004873 RefPar# :2S112CB 11300 Owner :Gilmour Allen G Xfered :01/16/92 Site :15303 SW Kenton Dr Tigard 97224 Price :$130,000 Mail :3610 NE 115Th Cir Vancouver Wa 98686 Land :$68,150 Use :1012 Res,Improved Imp :$120,470 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,070.24 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 127, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,227 B1dgSF:1,630 Ac:.12 # 86 * MetroScan / Washington (OR) * Parcel :R2004874 RefPar# :2S112CB 11400 Owner :Kilpatrick Scott A;Attard Denise R Xfered :10/29/98 Site :15314 SW 81St Ave Tigard 97224 Price :$187,900 Mail :15314 SW 81St Ave Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$136,010 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,351.68 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 128, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:5,227 BldgSF:1,682 Ac:.12 # 87 * MetroScan / Washington (OR) * Parcel :R2004875 RefPar# :2S112CB 11500 Owner :Bean Brian D & Teresa J Xfered :08/29/89 Site :15336 SW 81St Ave Tigard 97224 Price :$106,700 Mail :15336 SW 81St Ave Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$136,260 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,376.90 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 129, ACRES Bedrm:4 Bth: YB:1989 Lot Sqft:5,227 BldgSF:1,935 Ac:.12 # 88 * MetroScan / Washington (OR) * Parcel :R2004876 RefPar# :2S112CB 11600 Owner :Goldsmith Richard E & Sohyon M Xfered :06/13/91 Site :15358 SW 81St Ave Tigard 97224 Price :$148,900 Mail :15358 SW 81St Ave Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$154,200 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,653.41 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 130, ACRES Bedrm:4 Bth: YB:1991 Lot Sqft:5,662 B1dgSF:2,191 Ac:.13 # 89 * MetroScan / Washington (OR) * Parcel :R2004877 RefPar# :2S112CB 11700 Owner :Jackson Kenneth S Xfered :07/30/91 Site :15370 SW 81St Ave Tigard 97224 Price :$130,900 Mail :15370 SW 81St Ave Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$121,330 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,179.29 Telephone:503- 620 -7877 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 131, ACRES Bedrm:3 Bth: YB:1991 Lot Sqft:5,227 B1dgSF:1,519 Ac:.12 # 90 * MetroScan / Washington (OR) * Parcel :R2004878 RefPar# :2S112CB 11800 Owner :Quigg Tad A & Fern G Xfered :08/31/98 Site :15392 SW 81St Ave Tigard 97224 Price :$186,000 Mail :15392 SW 81St Ave Tigard Or 97224 Land :$68,150 Use :1012 Res,Improved Imp :$107,730 Census :Tract:308.02 Block:3 98 -99 Taxes :$1,962.99 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.2 Legal :ASHFORD OAKS NO.2, LOT 132, ACRES Bedrm: Bth: YB:1989 Lot Sqft:5,227 BldgSF:1,085 Ac:.12 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 91 * • MetroScan / Washington (OR) III Parcel :R2008940 RefPar# :2S112CB 12300 Owner :Palmer Jack B & Monika Xfered :04/17/98 Site :15051 SW 81St Ave Tigard 97224 Price . Mail :15051 SW 81St Ave Tigard Or 97224 Land :$74,960 Use :1012 Res,Improved Imp :$152,670 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,792.05 • Telephone: Thomas Bros:655 F6 Subdiv . Legal :1990 -012 PARTITION PLAT, LOT 1, Bedrm:3 Bth: YB:1991 Lot Sqft:10,018 BldgSF:2,181 Ac:.23 # 92 * MetroScan / Washington (OR) * Parcel :R2008941 RefPar# :2S112CB 12400 Owner :Everhart William W & Georgia A Xfered :05/09/90 Site :8145 SW Ross St Tigard 97224 Price :$27,000 Mail :8145 SW Ross St Tigard Or 97224 Land :$69,410 Use :1012 Res,Improved Imp :$131,180 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,373.91 Telephone:503- 639 -7660 Thomas Bros:655 F6 Subdiv . Legal :1990 -012 PARTITION PLAT, LOT 2, Bedrm:3 Bth: YB:1991 Lot Sqft:10,454 BldgSF:1,660 Ac:.24 # 93 * MetroScan / Washington (OR) * Parcel :R2008942 RefPar# :2S112CB 12500 Owner :Lutter Stephan G Xfered :08/13/98 Site :15033 SW 81St Ave Portland 97224 Price :$295,000 Mail :15033 SW 81St Ave Portland Or 97224 Land :$137,030 Use :1012 Res,Improved Imp :$184,620 Census :Tract:308.02 Block:3 98 -99 Taxes :$3,687.57 Telephone: Thomas Bros:655 F6 Subdiv . Legal :1990 -012 PARTITION PLAT, LOT 3, Bedrm:2 Bth: YB:1991 Lot Sqft:38,768 BldgSF:2,196 Ac:.89 # 94 * MetroScan / Washington (OR) * Parcel :R2012531 RefPar# :2S112CB 00402 Owner :Knippel David P & Ellen P Xfered :10/13/89 Site :15220 SW 81St Ave Tigard 97224 Price :$132,500 Mail :15220 SW 81St Ave Tigard Or 97224 Land :$73,830 Use :1012 Res,Improved Imp :$182,780 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,969.95 Telephone:503- 684 -8349 Thomas Bros:655 F6 Subdiv :Good Acres Legal :GOOD ACRES, LOT PT 6, ACRES .56 Bedrm:5 Bth: YB:1968 Lot Sqft:24,393 B1dgSF:3,503 Ac:.56 # 95 * MetroScan / Washington (OR) * Parcel :R2012534 RefPar# :2S112CB 00403 Owner :Sims Donald P & Jill K Xfered :12/15/95 Site :15200 SW 81St Ave Tigard 97224 Price . Mail :15200 SW 81St Ave Tigard Or 97224 Land :$77,930 Use :1012 Res,Improved Imp :$191,340 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,874.20 Telephone: Thomas Bros:655 F6 Subdiv :Good Acres Legal :GOOD ACRES, LOT PT 6, ACRES .67 Bedrm:4 Bth: YB:1993 Lot Sqft:29,185 B1dgSF:1,730 Ac:.67 # 96 * MetroScan / Washington (OR) * Parcel :R2015238 RefPar# :2S112CB 12600 Owner :Hanlin Elizabeth J Xfered :02/24/98 Site :15038 SW 81St Ave Tigard 97224 Price . Mail :15038 SW 81St Ave Tigard Or 97224 Land :$82,030 Use :1012 Res,Improved Imp :$157,120 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,719.29 Telephone: Thomas Bros:655 F6 Subdiv . Legal :PARTITION PLAT 1991 -017, LOT 1, Bedrm:3 Bth: YB:1991 Lot Sgft:12,196 B1dgSF:1,869 Ac:.28 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 97 * • MetroScan / Washington (OR) Parcel :R2015239 RefPar# :2S112CB 12700 Owner :Corbin Gary S & Terrie Xfered :06/11/98 Site :15070 SW 81St Ave Tigard 97224 Price :$330,000 Mail :13950 SW Bonnie Brae Ct Beaverton Or 97005 Land :$272,390 Use :1912 Res,Improved,Potential Development Imp :$53,808 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,658.06 ' Telephone: Thomas Bros:655 F6 Subdiv . Legal :PARTITION PLAT 1991 -017, LOT 2, Bedrm:3 Bth: YB:1925 Lot Sqft:115,434 B1dgSF:2,273 Ac:2.65 # 98 * MetroScan / Washington (OR) Parcel :R2020444 RefPar# :2S112CB 12800 Owner :Symes David P R Xfered :10/10/95 Site :15000 SW Kenton Dr Tigard 97224 Price :$179,000 Mail :15000 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$146,010 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,482.52 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 137, ACRES Bedrm:4 Bth: YB:1992 Lot Sqft:5,662 B1dgSF:1,985 Ac:.13 # 99 * MetroScan / Washington (OR) * Parcel :R2020445 RefPar# :2S112CB 12900 Owner :Schrader Jay A & Karen S Xfered :08/19/92 Site :14976 SW Kenton Dr Tigard 97224 Price :$141,900 Mail :6373 Haverhill Ct West Linn Or 97068 Land :$69,410 Use :1012 Res,Improved Imp :$132,200 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,388.10 Telephone:503- 722 -5228 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 138, ACRES Bedrm:4 Bth: YB:1992 Lot Sqft:5,227 B1dgSF:1,882 Ac:.12 # 100 * MetroScan / Washington (OR) * Parcel :R2020446 RefPar# :2S112CB 13000 Owner :Skidmore Shirley A Xfered :10/16/96 Site :14954 SW Kenton Dr Tigard 97224 Price :$205,845 Mail :14954 SW Kenton Dr Tigard Or 97224 Land :$69,410 Use :1012 Res,Improved Imp :$136,100 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,457.42 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 139, ACRES Bedrm: Bth: YB:1992 Lot Sqft:5,227 B1dgSF:1,842 Ac:.12 # 101 * MetroScan / Washington (OR) * Parcel :R2020447 RefPar# :2S112CB 13100 Owner :Cook Jillene D Xfered :08/14/98 Site :14932 SW Kenton Dr Tigard 97224 Price :$194,675 Mail :14932 SW Kenton Dr Tigard Or 97224 Land :$69,410 Use :1012 Res,Improved Imp :$124,320 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,271.62 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 140, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:5,227 B1dgSF:1,612 Ac:.12 # 102 * MetroScan / Washington (OR) * Parcel :R2020448 RefPar# :2S112CB 13200 Owner :Nielsen Carolyn M Xfered :09/11/92 Site :14910 SW Kenton Dr Tigard 97224 Price :$129,500 Mail :14910 SW Kenton Dr Tigard Or 97224 Land :$79,820 Use :1012 Res,Improved Imp :$120,980 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,314.63 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 141, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:6,098 BldgSF:1,625 Ac:.14 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 103 * • MetroScan / Washington (OR) Parcel :R2020449 RefPar# :2S112CB 13300 Owner :Ekberg Timothy L Xfered :03/11/98 Site :14896 SW Kenton Dr Tigard 97224 Price :$188,750 Mail :14896 SW Kenton Dr Tigard Or 97224 Land :$79,820 Use :1012 Res,Improved Imp :$131,850 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,490.14 ' Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 142, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:6,534 BldgSF:1,830 Ac:.15 # 104 * MetroScan / Washington (OR) * Parcel :R2020450 RefPar# :2S112CB 13400 Owner :Moll James A & Carolyn J Xfered :12/02/92 Site :14874 SW Kenton Dr Tigard 97224 Price :$129,900 Mail :14874 SW Kenton Dr Tigard Or 97224 Land :$62,470 Use :1012 Res,Improved Imp :$122,210 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,174.96 Telephone:503- 624 -8591 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 143, ACRES Bedrm:3 Bth: YB:1993 Lot Sqft:5,662 B1dgSF:1,597 Ac:.13 # 105 * MetroScan / Washington (OR) * Parcel :R2020451 RefPar# :2S112CB 13500 Owner :O'Connor Patricia Jo Xfered :12/03/93 Site :14852 SW Kenton Dr Tigard 97224 Price :$129,500 Mail :2034 S Fork Dr Lafayette Co 80026 Land :$62,470 Use :1012 Res,Improved Imp :$99,250 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,072.77 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 144, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:5,662 B1dgSF:1,450 Ac:.13 # 106 * MetroScan / Washington (OR) * Parcel :R2020452 RefPar# :2S112CB 13600 Owner :Pittmon Bradley J & Laurie G Xfered :01/05/96 Site :14830 SW Kenton Dr Tigard 97224 Price :$146,000 Mail :14830 SW Kenton Dr Tigard Or 97224 Land :$62,470 Use :1012 Res,Improved Imp :$118,580 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,109.09 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 145, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:5,227 B1dgSF:1,571 Ac:.12 # 107 * MetroScan / Washington (OR) * Parcel :R2020453 RefPar# :2S112CB 13700 Owner :Wettstein Guy W & Stephanie K Xfered :07/16/97 Site :14818 SW Kenton Dr Tigard 97224 Price :$168,900 Mail :14818 SW Kenton Dr Tigard Or 97224 Land :$71,840 Use :1012 Res,Improved Imp :$120,430 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,239.18 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 146, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:6,534 B1dgSF:1,571 Ac:.15 # 108 * MetroScan / Washington (OR) * Parcel :R2020454 RefPar# :2S112CB 13800 Owner :Westlund Andrew N & Valorie A Xfered :10/21/92 Site :14800 SW Kenton Dr Tigard 97224 Price :$144,400 Mail :14800 SW Kenton Dr Tigard Or 97224 Land :$79,820 Use :1012 Res,Improved Imp :$141,950 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,659.53 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 147, ACRES Bedrm:4 Bth: YB:1992 Lot Sqft:7,840 BldgSF:2,044 Ac:.18 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 109 * 110 MetroScan / Washington (.0 II, * Parcel :R2020455 RefPar# :2S112CB 13900 Owner :Myers Terry W & Nancy Jo Xfered :06/18/96 Site :14807 SW Kenton Dr Tigard 97224 Price :$187,500 Mail :14807 SW Kenton Dr Tigard Or 97224 Land :$69,410 Use :1012 Res,Improved Imp :$137,670 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,460.71 ' Telephone:503- 598 -1839 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 148, ACRES Bedrm:4 Bth: YB:1992 Lot Sqft:5,662 B1dgSF:1,841 Ac:.13 # 110 * MetroScan / Washington (OR) * Parcel :R2020456 RefPar# :2S112CB 14000 Owner :Newgard Bradford J & Mary R Xfered :07/06/92 Site :14821 SW Kenton Dr Tigard 97224 Price :$137,550 Mail :14821 SW Kenton Dr Tigard Or 97224 Land :$69,410 Use :1012 Res,Improved Imp :$133,710 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,397.85 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 149, ACRES Bedrm:4 Bth: YB:1992 Lot Sqft:6,098 BldgSF:1,775 Ac:.14 # 111 * MetroScan / Washington (OR) * Parcel :R2020457 RefPar# :2S112CB 14100 Owner :Andrews Kris R & Mychelle K Xfered :12/11/92 Site :14845 SW Kenton Dr Tigard 97224 Price :$144,900 Mail :14845 SW Kenton Dr Tigard Or 97224 Land :$69,410 Use :1012 Res,Improved Imp :$138,290 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,473.43 Telephone:503- 620 -8103 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 150, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:8,276 B1dgSF:1,838 Ac:.19 # 112 * MetroScan / Washington (OR) * Parcel :R2020458 RefPar# :2S112CB 14200 Owner :Olsen Janeen A Xfered :06/12/92 Site :14867 SW Kenton Dr Tigard 97224 Price :$129,900 Mail :14867 SW Kenton Dr Tigard Or 97224 Land :$62,470 Use :1012 Res,Improved Imp :$125,180 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,233.06 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 151, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:7,405 BldgSF:1,586 Ac:.17 # 113 * MetroScan / Washington (OR) * Parcel :R2020459 RefPar# :2S112CB 14300 Owner :Snyder Wade M & Shellie R Xfered :12/30/94 Site :14889 SW Kenton Dr Tigard 97224 Price :$149,900 Mail :14889 SW Kenton Dr Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$131,350 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,253.39 Telephone:503- 684 -5394 Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 152, ACRES Bedrm:3 Bth: YB:1993 Lot Sqft:5,227 B1dgSF:1,676 Ac:.12 # 114 * MetroScan / Washington (OR) * Parcel :R2020460 RefPar# :2S112CB 14400 Owner :Havnaer Kurt M & Kirstin S Xfered :12/23/96 Site :14943 SW Kenton Dr Tigard 97224 Price :$202,000 Mail :14943 SW Kenton Dr Tigard Or 97224 Land :$69,410 Use :1012 Res,Improved Imp :$138,420 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,471.62 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 153, ACRES Bedrm:4 Bth: YB:1992 Lot Sqft:6,098 BldgSF:1,855 Ac:.14 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 115 * • MetroScan / Washington (OR) Parcel :R2020461 RefPar# :2S112CB 14500 Owner :Wilhelm Harald & Marci A Xfered :06/30/98 Site :14967 SW Kenton Dr Tigard 97224 Price :$203,000 Mail :14967 SW Kenton Dr Tigard Or 97224 Land :$69,410 Use :1012 Res,Improved Imp :$145,820 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,472.81 ' Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 154, ACRES Bedrm:4 Bth: YB:1992 Lot Sqft:5,227 B1dgSF:1,996 Ac:.12 # 116 * MetroScan / Washington (OR) * Parcel :R2020462 RefPar# :2S112CB 14600 Owner :Wise Ronald H Xfered :01/26/93 Site :14985 SW Kenton Dr Tigard 97224 Price :$143,900 Mail :10598 SW Naeve St Tigard Or 97224 Land :$63,100 Use :1012 Res,Improved Imp :$139,420 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,376.90 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 155, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:5,227 B1dgSF:1,863 Ac:.12 # 117 * MetroScan / Washington (OR) * Parcel :R2020463 RefPar# :2S112CB 14700 Owner :Rollins Sandra K & Jack A Xfered :09/12/97 Site :15007 SW Kenton Dr Tigard 97224 Price :$194,900 Mail :15007 SW Kenton Dr Tigard Or 97224 Land :$69,410 Use :1012 Res,Improved Imp :$121,810 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,253.08 Telephone: Thomas Bros:655 F7 Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, LOT 156, ACRES Bedrm:3 Bth: YB:1992 Lot Sqft:5,227 BldgSF:1,526 Ac:.12 # 118 * MetroScan / Washington (OR) * Parcel :R2020464 RefPar# :2S112CB 14800 Owner :Ashford Oaks Owners Of Lots Xfered . Site : *No Site Address* Price . Mail :PO Box 1368 Beaverton Or 97075 Land . Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes . • Telephone: Thomas Bros: Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, TRACT E (PRIVATE Bedrm: Bth: YB: Lot Sqft:3,049 B1dgSF: Ac:.07 # 119 * MetroScan / Washington (OR) * Parcel :R2020465 RefPar# :2S112CB 14900 Owner :Oregon State Of Dept Of Xfered . Site : *No Site Address* Price . Mail :PO Box 1368 Beaverton Or 97075 Land . Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes . Telephone: Thomas Bros: Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, TRACT F (FUTURE Bedrm: Bth: YB: Lot Sqft:6,098 BldgSF: Ac:.14 # 120 * MetroScan / Washington (OR) * Parcel :R2020466 RefPar# :2S112CB 15000 Owner :Tigard City Of Xfered . Site : *No Site Address* Price . Mail :13125 SW Hall Blvd Tigard Or 97223 Land . Use :9152 Gov,City Imp . Census :Tract: Block: 98 -99 Taxes . • Telephone:503- 526 -2470 Thomas Bros: Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, TRACT G (STREET Bedrm: Bth: YB: Lot Sqft: B1dgSF: Ac: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 121 * • MetroScan / Washington (OR) III * Parcel :R2020467 RefPar# :2S112CB 15100 Owner :Tigard City Of Xfered . Site : *No Site Address* Price . Mail :13125 SW Hall Blvd Tigard Or 97223 Land . Use :9152 Gov,City Imp . • Census :Tract: Block: 98 -99 Taxes . • Telephone:503- 526 -2470 Thomas Bros: Subdiv :Ashford Oaks No.3 Legal :ASHFORD OAKS NO.3, TRACT H, ACRES Bedrm: Bth: YB: Lot Sqft:871 BldgSF: Ac:.02 # 122 * MetroScan / Washington (OR) * Parcel :R2021517 RefPar# :2S112CB 00301 Owner :Jacob Jeff & Janice Xfered :02/25/94 Site :15160 SW 81St Ave Tigard 97224 Price . Mail :15160 SW 81St Ave Tigard Or 97224 Land :$131,830 Use :1012 Res,Improved Imp :$80,910 Census :Tract:308.02 Block:3 98 -99 Taxes :$2,093.11 Telephone: Thomas Bros:655 F6 Subdiv :Good Acres Legal :GOOD ACRES, LOT PT 5, ACRES .80 Bedrm:3 Bth: YB:1926 Lot Sqft:34,848 BldgSF:1,821 Ac:.80 # 123 * MetroScan / Washington (OR) * Parcel :R2065764 RefPar# :2S112CB 01001 Owner :Mcdonald Lynn B & Monica R Xfered . Site : *No Site Address* Price . Mail :8340 SW Ross St Tigard Or 97224 Land :$4,360 Use :1902 Vacant,Residential,Potential Devel Imp . Census :Tract: Block: 98 -99 Taxes :$51.70 Telephone:503- 639 -4890 Thomas Bros: Subdiv :Good Acres Legal :GOOD ACRES, LOT PT 10, ACRES .20 Bedrm: Bth: YB: Lot Sqft:8,712 B1dgSF: Ac:.20 # 124 * MetroScan / Washington (OR) * Parcel :R2073168 RefPar# :2S111DA 00800 Owner :Matrix Development Corp Xfered . Site :8625 SW Braeburn Ln Tigard 97224 Price . Mail :6900 SW Haines Rd #200 Tigard Or 97223 Land :$47,700 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$548.67 Telephone: Thomas Bros: Subdiv :Applewood Park Legal :APPLEWOOD PARK, LOT 4, ACRES .10 Bedrm: Bth: YB: Lot Sqft:4,356 B1dgSF: Ac:.10 # 125 * MetroScan / Washington (OR) * Parcel :R2073169 RefPar# :2S111DA 00900 Owner :Raynor Brent A Xfered :07/15/98 Site :8601 SW Braeburn Ln Tigard 97224 Price :$179,900 Mail :8601 SW Braeburn Ln Tigard Or 97224 Land :$56,430 Use :1012 Res,Improved Imp :$7,740 Census :Tract: Block: 98 -99 Taxes :$738.09 Telephone: Thomas Bros: Subdiv :Applewood Park Legal :APPLEWOOD PARK, LOT 5, ACRES .10 Bedrm:3 Bth: YB:1997 Lot Sqft:4,356 BldgSF:1,731 Ac:.10 # 126 * MetroScan / Washington (OR) * Parcel :R2073170 RefPar# :2S111DA 01000 Owner :Gilchrist Paul E & Cynthia J Xfered :04/20/98 Site :8620 SW Braeburn Ln Tigard 97224 Price :$215,950 Mail :8601 SW Braeburn Ln Tigard Or 97224 Land :$56,430 Use :1012 Res,Improved Imp :$25,010 Census :Tract: Block: 98 -99 Taxes :$936.74 Telephone: Thomas Bros: Subdiv :Applewood Park Legal :APPLEWOOD PARK, LOT 6, ACRES .11 Bedrm:3 Bth: YB:1997 Lot Sqft:4,791 BldgSF:2,420 Ac:.11 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 127 * MetroScan / Washington (OR) III Parcel :R2073171 RefPar# :2S111DA 01100 Owner :Nguyen Henry H Xfered :04/29/98 Site :8600 SW Braeburn Ln Tigard 97224 Price :$175,900 Mail :8600 SW Braeburn Ln Tigard Or 97224 Land :$56,430 Use :1012 Res,Improved Imp :$12,600 Census :Tract: Block: 98 -99 Taxes :$793.94 ' Telephone: Thomas Bros: Subdiv :Applewood Park Legal :APPLEWOOD PARK, LOT 7, ACRES .09 Bedrm:3 Bth: YB:1997 Lot Sqft:3,920 B1dgSF:1,582 Ac:.09 # 128 * MetroScan / Washington (OR) * Parcel :R2073172 RefPar# :2S111DA 01200 Owner :Cha Eric I & Stephanie W Xfered :04/24/98 Site :8627 SW Lodi Ln Tigard 97224 Price :$209,900 Mail :8627 SW Lodi Ln Tigard Or 97224 Land :$56,430 Use :1012 Res,Improved Imp :$24,870 Census :Tract: Block: 98 -99 Taxes :$935.11 Telephone: Thomas Bros: Subdiv :Applewood Park Legal :APPLEWOOD PARK, LOT 8, ACRES .11 Bedrm:3 Bth: YB:1997 Lot Sqft:4,791 B1dgSF:2,420 Ac:.11 # 129 * MetroScan / Washington (OR) * Parcel :R2073173 RefPar# :2S111DA 01300 Owner :Allen Richard Jay Xfered :04/24/98 Site :8605 SW Lodi Ln Tigard 97224 Price :$203,900 Mail :8605 SW Lodi Ln Tigard Or 97224 Land :$56,430 Use :1012 Res,Improved Imp :$16,310 Census :Tract: Block: 98 -99 Taxes :$836.68 Telephone: Thomas Bros: Subdiv :Applewood Park Legal :APPLEWOOD PARK, LOT 9, ACRES .09 Bedrm:3 Bth: YB:1997 Lot Sqft:3,920 B1dgSF:2,240 Ac:.09 # 130 * MetroScan / Washington (OR) * Parcel :R2073176 RefPar# :2S111DA 01600 Owner :Lee Jack & Amy Yuen Xfered :06/30/98 Site :8670 SW Lodi Ln Tigard 97224 Price :$212,900 Mail :8670 SW Lodi Ln Tigard Or 97224 Land :$47,700 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$548.67 Telephone: Thomas Bros: Subdiv :Applewood Park Legal :APPLEWOOD PARK, LOT 12, ACRES .10 Bedrm: Bth: YB: Lot Sqft:4,356 B1dgSF: Ac:.10 # 131 * MetroScan / Washington (OR) * Parcel :R2073177 RefPar# :2S111DA 01700 Owner :Le Donavan D Xfered :07/23/98 Site :8624 SW Lodi Ln Tigard 97224 Price :$188,900 Mail :8624 SW Lodi Ln Tigard Or 97224 Land :$47,700 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$548.67 Telephone: Thomas Bros: Subdiv :Applewood Park Legal :APPLEWOOD PARK, LOT 13, ACRES .10 Bedrm: Bth: YB: Lot Sqft:4,356 BldgSF: Ac:.10 # 132 * MetroScan / Washington (OR) * Parcel :R2073178 RefPar# :2S111DA 01800 Owner :Dugan Kelly J Xfered :05/22/98 Site :8602 SW Lodi Ln Tigard 97224 Price :$222,179 Mail :8602 SW Lodi Ln Tigard Or 97224 Land :$56,430 Use :1012 Res,Improved Imp :$8,970 Census :Tract: Block: 98 -99 Taxes :$752.28 Telephone: Thomas Bros: Subdiv : Applewood Park Legal :APPLEWOOD PARK, LOT 14, ACRES .09 Bedrm:3 Bth: YB:1997 Lot Sqft:3,920 B1dgSF:2,326 Ac:.09 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 133 * MetroScan / Washington (OR) III Parcel :R2073179 RefPar# :2S111DA 01900 Owner :Tigard City Of Xfered . Site : *No Site Address* Price . Mail :13125 SW Hall Blvd Tigard Or 97223 Land . • Use :9152 Gov,City Imp . • Census :Tract: Block: 98 -99 Taxes . ' Telephone:503- 526 -2470 Thomas Bros: Subdiv :Applewood Park Legal :APPLEWOOD PARK, TRACT A, ACRES .86, Bedrm: Bth: YB: Lot Sqft:37,461 BldgSF: Ac:.86 # 134 * MetroScan / Washington (OR) * Parcel :R2075869 RefPar# :2S111DA 02000 Owner :Mccormick Carol E & David P Xfered :09/18/98 Site :8641 SW Bellflower Ln Tigard 97224 Price :$216,000 Mail :8641 SW Bellflower Ln Tigard Or 97224 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 15, ACRES Bedrm: Bth: YB: Lot Sqft:4,356 B1dgSF: Ac:.10 # 135 * MetroScan / Washington (OR) * Parcel :R2075870 RefPar# :2S111DA 02100 Owner :Knapp Thomas A & Jo Ellin Xfered :09/04/98 Site :8599 SW Bellflower Ln Tigard 97224 Price :$177,510 Mail :8599 SW Bellflower Ln Tigard Or 97224 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 16, ACRES Bedrm: Bth: YB: Lot Sqft:3,920 B1dgSF: Ac:.09 # 136 * MetroScan / Washington (OR) * Parcel :R2075871 RefPar# :2S111DA 02200 Owner :Davis Scott W & Barbara A Xfered :08/28/98 Site :8583 SW Bellflower Ln Tigard 97224 Price :$217,571 Mail :8583 SW Bellflower Ln Tigard Or 97224 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 17, ACRES Bedrm: Bth: YB: Lot Sqft:3,920 B1dgSF: Ac:.09 # 137 * MetroScan / Washington (OR) * Parcel :R2075872 RefPar# :2S111DA 02300 Owner :Lutes David M /Nadine A Xfered :11/06/98 Site :8577 SW Bellflower Ln Tigard 97224 Price :$219,698 Mail :8577 SW Bellflower Ln Tigard Or 97224 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 18, ACRES Bedrm: Bth: YB: Lot Sqft:4,356 BldgSF: Ac:.10 # 138 * MetroScan / Washington (OR) * Parcel :R2075873 RefPar# :2S111DA 02400 Owner :Jedan Mihcael E;Heironimus Beth A Xfered :10/14/98 Site :8574 SW Lodi Ln Tigard 97224 Price :$212,948 Mail :8574 SW Lodi Ln Tigard Or 97224 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 19, ACRES Bedrm: Bth: YB: Lot Sqft:4,356 B1dgSF: Ac:.10 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 139 * MetroScan / Washington (OR) Ill Parcel :R2075874 RefPar# :2S111DA 02500 Owner :Platter M Phillip /Deanne K Xfered :11/18/98 Site :8590 SW Lodi Ln Portland 97224 Price :$214,900 Mail :8590 SW Lodi Ln Portland Or 97224 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 ' Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 20, ACRES Bedrm: Bth: YB: Lot Sqft:3,920 B1dgSF: Ac:.09 # 140 * MetroScan / Washington (OR) * Parcel :R2075875 RefPar# :2S111DA 02600 Owner :Matrix Development Corp Xfered . Site :8591 SW Lodi Ln Tigard 97224 Price . Mail :6900 SW Haines Rd #200 Tigard Or 97223 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 21, ACRES Bedrm: Bth: YB: Lot Sqft:3,920 BldgSF: Ac:.09 # 141 * MetroScan / Washington (OR) * Parcel :R2075876 RefPar# :2S111DA 02700 Owner :Matrix Development Corp Xfered . Site :8575 SW Lodi Ln Tigard 97224 Price . Mail :6900 SW Haines Rd #200 Tigard Or 97223 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 22, ACRES Bedrm: Bth: YB: Lot Sqft:4,356 B1dgSF: Ac:.10 # 142 * MetroScan / Washington (OR) * Parcel :R2075877 RefPar# :2S111DA 02800 Owner :Kayser Mark E Xfered :09/16/98 Site :8572 SW Braeburn Ln Tigard 97224 Price :$214,900 Mail :8572 SW Braeburn Ln Tigard Or 97224 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 23, ACRES Bedrm: Bth: YB: Lot Sqft:4,356 BldgSF: Ac:.10 # 143 * MetroScan / Washington (OR) * Parcel :R2075878 RefPar# :2S111DA 02900 Owner :Scott Thomas I;Allison Nancy K Xfered :10/02/98 Site :8580 SW Braeburn Ln Portland 97224 Price :$206,900 Mail :8580 SW Braeburn Ln Portland Or 97224 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 24, ACRES Bedrm: Bth: YB: Lot Sqft:3,920 BldgSF: Ac:.09 # 144 * MetroScan / Washington (OR) * Parcel :R2075879 RefPar# :2S111DA 03000 Owner :Matrix Development Corp Xfered . Site :8585 SW Braeburn Ln Tigard 97224 Price . Mail :6900 SW Haines Rd #200 Tigard Or 97223 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal ' : APPLEWOOD PARK NO.2, LOT 25, ACRES Bedrm: Bth: YB: Lot Sqft:4,356 B1dgSF: Ac:.10 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 145 * MetroScan / Washington (OR) III Parcel :R2075880 RefPar# :2S111DA 03100 Owner :Matrix Development Corp Xfered . Site :8571 SW Braeburn Ln Tigard 97224 Price . Mail :6900 SW Haines Rd #200 Tigard Or 97223 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 ' Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 26, ACRES Bedrm: Bth: YB: Lot Sqft:4,791 B1dgSF: Ac:.11 # 146 * MetroScan / Washington (OR) * Parcel :R2075881 RefPar# :2S111DA 03200 Owner :Matrix Development Corp Xfered . Site :15212 SW Mcintosh Ter Tigard 97224 Price . Mail :6900 SW Haines Rd #200 Tigard Or 97223 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 27, ACRES Bedrm: Bth: YB: Lot Sqft:8,276 BldgSF: Ac:.19 # 147 * MetroScan / Washington (OR) * Parcel :R2075882 RefPar# :2S111DA 03300 Owner :Matrix Development Corp Xfered . Site :15222 SW Mcintosh Ter Tigard 97224 Price . Mail :6900 SW Haines Rd #200 Tigard Or 97223 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 28, ACRES Bedrm: Bth: YB: Lot Sqft:6,098 BldgSF: Ac:.14 # 148 * MetroScan / Washington (OR) * Parcel :R2075883 RefPar# :2S111DA 03400 Owner :Davis John F Xfered :09/03/98 Site :15230 SW Mcintosh Ter Tigard 97224 Price :$209,900 Mail :15230 SW Mcintosh Ter Tigard Or 97224 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 29, ACRES Bedrm: Bth: YB: Lot Sqft:5,662 BldgSF: Ac:.13 # 149 * MetroScan / Washington (OR) * Parcel :R2075884 RefPar# :2S111DA 03500 Owner :Matrix Development Corp Xfered . Site :15242 SW Mcintosh Ter Tigard 97224 Price . Mail :6900 SW Haines Rd #200 Tigard Or 97223 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 30, ACRES Bedrm: Bth: YB: Lot Sqft:5,662 BldgSF: Ac:.13 # 150 * MetroScan / Washington (OR) * Parcel :R2075885 RefPar# :2S111DA 03600 Owner :Matrix Development Corp Xfered . Site :15310 SW Mcintosh Ter Tigard 97224 Price . Mail :6900 SW Haines Rd #200 Tigard Or 97223 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 31, ACRES Bedrm: Bth: YB: Lot Sqft:6,098 BldgSF: Ac:.14 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 151 * 411 MetroScan / Washington (OR) 410 Parcel :R2075886 RefPar# :2S111DA 03700 Owner :Perez Randy Allen Xfered :11/25/98 Site :15326 SW Mcintosh Ter Tigard 97224 Price :$212,555 Mail :15326 SW Mcintosh Ter Tigard Or 97224 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 32, ACRES Bedrm: Bth: YB: Lot Sqft:6,969 B1dgSF: Ac:.16 # 152 * MetroScan / Washington (OR) * Parcel :R2075887 RefPar# :2S111DA 03800 Owner :Strobbe Jason J;Wilson Lauren E Xfered :12/04/98 Site :8578 SW Bellflower Ln Tigard 97224 Price :$201,480 Mail :8578 SW Bellflower Ln Tigard Or 97224 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 33, ACRES Bedrm: Bth: YB: Lot Sqft:4,791 BldgSF: Ac:.11 # 153 * MetroScan / Washington (OR) * Parcel :R2075888 RefPar# :2S111DA 03900 Owner :Matrix Development Corp Xfered . Site :8586 SW Bellflower Ln Tigard 97224 Price . Mail :6900 SW Haines Rd #200 Tigard Or 97223 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 34, ACRES Bedrm: Bth: YB: Lot Sqft:3,920 B1dgSF: Ac:.09 # 154 * MetroScan / Washington (OR) * Parcel :R2075889 RefPar# :2S111DA 04000 Owner :Matrix Development Corp Xfered . Site :8592 SW Bellflower Ln Tigard 97224 Price . Mail :6900 SW Haines Rd #200 Tigard Or 97223 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 35, ACRES Bedrm: Bth: YB: Lot Sqft:4,791 B1dgSF: Ac:.11 # 155 * MetroScan / Washington (OR) * Parcel :R2075890 RefPar# :2S111DA 04100 Owner :Matrix Development Corp Xfered . Site : *No Site Address* Price . Mail :6900 SW Haines Rd #200 Tigard Or 97223 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 36, ACRES Bedrm: Bth: YB: Lot Sqft:4,356 B1dgSF: Ac:.10 # 156 * MetroScan / Washington (OR) * Parcel :R2075913 RefPar# :2S111DA 06400 Owner :Fisher Peter R /Jennifer K Xfered :11/12/98 Site :8689 SW Bellflower Ln Tigard 97224 Price :$220,578 Mail :8689 SW Bellflower Ln Tigard Or 97224 Land :$39,750 Use :1002 Vacant,Residential Imp . Census :Tract: Block: 98 -99 Taxes :$457.25 Telephone: Thomas Bros: Subdiv :Applewood Park No.2 Legal :APPLEWOOD PARK NO.2, LOT 59, ACRES Bedrm: Bth: YB: Lot Sqft:4,356 BldgSF: Ac:.10 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. s • * * * * * * * * * * * * * * * * * * * * * ** * Current * Sale Statistics ****************************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** * Average Sale Price : $207,764.00 * Average Loan Amount : $165,831.00 * * * Number of Sales in last year : 40 * Number of sales in last 6 months : 24 * * * Note: Average Sale Price and Loan Amounts are calculated on full * value sales within the last year. ****************************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** * * * * * * * * * * * * * * * * * ** * Farm Statistics * * * * * * * * * * * * * * * * * * ** ************ * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** * Owner Occupied : 105 * Absentee Owner : 51 * * * Average Square Footage : 1793 * Average # of bedrooms : 3 * Average # of Bathrooms : 1.90 * Average year built : 1985 * * ************ * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** The Information Provided Is Deemed Reliable, But Is Not Guaranteed. • • MEMORANDUM CITY OF TIGARD, OREGON DATE: February 16, 1999 TO: Mark J. Roberts FROM: Brian Rager, Development Review Engineer L ! RE: SUB 98- 0013 /PDR 98 -0011, Elderberry Square Subdivision Description: • This application is for a 27 -lot subdivision and Planned Development approval at 8340 SW Ross Street (WCTM 2S1 12CB, Tax Lots 800, 1000 and 1001). Findings: 1. Streets: TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. • TDC 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. SW Ross Street This site lies adjacent to SW Ross Street, which is classified as a minor collector on the City of Tigard Transportation Plan Map. This roadway classification requires a right -of -way (ROW) width of 60 feet. At present, there is approximately 20 feet of ROW on the south side of the old centerline, according to the most recent tax assessor's map. The City purchased additional ROW from this site several years ago to facilitate the realignment of Ross Street to align with Sattler Street. The applicant, who is developing the Applewood Park development on the west side of SW Hall Boulevard, was conditioned to install a traffic signal at the intersection of Sattler /Ross /Hall and realign Ross Street as a part of that project. SW Ross Street is currently an unimproved roadway. As a result of the Applewood Park project, Ross Street will be improved partially to enable two lanes of traffic. Concrete curbs, sidewalks, street trees and streetlights will not be installed as a part of that project. In order to mitigate the impact from this development, the applicant should complete ENGINEERING COMMENTS SUB 98 -0013 Elderberry Square Subdivision PAGE 1 • • the full improvements of SW Ross Street through the site and adjacent to the site. For the portions of the site that only abut the street (between SW 84 Avenue and the eastern boundary), the applicant must construct a 3 /4- street improvement. SW Hall Boulevard The site also abuts SW Hall Boulevard, which is classified as an arterial street under the jurisdiction of ODOT. The impacts from this site also warrant the construction of a half- street improvement adjacent to this