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Hearings Officer Packet - 06/12/2006p. e'.: p , I It t, ~ ® S kr. 'k ® "'LVA .y..Y ~ D . D.. _ „ iii a JA" Cc AIDD HEARINGS OFFICER MONDAY - JUNE 12, 2006 - 7:00 PM Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Friday prior to the meeting. Please call 503-639-4171, Ext. 2438 (voice) or 503-684-2772 (TDD - Telecommunications Devices for the Dea~. Upon request, the City will also endeavor to arrange for qualified sign language interpreters for persons with speech or hearing impairments and qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. To request such services, please notify the City of Tigard of your need(s) by 5:00 p.m., no less than one (1) week prior to the meeting date at the same phone numbers listed above so that we can make the appropriate arrangements. Hearings are held in Town Hall at the City of Tigard at 13125 SW Hall Boulevard Staff reports are available to the public 7 days prior to the hearing date 1. CALL TO ORDER 2. PUBLIC HEARING 2.1 "APPEAL" OF WILSON RIDGE NO. 2 SUBDIVISION SUBDIVISION (SUB) 2005-00022 TEMPORARY USE PERMIT (TUP) 2006-00002 ITEM ON APPEAL: On May 3, 2006 the Director issued a decision to approve a request to subdivide a 2.53-acre site to create 17 lots rangin in size between 4,180 and 8,387 square feet (5,016 g square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is requested for a model home/sales office. On May 17, 2006 an appeal was filed pertaining to minimum lot width and size i i d d d d ff requ rements, street gn stan es ar s, and a verse o -site impacts. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 2S109AC, Tax Lots 1900 and 2000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet,. and duplexes, at a minimum lot size of 10 000 s uare feet Mobile h m rk nd bdi i i l itt d i ht i i t S , q . o e pa s a su v s ons are a so perm e ou . ome c v r c g d i i l l i i d di ll RE IE CRITERIA BEI G an nstitut ona uses are a so perm con tte t ona y. V W N APPEALED: Community Development Code Chapters 18.120, 18.430, 18.510 and 18.810. 3. OTHER BUSINESS 4. ADJOURNMENT Page 1 of 1 Depending on the number of people wishing to testify, the Tigard Hearing's Officer may limit the amount of time each person has to speak. We ask you to limit your oral comments to 3 - 5 minutes. The Hearing's Officer may further limit time if necessary. Written comments are always appreciated by the Hearing's Officer to supplement oral testimony. AGENDA ITEM NO.: 2.1 DATE: JUNE 12, 2006 PAGE I OF I FILE NAME: "APPEAL" OF WILSON RIDGE NO.2 SUBDIVISION CASE NOS.: SUBDIVISION (SUB) 2005-00022 TEMPORARY USE PERMIT (TUP) 2006-00002 IF YOU WISH TO TESTIFY ON THE ITEM INDICATED ABOVE, PLEASE PRINT YOUR NAME, ADDRESS & INCLUDE YOUR ZIP CODE PROPONENT - (Speaking In Favor or Neutral) OPPONENT - (Speaking Against) Name, Address, Zip Code and Phone No. Name, Address Zip Code and Phone No. Mico-A-m- ~ob I r1SAo6 Pk-2-K-jNs cae wp I L$ sw 13 3 IIZcv P-Mi mVU+ S?.'TeNTti nGc{2 '~"(GA Rp~ U 2. 97224 563}639- t Lzz _F~U %I 0,sA57-z C E Ll-- Name,<Address, Zip Code and Phone No. +177 1 Name, Address, Zip Code and Phone No. _ 1 _ $aA~_ ~R'~0N a R-- ~~a3 _ - _ _ - _ - _ _ Name, Address, Zip Code and Phone No. -I Name, Address, Zip Code and_Phone_No. 1C-4 gY-r S41 X33 A-2 a- - - - - Name, Address, Zip Code and Phone No. I Name, Address, Zip Code and Phone No. I I Name, Address, Zip Code and Phone No. I Name, Address, Zip Code and Phone No. 1 I - - - - - - - - - - - - - - - - - - - - Name, Address, Zip Code and Phone No. 1 Name, Address, Zip Code and Phone No. I I - - - - - - - - - - - - - - -I- - - - - - - - - - - - - - - 1 I • COMMUNITY 4EWS 6605 SE Lake Road, Portland, OR 97222 • PO Box 22109 • Portland, OR 97269 Phone: 503-684-0360 Fax: 503-620-3433 Email: legaladvertising@commnewspapers.com AFFIDAVIT OF PUBLICATION State of Oregon, County of Washington, SS I, Charlotte Allsop, being the first duly sworn, depose and say that I am the Accounting Manager of The Times (serving Tigard, Tualatin & Sherwood), a newspaper of general circulation, published at Beaverton, in the aforesaid county and state, as defined by ORS 193.010 and 193.020, that City of Tigard Public Hearing TT10799 a copy of which is hereto annexed, was published in the entire issue of said newspaper for 1 successive and consecutive weeks in the following issues May 25, 2006 L qlil.Y o Charlotte Allsop (Accounting Manage t) Subscribed and sworn to before me this May 25, 2006 1 . c9. OTA PUBLIC FOR OREGON My commission expires` ftv, -10- I a~7 CITY OF TIGARD PU& HEARING ITEM The following will be considered by the Tigard Hearings Officer on Monday June 12, 2006 at 7:00 PM at the Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the Tigard Municipal Code and the rules of procedure adopt- ed by the Council and available at City Hall or the rules of proce- dure set forth in Chapter 18.390. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by state- ments or evidence sufficient to afford the decision-maker an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeal based on that issue. Failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. A copy of the application and all documents and evidence submit- ted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost. A copy of the staff report will be made available for inspection at no cost at least seven (7) days prior to the hearing, and copies for all items can also be provided at a reasonable cost. Further information may be obtained from the Planning Division (sb%ffff contact: Cheryl Caines) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171. SUBDIVISION (SUB) 2005-00022/TEMPORARY USE PERMIT (TUP) 2006-00002 ® APPEAL OF WILSON RIDGE NO. 2 SUBDIVISION < ITEM ON APPEAL: On May 3, 2006 the Director issued a deci- sion to approve a request to subdivide a 2.53-acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing sin- gle-family detached residences that will be removed upon devel- opment. In addition, a Temporary Use permit is requested for a model home/sales office. On May 17, 2006 an appeal was filed pertaining to minimum lot width and size requirements, street design, standards, and adverse off-site impacts. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 2S109AC, Tax Lots 1900 and 2000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accom- modate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted - conditionally. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapters 18.120, 18.430, 18.510 and 18.810. Acct #10093001 Patricia Lunsford City of Tigard OFFICIAL SEAL SUZETTE 1 CURRM 13125 SW Hall Blvd NOTARY PUBLIC-OREGC Tigard, OR 97223 COMMISSION NO.37306 MY COMMISSION EXPIRES NOV. 28, Size:2 x 10.25 Amount Due $171.18 'Remit to address above Publish 5/25/2006 TT10799 0 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an appeal of an administrative decision ) FINAL ORDER approving an application for a 17-lot subdivision ) on 2.53 acres located at 13280 and 13210 SW Bull ) SUB2005-00022 Mountain Road in the City of Tigard, Oregon ) (Wilson Ridge No. 2) A. SUMMARY 1. The applicant, Venture Properties, Inc., requests approval of a preliminary plan for a 17-lot subdivision of a 2.53-acre parcel in the R-7 (Single Family Medium Density Residential) zone located at the southeast corner of the intersection of SW Bull Mountain Road and SW 133rd Avenue, at 13280 and 13210 SW Bull Mountain Road; also known as Tax Lots 1900 and 2000, WCTM 2S109AC (the "site"). The applicant proposes to remove the existing homes on the site and develop each of the 17 new lots with a single family detached dwelling. The applicant will extend a new public street (proposed "A" Street) through the site from SW 133rd Avenue. The applicant will stub the street to the south boundary of the site, near the east boundary, to allow for future extension and connection to SW Batterson Road when the abutting property south of the site redevelops. The applicant will dedicate right of way and construct frontage improvements along the site's SW Bull Mountain Road and SW 133rd Avenue frontages. The applicant proposes to collect storm water from impervious areas of the site and to convey it to a storm water facility within the right of way for proposed "A" Street, for treatment, detention and discharge to the existing storm sewer in SW Bull Mountain Road north of the site. All proposed lots will be served by public water and sanitary sewer systems. 2. On May 3, 2006, the Tigard Planning Manager (the "manager") issued a Type II decision approving the application subject to conditions of approval. On May 17, 2006, the City received an appeal of the Manager's decision filed by Jay Larson (the "appellant"). The appeal alleged that: a. The proposed development "creates undo impacts" on the appellant's property in violation of Tigard Development Code ("TDC") 18.120.030(99); b. The proposed preliminary plat does not comply with the minimum lot size and lot width requirements of the Code; c. The design of "A" Street does not comply with the minimum centerline radius requirements of the City's design standards; d. The Fire Code prohibits on-street parking on proposed "A" Street; and 0 0 e. It is unnecessary to stub "A" Street to the boundary of the site to allow for future extension through the Appellant's property. The site could be developed with a cul-de-sac street. 