site. The improvement shall be constructed to meet ODOT standards and a permit shall be obtained from ODOT prior to construction. SW 84 Avenue SW 84 Avenue is classified as a local residential street that was stubbed out to the south boundary of this site as a part of the Ashford Oaks No. 3 subdivision project. The applicant proposes to extend the street northerly into this site for local access. The street was constructed through the Ashford Oaks No. 3 project with a 34 -foot curb -to -curb width, which is wider than the current standard for a local residential street at 32 feet curb -to -curb (TDC Table 18.810.1). The applicant's materials indicate they propose to construct the street with a 34 -foot curb -to -curb pavement width. Staff recommends that the applicant be given the opportunity to reduce the pavement width of this street through the project to 32 feet to match our current standard. In order to provide a smooth transition between the existing street width and the 32 -foot width, the applicant would need to provide a transition section with appropriately designed tapers meeting City public improvement design standards. The applicant is proposing a ROW width of 45 feet for this roadway, which would result in the street trees being located within a 4 -foot landscape easement. Staff had talked to the applicant in previous meetings prior to the new development code going into effect about reduction in ROW widths. Under the previous development code, there was a little more flexibility in ROW widths, as a width range was provided. Under the current code, a 32 -foot paved street requires a 50 -foot ROW. Since this project has to be reviewed under the new code, a variance would be necessary in order for Staff to recommend the narrower ROW width. No variance to the ROW width standard was applied for by the applicant, therefore Staff must recommend a condition that the applicant provide a 50 -foot ROW on this street. Traffic Study Findings A traffic impact study was prepared by Kimley -Horn and Associates, Inc., in June 1998, for development o this site. The report analyzed the intersections of Bonita Road /Hall Boulevard, Ross Street/Sattler Street/Hall Boulevard and Durham Road /Hall Boulevard. The report ENGINEERING COMMENTS SUB 98 -0013 Elderberry Square Subdivision PAGE 2 1 • • indicates that all three intersections will operate at acceptable levels of service (LOS) after the project is occupied (LOS E or better). The report assumes the intersection of Ross /Sattler /Hall will be realigned and signalized prior to this project being occupied. That assumption is acceptable, as the applicant is currently obtaining the last of the required permit approvals from ODOT to begin the intersection work. The applicant has already obtained the permit from the City to begin the realignment work of Ross Street. A turn lane analysis was provided as a part of the report that indicates a left turn lane for westbound traffic on Ross Street at Hall Boulevard is not warranted. In addition, a sight distance analysis was provided that shows that there will be at least 250 feet of sight distance at the proposed access point on SW Ross Street, which is acceptable. Interior Street Right -of -Way and Pavement Widths The applicant's plans indicate that they propose a 28 -foot pavement width on both SW Tanoak Street (runs east/west) and SW 83 Avenue (runs north /south). Based on the street layout shown on the preliminary plan, it appears that the traffic volumes on these streets will remain below 500 trips per day (ADT), which would qualify them for the narrower, 28 -foot width. "No Parking" signs would need to be installed on one side of these roadways. The TDC requires that a 28 -foot wide roadway be constructed within a 46 -foot wide ROW. The plan proposes the ROW widths for these streets to be set at 39 feet. The applicant suggests that the public sidewalks will be located within the public ROW, but the streetlights and street trees would be located behind the public sidewalk inside a 4 -foot wide landscape easement. This easement would be separate from the required public utility easement (PUE). As was stated previously, the applicant has not applied for a variance to the ROW standards, so Staff is unable to support the reduced ROW width. Therefore, the applicant will need to provide a 46 -foot ROW for these streets. One alternative for the applicant to consider is to look at the potential traffic volumes on both SW Tanoak Lane and SW 83 Avenue. If those streets will result in volumes less than 200 vehicles per day, the pavement widths could be reduced to 24 feet. With this narrow pavement width, there would be no parking allowed on either side of the street. Access to Lot 27 Lot 27 is a remnant portion of the original property before the ROW was purchased for the Ross Street realignment. TDC 18.705.030.G.2 states that individual access to arterial or collector streets from single - family dwellings and duplex lots shall be discouraged. Direct access to major ENGINEERING COMMENTS SUB 98 -0013 Elderberry Square Subdivision PAGE 3 • • collector or arterial streets shall be considered only if there is no practical alternative way to access the site. Staff believes that in this situation, access to a local residential street is not practical and the City should consider allowing access onto Ross Street, the minor collector. 18.810.030.P.5 states that if a lot has access to two streets with different classifications, primary access should be from the lower classification street. In this case, it would be more practical for this lot to be accessed from SW Ross Street than from SW Hall Boulevard; in addition, access from Ross Street would comply with 18.810.030.P.5. Staff recommends that the applicant be required to provide a vehicle turn - around on Lot 27 so that cars exiting the lot can pull forward onto SW Ross Street rather than back out. Proposed Private Street The applicant is proposing to construct one private street, SW Elderberry Court. TDC 18.810.030.S.3 states that a private street should only serve six single - family residential lots. The applicant's plan indicates that a total of eight lots could have frontage on the private street. The applicant will be required to restrict access on the private street so that only six lots will have direct access. 18.810.030(S) also indicates that the applicant shall ensure the continued maintenance of private streets by establishing a homeowners association. It is recommended that the applicant place a statement on the face of the final plat indicating the private street will be owned and maintained by the properties that will be served by it. In addition, the applicant should record Conditions, Covenants and Restrictions (CC &R's) along with the final plat that will clarify how the private property owners are to maintain the private street. These CC &R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. 2. Water: This site can be served from the City's public water system. There are existing public water lines in SW 84 Avenue and in SW Hall Boulevard that will be extended with the street work in this subdivision The Public Works Department submitted comments for this application and recommend that the proposed water main on SW Ross Street be extended from SW Hall Boulevard to the existing 8 -inch water main located with Ross Street just to the east of the subject site. A condition to this effect has been included with the staff recommendation. ENGINEERING COMMENTS SUB 98 -0013 Elderberry Square Subdivision PAGE 4 • • 3. Sanitary Sewer: An 8 -inch public sanitary sewer line exists in SW 84 Avenue. The applicant's plan indicates they will extend the 8 -inch sewer line within the subdivision and will stub out to the upstream boundaries of the site for further extension to adjacent unsewered properties. 4. Storm Drainage: Overall drainage from this site falls to the south. There is an existing public storm drainage line in SW 84 Avenue that can serve the site. No storm water detention is proposed for this site because the existing storm sewer structures extended o the site are not of sufficient depth to allow detention without the installation of a pump system. The applicant's engineer discussed this issue with Staff and a downstream analysis was submitted that indicates the downstream system has the capacity to accommodate the improvement of this site without the provision of on -site detention. Therefore, the proposed plan is acceptable. There is an existing drywell on the north side of Ross Street adjacent to this site that was installed by the City several years ago. The land in this area is relatively low -lying and flat, so ponding does occur in the area. In addition, the drywell does not function well during the winter months. The only way for the north side of Ross Street to adequately drain is for the water to be conveyed southerly through this site and into the existing storm drainage system in SW 84 Avenue and SW Ashford Street. 18.810.100(C) states that the applicant's drainage system shall be sized large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The applicant is proposing to extend a new public storm drainage line across Ross Street from this site to tie in the existing drywell and storm drainage runoff that collects in that area. The applicant's engineer will need to submit a formal design of the proposed storm drainage system for the project and for Ross Street for review and approval prior to construction. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on -site water quality facilities. The USA standard also allows an exception to constructing a facility if it can be shown that the topography of the site precludes effective design of the facility. As was stated in the previous Storm Drainage section, the existing public storm drainage system in SW 84 Avenue is relatively shallow and it appears infeasible to design a water quality or detention facility and ENGINEERING COMMENTS SUB 98 -0013 Elderberry Square Subdivision PAGE 5 • • provide for gravity flow into the existing storm line. In this case, Staff would support a fee in -lieu of constructing an onsite facility. • 6. Grading and Erosion Control: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The applicant's design engineer will be required to prepare a final grading plan for review and approval. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). 7. Existing Overhead Utility Lines: . There are existing overhead utility lines along SW Hall Boulevard. Section 18.810.120 of the 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. If the fee in -lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 310 lineal feet; therefore the fee would be $ 8,525.00. 9. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). For parcels within the USB, an addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $810.00 (27 lots X $30 /address = $810.00). ENGINEERING COMMENTS SUB 98 -0013 Elderberry Square Subdivision PAGE 6 • • Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639- 4171). 1. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project. Six (6) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on -site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $810.00. 5. The right -of -way width of SW 84 Avenue shall be 50 feet. 6. The right -of -way widths of SW Tanoak Lane and SW 83 Avenue shall be 46 feet. 7. "No Parking" signs shall be installed on one side of SW Tanoak Street and SW 83 Avenue. ENGINEERING COMMENTS SUB 98 - 0013 Elderberry Square Subdivision PAGE 7 • • 8. The applicant shall construct a full -width street improvement along the frontage of SW Ross Street adjacent to Lot 27 (between Hall Boulevard and SW 84 Avenue). The improvements adjacent to this site shall meet the minor collector street standard and shall include: A. City standard pavement section curb -to -curb equal to 40 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off -site storm drainage necessary to convey surface and /or subsurface runoff; E. 5 -foot concrete sidewalks on both sides of street; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs; K. driveway apron for Lot 27; and L. adjustments in vertical and /or horizontal alignment to construct SW Ross Street in a safe manner, as approved by the Engineering Department. 9. The applicant shall construct a 3 /- street improvement along the frontage of SW Ross Street, from SW 84 Avenue to the east end of the site. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 20 feet, plus at least 8 feet of pavement on the north side of the centerline such that the overall paved width will be 28 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off -site storm drainage necessary to convey surface and /or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; I. underground utilities; J. street signs; K. adjustments in vertical and /or horizontal alignment to construct SW Ross Street in a safe manner, as approved by the Engineering Department. 10. The applicant shall construct a half - street improvement in SW Hall Boulevard in accordance with ODOT standards. ENGINEERING COMMENTS SUB 98 -0013 Elderberry Square Subdivision PAGE 8 • • 11. The applicant shall obtain a permit from the State of Oregon Highway Division, to perform work within the right -of -way of . A copy of the permit shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. 12. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 13. If the applicant chooses to reduce the pavement width of SW 84 Avenue to 32 feet through this site, they shall provide a transition section from the end of the existing improvements with appropriately designed tapers. 14. profile of SW Ross Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 15. Lots 4, 5, 6 and 27 shall not be permitted to access directly onto SW Hall Boulevard. 16. Lots 1, 3, 4, 19, 20 and 26 shall not be permitted to access directly onto SW Ross Street. 17. Access to Lot 27 is permitted from SW Ross Street. However, the applicant shall provide to the City Engineer a plan for the driveway into this lot prior to approval of the final plat. The driveway shall be designed with a turnaround so that vehicles exiting the site can pull forward onto SW Ross Street and not be forced to back out onto the street. 18. The applicant shall place a note or plat restriction on the final plat indicating which lots will take access from the private street (shown as Elderberry Court). Only six lots shall be permitted to take access from the private street. 19. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. 20. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC &R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street. The CC &R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy ENGINEERING COMMENTS SUB 98 -0013 Elderberry Square Subdivision PAGE 9 • • of the CC &R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 21. The pavement and rock section of the proposed private street shall meet the City's public street standard for a local residential street. 22. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. 23. The proposed water main in SW Ross Street shall be extended from the main line in Hall Boulevard to tie into the existing 8 -inch main line located within Ross Street just to the east of the subject site. 24. The applicant shall extend 8 -inch public sanitary sewer lines within the street improvements as shown on the preliminary plan to provide sewer availability to adjacent unsewered parcels. 25. The applicant's storm drainage construction plan shall provide for a public storm line in SW Ross Street that will be extended to the northerly side of the road to pick up the drainage currently collecting at the existing drywell on that side of the road. The applicant will be required to physically convey the storm water on the north side of the roadway into the proposed storm drainage system in this project. This may involve intercepting any storm line(s) that currently flow into the drywell. An area drain may also be needed at that location to facilitate continued collection of surface water that may collect at that location. The City Engineer will need to review and approve the final design for this provision prior to construction. 26. Prior to approval of the final plat, the applicant shall pay the fee in -lieu of constructing an on -site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development, which includes the new public street and sidewalk areas. In addition, a standard value of 2,640 sf of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, 2) the portion assessed to each lot ($210 /lot at present) can be paid at the time building permits are issued for the individual lots. The applicant shall provide the Engineering Department (Brian Rager) with surface area calculations for the streets and sidewalk in order for the fee under "1)" above to be calculated. ENGINEERING COMMENTS SUB 98 -0013 Elderberry Square Subdivision PAGE 10 • • 27. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 28. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots, and show that they will be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). 29. The applicant shall either place the existing overhead utility lines along SW Hall Boulevard underground as a part of this project, or they shall pay the fee in -lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 8,525.00 and it shall be paid prior to approval of the final plat. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 30. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision /partition plat. 31. Prior to issuance of any building permits within the subdivision, the public improvements shall be deemed substantially complete by the City Engineer. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off -site street and /or utility improvements are completely finished, and 4) all street lights are installed and ready to be energized. ENGINEERING COMMENTS SUB 98 -0013 Elderberry Square Subdivision PAGE 11 • • IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: ENGINEERING COMMENTS SUB 98 -0013 Elderberry Square Subdivision PAGE 12 • • Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights -of -way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline - centerline intersection points; 2. All cul -de -sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul -de -sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: ENGINEERING COMMENTS SUB 98 -0013 Elderberry Square Subdivision PAGE 13 • • 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface - mounted transformers, surface- mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. ENGINEERING COMMENTS SUB 98 -0013 Elderberry Square Subdivision PAGE 14 , • • THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. i:\eng\brianr\comments\sub98-0013.bdr.doc • ENGINEERING COMMENTS SUB 98 -0013 Elderberry Square Subdivision PAGE 15 • 1 4 , REQUEST FOR COMMENTS CITY OF TIOARD Community Development Shaping A Better Community DATE: January 8,1999 TO: Michael Miller, Operations Utility Manager RECEIVED PLANNING FROM: City of Tigard Planning Division STAFF CONTACT: Mark J. Roberts, Associate Planner JAN 1 9 1999 Phone: (503) 639-4111/ Fax: 15031684-7291 CITY OF TIGARD SUBDIVISION (SUBI 98- 0013 /PLANNED DEVELOPMENT REVIEW EMI 98 -0011 ➢ ELDERBERRY SQUARE SUBDIVISION Q REQUEST: The applicant. has requested preliminary plat approval for a 27 -lot subdivision, approval of a Planned Development overlay zone change application and concurrent Concept Plan approval. The Concept Plan proposes 27 lots for single - family dwellings ranging from 3,526 square feet to 7,198 square feet in size. LOCATION: 8340 SW Ross Street; WCTM 2S1 12CB, Tax Lots 00800, 01000 and 01001. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.340, 18.390, 18.430, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Tuesday, January 19,1999. 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: 7716 PZ 'os /.J A4 /N •J StJ I \e ST. S,'141- j3 (C)C.rENDEr, c,2,v.?^, St../ / IA-r - ,CgZI/, ? Y 7i '/3 Tin)Lc — //u G/ LJ47 Z.- ,r/Z0 GU G/a r yeas ..114 S T •'D Ti £4s TErzA./ ,r)r 77-/e piZve;z4 (Please pmvide the foltowing information) Name of Person(s) Commenting: I Phone Number(s): x q s— I SUB 98- 0013 /PDR 98 -0011 ELDERBERRY SQUARE SUBDIVISION REQUEST FOR COMMENTS • • • • REQUEST FOR COMMENTS CI T I I I GARD Community Development Shaping Better Community DATE: January 8,1999 RECEIVED PLANNING TO: David Scott, Building Official JAN 11 1999 • FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mark I. Roberts, Associate Planner Phone: (5031639 -4111 / Fax: (5031684 -1291 SUBDIVISION (SUB) 98- 0013 /PLANNED DEVELOPMENT REVIEW EPDRI 98 -0011 ➢ ELDERBERRY SQUARE SUBDIVISION < REQUEST: The applicant has requested preliminary plat approval for a 27 -lot subdivision, approval of a Planned Development overlay zone change application and concurrent Concept Plan approval. The Concept Plan proposes 27 lots for single - family dwellings ranging from 3,526 square feet to 7,198 square feet in size. LOCATION: 8340 SW Ross Street; WCTM 2S1 12CB, Tax Lots 00800, 01000 and 01001. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.340, 18.390, 18.430, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Tuesday, January 19,1999. 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: ,^O OVI 4) 7`lens 7' (4 ( c/ b / ID 'i+ 7 C N / f /Iih 7 • 2 j /(lr —A, 2,3 2 A LC- flit pla fro , vet Lai! I s l t k f }..c�a J4. b rhf),1.�.•.� VIrr - `'gyp 1I.1 Gt // .CD7 Lvlt/ 71/74 Aol i.r ,o /t1!' ✓t� ®�i^w )r.r i ''If qp j �� ' 3 � "r t� 1?Rvrr �,t mx./tr .4I4 1 h to (-t' /t✓'ieT Or Qr, - I1 1'yw[ • 7 fp, v,/ G TN, ac7'f 1aa !wTrw J lft, I 11 /d • r J ir4f/P5 • S, f v t f �,J a.+ / et , •), rh i.k ..n i d'lv 6 k' any J/l� d, a // J. C jiuva Fits..., rev[ rowc�/ ,4- l/ rew F 14. (Please provide the forbywing information) Name of Person(sl Commenting: )l t141 k 7. frvr,eJe 44e e.viv i- 6a11;1 4 /j Phone Numberfsl: , t ;D f 1 n. 'f.i- an/ f 1 U 4 d P S.. D 1.1.: 7""1-.14/' SUB 98- 0013 /PDR 98 -0011 ELDERBERRY SQUARE SUBDIVISION REQUEST FOR COMMENTS • • AMT. " o\ II regon Department of Transp Region 1 123 NW Flanders John A. Kitzhaber, M.D., Governor Portland, OR 97209 -4037 (503) 731-8200 January 25, 1999 FAX (503) 731 -8259 FILE CODE: City of Tigard Planning Division PLA9- 2A -TIG -141 13125 SW Hall Blvd. Tigard, OR 97223 Att: M.J. Roberts Subject: SUB 98- 0013 /PDR 98 -0011: Elderberry Square Subdivision (previously SUB 98- 0007 /PDR 98 -0009: Ashford Meadows) Hall Blvd. X Saddler Rd. Dear Mr. Roberts, ODOT previously submitted comments on August 31, 1998 when the proposed subdivision minus lot 27 was under review by the City as Ashford Meadows. We request that the City include our previous comments on Ashford Meadows in the record for this case as all comments still apply. Now that lot 27 is included in the subdivision, the City will be required to construct frontage improvements along this property's highway frontage as a condition of the Ross St. access permit. We recommend the City require this of the applicant. Thank you, /1% / �ir , Marah Danielson Planner Development Review Cc: Martin Jensvold, Chi Mai, ODOT Region 1 Sam Hunaidi, ODOT District 2A Saved as: c:usr \a_marah \tig \elderberry.doc Form 734 -1850 (1/98) 01A25/99 16:23 FAX 1 503 731 8259 ODOT RG 1- FLANDERS Z001 �'`� �" °1 "'" Department of Transportation ' y am .... � � i ;1'_..e f ` . J• Region 1 John A, Kitrheher, M.D., Governor 123 NW Flanders Portland, OR 97209 -4037 January 25, 1999 p i i atmoo (503) 731 -8200 Fax Note 87673 Z FAX (503) 731 -8259 To en City of Tigard Faxa ' �� FILE CODE: Planning Division From - - - 13125 SW Hall Blvd. phone/ Pins- 2A- Tic•i41 Tigard, OR 97223 l (g'5 RECEIVED PLANNING • Aft: M.J. Roberts JAN 2 6 1999 Subject: SUB 98- 0013 /PDR 98 -0011: Elderberry Square Subdivision CITYOF TIGARD (previously SUB 98- 0007 /PDR 98 -0009: Ashford Meadows) Hall Blvd. X Saddler Rd. Dear Mr. Roberts, ODOT previously submitted comments on August 31, 1998 when the proposed subdivision minus lot 27 was under review by the City as Ashford Meadows. We request that the City include our previous comments on Ashford Meadows in the record for this case as all comments still apply. Now that lot 27 is included in the subdivision, the City will be required to construct frontage improvements along this property's highway frontage as a condition of the Ross St. access permit. We recommend the City require this of the applicant. Thank you, n • Ii /4" Mar ah Danielson Planner Development Review Cc: Martin Jensvold, Chi Mai, ODOT Region 1 Sam Hunaidi, ODOT District 2A Saved as: c:usrla_marahltiglelderberry.doc Form 7 34-1850 (1/98) - • NW IA SW V4 SECTION 12 T2S R I W W.M. 2S I I2CB • 800 •..n 8 I d l 1 WASHINGTON COUNTY OREGON AN IC Ati> SCALE 1'.100' r.. SOTS q t TS io•,mm.w•..w0, SEE MAP WILSON . ACRES 2511260 AINVI O. L. - �__ 1..1 . 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(0300 ,� i• .b L 123 Q Ne ` 117 4 • S °•e� i m lif ezo' Tielliiii 1 1330 loe12 g X 10 1 FOR ASSESSMENT PURPOSES , G 3. "f ONLY. DO NOT RELY ON FOR r . b � t 10500 v 12000 10700 ANY OTHER USE. r 56 to 1 119 M� 134-, 121 Y • ~ • !!!!• D Izroo Q l°6°° 1. r 1 S.W. rs == 120 e a• j C � • Iz2oo 0$ 001.1...-.' 0 500 r - b Y '0�.1• b• 1600 ;V .,. ire ... MOO 29 ASHFORD °�: 31 + 3O ' Y 'Y b N00 3300' iW . 3100 3000 2900 2800 27 26 00 2500 2000 2300 2200 2100 2000 32 ♦ tt 3, t 3 5 " 3"C ICS •N191 c .' 47 � Air f. U H 03 0 W 0 0 39 36 37 36 3 34 f `-•. US 11 .•• �. - _ r te - � = . " * ". '� -_ 4y e..pl"d.v'- :�'" — 1300 T I GARD 2S 1 12C8 I SEE MAP 23 1 12CC \s-vu • • I �h REQUEST FOR COMMENTS CITY OF TIOARD Community TDevelopment Shaping Better Community DATE: January 8,1999 o T0: Julia Huffman, Unified Sewerage Agency % FROM: City of Tigard Planning Division STAFF CONTACT: Mark J. Roberts, Associate Planner Phone: (503) 639 -4111 / Fax: (5031684 -1297 By SUBDIVISION (SUM 98- 0013 /PLANNED DEVELOPMENT REVIEW IPDRI 98 -0011 ➢ ELDERBERRY SQUARE SUBDIVISION < REQUEST: The applicant has requested preliminary plat approval for a 27 -lot subdivision, approval of a Planned Development overlay zone change application and concurrent Concept Plan approval. The Concept Plan proposes 27 lots for single - family dwellings ranging from 3,526 square feet to 7,198 square feet in size. LOCATION: 8340 SW Ross Street; WCTM 2S1 12CB, Tax Lots 00800, 01000 and 01001. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.340, 18.390, 18.430, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Tuesday, January 19,1999. 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: (.b11 v;4. ; l (Please provide the forrowing information) Name of Perseids) Commenting I )2-3-A I Phone Number(s): ' k % — zr 4_ SUB 98- 0013 /PDR 98 -0011 ELDERBERRY SQUARE SUBDIVISION REQUEST FOR COMMENTS • yi UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: January 25, 1999 TO: Mark J. Roberts, City of Tigard FROM: Julia Huffman, USA vA-\__ SUBJECT: Elderberry Square Subdivision, SUB 98 -0013, PDR 98 -0011 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. • Subdivision is too large for fee in lieu. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648 -8621 Hillsboro, Oregon 97124 -3072 FAX: 503/640 -3525 r • REQUEST FOR COMMENTS CITY OF TIOARD Community (Development Shaping Better Community DATE: January 8,1999 TO: Lori Dorney, US West Communications • FROM: City of Tigard Planning Division STAFF CONTACT: Mark]. Roberts, Associate Planner Phone: (503) 639 -4111 / Fax: (503) 684 -7291 SUBDIVISION (SUB) 98- 0013 /PLANNED DEVELOPMENT REVIEW IPDR) 98 -0011 ➢ ELDERBERRY SQUARE SUBDIVISION < REQUEST: The applicant has requested preliminary plat approval for a 27 -lot subdivision, approval of a Planned Development overlay zone change application and concurrent Concept Plan approval. The Concept Plan proposes 27 lots for single - family dwellings ranging from 3,526 square feet to 7,198 square feet in size. LOCATION: 8340 SW Ross Street; WCTM 2S1 12CB, Tax Lots 00800, 01000 and 01001. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.340, 18.390, 18.430, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Tuesday, January 19,1999. 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: v (Please provide Me folThwing information) Name of Persons) Commenting: \ Phone Number(sl: Jc -Sc\i • I SUB 98- 0013 /PDR 98 -0011 ELDERBERRY SQUARE SUBDIVISION REQUEST FOR COMMENTS • REQUEST FOR COMMENTS C. OF T i IGARD Community Devetopment Shaping Better Community DATE: January 8,1999 RECEIVED PLANNING TO: Elaine Self, GTE JAN 1 2 1999 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mark I. Roberts, Associate Planner Phone: (5031639 -4111 / Fax: (5031 684-1297 SUBDIVISION (SUBI 98- 0013 /PLANNED DEVELOPMENT REVIEW IPDRI 98 -0011 ➢ ELDERBERRY SQUARE SUBDIVISION Q REQUEST: The applicant has requested preliminary plat approval for a 27 -lot subdivision, approval of a Planned Development overlay zone change application and concurrent Concept Plan approval. The Concept Plan proposes 27 lots for single - family dwellings ranging from 3,526 square feet to 7,198 square feet in size. LOCATION: 8340 SW Ross Street; WCTM 2S1 12CB, Tax Lots 00800, 01000 and 01001. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.340, 18.390, 18.430, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Tuesday, January 19,1999. 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. X. Written comments provided below: . _ PIAMIRMA T a i . 111 ,014ME. e 0 / ' J /� it I� _ _' i.� :.r_ /� LI __�I L// x' _ # I • 4 (Tlease provide tfiefollowing information) ame o arson s Commenting: r1� ' I� :1 Phone Numberlsl: (p 3 - 73 13'7 a I SUB 98- 0013 /PDR 98 -0011 ELDERBERRY SQUARE SUBDIVISION REQUEST FOR COMMENTS . . i • REQUEST FOR COMMENTS 4.0.4 o HOARD Community (Development Shaping A Better Community DATE: January 8,1999 TO: Brian Moore, PGE Service Design Consultant RECEIVED PLANNING FROM: City of Tigard Planning Division JAN 1 5 1999 STAFF CONTACT: Mark J. Roberts, Associate Planner • Phone: (5031639-4171/ Fax: [5031684 -1291 CITY OF TIGARD SUBDIVISION [SUM 98- 0013 /PLANNED DEVELOPMENT REVIEW [PORI 98 -0011 > ELDERBERRY SQUARE SUBDIVISION < REQUEST: The applicant has requested preliminary plat approval for a 27 -lot subdivision, approval of a Planned Development overlay zone change application and concurrent Concept Plan approval. The. Concept Plan proposes 27 lots for single - family dwellings ranging from 3,526 square feet to 7,198 square feet in size. LOCATION: 8340 SW Ross Street; WCTM 2S1 12CB, Tax Lots 00800, 01000 and 01001. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.340, 18.390, 18.430, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Tuesday, lanuary19,1999. 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: X. We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: v • (lease provide the folrowing information) Name of Person(s) Commenting: — — -qG Phone Number[sl: ' 10- moo. SUB 98- 0013 /PDR 98 -0011 ELDERBERRY SQUARE SUBDIVISION REQUEST FOR COMMENTS • • REQUEST FOR COMMENTS CITY O F TIGARD Community (Development Shaping Better Community DATE: January 8,1999 RECEIVED PLANNING TO: Jim Wolf, Tigard Police Department Crime Prevention Officer JAN 11 1999 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mark). Roberts, Associate Planner Phone: (5031639 -4111 / Fat 15031684 -7291 SUBDIVISION (SUB) 98- 0013 /PLANNED DEVELOPMENT REVIEW D'DR) 98 -0011 > ELDERBERRY SQUARE SUBDIVISION < REQUEST: The applicant has requested preliminary plat approval for a 27 -lot subdivision, approval of a Planned Development overlay zone change application and concurrent Concept Plan approval. The Concept Plan proposes 27 lots for single - family dwellings ranging from 3,526 square feet to 7,198 square feet in size. LOCATION: 8340 SW Ross Street; WCTM 2S1 12CB, Tax Lots 00800, 01000 and 01001. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.340, 18.390, 18.430, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Tuesday, January 19, 1999. 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: '1`A 15 \ "^"\k& o& C.c>`c\CU■ CD/ C, (4-1h\9( tD a 'A'ot - a tk7 Noc.eco- aQ , Ionlo Ancx a19rr5 a■( 10,000.y., O( EVdRAe.,6 6 CK. Ern c Set4vm0. Pc3,04dy OxdOCAAIi .Yr ,, con5ly\ .l " 0'F s�ee� Xw *5 . t ,5 OWE ‘(ccowA ,g ■.03v46 Q&(,( \araak 01 F.Ad (\)ett -co/ -1 �(oud J (Please provide the fotrowing information) ame 0 ersonls Commenting: w. \A01 Phone Numberlsl: x aao SUB 98- 0013 /PDR 98 -0011 ELDERBERRY SQUARE SUBDIVISION REQUEST FOR COMMENTS • alsAvEll REQUEST FOR COMMENTS CITY OF TIGARD Community Development S/i aping J4 Better Community DATE: January 8,1999 aECENED PLANNING TO: John Roy, Property Manager /Operations Department JAN 11 1999 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mark J. Roberts, Associate Planner Phone: [5031639 -4111 / Fax: (503) 684 -1291 SUBDIVISION (SUB) 98- 0013 /PLANNED DEVELOPMENT REVIEW O'DR] 98 -0011 ➢ ELDERBERRY SQUARE SUBDIVISION < REQUEST: The applicant has requested preliminary plat approval for a 27 -lot subdivision, approval of a Planned Development overlay zone change application and concurrent Concept Plan approval. The Concept Plan proposes 27 lots for single - family dwellings ranging from 3,526 square feet to 7,198 square feet in size. LOCATION: 8340 SW Ross Street; WCTM 2S1 12CB, Tax Lots 00800, 01000 and 01001. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.340, 18.390, 18.430, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Tuesday, January 19,1999. 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: 1/ We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. • Written comments provided below: v (lease provide the following information) Name of Person[sl Commenting: Phone Number[sl: SUB 98- 0013 /PDR 98 -0011 ELDERBERRY SQUARE SUBDIVISION REQUEST FOR COMMENTS • t 0 . 0 . , I . . • • • . . - • . • S.W. ROSS STREET MIL *0 IMO) • I." 1 . —....... .-..... ...... ----.. ... .... —.... .... — — .......— - .......- ....... - — • Z — . - ..... ....- - F..- - . ..... • ..-- - w - ...--- ..... ...- r-T-F---7.-,--- 7 ,-- -------H „ . ,._,.... — •— ..... I IIM \ LOT 27 • lt --- 7,621 SF ''' , ••••••-''' \ LOT 20 .4 SUNOS 6,844 SF ,a, 3.0 % ..... c1 05: ., \ '\ \ 7.198 SF ......./A________all________t_ < .---,0 - _ NA;:)\ 4 \ g.,..- \ ..,. ,„,. ' ' LOT 18 .• . --- 1 4 A;:',.. ' ; I. '\ ,/P. 1..\•,. LOT 21 I CI le, I 4,824 SF 13 1 Ili LOT 1 , ._ \ Teo. 5,031 SF I II II I • 1 ../\ r • ...----- \ 5 036 SF \ ' T 4 ';'• ....- \t' • t‘. N \ - LOT 25 .......) 7 r ,,, \ 5,797 SF szt„ t. - . • 7' P.U.G -71 .„ I 1 I r PALL LOT 17 b. CD 44 0 , --- 1V - __ .-- ;\. - -` ...), , cs \\`\ 0-- 4 'k LOT 22 , kl .„x, li, rf 4778 SF ,..- \ s ., .4,.\ ‘ ..,.... ,617 SF • 1 d wT I ; 1 I ( 5 "/ ..., LOT 3 s \ c , -- 'A 124 :, . ---- -I -.1 Z LOT 4 WU. ••\ '5985 SF - \ ,2, _. ■ \,,, \ LOT 24 P. 2 0 \ k< SF LOT 23 LOT 16 . re.u 5,684 SF \ ',, \ .. 1.105.00.PC t 4,689 SF I 4 j \ $ 1.----■- A ' , ,........... ............ \ - — ,,,, ■ g I 4 I- — ) )4 _ _ • _____ . — - ------ - — - 1--- - ------ - - — - TANOAK LANE ---/ W v l 1 I I 4,456 SF ---• ...... • 77- •.-T:747,8 ..I . , "— 1 1: :.: —/— f : : :- :1 7. — x " — -- T CL t / -.• LUOSCAPC 1,3041 . comma ' nomaz NI ' le PAIL li i L 1 . I . k . LOT 6 I - --...' ..: t/ LOT 7 . LOT 8 , LOT 9 , ,1 , 0 1 I , LOT 10 1 LOT 11 1 12 Ig•LOT 13 i'sLOT 14 1 15 . I I 6,462 SF ... 4,479 SF ; 3,852 SF , 4,185 SF. 41 ' .4 . 4 091 SF : 3,527 SF : 3,537 SF e . 3.548 SF . 3,558 SF . 4,104 SF.] Ce _I . 1 1 4 H 1... __11.1.......,___ ...y .1.---M-1.---3 --MY- —L-KST- . --.... I 1 : 0 z, ASHFORD OAKS SU I I 1 : . l 1 riii I .• • \ \. I I I I U. 0 .._ _ ..... _ . _. .... ..... . I i l ''.____ i I I ___ _ . - ., .... ,,." _ _ ..., .. , / s.w. KENT ON ORP■E I •- . ..... .... — . .... - ••—• —••• - --I 1 . 1 4. , ..- ....... - • .. ....... ..-- _.............--_...- . ..... - • \ I • \ i I : . I . . • _ . ' ELDERBERRY SQUARE , v • (map is not to scale) • SITE PLAN T . ARE SUBDIVISION EXHIBIT MAP N SUB 98-0013/PDR 98-0011 . . , 0 I CITY of TIGARD I C11 G INFORMATION SYSTEM °O SW V S, i LA MANCHA 0 VICINITY MAP r < PARK-ST ELDER ��_ TH REE (3) � SQUARE BERRY , m SUBJECT SUBDIVISION > Z PARCELS SWAkiirEIEH--- -- �� SUB 98 -0013 - \ - - PDR 98 -0011 ROSS ' h llhh L ' C I I RAEB \\ 3 URN I. 2 1111111111 cc . LODI LN *1111- • Wl 4CENTO ' \ ' � / N R , ST oo ` _-_- 0 100 200 300 400 Feet 1'= 302 feet I II Ifir•il P r I . i.a. - City of Tigard Information on this map is for general location only and J ` ir s rm hould be verified with the Development Services Division. 13125 SW Hall Blvd 1 S` ` Tigard, OR 97223 (503) 639.4171 (.I{ httpi/www.ei.tigard.or.us Community Development Plot date: Jan 8, 1999; C:\magic\MAGICO2.APR VVIWI /•IVIYI I I ICI..•• V■ rue r..• weary •••■• Legal P.O. BOX 370 PHONE (503) 684 -0360 Notice TT 9 3 3 3 BEAVERTON, OREGON 97075 Legal Notice Advertising . of Ti and /Planning • ❑ Tearsheet Notice. be ; . 'ii `� "' " ' .. n� *City q ,yi following will co b y _ : the' Tigard Planning Commission' - 13125 SW Hall Blvd. •yon Monday, March 1,1999: at 7:30 P.M., at, the..Tigard Civic Center, — • Tigard ,Oregon 97223 • ❑Duplicate Affidavil�Town °Hall; 1312'5�SW Hall Blvd: Tigard, Oregon'Both public oral written testimony_ is`)nyited: The public hearing on:this matter will be con- . ducted in 'accordance ;With;the rules 'of ORS 227.12C chapter of •Accounts Payable • -the Tigard'Municipal,Code,.and the : 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'ac'companied 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 :the criterion.from AFFIDAVIT OF PUBLICATION i.: the Coi: nmunityhDevelopment'Code`or;Comprehensive Plan at which a • STATE OF OREGON, ) comment is' directed,precludes *an appeal based on'that criterion7'Further ss information,may:be'obtained from the!Planning Division,at_13125 SW OF WASHINGTON, ) .i ^ Hall.Blvd.,;Tigard, Oregon 97223, or bycalling 639 -4171. c '' =' . ' Kathy Snyder P ' `- UBLIC'HEARINGITEM:Vnti,:.44 , ; 3! cx:ul ;:v;x•(. —.. -;-ti _: ?:;i;rl being first duly sworn, depose and say that I am the Advertising (:, ?' ' •SUBDIVISION,[SUB]98- 0013 /; "g' ' ,",i- Director, or his principal clerk, of the Tigard—Trial at i n , Times PLANNED DEVELOPMENT REVIEW [PDR];98.0011 ! . •0,+: uz; a newspaper of general circulation as defined in ORS 193.010 A :..> ELDERBERRY •SQUARE• <,(Ef.) AC' "; and 193.020; published at Tiga rd in the REQUEST: The Applicant:has requested preliminary plat approval for a aforesaid county and state; that the 27 -lot subdivision,Fapproval of alPlanned Development overlay zone SUB 9 8 — 0 01 3 /PDR 9 f3 — 0 01 1 /F 1 d e rhP r ry S qi i a r e change application and concurrent' oncept.Planrapproval. The Concept Plan proposes •27.lotS fgxnily dwellings-ranging:from -3,526 a printed copy of which is hereto annexed, was published in the square feet to 7 ;198square feet iritsize: LOCATION: 8340 SW Ross entire issue of said newspaper for ONE successive and ! Street, WCTM. 2S 112CB,Jax Lod' 00800, 01000 and.`01001': ZONE:. ' Single - Family Medium, Density Residential - $,000 Squar Feet Attached consecutive in the following issues: Per Unit, 7 UnitscPer Acre; R -7. The purpose of ;the 7,.zoning district is to establish sites for single - family detached and attached units for medium February 18,1999 density residential developments.'APPLICABLE REVIEW CRITERIA: Community Development Code :Cliapters; J 8:340,' 18.390, �' }� ((J� 18.43p0,p10. ' 18.705 ;:18.715,_18.730, 18.745, 18.76518 :790, 18.795, vV `W and 1 ,N,a :;1!1 7i'Ftri'•i,V1 �,_,_ _ , !� . „t? . ;C...S r ' 1 ; 7 :• ii,l[: 1;..i - \` •4.' } ;. �,.' .il. IC t ., VSO -S Subscribed and sworn to fore me this 18 day of February, 1i - �` 1AskapCHA ! � / ,..f-', : ,, u , , ; ;:'. _ , (�C/Y LAC ^ i 1 g;w,� -, < 1 , I ! 7 � c r: r k,[ �I j' fi , . ' v • a P q 4 1 L : :. •:- .= .ra : . ` z .i' - Nota r ublic for Oregon • ` —_ ' _ ''� ?' r ” r I PARK9T's` .. •-13 ,.-=�: , . `'aiN 1 �..; -',— .'TNR[a - ' ^ f .;_;}: i ,-s . My Commission Expires: - l — . ;_, ✓ 1 :' i 1 _ -r: yy ►ARC MULCT .j .,• ,; . ; .k .--f.� �, _ -r" . - Ilf ,:•rr.. ^i 1. dli : "•*-;-' ' :. .AFFIDAVIT __ —'� � • _ r .; , `:'1.';J ..,: ::I. ? : : :ut: 4 -.' ; ! -I - o '" i` t''' •• ? ' . d i d s :--.^,;•,;•-:.' K' , ,.� i: .i_ -- 2 . . ?4i : :.7i' , . : f 4 _ < ', • � pia. - ; ..:,`.,;, : :.. y '?' ,V t _ l _ r j 4 �u �—_ `' l . -4 T U F e . .. � .:� an ' . . ry l 1. —L.:11.— � --_• Ni. N I `•I I �I::.. i ', : r. = '! F. r ,; — -, _ 1—k 1:'...i.•, ._ . �._ � � A i . 2 , _ Q E-. • , .—.. • r AFFIDAVIT OF MAILING TI CITY OF TIOARD Community (Development S hoping A Better Community STATE OAF OUGO■ ) County of Washington ) ss. City of Tigard ) I, Patricia L. Lunsford, being first duly sworn /affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s) Below) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: V7 ❑ AMENDED NOTICE (File No/Name Reference) 0 City of Tigard Planning Director ❑ NOTICE OF DECISION FOR: ❑ AMENDED NOTICE (File No/Name Reference) ❑ City of Tigard Planning Director © NOTICE OF PUBLIC HEARING FOR: l SUB 98- 0013 /PDR 98 -0011 - ELDERBERRY SQUARE SUBDIVISION / 3/1/99 ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) O City of Tigard Planning Director ❑ Tigard Hearings Officer El Tigard Planning Commission 0 Tigard City Council O NOTICE OF FINAL ORDER NO. FOR: [ ❑ AMENDED NOTICE (File No. /Name Reference) (Date of Public Healing) O City of Tigard Planning Director ❑ Tigard Hearings Officer O Tigard Planning Commission ❑ Tigard City Council U NOTICE OF: (Type/Knd of Notice) FOR: (File No/Name Reference) (Date of Public Hearing, If applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION /NOTICE OF FINAL ORDER /OTHER NOTICEISI of which is attached, marked EXhibil "A ", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit" ", on the BM day of Fe I ruary,1999, and deposited in the United States Mail on the 8th day of February, 1999, postag prepaid. le74 ( n t at P -par-ci otice) Subscribed and sworn /affirmed before me on the c d " day of ,4 , , 197Y. fM. . OFFICIAL SEAL � JAI / 111,4 / 14--) { `.'" :" DI ANE M JELDERKS I ' ' ' 1 ; I I '� NOTARY PUBLIC- OREGON - _ My ,,.,� COMMISSION NO. 0461 Commission Expires: X 775, i +,n COMMISSION EXPIRES SEPTEMBER 07, 1999 • • EXEII7IT A A CITY OF TIOARD Community Development Shaping Better Community PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY, MARCH 1, 1999 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: FILE NO(S).: SUBDIVISION (SUM 98-0013 PLANNED DEVELOPMENT REVIEW MR) 98 -0011 FILE TITLE: ELDERBERRY SQUARE SUBDIVISION APPLICANT: Matrix Development Corporation OWNERS: Monica & Lynn McDonald Contact: Larry York 8340 SW Ross Street 6900 SW Haines Street Tigard, OR 97224 Plaza 2, Suite 200 Lake Oswego, OR 97223 REQUEST: The applicant has requested preliminary plat approval for a 27 -lot subdivision, approval of a Planned Development overlay zone change application and concurrent Concept Plan approval. The Concept Plan proposes 27 lots for single - family dwellings ranging from 3,526 square feet to 7,198 square feet in size. LOCATION: 8340 SW Ross Street; WCTM 2S1 12CB, Tax Lots 00800, 01000 and 01001. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.340, 18.390, 18.430, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639 -4171, EXT. 320 (VOICE) OR (503) 684 -2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE 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. SUB 98- 0013 /PDR 98 -0011 NOTICE OF 3/1/99 PLANNING COMMISSION PUBLIC HEARING ELDERBERRY SQUARE SUBDIVISION • IF A PERSON SUBMITS EVIDENCE UUPPORT TO THE APPLICATION AFT FEBRUARY 8. 1999, ANY PARTY IS ENTITLED TO REQUEST A CONTIN CE OF THE HEARING. IF THERE IS 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 (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY -FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK J. ROBERTS AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. - d 1_1_, I °C • SW VIOLA S i LA MANCHA r cij 0o r I- < 'THEW PARK IOW THREE (3) m SUBJECT ;R• Z - PARCELS • Th WI Aar -1 1111 1.1111L ROSS '. L'11 ST 3AE RN \ - LODI LN J W, v, ON. JJ R v T �� • as. '— wardi Ems � aN O uIt9, SUB 98- 0013 /PDR 98 -0011 NOTICE OF 3/1/99 PLANNING COMMISSION PUBLIC HEARING ELDERBERRY SQUARE SUBDIVISION • • EXHIBIT B 2S 111 AD -06300 2S 111 AD -08900 HAMBACH CATHALEEN TUCKER -MCCOY PATRICIA ANN 14815 SW HALL BLVD 8785 SW REILING ST TIGARD, OR 97224 TIGARD, OR 97224 2S111AD -09000 2S111AD -09100 DICKEY RANDEE SUE LARSEN JULIE ANN 8775 SW REILING ST 8765 SW REILING ST TIGARD, OR 97224 TIGARD, OR 97224 2S111AD -09200 2S111AD -09300 COUCH WILLIAM S /NANCY L SCHECKLA F J 8755 SW REILING ST 15085 SW HALL BLVD TIGARD, OR 97224 TIGARD, OR 97223 2S111AD -09400 Iop/ 111AD -09500 SCH J tu, 15085 LL BLVDC 1 BLVD `� tat: T ARD, OR 223 f .IGARD, OR 972 3 2 1AD -09 00 2S111AD -09700 SCH F J ABUKHATER MARWAN & JANET LEE 150 S HALL BLVD 8705 SW REILING ST GARD, 0 97223 TIGARD, OR 97224 2S111AD -09800 2S111AD -09900 NEJAD KAZEM KN & SALARI MARZEI CASTELLANOS THERESA 14473 SW 134TH 8700 SW REILING ST TIGARD, OR 97224 TIGARD, OR 97224 2S111AD -10000 2S111AD -10100 WILLIAMSON LARRY C AND TRUAX HERB M 8710 SW REILING 8720 SW REILING TIGARD, OR 97224 TIGARD, OR 97224 2S111AD -10200 2S111AD -10300 WOODY SAMUEL T & REBECCA R HODGSON DAVID A/GEORGANNE C 8730 SW REILING ST 8740 SW REILING ST TIGARD, OR 97224 TIGARD, OR 97224 2S111AD -10400 2S111AD -10500 BLOOM CHRISTINE M BEHRENS SANDRA ROSS 8790 SW REILING 15050 SW 88TH TIGARD, OR 97223 TIGARD, OR 97224 2S111AD -10600 2S111AD -10700 MORRILL S JANE WESTFALL DAVID K AND 10055 HEDGES CT 15110 SW 88TH TUALATIN, OR 97062 TIGARD, OR 97224 • • f 2S111AD -10800 25111 DA -00401 HOGUE BRIAN C SCHMIDT HENRY L TRUSTEE 15140 SW 88TH AVE 15435 SW HALL BLVD TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -00800 2S111DA -00900 MATRIX DEVELOPMENT CORP RAYNOR BRENT A 6900 SW HAINES ST STE 200 8601 SW BRAEBURN LN TIGARD, OR 97224 TIGARD, OR 97223 2S 111 DA -01000 2S 111 DA -01100 GILCHRIST PAUL E & CYNTHIA J NGUYEN HENRY H & 8601 SW BRAEBURN LN 8600 SW BRAEBURN LN TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -01200 2S111DA -01300 CHA ERIC I & STEPHANIE W ALLEN RICHARD JAY & 8627 SW LODI LN 8605 SW LODI LN TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -01700 2S111DA -01800 LE DONAVAN D & DUGAN KELLY J & 8624 SW LODI LN 8602 SW LODI LN TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -02000 2S111DA -02100 MCCORMICK CAROL E & DAVID P KNAPP THOMAS A & JO ELLIN 8641 SW BELLFLOWER LN 8599 SW BELLFLOWER ST TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -02200 2S111DA -02300 DAVIS SCOTT W & BARBARA A LUTES DAVID M & NADIE A 8583 SW BELLFLOWER LN 8577 SW BELLFLOWER LN TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -02400 2S111DA -02500 JEDAN MICHAEL E & PLATTER M PHILLIP & 8574 SW LODI LN 8590 SW LODI LN TIGARD, OR 97224 TIGARD, OR 97224 2S1 •DA -02601 2S111DA -02700 MATRI •' ELOPMENT CORP BRYSCH JAMES P & JENNIFER 6901 • INES ST STE 200 8575 SW LODI LN GARD, OR 224 TIGARD, OR 97224 2S111 DA -02800 2S1 11 DA -02900 KAYSER MARK E & SCOTT THOMAS I & 8572 SW BRAEBURN LN 8580 SW BRAEBURN LN TIGARD, OR 97224 TIGARD, OR 97224 , • • " 1 DA -03000 S 111 DA -0310 ,MATRI iE OPMENT CORP M RIX D LOPMENT CORP 6900 S A k ES ST STE 200 6900 HAINES ST STE 200 TI ARD, OR 97 T ARD, 97224 2 • SA-0321 d 2 11 DA -0 .10 MATRIX i ' ELOPMENT CORP MATR VELOPMENT CORP 6900 - HAI - ST STE 200 691 r W ' • INES ST STE 200 ARD, OR 972 4 ' GARD, OR 224 2S111DA -03400 2S11 -0350 DAVIS JOHN F & MATRIX D ELOPMENT CORP 15230 SW MCINTOSH TER 6900 HAI ST STE 200 TIGARD, OR 97223 T RD, OR 972 2S1 1DA -0360' 2S111DA -03700 MATR D • ELOPMENT CORP PEREZ RANDY ALLEN 6900 1 -AINES ST STE 200 15326 SW MCINTOSH TER ARD, 0' 97224 TIGARD, OR 97224 2' 11 DA -03; %I 2S 1 DA -0 00 MA VELOPMENT CORP MATR EVELOPMENT CORP 6900 - n - • INES ST STE 200 6900 NES ST STE 200 T :ARD, OR 17224 T ARD, OR 4 2S111DA -040'• 28 DA -04100 •.TRIX P ' ELOPMENT CORP MATRI E OPMENT CORP 6900 ; HAINES ST STE 200 6900 S INES ST STE 200 ARD, SR 97224 T RD, OR 7224 • 2S111DA -085 0 2S112BC -00700 T ARD C OF CRISMAN ALLEN BRUCE 131 HALL 14940 SW 81ST AVE STE 1504 AAR OR 97223 TIGARD, OR 97224 2S112BC -10200 2S112BC -10300 BINABESE GEORGE /CHARLYNE K MILLER STANLEY F & LEANN P 8116 SW MATTHEW PARK ST 8140 SW MATTHEW PARK TIGARD, OR 97224 TIGARD, OR 97224 2S112BC -10400 2S112BC -10500 DUNGAN PAULA J GLANVILLE ERNEST J & MICHELLE D 8212 SW MATTHEW PARK 8238 SW MATTHEW PARK ST TIGARD, OR 97224 TIGARD, OR 97224 2S112BC -10600 2S112BC -10700 RAMM ROBERT J & TINA M SCHMIDT JANE V & 8256 SW MATTHEW PARK ST 8325 SW ROSS ST TIGARD, OR 97224 TIGARD, OR 97224 • • • 2S112CB -00301 2S112CB -00401 JACOB JEFF AND JANICE WASHINGTON COUNTY 15160 SW 81ST AVE 111 SE WASHINGTON ST TIGARD, OR 97224 HILLSBORO, OR 97123 2S112CB -00402 25112CB -00403 KNIPPEL DAVID P AND ELLEN P SIMS DONALD P & JILL K 15220 SW 81ST 15200 SW 81ST TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -00500 2S CB -0050 HOGGAN RICHARD E /GAYLE A HOGG 1CHARD E /GAYLE A 15233 SW 81ST AVE 152).3-SW ST AVE TIGARD, OR 97224 TitARD, OR 24 2 12CB -0 :•0 2S112CB -00700 HOG • ' ' !CHARD E /GAYLE A MANGOLD STEVEN R & DEBRA E 15 81ST AVE 8275 SW ROSS ST 2 A RD, r - 97224 TIGARD, OR 97224 2S112CB -00800 2S112CB -00900 MCDONALD LYNN B MONICA SCHMIDT JANE V & 8340 SW ROSS ST 8325 SW ROSS ST TIGARD, OR 97223 TIGARD, OR 97224 2 2CB -0 :00 2 12CB -010' MCD ∎ ° D LYNN B & MONICA R MC N % LYNN B & MONICA R 83 • S ROSS ST 8340 : - OSS ST • GARD, • ' 97223 ARD, O 97223 2S112CB -03900 2S112CB -04000 WOODARD DANA C & BEVERLY A BRADLEY WILLIAM L & ANN P 8469 SW ASHFORD ST 8447 SW ASHFORD ST TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -04100 2S112CB -04200 EKLUND PAUL J SCHWARTZ BARRY R & 8425 SW ASHFORD ST 8403 SW ASHFORD ST TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -04300 2S112CB -04400 HANINGTON ROBERT A & BETTY A PORCELLO JOHN J & PAMELA R 8389 SW ASHFORD ST 8367 SW ASHFORD TIGARD, OR 97223 TIGARD, OR 97224 2S1 12C B -04500 2S 112CB -05100 PHILLIPS DEAN A & COSETTE ANNE CONTRERAS FRED J 8343 SW ASHFORD ST 15389 SW 82ND PL TIGARD, OR 97223 TIGARD, OR 97224 • • 2S112CB -05200 2S112CB -05300 STORMENT BRADLEY J & KAREN ANN COKE JACK E & JOIE L TRS 15367 SW 82ND 15345 SW 82ND PL TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -05400 2S112CB -05500 LALONDE TIMOTHY A & RANDLEMAN ROY E AND JUNE T 15321 SW 82ND PL 15310 SW 82ND PL TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -05600 2S112CB -05700 WAHL JOSEPH M & LORA OSAKI MILLER LOIS N TRUSTEE 15322 SW 82ND PL 15334 SW 82ND PL TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -05800 2S112CB -05900 CASQUEIRO GENE ALAN & TRACY L BOYCE AARON L & LESLIE J 15356 SW 82ND PLACE 15378 SW 82ND PL TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -06000 2S112CB -06100 GOODWIN JOHN M & NICOLETTE S STUTEVOSS CAROLINE ZONA 15390 SW 82ND PL 15412 SW 82ND PL TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -06200 2S112CB -06300 LLOYD KRISTINE D PIETROK EDWARD M AND LAURA A 15436 SW 82ND PL 15458 SW 82ND PL TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -06400 2S112CB -06900 WALKER MARK S & JUDY A CAMBELL MARTA K 15472 SW 82ND PL 15425 SW 81ST ST TIGARD, OR '97224 TIGARD, OR 97224 2S 112CB -07000 2S 112CB -07100 ROSING GARY S AND SHARON E ZINSLI STEPHEN R & JAMIE M 15403 SW 81ST 15381 SW 81ST AVE TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -07200 2S112CB -07300 HARRISON STEPHEN & CYNTHIA J BORICH ARLAINE E 15369 SW 81ST AVE 15347 SW 81ST AVENUE 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 25112CB -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 2S112CB -08400 25112CB -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 MACDANOLD MARGARET A & 15072 SW KENTON DR 15094 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -08800 2S112C8-08900 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 2S112CB -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 -09300 EMMONS WALTER BRUCE MITU COMPANY 15196 SW KENTON 8925 SW BEAV HILLSDALE HWY TIGARD, OR 97224 PORTLAND, OR 97225 2S112CB -09400 2S112CB -09500 GROFF MELISSA A & STEWART LARRY J & FRANCES L 15232 SW KENTON DR 15254 SW KENTON DRIVE TIGARD, OR 97224 TIGARD, OR 97224 • • 2S112CB -09600 2S112CB -11000 MAXWELL MICHAEL C & JENNY S TOMPKINS ROBERT V & GLORIA R 15270 KENTON DR 15369 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -11100 2S112CB -11200 HERNDON MARK R & JENNIFER L FINICLE MICHAEL E AND JOANNE M 15347 SW KENTON DR 15325 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -11300 2S112CB -11400 GILMOUR ALLEN G KILPATRICK SCOTT A & 3610 NE 115TH CR 15314 SW 81ST AVE VANCOUVER, WA 98686 TIGARD, OR 97224 2S112CB -11500 2S112CB -11600 BEAN BRIAN D AND TERESA J GOLDSMITH RICHARD E /SOHYON M 15336 SW 81ST AVE 15358 SW 81ST AVE TIGARD, OR 97224 TIGARD, OR 97224 25112CB -11700 2S112CB -11800 JACKSON KENNETH S QUIGG TAD A & FERN G 15370 SW 81ST AVE 15392 SW 81ST AVE TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -11900 2S112CB -12300 MURRAY JOHN JAMES & MARNIE S PALMER JACK B & MONIKA 15414 SW 81ST AVE 15051 SW 81ST AVE TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -12400 2S112CB -12500 EVERHART WILLIAM W & GEORGIA A LUTTER STEPHAN G & 8145 SW ROSS ST 15033 SW 81ST AVE TIGARD, OR 97224 PORTLAND, OR 97224 2S112CB -12600 2S112CB -12700 OCHS JAMES A & PATRICIA A CORBIN GARY S AND TERRIE 15038 SW 81ST AVE 13950 SW BONNIE BRAE COURT TIGARD, OR 97223 BEAVERTON, OR 97005 25112CB -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 & COOK JILLENE D 14954 SW KENTON DR 14932 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -13200 2S112CB -13300 ,, NIELSEN CAROLYN M EKBERG TIMOTHY L & LILLY M '14910 SW KENTON DR 14896 SW KENTON DR TIGARD, OR 97223 TIGARD, OR 97224 2S112CB -13400 25112CB -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 -13700 PITTMON BRADLEY J & LAURIE G WETTSTEIN GUY W & STEPHANIE K 14830 SW KENTON DR 14818 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -13800 2S112CB -13900 WESTLUND ANDREW NNALORIE A MYERS TERRY W & NANCY JO 14800 SW KENTON DR 14807 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97223 2S112CB -14000 25112CB -14100 NEWGARD BRADFORD J & MARY R ANDREWS KRIS R/MYCHELLE K 14821 SW KENTON DR 14845 SW KENTON TIGARD, OR 97223 TIGARD, OR 97223 2S112CB -14200 2S112CB -14300 OLSEN JANEEN A SNYDER WADE M & SHELLIE R 2640 TAKELMA WAY 14889 SW KENTON DR ASHLAND, OR 97520 TIGARD, OR 97224 2S112CB -14400 2S112CB -14500 HAVNAER KURT M & KIRSTIN S WILHELM HARALD & MARCI A 14943 SW KENTON DR 14967 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -14600 2S112CB -14700 WISE RONALD H ROLLINS SANDRA K & JACK A 10598 SW NAEVE ST 15007 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -14800 2S112CB -14900 ASHFORD OAKS OWNERS OF LOTS & OREGON STATE OF DEPT OF PO BOX 1368 PO BOX 1368 BEAVERTON, OR 97075 BEAVERTON, OR 97075 ( '2,S112CB -15006 21112CB -15 0 `TIGARD OF TIG}�RD Y OF 1312 HALL 1312 HALL TIG D, R 97223 T ARD, 97223 • • REQUEST FOR COMMENTS o ° HOARD Community Development Shaping A Better Community DATE: January 8,1999 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: Mark I. Roberts, Associate Planner Phone: (503) 639 -4111 / Fax: (503) 684 -1291 SUBDIVISION (SUB) 98- 0013 /PLANNED DEVELOPMENT REVIEW fPDRI 98 -0011 • ➢ ELDERBERRY SQUARE SUBDIVISION < REQUEST: The applicant has requested preliminary plat approval for a 27 -lot subdivision, approval of a Planned Development overlay zone change application and concurrent Concept Plan approval. The Concept Plan proposes 27 lots for single - family dwellings ranging from 3,526 square feet to 7,198 square feet in size. LOCATION: 8340 SW Ross Street; WCTM 2S1 12CB, Tax Lots 00800, 01000 and 01001. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.340, 18.390, 18.430, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Tuesday,1a11uary19,1999. 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: h► (Please provide the following information) Name of Person(s) Commenting: Phone Number(s): SUB 98- 0013 /PDR 98 -0011 ELDERBERRY SQUARE SUBDIVISION REQUEST FOR COMMENTS • REQUEST FOR COMMENTS • • NOTIFICATION LIST FOR LAND USE & COMMUNITY. DEVELOPMENT APPLICATIONS . • CITArea 1C1(13 (Sl Wit CITIZEN INVOLVEMENT TEAMS ® r+ a wIewlnUIIrarycReooktsl FILE NMI.: Sc A i szl, - (3 / Y )12— ` 't ( FILE NAMEISJ: e-C-002$ (.1 . . I . CITY OFFICES _ ADVANCED PLANNING /Nadine Smith, Planning Supervisor _ COMMUNITY DVLPMNT. DEPT./Dvrosst.e .Taw,tdsr�, /130LICE DEPT. /Jim Wolf, Crane Prevention omcsr JBUILDING DIVJDavid Scott, Buedmgomdat 1ENGINEERING DEPT./Brian Rager;•Uvlpmt. / WATER DEPTJMichael Miller,vtals.w..o.r, CITY ADMINISTRATION /Cathy Wheatley, Cs Recorder OPERATIONS DEPT. /John Roy, tiopanynanager _ OTHER I SPECIAL DISTRICTS • _ TUAL. HILLS PARK & REC. DIST.* JTUALATIN VALLEY FIRE & RESCUE * _ TUALATIN VALLEY WATER DISTRICT * /UNIFIED SWRGE. AGENCY * Planning Manager Fire Marshall Administrative Office Julia Huffman /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 I LOCAL AND STATE JURISDICTIONS _ CITY OF BEAVERTON * _ CITY OF TUALATIN * _ OR. DEPT. OF FISH & WILDLIFE _ OR. DIV. OF STATE LANDS _ Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street, NE . _ Mike Matteucci, Nei ana. c.d. 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 * _ OR. DEPT. OF GEO. & MINERAL IND. 550 Capitol Street, NE _ CITY OF DURHAM * 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 Management Coordinator _ OR. DEPT. OF LAND CONSERV.& DVLP. 333 SW First Avenue _ Mel Huie, Greenspaces Coordinator(CPA'soZOA's) 635 Capitol Street NE, Suite 200 PO Box 2946 _ CITY OF KING CITY * Salem, OR 97301 -2540 Portland, OR 97208 -2946 City Manager _ METRO AREA BOUNDARY COMMISSION 15300 SW 116th Avenue 800 NE Oregon Street _ OREGON DEPT. OF TRANS. (ODOT) _ WASHINGTON COUNTY King City, OR 97224 Building #16, Suite 540 Aeronautics Division Dept. of Land Use & Trans. Portland, OR 97232 -2109 Tom Highland, Ptanning 155 N. First Avenue _ CITY OF LAKE OSWEGO * 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 _ Brent Curtis (CPA's) Lake Oswego, OR 97034 Routing TTRC - Attn: Renae Ferrera IODOT, REGION 1 * _ Scott King (CPA's) • PO Box 3621 Sonya Kazen, % Rev. Cooed. _ Mike Borreson (Engineer) _ CITY OF PORTLAND Portland, OR 97208 -3621 123 NW Flanders _ Jim Tice(iGA'e) David Knowles, Planning Bureau Du. Portland, OR 97209 -4037 _ Tom Harry (current Pt. Apps.) Portland Building 106, Rm. 1002 _ OREGON, DEPT. OF ENVIRON. QUALITY • _ Phil Healy (Current Pt. Apps.) 1120 SW Fifth Avenue 811 SW Sixth Avenue DOT, REGION 1 - DISTRICT 2A * _ Sr.Cartographer tcp.acNus t. Portland, OR 97204 Portland, OR 97204 Jane Estes, Permit Specialist 5440 SW Westgate Drive, Suite 350 _ ODOT, REGION 1 - DISTRICT 2A Portland, OR 97221 -2414 Right -of -Way Section (Vacations) Rick Reeves 123 NW Flanders Portland, OR 97209 -4037 UTILITY PROVIDERS AND SPECIAL AGENCIES I _ PORTLAND WESTERN R/R, BURLINGTON NORTHERN /SANTA FE R/R, OREGON ELECTRIC R/R (Burlington Northern/Santa Fe R/R Predecessor) Robert I. Melbo, President & General Manager 110 W. 10th Avenue Albany, OR 97321 _ SOUTHERN PACIFIC TRANS. CO. R/R _ METRO AREA COMMUNICATIONS /CI CABLEVISION OF OREGON TRI -MET TRANSIT DVLPMT. Clifford C. Cabe, Construction Engineer Debra Palmer (Annexationsony) Pat McGann Michael Kiser, Project Planner 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court 710 NE Holladay Street Portland, OR 97232 1815 NW 169th Place, S -6020 Beaverton, OR 97005 Portland, OR 97232 ,peaverton, OR 97006 -4886 PORTLAND GENERAL ELECTRIC , NW NATURAL GAS COMPANY _ (GENERAL TELEPHONE /US WEST COMMUNICATIONS Brian Moore, Svc.Design Consultant Scott Palmer Elaine Self, Engineering Lori Domey, Engineering Dept.. 9480 SW Boeckman Road 220 NW Second Avenue MC: OR030546 8021 SW Capitol Hill Rd, Rm 110 Wilsonville, OR 97070 Portland, OR 97209 -3991 Tigard, OR 97281 -3416 Portland, OR 97219 .[ TIGARDfTUALATIN SCHOOL DIST. #23J _ BEAVERTON SCHOOL DIST. #48 • Marsha Butler, Administrative Offices Joy -Gay Pahl, Demographs & Planning Dept. 13137 SW Pacific Highway 16550 SW Merlo Road Tigard, OR 97223 Beaverton, OR 97006 * - INOICATCf AUTOMATIC NOTIFICATION IF WITHIN ISO' OF MC fUBJCCT PROPCRTY FOR ANY / ALL CITY PROJCCTS. f PROJLCT PLANNCR If RCSPONSI LS TOR IMOICATINC PARTICf TO NOTIFY/ h:lpattylmasterstrfcnotice.mst 2 - Dec - 98 `f—/ '\ 2 Qt CITY of TIGARD 111 _ ci GEOGRAPHIC INFORMATION SYSTEM IlL 0 S NOTIFICATION , 7 w CAROLE C AREA M MURI�O�;K ST � w d 0 I SUB 98 -0013 SW VIOLA Si co . LA MANCHA 1 Iv' PDR 98-0011 r , 1 ELDERBERRY m SQUARE P • / �Q SUBDIVISION cb .11 11111i IRMO ROSS . 0 w S T ® 1 , Pumu.aa \ RN ■ . _ .■ ■■ All & �a■ ■�= TO► . SW LODI LN II II 111111 WC ii I. 0 E N BELLFLOWER ■• IIIIIIIIIIIII E-� moms . c == ,, 0 100 200 300 400 Feet �� 1� �, � ■ R ,•= 294 feet 8 ■ a I- 111111, a -- `- City of Tigard Ti a 1 i l , Q Q Information on this map for general location only and ,,4( , , . ` I should be verified wi th e Development Services Division. AS 13125 SW Ha0 Blvd Tigard, OR 97223 (503) 639 -4171 ( http9l•vwv.ci.tigard.or.us Community Development Plot date: Jan 26, 1999; C:\magicWIAGICO2.APR \ , 1 _ 0 I CITY of TIGARD I— J GEOGRAPHIC INFORMATION SYSTEM 00 CA • CT w All ;� AREA NOTIFIED d _ 15001 m I— (' 2S111AD06300 _yell od SW VIOLA S1 ..c, Mp LA MANCHA 0 ELDERBERRY r .'62 �"" ■ SQUARE 4 . SUBDIVISION 2S11 I : c o� 4 o' ■ . : K ST 2 S�11AD�8900 1 AD�•200 ! 00 2S112BC00700 1AD0930 j2S1 0 ( SUB98�0013 D1 ' 2S112CB00900 12C612600 PDR 98 -0011 . 110940 2S 12CB12 j2S•i 00 • I 010 ' 0 2 < MA .• D I •50 2S112CB007 0 .r. ,60, S1 \AD0960 1 AD1 � � 2S11 CB12400 2S112CB12700 • I ROSS w ST 2 . ►.,.,: , �` t �� .,,_,. �� ` 11 CBO 60 2S112CB00301 I2S1 fr1 . 08' 0 . � � 32 � � \ \1� \\ SW :RA RN �� I 33 4 _.: , - 11X8 a 050; 2S1 2CB0 ' ' 03 r ■ SW LODI 4 LN H 2S CB13 � 01 1 2CB08300 S :1 10402 4110 a S11 B •11 12 = :I• I !! !! ' 'h 'S112 BI9 00 • II 2S11 1 :01 00.111 3 S1 B1 4' ' N 2511 'As 2 . oo N *ENTO ■ • , � I -- ®2cB ' 00 BELLFLOWER 1 U 12 .: 4 • 10 1'�2CB1 4400 ?$'� 1?�C • 00 CO I I I 7fI �2S DA040002rS1111 DA' 37' 0 j op 1200 0 100 200 300 400 Feet 12CB 5600 2 6 DD 1 1'= 286 feet 2S ':13:00 , \ 1410 $.i • O 480 ' -: 1 1000 I=-•I 25111 DA00401 2511 803900 27 t C Aill r 2611 - • 00 I!1, 1 C 0 1 a T40 0- i L City of Tigard ("" 7 S1 C:04500 L Information oe w i map is for general Station s D i and shouts be verified with the DevebprtuM Services Division. �� 13125 SW Hall Blvd C Tigard, OR 97223 (503) 639-4171 -1 httpJ /www.d.tigard.or.us Community Development Plot date: Jan 8, 1999; CArnagicWIAGICO2.APR r. • • 2S1 11 AD -06300 2S1 11 AD -08900 HAMBACH CATHALEEN TUCKER -MCCOY PATRICIA ANN 14815 SW HALL BLVD 8785 SW REILING ST TIGARD, OR 97224 TIGARD, OR 97224 2S111AD -09000 2S111AD -09100 DICKEY RANDEE SUE LARSEN JULIE ANN 8775 SW REILING ST 8765 SW REILING ST TIGARD, OR 97224 TIGARD, OR 97224 2S111AD -09200 2S111AD -09300 COUCH WILLIAM S /NANCY L SCHECKLA F J 8755 SW REILING ST 15085 SW HALL BLVD TIGARD, OR 97224 TIGARD, OR 97223 2S111AD -09400 2S111AD -09500 SCHECKLA F J SCHECKLA F J 15085 SW HALL BLVD 15085 SW HALL BLVD TIGARD, OR 97223 TIGARD, OR 97223 2S111AD -09600 2S111AD -09700 SCHECKLA F J ABUKHATER MARWAN & JANET LEE 15085 SW HALL BLVD 8705 SW REILING ST • TIGARD, OR 97223 TIGARD, OR 97224 2S 111 AD -09800 2S 111 AD -09900 NEJAD KAZEM KN & SALARI MARZEI CASTELLANOS THERESA 14473 SW 134TH 8700 SW REILING ST TIGARD, OR 97224 TIGARD, OR 97224 2S111AD -10000 2S111AD -10100 WILLIAMSON LARRY C AND TRUAX HERB M 8710 SW REILING 8720 SW REILING TIGARD, OR 97224 TIGARD, OR 97224 2S111AD -10200 2S111AD -10300 WOODY SAMUEL T & REBECCA R HODGSON DAVID A/GEORGANNE C 8730 SW REILING ST 8740 SW REILING ST TIGARD, OR 97224 TIGARD, OR 97224 2S111AD -10400 2S111AD -10500 BLOOM CHRISTINE M BEHRENS SANDRA ROSS 8790 SW REILING 15050 SW 88TH TIGARD, OR 97223 TIGARD, OR 97224 2S111AD -10600 2S111AD -10700 MORRILL S JANE WESTFALL DAVID K AND 10055 HEDGES CT 15110 SW 88TH TUALATIN, OR 97062 TIGARD, OR 97224 • • • 2S111AD -10800 2S111DA -00401 HOGUE BRIAN C SCHMIDT HENRY L TRUSTEE 15140 SW 88TH AVE 15435 SW HALL BLVD TIGARD, OR 97224 TIGARD, OR 97224 2S111 DA -00800 2S1 11 DA -00900 MATRIX DEVELOPMENT CORP RAYNOR BRENT A 6900 SW HAINES ST STE 200 8601 SW BRAEBURN LN TIGARD, OR 97224 TIGARD, OR 97223 2S111DA -01000 2S111DA -01100 GILCHRIST PAUL E & CYNTHIA J NGUYEN HENRY H & 8601 SW BRAEBURN LN 8600 SW BRAEBURN LN TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -01200 2S111DA -01300 CHA ERIC I & STEPHANIE W ALLEN RICHARD JAY & 8627 SW LODI LN 8605 SW LODI LN TIGARD, OR 97224 TIGARD, OR 97224 2S 111 DA -01700 2S 111 DA -01800 LE DONAVAN D & DUGAN KELLY J & 8624 SW LODI LN 8602 SW LODI LN TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -02000 2S111DA -02100 MCCORMICK CAROL E & DAVID P KNAPP THOMAS A & JO ELLIN 8641 SW BELLFLOWER LN 8599 SW BELLFLOWER ST TIGARD, OR 97224 TIGARD, OR 97224 2S1 11 DA -02200 2S1 11 DA -02300 DAVIS SCOTT W & BARBARA A LUTES DAVID M & NADIE A 8583 SW BELLFLOWER LN 8577 SW BELLFLOWER LN TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -02400 2S111DA -02500 JEDAN MICHAEL E & PLATTER M PHILLIP & 8574 SW LODI LN 8590 SW LODI LN TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -02600 2S111DA -02700 MATRIX DEVELOPMENT CORP BRYSCH JAMES P & JENNIFER 6900 SW HAINES ST STE 200 8575 SW LODI LN TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -02800 2S111DA -02900 KAYSER MARK E & SCOTT THOMAS I & 8572 SW BRAEBURN LN 8580 SW BRAEBURN LN TIGARD, OR 97224 TIGARD, OR 97224 • • 2S111DA -03000 2S111DA -03100 MATRIX DEVELOPMENT CORP MATRIX DEVELOPMENT CORP 6900 SW HAINES ST STE 200 6900 SW HAINES ST STE 200 TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -03200 2S111DA -03300 MATRIX DEVELOPMENT CORP MATRIX DEVELOPMENT CORP 6900 SW HAINES ST STE 200 6900 SW HAINES ST STE 200 TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -03400 2S111DA -03500 DAVIS JOHN F & MATRIX DEVELOPMENT CORP 15230 SW MCINTOSH TER 6900 SW HAINES ST STE 200 TIGARD, OR 97223 TIGARD, OR 97224 2S111DA -03600 2S111DA -03700 MATRIX DEVELOPMENT CORP PEREZ RANDY ALLEN 6900 SW HAINES ST STE 200 15326 SW MCINTOSH TER TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -03800 2S111DA -03900 MATRIX DEVELOPMENT CORP MATRIX DEVELOPMENT CORP 6900 SW HAINES ST STE 200 6900 SW HAINES ST STE 200 TIGARD, OR 97224 TIGARD, OR 97224 2S 111 DA -04000 2S 111 DA -04100 MATRIX DEVELOPMENT CORP MATRIX DEVELOPMENT CORP 6900 SW HAINES ST STE 200 6900 SW HAINES ST STE 200 TIGARD, OR 97224 TIGARD, OR 97224 2S111DA -08500 2S112BC -00700 TIGARD CITY OF CRISMAN ALLEN BRUCE 13125 SW HALL 14940 SW 81ST AVE STE 1504 TIGARD, OR 97223 TIGARD, OR 97224 2S112BC -10200 2S112BC -10300 BINABESE GEORGE /CHARLYNE K MILLER STANLEY F & LEANN P 8116 SW MATTHEW PARK ST 8140 SW MATTHEW PARK TIGARD, OR 97224 TIGARD, OR 97224 2S112BC -10400 25112BC -10500 DUNGAN PAULA J GLANVILLE ERNEST J & MICHELLE D 8212 SW MATTHEW PARK 8238 SW MATTHEW PARK ST TIGARD, OR 97224 TIGARD, OR 97224 2S112BC -10600 25112BC -10700 RAMM ROBERT J & TINA M SCHMIDT JANE V & 8256 SW MATTHEW PARK ST 8325 SW ROSS ST TIGARD, OR 97224 TIGARD, OR 97224 • • 2S 112CB -00301 2S 112CB -00401 JACOB JEFF AND JANICE WASHINGTON COUNTY 15160 SW 81ST AVE 111 SE WASHINGTON ST TIGARD, OR 97224 HILLSBORO, OR 97123 2S112CB -00402 2S112CB -00403 KNIPPEL DAVID P AND ELLEN P SIMS DONALD P & JILL K 15220 SW 81ST 15200 SW 81ST TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -00500 2S112CB -00501 HOGGAN RICHARD E /GAYLE A HOGGAN RICHARD E /GAYLE A 15233 SW 81ST AVE 15233 SW 81ST AVE TIGARD, OR 97224 TIGARD, OR 97224 2S 112C B -00600 2S 112CB -00700 HOGGAN RICHARD E /GAYLE A MANGOLD STEVEN R & DEBRA E 15233 SW 81ST AVE 8275 SW ROSS ST TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -00800 2S112CB -00900 MCDONALD LYNN B MONICA SCHMIDT JANE V & 8340 SW ROSS ST 8325 SW ROSS ST TIGARD, OR 97223 TIGARD, OR 97224 2S112CB -01000 2S112CB -01001 MCDONALD LYNN B & MONICA R MCDONALD LYNN B & MONICA R 8340 SW ROSS ST 8340 SW ROSS ST TIGARD, OR 97223 TIGARD, OR 97223 2S112CB -03900 2S112CB -04000 WOODARD DANA C.& BEVERLY A BRADLEY WILLIAM L & ANN P 8469 SW ASHFORD ST 8447 SW ASHFORD ST TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -04100 2S112CB -04200 EKLUND PAUL J SCHWARTZ BARRY R & 8425 SW ASHFORD ST 8403 SW ASHFORD ST TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -04300 25112CB -04400 HANINGTON ROBERT A & BETTY A PORCELLO JOHN J & PAMELA R 8389 SW ASHFORD ST 8367 SW ASHFORD TIGARD, OR 97223 TIGARD, OR 97224 2S112CB -04500 2S112CB -05100 PHILLIPS DEAN A & COSETTE ANNE CONTRERAS FRED J 8343 SW ASHFORD ST 15389 SW 82ND PL TIGARD, OR 97223 TIGARD, OR 97224 • • 2S112CB -05200 2S112CB -05300 STORMENT BRADLEY J & KAREN ANN COKE JACK E & JOIE L TRS 15367 SW 82ND 15345 SW 82ND PL TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -05400 2S112CB -05500 LALONDE TIMOTHY A &. RANDLEMAN ROY E AND JUNE T 15321 SW 82ND PL 15310 SW 82ND PL TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -05600 2S112CB -05700 WAHL JOSEPH M & LORA OSAKI MILLER LOIS N TRUSTEE 15322 SW 82ND PL 15334 SW 82ND PL TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -05800 2S112CB -05900 CASQUEIRO GENE ALAN & TRACY L BOYCE AARON L & LESLIE J 15356 SW 82ND PLACE 15378 SW 82ND PL TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -06000 2S112CB -06100 GOODWIN JOHN M & NICOLETTE S STUTEVOSS CAROLINE ZONA 15390 SW 82ND PL 15412SW82NDPL TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -06200 2S112CB -06300 LLOYD KRISTINE D PIETROK EDWARD M AND LAURA A 15436 SW 82ND PL 15458 SW 82ND PL TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -06400 2S112CB -06900 WALKER MARK S & JUDY A CAMBELL MARTA K 15472 SW 82ND PL 15425 SW 81ST ST TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -07000 2S112CB -07100 ROSING GARY S AND SHARON E ZINSLI STEPHEN R & JAMIE M 15403 SW 81ST 15381 SW 81ST AVE TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -07200 2S112CB -07300 HARRISON STEPHEN & CYNTHIA J BORICH ARLAINE E 15369 SW 81ST AVE 15347 SW 81ST AVENUE 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 • 2S 112CB -07600 2S 112CB -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 DR • TIGARD, OR 97223 TIGARD, OR 97224 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 MACDANOLD MARGARET A & 15072 SW KENTON DR 15094 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 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 2S112CB -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 -09300 EMMONS WALTER BRUCE MITU COMPANY 15196 SW KENTON 8925 SW BEAV HILLSDALE HWY TIGARD, OR 97224 PORTLAND, OR 97225 2S112CB -09400 2S112CB -09500 GROFF MELISSA A & STEWART LARRY J & FRANCES L 15232 SW KENTON DR 15254 SW KENTON DRIVE TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -09600 2S112CB -11000 MAXWELL MICHAEL C & JENNY S TOMPKINS ROBERT V & GLORIA R 15270 KENTON DR 15369 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -11100 2S112CB -11200 HERNDON MARK R & JENNIFER L FINICLE MICHAEL E AND JOANNE M 15347 SW KENTON DR 15325 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -11300 2S112CB -11400 GILMOUR ALLEN G KILPATRICK SCOTT A & 3610 NE 115TH CR 15314 SW 81ST AVE VANCOUVER, WA 98686 TIGARD, OR 97224 2S112CB -11500 2S112CB -11600 BEAN BRIAN D AND TERESA J GOLDSMITH RICHARD E /SOHYON M • 15336 SW 81ST AVE 15358 SW 81ST AVE TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -11700 2S112CB -11800 JACKSON KENNETH S QUIGG TAD A & FERN G 15370 SW 81ST AVE 15392 SW 81ST AVE TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -11900 2S112CB -12300 MURRAY JOHN JAMES & MARNIE S PALMER JACK B & MONIKA 15414 SW 81ST AVE 15051 SW 81ST AVE TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -12400 2S112CB -12500 EVERHART WILLIAM W & GEORGIA A LUTTER STEPHAN G & 8145 SW ROSS ST 15033 SW 81ST AVE TIGARD, OR 97224 PORTLAND, OR 97224 2S112CB -12600 2S112CB -12700 OCHS JAMES A & PATRICIA A CORBIN GARY S AND TERRIE 15038 SW 81ST AVE 13950 SW BONNIE BRAE COURT TIGARD, OR 97223 BEAVERTON, OR 97005 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 & COOK JILLENE D 14954 SW KENTON DR 14932 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 • I 2S112CB -13200 2S112CB -13300 NIELSEN CAROLYN M EKBERG TIMOTHY L & LILLY M 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 2S112CB -13600 2S112CB -13700 PITTMON BRADLEY J & LAURIE G WETTSTEIN GUY W & STEPHANIE K 14830 SW KENTON DR 14818 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -13800 2S112CB -13900 WESTLUND ANDREW NNALORIE A MYERS TERRY W & NANCY JO 14800 SW KENTON DR 14807 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97223 2S112CB -14000 2S112CB -14100 NEWGARD BRADFORD J & MARY R ANDREWS KRIS R/MYCHELLE K 14821 SW KENTON DR 14845 SW KENTON TIGARD, OR 97223 TIGARD, OR 97223 2S112CB -14200 2S112CB -14300 OLSEN JANEEN A SNYDER WADE M & SHELLIE R 2640 TAKELMA WAY 14889 SW KENTON DR ASHLAND, OR 97520 TIGARD, OR 97224 2S112CB -14400 2S112CB -14500 HAVNAER KURT M & KIRSTIN S WILHELM HARALD & MARCI A 14943 SW KENTON DR 14967 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -14600 2S112CB -14700 WISE RONALD H ROLLINS SANDRA K & JACK A 10598 SW NAEVE ST 15007 SW KENTON DR TIGARD, OR 97224 TIGARD, OR 97224 2S112CB -14800 2S112CB -14900 ASHFORD OAKS OWNERS OF LOTS & OREGON STATE OF DEPT OF PO BOX 1368 PO BOX 1368 BEAVERTON, OR 97075 BEAVERTON, OR 97075 2S112CB -15000 2S112CB -15100 TIGARD CITY OF TIGARD CITY OF 13125 SW HALL 13125 SW HALL TIGARD, OR 97223 TIGARD, OR 97223 « ._ --- -- _ , g -.. •,G..,sa_ -�. . . .... r: ..:.._:.u...,.._:,_..t,. - .....:<.. , _. ...a._...: _, .- . _- r..__ti,...._:.:.._ --_ .w_ . ___.... __..., _. , -- ____R ._s • - - ____._. , =s _ - ---- -- -_ -- -- -_ - - . _ _ f , h., • -:..a . g . p . t ., :.>.,=r - . .,_ ... -. , . ° `" - .r..>u,, . , sy ,t,...a, - -- -- - -- • i h r3 y`q U O) # V `� 0 o VI F GI s ,, ,;,, M L 8 TREE. 5l SPECIES GGi\#D1T #4'`J MITIGATION (AT 2/3 PL< tDI NT) r- COMMON � I. CONTRACTOR 14 `� a^�i 17 l�E QUI'E ? M UTILITY t^�}�"''t� 3 THE LC�GA7iCrI�s3 o 1✓ NAME EaTAt>IieAL NArr $t St 'AC #NG , t r i I. 20" SIDE ETGUM ;REMOVE ( ,5) 2" CAL. AMERICAN 3t E tGUM of ALL !)TI1 'TIES PF2k 2 TO CONSTRUCTION, TO f�ETEPVI E N THE FIELD < '' I 2. ! °'tUEETGUM F EMQV (5) 2' CAL. AMERICAN � ETC"UM THE ACTUAL LOCATIONS D ELEVATION OF ALL EXIST;Nrs UTtt_JTtES, © U ce :... _ .4 F• 3. 14" SLUE REMOVE (5) 2" CAL. AMERICAN 3L.tEETGU,1`1 t'13 PAPER SARK MAPLE < GEt2C� fSEU'1 2 "CAL 23'- " Or, t HETHt�.�,1'IUt1N UN T1aE PLANS QF NOT. Tf�E GOtV1 ',GTOt2 �;NALL CALL �UILDlNCs rUOTI lNT y ��,�.� t � UtTtLt1 PROTECTI i SERV►GE 2 t�#OUR& FRIOt� 74 CGN3Tt UGT #at\U Z v (CONCEPTUAL) 4. 2.4 .U tEaT 1 RE MA I N r 1 °- ` '_ ° ��{ � 3P i:3t�A -.FGRD PEAR FYt�tt•5 CALLERY.dtA `Vag !JrV1�3�/' 2 "CAL 30'•x O.C. fl j : - _ - ~ - _ _ / %i� ✓ 3 i<'ANf IAN G1� REMAIN z o. 3c?J" /1F =t"LE TREE REMOVE ( ) 2" CAL, �t�ADF4; „ „ 2. C `iT;�?ACTGF :H'A'LL EXAMINE FINI,S,N :M ACE, GRACES, TOPSOIL QUALITY > � # - -- frR #VEtiJAY PEAR 17 TULIP Tt E Lis20DENC:RON TU1L,l�,FERA 2 CAL 30 -0 O.C. AND CEP TI-4. LSO NOT START ANY WOK< UNTIL UNSATISFACTORY CONDITIONS < n i fi' � ! 1 FIR RFM V (1) 1® NT. DOUGLAS FIR - r' 1 22" DOUGLAS R O E D L, . " ' 't jj • I � (CONCEPTUAL) ' NAYE E'EEN CORRECTED. VE.REFY LIMITS OP l.1 �FCR� STARTING. r, .� � j'`j � . i - 8. 22" FONL'EROSA PINE REMOVE (1) SO' 14T, PONDEROSA PINE AS AI'IERICAN SUEETGUM LIQUID4 ieAFZ STYRACIFLUA 2 "CAL AS S',-4Q +i ��; .0 ca ca to ce =; LOT 21 : �/ �. 2" �LA� # AtN , ' f 0 / , - TYPICAL S < Y�;; D t .�#N t 't QED Ms3PL1± AGER S F't 2 CAL AS S# 041 1 . iC;� 7U A17 / , 0. 14 GREEN AS-I NTE`*KC;Ez;i W14 PLAN'S TO LCAPACTECT. N P %%/ LANDSCAPE 150 3i+. 1t. 30" G . AIN , , 9 u 7 / / /4 7A PP PONDEROSA PINE PINU5 PONDEROSA '014T AS 61-1O,1N 4. C;?l.�ANTi7,Eei Aug iNT IDEIa TO 45a13T CONTRACT N EV ALUATIN G W : __ s ' �/ / �- , . ` } - D ECt ctiotJ5 TREE {n cyc : - --�, ,,.-� . _ / / % ` TI- ,rA �; te of S' AND ARE NOT GUARANTEED AS ACCURATE ATE �= r) V) s , 5 TREE '� ,+ i�F DOUGLAS FIR PSPUDOTSUGA I-IEN_ZiESIi 1014T AS .e.'1 ', i ;EPt' PSE ONS L:r .Si :EC? MATERIALS. THE CONTRACTOR SHALL C3 ; j ' . ' TY f�Ir<ALaYI"i3Ol.. -' j i �>f EVERGREEN TREE - t3E t ESPONSISLE FOR HIS aiD QUAN AS REQUIRED BY THE Ni- a r ' ' ., PLANS AND SPI r,:,,FICATIQN3.. o -' - , I I , ' NOTE: DECIDUOUS TREE TO �E REMOVED 5'. CONTRACTOR SHALL NOT REMOVE ANY TEES DURING CONSTt2UGTION K'. _--- -. - - >- -- LANDSCAPE MAENTENANCE PERIOD C EGIN5 h u D!ATELY AFTER TH�+E �,)ITOUT T'# -',E EX FR E 6 t:Uf J T1EN CONe NT QF Tk LANDSCAPE AR I- •IJTECT, " •ti , ' s t '. P MF'L.E7 #i:N ALL Pi- �+�47 #NG OPERATIONS AND t# 21TTEN NOTIFICATION Ekt3Tit`+G yi4GPTATIC, N ` 4 REMAIN SHALL E3E Pt TECTED AS i� :REGTED iSTR '' x ELEFEN T PEE T4 �'E tC.�V�D ' ' } R t4 ta�E�.",Et�. MAINTAIN TREES, EXISTING TREES, AND 011 PLANTS UiVTIi 0Y II-4E LANDSCAPE ARCHITECT. ,� FINAL ACCEPTANCE CR SO DAYS AFTER NOTIFICATION AND _.. _, - SCALE: 1 30 , , m , 7/703 ACCE;PTANCE, WHIG SEVER I3 LONGER ER ao. EI.PE .'E PROPOSED TREE LOCA1 IONS OCCUR UbNDE1� EXISTING ®VE EAD ; T1= Ui1L't ES CR G . }` f EkI3Tf!s TtE3, NOTIFY LANDSCAPE ARG1i1tEC TO AD,).�9T i i F LOCATIONS. 1. ,NSt4LL ALL STi ET /(FEES F='ER GU .ENt TIGAt' MUNICIPAL CUE. IEkFREY' - ; IMPSON t 2 t,11t•4ERE PO331ELE LOCATE T REES A MINI UM OF 5' FROM E3.(..;‹ OF SEOE WALK LUITI -41N LANDSCAPE EASEMENT. .r OREGON 1 /y1 3. DO NOT PLANT TREES ..LG., T'F?A+'�± , 10/31/99 11 ' ; A. 20' FPc 1 A STREET INTERSECTIG'N AND L1G1 -4T STANDARDS +� E3. 2' FROM EF#`/'AtE D i' ✓E`s,LUAY, PAR, ACE, UTiLITY POLE$, CURF3 AND 1<4'rr 'VT5 `�'� #� - . 1 - - - 4 r - 't a # . '� - i;.� - .. ,. w.a. -,� - ,�.ac�trr-r•�. "7-4' ..,. _ r , r . . - t r .` c'• «. ... ... m w Y t+ ♦ y h / �' is si ♦ -._, • Ms. ./IN .a . . ., - .w .s .ys ,... .._ .,a. s.».. cr .m. a - ♦ - \ s• ♦ ;. _ ,= - _ - - a• i , _ . ti r T _ ,.f �" is 9 1 t A. a , .•, ' r ., t r - .. \ - . , .. ♦ a - - 1.F''• - - t 5 I'r °Iii a�tsw. }�♦Ki� ~ y i rp '" p _ : IQ ! I j � _ x l�V1R.`� ` ii5ix +lde4+1 U!aCIC f t ''''''Iii LOT 27 �- . ii, ate. 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R �v LI c { aMr (it- ° LOT I 0 T d L 2 LOT 13 L 4 L OT' I SOT 9 �_0 1 T 1 : LOT 6 --.._ I I , _� mr 1 < .....d i t 1 1 Av i t ( F'F� - - _' }" ; - , �; I BTd � , , `( / 1 �/ 1 1 " ... 3 4T �iFF'dG 'i ^ v r. � t o, 4 , , „ .**--, • A- ,- Ci „ 0_____-_-_, 3 t .t�resF 7 41 0 1 • � , - r < .,._ - ,. -.i. aao-ma+W ills +zwa,.,' \ J f3, f _ ._ _ - � G�'F -Pwr a - mot � .r ti, - g s`" v a ! ' • i t 4- a? ' qc - , _ F - - - ' t� _ ' ( { !._ ' air.; s t: t ' PLANTING PLAN = 4 t 1: V et I - e 4 ea� ° -r - .., i �. J , 1, F A e� .. . - '4 y 4 .. 1 - a - .. ... .w.x,.y.e -•wn_* - .c,°•.w! . t e - , 1 • _. _- ,- i t` ! # ' "1' -3 `¢] }{ (:). e i t j } +•.�y [ 3 :;.,ax ,. - c x k'� '%s� *i'`. ,.•- .,'`,'�± - , - - - - - . x ,. r a - a 4 - i € P 9 `f, .•.rd ! . ., .'F g, ., ' • K ti - �. ,r° #._✓ i i '..__/ f ,.,�` - - - _ _ . .,. ,. , _ , i R t .` i r £', ° - [ (,., , ✓IV - Y , - .t .140. - . °. - _ - - _ .........�. - ,''''' . 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' '',1 . ,. roallioe.", ..,.'''-- - . . ■ •■• .ww owmrol■•■•W woo maw 1■■■••••••■■ sm. ■110 1 _ _ \ .,. _ ... , . , , i .. .. . 7 . ,- -- ,... ,... ._ ,---- - I LOT 27 . ....-- \ ) , LOT 19 r SI-I T INDEX .., ,, : ,„ : : .,;.,„,,....„:„. rob .....-- ( , \ • , 1 ,- / C \ LOT 20 1 J . ,.., _. 0 ,00 IL 1 ( H 111 liq l1p. X 1 \ ........-- ...----- --- -k t .,`::--.. -. / LOT 26 : • y:_, , 1 : 1: , ::, , ! I \ \ \ ‘ ----- _.-- ./..n... V ' \'' ' / . , - e\--\\ 111 11. , ... . , ,...,, -, _,.. \ \ \ , - 1 • ".-----....._------ _V os . 1 ,, I 1 1 (...\\</' , c.5.,( '-' \ , \S , co COVER SI-IEET , ,. ■ LOT 21 1 . ,• • .. - . ' I LOT 18 1 ..........--- -- . 1 _ \ „ •. i e - I c.) CI EXISTING CONDITIONS .. „ 1 - 1 ,, ; \ LOT 25 . , e . / . \ LOT 1 \ \ \ \ i 1 . . . - _ ., .. . , . . . _r .., . . , . ..- . ....- C2 PRELIMINARY PFELIMINARY PLAN ! ..5-.,-,4 -,,,,„;,..,,,,-,..,--::,,,......:, <v - ,C?" -- ../ I ' . < '.\\-/ I .. __ ----- ....-- . . . ■ , \ LOT 17 \ \ , . - - . ' . ' . ., --, ' '- '-‘-'.*;;; '... . : „.....-•.-„,---........... . LOT 22 1 . I 1--- i I 1 . . . . - ST ..*******'''' V) C3 PFRELIMINART GRADING PLAN _ ■ . ■ .. \ \ 1- „ \ , i co i 1 . / / ...,__-.. . ,- .- ‘<,-- . 1 ■ ., e- , , , \ . I < Z) ' C4 - PRE L IMINARY UTILITY ._ - . .... - , --•-.:-. „, -.,t CIRCULATION PLAN / FUTURE STREET- PLAN'_ 1 -_::.-;-',..!., \ , , LOT 24 1 --- , , 1 : . 1 (1') - c ; \ ... : - , ci LOT ' \ LOT 23 LOT 16 , c et \- - --- • ----: ---\\ \ ,,,, I 1 . . , .._ , ., .• ., , ., (..... < > 1 ( LOT 4 / ■ \\ \ LO , T , 3 \ \ \ 'T \ \ ,,,\ \ ,,. . ) 's \ 2 1 - 1..o _..1 \ . ‘ . \ ,, -It ___ __- _,-.. __. fl-,, L I PRELIMNARY LANDSCAF'E / -: .., -- 4 - ----__-...,-.:_ 0 I \ , , \ -, -+ - --- _ _ _ __ __. TFREE REMOVAL FLAN • . „„ ' ,: _,• _.„ . • ,, , - co i ---- 4 \ \,, - \ __. _____ . . ._ , • )- - ..-. --. -. .."' ". 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PROJECT NO. -: NI,41 ',- • - ' ' .-11 , <- '''' • - , 4 EE0J E CT TEAM . . , ' . ,. ,. • .._ .,.,• .„. .... . : ..., ••,,•, ,_ . .... ci. . ;,. D ECEME3ER. 4 Ic398 ",: = . . . , , . , . , . , , • _ . ... . CC . , . . . . , . . LU . PLANNING . . . . $UIRVEYOR - , . . . . .,-- , -, --,-,,--- - , ,,,_-- ---,-, r.-;.- - ,. I >. OWNER - APPLICANT . . ,• civIL ENGINEER - LANDSCAPE ARCI-IITECT - . . ' ° ..'-- ' ' '-. - --.- ..... ".. . ; .---, '' -.. MATRIX DEVELOPMENT CORPORATION -- WRG DESIGN INC. _ ., -; - , . , .. .• . G :-,:-..--_,--„?. • (LI WRG DESIGN INC. WRG DESIGN INC. tURG DESIGN, INC. - LURG DESIGN' INC; W , R - ' - , . , - 0 PLAZA 2, SUITE 200 - , RE: MIMI DOUKAS, AV-A - . RE: MI „ .....-- MI D OUKA S-, ALA . " F'ROJECT DESIGNER: JEFF allgtf,ZAN, PE/ - RE': J K .EFF _SIMPSON, ASLA/MIMI DOUKAS' , AeLA RE: TERRY L. GOODMAN, PL - -" :.-:,:::-•- . . , -c) . , S.W. HANES STREET 1e,450) $(11 NIMBUS AVE. SUITE RA . 10450 611./ NIMBUS AVE..SUIT RA . TODD MILLER, EIT . '. 10450 SW NIMBUS. AVE. SUITE R4 10450 SU) NIMBUS AVE. SUITE RA ' .: DES.IN - . N 0 .- ' - , 1- - -- --- , .- ',, ,-•.---„-- ' c.) , . . . Q _ TIGARD- OREGON -.91223 PORTLAND, OREGON 91223 ,-- PORTLAND, OREGON 91223 . -1040 SU./NIMI5U$ AVE. SUITE RA . PORTLAND, OREGON 91223 , . . PORTLAND OREGON 91223 . . ..... - , , „ • 4., .. . • -, - -..-; ,. . . ,, . ..., , ,• .:. i ., l' , .: + • -,,.; - ra , PI-IONE:- (503) 620-8000 - . PHONE - (503) 603-9933 ' PI - (5m) 612” PORTLAND, OREGON 91223 .... . . PHONE - (503) 603-9933 .• . PHONE - (5r43)'603-9933 _ - .. . . ,--.: -.;.- ,-..-,--- --,--- '-, '-v '`, ! - 10450 at/ Nimioug& Aye, Portlarid, C7rgort., .:„. ....- - - ! -: FAX - (503) 603-Sta44. ' FAX - (503) 603-9944 PHONE '- (503)603-9933 FAX . . - .(503) 603-9944 , • . PAX - (503) 603-faca44 . . . 1 up - FAX (503) 589-$900 , . , o . , I CONTACT: LARRY YORK ' . ,. - . ,-- - , , • . , . 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H ROPY ' I t j { 1 " I _ mo t' - I i - 5 , 1 N OTES � STORK EWER NOTES `; $ r SANITARY SEWER ,NOTES II u I A \ f I i l (i F *� � { t BOU. ; D Y AND T SAP 4O Sf�R1 .Y OF A f CT1 1101'1 O Ltd T q y ,f {, �� ` i l LOCATED 7 .•�'• ull 1/,#y'7 � {r R t''+� i� ". s , 4 ° ' - � ,i ! i ALE '] .aD _ 1Di NAP 01' Af .ES s!� E ! StY r � 1.1 . C " 3 St �. , j # - - tt i LL OF L Gam} LO w. >± " +_ n }r I r .- � _ A v'_ f. oy T 2' ., i � i L�`i4 > L r,FR.l4>!At CITY OF $ ., - ; - . f �r a t . ACI) : A51Nt�G C OUNTY, CREGON ' • 1;t" PVG V vl. �c3 °.�! Tt 3' ��+^ &STS a °„ ,t'� "0)411/UV txt ' F I 1 . < - r y � g \ t t { _ i it . ,. �. :APT { a. 2:-3 ��yP t )- f + 200-11-- f \ i ,i fi t" ! I 8} ' J'. -� } R ! 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I S E t • • � 1 / ./ "•2 / z ' - - PLANNERS* ENGINEERS • L,ANDSCAPE ARPHITECT$ so % YOR4 e - t ' , ` K fi . , ._ - , l �q t - _ . , ,' - - - _ - _ - - - - - '- ' ` g ` . i; i ' ♦ 4 • 1 1 _ I X1 11 1 w' r . , . , , , 'Y ., .. ., „ .. , _ , , , , . . . , 1 • _ - - f Y'yY 6 • E XISTING C =J,--•'-...;';,, " 5� ' 100 -- - -® EXISTING CENTERLINE ' . r - . .5 '_- .. • ^ 5C4LE . - 3+0 EXISTING. CURB - ` v ' .. $ r, • t - - PRO POSED 'CENTERLI _ ` f#v o I -- ' - -- - PROPOSED LOT LINE ` ' `.. -: . T _ - PROPOSED CURB _ -- � a STREET } S . W ROSS NO. 1 90 . -- - - - - _ __ _ _ _ _ _- _ OPOSED ANDSCAPE�:EASEMEINTx -:' -j _._- ___ __ _ __ ___. _. __ ____ __- __ - __,___ -_ __ ____ ___ _ _. _- ___-_ -- _- -- _ __ -` -- -- - - -- - -- - _- .___ ___ __ _ _ -_ - -: _ -__- _ -._ _- _ __ _ _ -- __ -- ___ w ________ -_ . - _ _ _ _. _Y -- -- -- - - - - - -- _ _ ____ - - - - - PROPOSED R.U.E. 5, i - °< ` ' • _ • . ___ _ _�. ___.____ _______ - _._ _ -_- PROPOSED SETBACK }'} ! .- ____. -. __ __. _ _._- _ _ _- .�.__- ,"...- __. - -_ __- __ _____ __ _ -_ ._.._- _-- ,- ._____ _ - _ _ ", ' ` 5. . I _ r r ii _ - __ -- 177.7' -- -- �- . ` ; SIGHT / /; a , 93.9' ' 1 N T R !ANGLE a �� ,f' - ____ - - - -- 1 I cv ' (TYP.) 10 ' P / '1�' f ' 1 _' , M / �/ I r 10 P.U.E. I 1` LOT 27 - I 1 LOT 1 "_ - ; 7 621 SF 0• TRIANGLE • 1 I SIGHT 5 , 629 SF - _ ' - Q \ ' ' ..---- ,` i - • • I r , TRIANGLE 1 f EAR L ` t (TYP.) , �-� 5' . \ ‘ \ \ /- . 92 `3 0w • • - _ ��.` 107.7 YARD STBK 1 ° + � I - ' C j S I I ±-- 4' LANDSCAPE _ ;a= I i # 1 �, � � �g I EASEMENT 1 ¢° ,,' "+ F � 4 . ; , --11 c). ■ \ \ NO....." c...11\ 7 \ ,, \ \ , -- 106.7 __ - I - - -:` _ ' 1 • • W L - - - e . _. �� L 1 : _ / 0, - > I 7' P.U.E. 1 y ,:..,,,,i,?::,,._,.)--::;ii ° _..:b,:,,,',, ; . 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' a' if': - ,- s , y 'i k VV i ts - i.. i 1 I . ," 10450 5u1 N imbus Ave, Port a+ic� ?2 0x r; \' °�' 503) 603.993 FA? . $ `` . ' I \ 4 .. - 1 _ _ - - - - - !_ 031.6 t + I .. ` PI .+N`p`lEf�3t`iCx�NEERB • LAND$C'4f' ARC-! T $. r. ° : - 7 T ; ` ° ; • p. a ' ♦ - . - - - t _ - _ _ - .. 8 ,� a rE s t o _ - - - • . - .T .. _ - -. ' - ti - _ - - - l „ 1 1 , a i " ; fix 1 w , 1 i , - 7 - - - ,. - - L� 5 - . - K , - - - ., r . . M - - :._:':''''' 6 1,.x { , - _ - ` r$.� - - _ - -' , -- 111 _ J ' t., �y' �'f,,r11 1 11 _ _ - < - ..l •°t '.. - sr "`: 1 I $ y, 1 I : a f 1 1 1 A+< 1 }j f _ti _�ri •A 1 r 'r 1 I IC L CANS C11ON 1 1 i ",, i N TYPICAL ELDERBERRY :CT. S CT ION f • 1 , N 1u r" ,, f 1 1i , 3s Raw t:" � 1 f i 1 28 ROW -. ... 1 UE s ;: I 140 , 19 _ _ 19.50 1 P / b „1 i \ I . 14 _ 11' °PUE/ t ' .:, i \ 1 LAND SCAPE 11 PUE/ ,. 4 .;-� 14 .�� - ANDSCAPE rte ,r 1 E 11 PUE / 10 10 r . ` i • • 1 , 2 LANDSCAPE — \ K t t : � P _ - - , ` ' . . _ �? t , r , „ � _;,,.. 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I .1 ... .,., - ', , ' .,-• .....- ........ ...--- .......-. . _ , . ...... - 7 7 \ PROPOSED CATCH ,.. 1 .7 .7 \ \ \ 1 0 i ' ■ ' .■ ... - 0 , '' _. .: .' '', 17 i: I ....' PROPOSED SANITARY MANHOLE'i''-'''At- LOT T 27 ...- @ .„, , ... .___--- .___-- ■ , i 1 , I , • ( ....----00/77-77 77, , ,; ,. i , ss 6111111■11=111•11111111111111•11111. —•-•-• ' - '- ' '- •• . ,--` PROPOSED SANITARY LINE:, -' -,,;'---; ' !:• 0 r II' ‘ ( ----- \ LOT T 20 LOT 19 I i ,,,-- I . , \ \ _...-- _._--- ..--- , .. 4 \ ■ ■ I , 1 , w _. PROPOSED WATER .._, . .. , \ \ 1 ‘ , : _....._ , ill *s.'......1 , : .....---- ....------ .- ... . . \ \ \ \ , ,‘ ...."."------.---.-----.-...- L 0 T 25 \ . I , _ _ _ _ _ _ _ I - — _ • -- _ ___ . . .. . .. ,, ._, ,._ , • . , . . • . .. , ,...,b, I ,, ( PROPOSED CURB PROPOSED SIDEWA 1_1:,._,, 1 415 ..v....": V..' LOT 26 .., OM. . 0 ..g.1..................... 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''' 4 ; C 1 ' '' '''.' , I ' ' . ' ' .' -', ^ — ' . ..' -''{' : ■ •— .'; "' .'‘'' , . . : ' .,: ' L ::. 1 ' : ' ''' '-' .: ' ' '' *: . „ C 1 - , ., .' ," , •-, , , , . ' . . . . . , . , --,, ', „, .:, 4- , .. , ',... ' ` ,' ''''' ': ' , ,,•.- 4' ;' - ',., ." r , -.• . -,..'' . =''''',.:L:4 *; ; ,.''',,,, " . , 1 ..:' ',',. -..‘,* - -- ( 4' - ' .,':," s . . . . „ . . . - . , . . . : . , . ,, , r, ' „ . . , _ ._ , -.. , ' . - , . . , . „.,.. . , . „ , r '.) 3- '1"EN 116442 " Q" PLANT MATEFRIAL6' SCI-IEE,Litt‘ - . .., . .... . . - • "' "•.• 5.. ' ' ' ' ' •`', - ( 4 - ' 4 1 , f'' ',„'",'„ ''=,-z, I _ , . , . . , . . 1. • - * 4 ., ^' "..• ' ' wite i•Etkof), AS %soot , .i.,,, . ,:, - ._ -, ' - : - - , --.-- .; -. , EXI6t1"140- l'FZ _ , .. ., . , . .. .„.. _....•. , ., ,, . , .. .. . „ . ,- MAKE T1-E 1.2G14 OF HOSE 4 .17 , — , .. ., v _ „,.. . - ,., —, ., . . , • ' ,,, R .. ,.... NAN re 75.1,K ' ,o.r._ i : i,1 : , '. COMMON' NAME , - ,BOTANHCAL NAME .1 : :- - , Sag: , . 4 ,kok . ; CIRCUMFERENCE. , ‘ SWEET ,,,, , 'Mg: ,:S' :,-.:-•;:-_, :z:spac , , ,:-.- ' A C9NO I TION - MITIGATION (AT 2/3, REPLACEMEN' T)' , - )? go' ' 0 - r-uoito CHAN LC% it • , , , MN 13E cRossio ovER AS IZE ' ' ' '-' -' • ' ' '' ' 1 ',' -' 12P': -:---:-.*- GLIM .-,'',.:- % l-'- IR EMOVE ( --- - 6) ,2" AMERIO4N S WETGUM E 0 ' '. , ■ . 1 ' ' ' ' S140(04 TO AVQ0 LETTING EXISTING TREE 2 , . : - . -. i • „ . . . . . 2. : .,14* . ' '' Rgt-i • , .2 (5,) " . 2 AMERICAN 6WEETGUM ,,_,. ,,,,,, .- , -,,,,,•,- , ,i7 . 2;.: , ,,' . :,,t' ,,- ;•:`-,i'';:c.; - , ,,,, i:. , '",.'4;?: -- .. . ' . . . - . . . .. DO NOT CUT IV ' CO4JACT UF114 Tt-E STAKE • ' - ' . ' . ,>.':, . -- ' tde : s StUEET OUP,..1 , . REM'Oe (N 2 AMERICAN*Eeicium . 0 ' 4 NAN LEADER - -- 1 _.../;.,_ - • _ 1:1 - - <;.;:e? .- ' a 411111 BRADFORD PEAR , 1 i . '.,- 2 "CAL , 4, 24", ' :`,.. SIDEEIGUil ' -.• - REMAIN., .. .. . . . , ,_ - _ ,-- t,.• -,..' . . . , .•.„._ . • , , . LEGE . ID- • , ' Q , , : .. -30.-...-„,- Ii:WANZAN CHERRY RgMAN , or _,- r 0 ,,..,4 RUSEER 1-1CXIE a 0 \. ' 1ULIP TREE LIRIODENDRON TULlpIFERA' ',.' .2"CAL -:, ,., , 0 ROLL SACK l'OP ... - - -- ...a..._. i/3 CP z. -.. • - Wel ROOT13441. MICR 0 ...- iiiimp \ ... . , N - O AMERICAN SWEETGUM - .- - ,-- 2CAL • LIQUIDAMSAR STYRACIFLUA - .: -' ''- _ . ' ..- , 6. - ' 30 APPLE '1 - • - ' . . , „ ._ 1 mov . - . 22* - ,- - DOUGLAS FIR - REMOVE_ - RE.g (012" BRADFORD_ PEAR ' . CI) S-10 DOUGLAS FIR .- - ' . •. . N To eAoiluka :.:, , . - t .4° PONDEROSA PINE REMOVE CI) S-I0' PONDEROSA PINE - - . . . .. BARK MULCH IN I RED MAPLE ACER RUBRUM in cAt. s , 9, ' .: 24" ,'-: . pouGt_40. FIR , REMOVE . TREE u.R4i! '.... 3' I4T. -•• • - . 0 = - --.''' 4 A . la 14"- - .---- GREEN .461-1 stoma 614.611 5E • . . ____________ ..._ ___________ _ EXISTING' CENTERLINE IMF - - , PONDEROSA PINE Ti-IUJA PLICATA I ,:14ryi-er - I ' 3E)" r ' ' ' GREEN ASI4 REMAIN . - SOAMD WIN tIATER 2 W000 STAKE . . • ' " • • .'-'7 •;1...,,.„= '4 '. ' , 1 ;„ -: ':'L =', • ,,'.. - AMR FLAMM). , . .,' - I .. ''.,, : , '- - 3 ,7,-. - , ; ` , 1 i• " - : DRIYE14 18" DELOW 0 4, - ._ 0 . - 50 100 CENTERLINE . ; ": tr FIN161-1 GRADE ... 11 1 : 1 "- "I; u... UNDISTUREEP SOIL- DOUGLAS FIR PiNUS NIGRA . 8-101-ii . EXISTING CE . . . . . - .- --- • ,- 6 CALE : I = 30' .__________-_-----_-_-- ',' EXISTING CURB SolL A8 PER PE II;=11, ,---"Atifi 4.-.,,,, , IIIII. . _- ` . • ,-,-. 11;=,,.. .-1,11-gt. I 7 ,1.;. y . - . . , ,.- ' - - , -,::: '5' . „'I i - , • „'-' ;'''!_':..: ,... --:- ,,:t tr) 11: - 1'.,/,;f0... 1: Air I eACKFI ium4 top . , , . . . . — PROPOSED CENTERLINE '.',.-.....r ,,,. -,._-•--,,,•,,- .-.- . (NA II: ,, Li -., • f. 4 :* Al= SC. . , , AO mi. ...r-.2% ., - . - f •r- -',.': ''' , ;.- ,.-:. - '''.`;',.:- ‘ ' 1; _ PROPOSED LOT LINE : mt.-.01-..ii--- r -- . - r: PROPOSED SIX FOOT HT . . --,. ' ; ,. ,'-: - 4 , - 4, '. ..'4: - '' _I I 12 2. , " lir- II - 1 1 S.W. ROSS STREET MASONRY WALL , _ PROPOSED CURB d , C.R. NO. 1290) . ' i ' SCARIFY 4' Deep — PROPOSED, SIDEWALK , -',: .- .-- _ . DETAIL: DECIDUOUS TREE STAKING . . PROPOSED LANDSCAO,E, FASEMENt, -.' = , 0 NOT TO SCALE , __ , _ _ _______ ____ _ _ ___ __ _ _ _ _______ _ _ _ __________ ______ _ ____ — PROPOSED P.U.E. • .; :. - ,--, - --.- -..: re .,,,, 1 . . ------ — - — --- MONUMENT - - . . — PROPOSED SETBACK 0 , ..,---- . ..--- . • - ...............__L- .____ ---- — - — — -- ---- - 0 — DECIDUOUS TREE , ..r ' - *,-.--:-:-.':-,,-.-'!-,- r 7 -- - ■ ....... — iiiO41 .......- _ EVERGREEN TREE -„- • ri ,,L- , ... ■,. ammii■nos mms1 aim ■■•■••••■■•• mos .r. .........■••••• =MI • ,1 •■■• ir , f / r . - _ . : ' Irf '.... . ,., _ ) .-- - ---- Illir' — fr ..„..\-- \ , lo_qlt - 017 • , ,... 7 { DECIDUOUS TREE TO BE . RtytO.VE - 0.:3:: : ?:::: rAmiNs. \ .... \\, ......... -............ 1 _ , 1 .,-- ° V. A ...... ......... - \.- .■ - . ''N '1 1 or . • , . , ,_...,.,„,,...._...,..;., 0. . e LOT 27 K. 0 k " ---- AN . c loon LOT 19 X - , ,. . ,, _ •, •._.. , _, II■4 — .td 777 '40 LOT 40 --1,`: , . . . \ \ \ _...--- ■ ,/ A .' I i \ y All& w.f. , ___c0 \ lip ii ilk \ I "\,fik r - ,• •;--------,,•,,,,-,.:, ---2...„ ,.,-.), . . _ , . _ ..... . ... 4 / • • LOT 26 ' \ 0 I_■ 4110 ,,,,. 7 4 1411k, *0110 1St, ! \ • % (C _ I 11 '' , •6„,........i....it - - 7Millir ■_.,„;_y ,/ ' ), .. . . . - .... , . - .`■1..rd ' ',...r■- . ,-, ,,,./ . , , _. • ..., ....„ ..,•,,, ,..,,- , ,-, . _,•:„..,•„_,_•:,.„ .„..., . 'I. -I ,IW LOT 18 It , If - , \i _____ ., ., LOT 21 lip, Alto .8„.., . - . . ......„ , , ; ....,_ • ,... - vs° GENERAL NOTES_____L: ANC)5GA PE :FLAN :;- . _ _ __ - Op. -1, ‘4.1LW--1111111117 AP* % \ 't vaitiLlip k ` ■ , ---- --..„ 4iik 14.41,4kwl, Alto I I. CONTRACTOR TO VERIFY WITH 011,,NER AND UTILITY COMP,ANHES 11-1E -r- A •I ' :2 1 44 - ..i. 1 ,.. :1 4 . -1" ,;: ' : '' ,. " , : - , : i:i i , ll' : . . :: ........---- - __--- ,Itiow„ i AI --- . - ----------- '.■111_1_■=..*_ al• L.X 25 ' .......idir ',I_Nia Lii , ........____-', 111-00.4 OF ALL UTILITIES FRIOR TO CONSTRUCTION, TO DETERMINE IN THE OIECD,'-'.'1,-,.1,:711',--;i: '''.:, • 1 1011 Je *\---- \ i'■ - i .-01101 w T AN, , . ........•,.. - i ...__- LOT 1 v . ,___:,__„ , . ‘ v.. 41° .........,.\---- 1Pt \ .44\ \ i ft, UTILITY F'ROTECTION SERVICE 12 HOURS PRIOR TO CONSTRUCTIOI•J;„ - s,:. : . :'.. ; . „. . : ,-,..„,- . ;,.., : ,, ) ,... ,,,,,°_:.., 1 .1 III■ /,,>4--V Nos LOT 17 'NsN,, ! ; 20NIW_ v . • 1 \ , b„,„..._..... , v fi 11,, ,, '1_ , _ LOT 22 , . ' ..„........- 1 ..,.„, ..„ ..,,___ 2. CONTRACTOR SHALL EXAMINE FINISI-4 SiiICF )0 7: T .9 4;, Is P30 7:7 1L o !LI Q.: ,4 3: L r IT: 0:t ': : i, ,, :i. .-, . .., 1 / / . 11104 57 1. \ rkillil I - " -._._- 1- 1 , r) H AN A D vE D 5 E E P E T N I-L co DO RRE NO G T T S E T D A . R vE T ANRIFYy ,. , , - , ,... , .. . r I / / \ _,_ lit - ill CO :al ' Alit Uj° LIMTTS U „ N ' . STA/57 - I ( r4/)// , ‘ i, 410„, , /4,--‘ __57, , l olo ,_ ,, . , , ..._______. , ..„ .....„, ..., _ _ . _.. 1 ..... , , IF I.J..._..„ ) it . :/ .1 k ,......... 1 ,,, 0 „,, 3. C0 04c N ON TRA sis C T T EN OR cI T E 0 6 w RE ITI4 POR pL T AN A 6 LL T0 DAM LAN AG Dsc ES Ap TE A XIST 14 14r TEc CO T. NOITI,.,4, y ' „ , . ,::: -- .. A.. -, t - - -Alp _ , '10 ('-‘ , us I LOT 4 ‘ 40i LOT 3 * ‘, LOT 24 4 _ . 6 __...... ili 4. tallk 411 " UNLESS NOTED OTI-IERWISE. 0 /-41311‘ - illi I il-ki LOT 16 , . _ ' 4■0 _,,' , 0 LOT 23 qp, , . . . 0 , i e, . , _...„.‘ . k . ,. . 10 LOT 2 ,1■_ . ', c .._ 0, ........._. -7 c , i , < 1 , .,,,,. , . , S. BED EDGE TO BE NO LESS THAN I2" AND NO MORE THAN 1° 'FROM,:OUTE1 \ 0.-- / . . . I : W ° )) itt \ , \ 0 ..... t \ ---- ---7- i,.- („.„„. (i-P._,„... .,_■.; ___ _ ___ .,_ _ _ ____ EDGE OF PLANT MATERIAL BRANcHING. WHERE GROUND-CO ,VER„OCCURS, ‘ .t •,-.. -; - _J \ PLANT TO LIMITS OF AREA AS 61-101K - • . _ '-.-..,---; -4- ,,,..- . 1 I :4-11■U,, 1 ; ,, v. 7. ,...... \\ 7.:. ,.... 7 „. ___,........ 7. „.....---.., ,: ___. , 7,, , ,, ,-- \ ; ; 7.114 ----**■ , Ok ' co RA N N E T A6 >< IN A T LA -1-' I 1.:;44F-Ae'rAC:1:To E ::: 16 ::: (* 7 : :::-.;;;,, : . • jellt _ \ -------... __..\ • 0 1 ° - 7 , et 6. CO N T ( wfi's. \v \ 11111 170111 111111 -.iii , k'llrrjii_: "- rt i /lill , t k '*rllit , __4 , All vetir i , -- -- :A leo _......1 1111111Pri A 1 0 1itariffir t illar i.v g ir- p -.-__ N . ( 111111111 0 1F N-...■ \ N. fArdiell*4,11111MIL) K rillirAIL • • = • - - ' - , , ' - :-- "'" .r1 ',, -: ,:- ..7 ..- . ...E , ,.. ' ,• . I , , - - ___ I 1 BEDS AND ALL LAu.N AREAS. 0 1 0 \ ilk 7 i .........., _ 1111111jrA1 1... ....__ _ ____ ____ i _______ CON P G 8 R 4 c D R E::I p D R R Es OCK sioN -HOUND s) I - -- < \-411 11 _ _ , 0 t i _ _ w--.. , , 7 "/ 1 LOT 5 ___ _ - - - „.......-41 ■ TANOAK LANE OR DEBRIS. 0 1 I I o )) 44Alk, TRACT "A” ...... ....---........ ..---..... \ -----7--..-.... __ . A, Amwitor .411611r 1= 1111 1 1k i llr ri , , itm i ll1111P1 - 7- 1 1, 411. ..=.... 41 1 1 r - H ,‘ , 10 1 11-11h ; , 1. ■ 41111111klinr . A ' .1 1 111- --1 1 ■1■ 1*'- ' 4 10P•"-L i l■W•7, i i___w i: W . Pw , I ---' 1111 -41 -WA S. QUANTITIES SPOtiN ARE INTENDED TO ASSIST CONTRACTOR,IN Ev;',41.4.4760 1:,- ,.„ 1 vi lim-11 '11°140/w) arigiriplordolw i _ _ a ‘ , , wit , ) t • g I flip - TWEIR OWN TAK.E OFFS AND ARE NOT GUARANI. TEED AS ACCURATEI '' ,' ..,-,„:,-`,„`-,; -,,,-'-. (W SIIM) .0 ii■X it.1 7011 ;Alp — - 1 ! ' 1 1111 . . 9111 " 11 PIN" WIF 11111 , .. i .„ j VF • 11° " -- 1- ' / REPRESENTATIONS OF REQUIRED MATERIALS. Ts-le CONTRACTOR .SHALL '`....',,,,- ,-;,-,,,- - ■\, - A, , . 4 I ti -- ,f l / / \ , . ‘,..._. ‘imiii ........,, p 1 r , , . . wir, , . _ j j iji ■,- . , - . , ‘,, , \ , , . ./ \. / vi, • ., . i „ — . . ... I i - )) a i \ 1 i A ---W / \ W W N---.... ---/ \--------- , . . I PLANS AND SPECIFICATIONS. , ,i --- k a 1 , I . I 1 . , .. ; ti, ,wii■ ,....,,,,___„, '4 v -'-: 9. CO-ORDNATE LANDSCAPE INSTALLATION WIN INSTALLATION OF .'„-: - 1 , - ; i ,:•'_• - - ‘--, / I (114111-) yisIQN1c1.,ARANG , , ,. ..? , . :„ 0 1 1-4 I , 0 „ / ,. :4 , - TRIANGhE (PIT) UNDERGROUND 6PRINKLER AND DRAINAGE N'- - , . _... .! :. , . : .• :_ - ,,- , ,, : ' ,„ • : ., , ,, , •., , • :.:.,:; - i_,,::,,, , , i,L,,,;..:,,,, i z 1 ' ji __....:), 711 - s - ii --.., j / • I \- CPA LOT 10 LOT 11 LOT 12 LOT 14 LOT 15 10. CONTRACTOR 61-IALI- NOT REMOVE ANY TREES DURING CONSTRUCTIO ' -:.,i:- ' 6 1 LOT 7 LOT 8 LOT 9 Arii 1 A - LOT 6 ss.,_.........- „to ... uJITI-IOUT 11-IE ExPRESS WRITTEN CONSENT OF TI-IE LANDSCAPE ARC.171,1TEOT‘-':; , - I I I A. ExISTING VEGETATION TO REMAIN SI-IALL BE pRoigcrgo 46 Dinc .,,,,, -;-..--„„--,. . -7,- -- ' / (0.-dagoi--"' IP"' 7 ',.... - I , , BY TI-IE LANDSCAPE ARCHITEct. - _ .,, ..,.•,,-, .. .... 0 (-.) 0 N11.__..4 I \Mil ! ) \ F o ' . \ 4111:e . #,_,.....„ . ,...• . , .,--,,.......\40 et Aw, _ .,.\\,„ -,4 1-- w '41Pi e _ ___ _ , ._ .., ,______________________,__ , if. ,,--..„. !■' \\ \1/ 'N, 00 0 ....... , II. IN AREAS DESIGNATED "ANNUALS" LANDSCAPE CONTRACTOR TO:PRE.pARE, 5-:-'. 0 1 1 co a. .- / ,„ t , 4 1 -4A\ * IP A C v ). c T - _ _ ISA • _ ,..,,,, LOT 1 3 SOIL WITI-I A MINIMUM 6" DEEP PLANT MIXTURE ANT" A MINIMUM 2". DEErk 040..‹ ,•,,: MULCH FOR SUBSEQUENT PLANTING I5Y ou.NER. . . .. , . I_ i ID u..i L 4 . li ' it - 4 a ... . _01 ii... -- . . ... „ 0 i I __ 0 i ---- - '‘I 1 ' Alir . , : .- - , _ e. ,, \ . 11 \ .,,,,e ! I 12. WHERE PROPOSED TREE LOCATIONS OCC.UFt UNDER EXITING soyERHE.40. t., .,.., o ! , ; 4D 0 - 1 i I A '\:..ii 1I_ 1 z r-' 1 .1.1 -J C) L._ . , 'N \ , - __:-. 1 , --1 y r", 1 ...,/,`''''' i L . Lii UTILITIES OR cROuiD EXISTING TREES, NOTIFY LAND SCAPE:ARCHITECT ''' AT TREE LOCATIONS. , \ \,.. ', I < 1 - . . . - ' < I- < 1 . , , i \ \ 1 DRA N i--2,.. ; . , 1 f • 1 = i A .. 1 - 1 1 0 1 D OAKS SUB[)IVISION irD . --,.... 1-- c, L. u > - _9 1 ? . : . , , _ \ t. .--_--- i .i .1- I . . \ -,1; r: I oo I 1 . . . . C FIREL IMINARY I. AND5CAPE V--'----:.:------: --, Ns , ii--: :e -(,--i' - i _ ..,-. . a_ . , ...a..... . , , - ',...- • ......si. 0 V) < ' j , .. . • :..1 Z, . PLA I ' .=■:' ... ;. .'''' ,.:, c -.,,:.: ,;'' -' ' : L- k..) CC < X 1---' i \ f. ) <1.. ! . . . I TEE _REMOVAL IPLA.--;-.'„:-,--_!-,_-,--, a_ Lu ,,..,1 fi ■ ;:‘'Nt.„. „ ‘, c., C.1 < ..— \ ' I i , , , , ,...),...,, . 1 --e , „,- f: ,. 3 v N .. ,,. . • . It .. , ;,-..,-, ,. , t) , , . . ,, , ,,, , \ , . TIGARD, OIREGON ' • '' ,-',-,,,,,C;1,': :D ‘..'jr •'''' , \ \N. , , _. I ; \,%,, , -.-___ _-- _ _-_-....._ - - __ ___ ___ ..___. ... _ _—__ ... -. _ ,' , , . ' PROJECT NO. -- MAT06. .......,_ \ '- .. ___.." . . I _ DECEMBER - ,44, - 16:-. , - ... -, ', - ;„'..1 . --': , ;,csi -1 ,- , - ; :'-ii:X , .....„..,1 i __,„ / S.W. KENTON DRIVE , ' . . . ...,, ? ,_, , .. - - - - ---- -- ------ - , • __ _ ___ ___ ___ _ _ . ______ ______„__ __ _ , . . .,.... _, , .,. ,, ; , ,..... :; ,.„,,.... , i ,„ J , .. t - ___ _ _ , . . ..- . , . . ,. : ') 1 I .._ -.____,4: . , . . . . _ . ,. . . . . . . , , . ...,- . .., , , R : , — , , G . T. „,f,- -......::,-„-J . vv - _ I i , , ' ., . ...._ .. D - E - S - I - G N - ' . ". I - - N P.::.' - - - - t . 1 k , ------- -- ---- -- . , . • - ''..) I , ' . ,. ,. , . . • . . . ., - , . , . . 10450 SW Nimbus Ave. Port fai)cl, Oroggri `6. _, ._,..;.. , ,- \ . I I . - . • . . , . itt 5031 603.„sea33 .„ - ., ,4*,.1 5q1p; I et -W3 ...t , I \ ' , ' , . ,- , , . . :, . , . . . . , . - ..- , . . - - ' ; - - • - - ' --,' ..--,, :' - ..;:' ' .n I \ * . t ' „ . . • . . '" , . --... -:- - . - . . . .. ., . . . - . . . .. ., - . , , - I - I , . . , , pLANNER4i ENGINtRi•LANDSGA,07 ; CIO # LAR.Y4 i , . i , . . . , . . , , . . . , , ,. , . . ' , , ,.. _.. _ , ' - ' j — . • , , _ , , -,- ' - • - - - . .. . , , . , . . , _ . . , _ _ , . . - --- ... ,,-- :-•.-.: -. :--_--- „ -: c .-.''', - .t. - „ ,, .i- -i r . , , . - . . . , . , ..• • . .. , 1 , - ; . . , - . - • , . -. - • - . _.• - , , . , . - , - • . 1 . , . . . , .. _ ,, - • • . . . ,-; .-, ,- - ., . . .- . ' ' , - „ . . . . .., . . . : . . . - - .,, .-, ., - - • --- , . „. . , . =. • , .,., , ,!, - - , _.= , , ' , - . , , , , - . .. , . . . • . . . , , • . '; - -, '-- . . =- -... - —...