3. On June 12, 2006, Tigard Land Use Hearings Officer Joe Turner (the "hearings officer") conducted a duly noticed public hearing to consider the appeal. City staff recommended the hearings officer deny the appeal and affirm the manager's decision. See the Memorandum to the Hearings Officer dated June 2, 2006 (the "Memorandum"). Representatives of the applicant testified in support of the application. A representative of the appellant testified orally in support of the appeal. One area resident testified in writing in support of the appeal. Appeal Exhibit 3. The principal issues in this case include the following: a. Whether the proposed lots can comply with the minimum dimensional standards of the Code, specifically average lot area and width; b. Whether proposed "A" Street does or can comply with the centerline radius requirements of the Code; c. Whether the TDC allows on-street parking on "A" Street; d. Whether TDC 18.120.030(99), which defines the term "offsite impacts", is relevant to review of this development; e. Whether alternative designs for development on this site are relevant; f. Whether it is feasible to terminate "A" Street in an on-site cul-de-sac; and g. Whether statewide planning Goal 2 and the policies and approval criteria of the Bull Mountain Community Plan are relevant approval criteria and whether such issues fall within the limited scope of appeal allowed by TDC 18.390.040.G.2.b. 4. Based on the findings and conclusions contained herein and the testimony and evidence in the public record, the hearings officer denies the appeal and affirms the administrative decision conditionally approving the application for the reasons provided herein. B. HEARING AND RECORD HIGHLIGHTS 1. The hearings officer received testimony at the public hearing about the appeal on June 12, 2006. All exhibits and records of testimony are filed with the Tigard Department of Community Development. At the beginning of the hearing, the hearings officer made the declaration required by ORS 197.763. The hearings officer disclaimed any ex parte contacts, bias or conflicts of interest. The following is a summary by the hearings officer of selected testimony and evidence offered at the hearing. Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 2 2. City planner Cheryl Cains summarized the manager's decision, the appeal and her June 2, 2006 Memorandum in response to the appeal. She noted that the conditions of approval require that the applicant revise the preliminary plat to ensure that all lots comply with the minimum lot size and lot width standards of the Code. She opined that it is feasible to do so. If necessary, the applicant could eliminate one of the proposed lots and remain in compliance with the minimum density requirements of the Code. 3. City engineer Kim McMillan noted that the applicant proposed to construct "A" Street consistent with the City's "skinny street" standards, which require a minimum 24-foot paved width and allow on-street parking on one side. TDC Figure 18.810.5.13. This code provision pre-dates the adoption of the current Fire District standards prohibiting parking on streets less than 26 feet wide. She testified that the minimum centerline radius requirements set out in the City's "Public Improvement Design Standards" implement TDC 18.810.030.N(2), which provides that "centerline radii of curves shall be determined by the City Engineer." 4. Attorney Michael Robinson testified on behalf of the applicant, Venture Properties, Inc. a. He noted that TDC 18.390.040.G.2.b limits appeals to issues raised during the written comment period. Many of the issues identified in the appeal were not raised during the written comment period and therefore are beyond the permitted scope of appeal. b. He testified that the applicant would like to work with the appellant to reduce or eliminate the impact of the proposed development on the appellant's property. However the City limits cul-de-sac streets to a maximum 200 feet in length. The applicant is willing to terminate "A" Street in a cul-de-sac provided the design allowed for the creation of 17 lots on the site. He requested that the hearings officer add a condition of approval to allow the applicant to construct an alternative plan with a cul-de- sac, subject to City approval of an adjustment to the maximum cul-de-sac length standards. c. He agreed that the proposed lots do not comply with the average lot size and lot width requirements of the Code. The conditions of approval in the manager's decision require that the applicant revise the plan to comply with those standards. He submitted a revised preliminary plat demonstrating that it is feasible to comply with the dimensional requirements of the Code. Appeal Exhibit 9. d. He argued that the City engineer has discretion to approve changes to the required centerline radii for "A" Street. The applicant will design the street to meet the standards established by the City engineer TDC 18.810.030.N(2). e. He noted that TDC Figure 18.810.5.13 allows parking on one side of "skinny streets". Skinny streets are only allowed where they will carry less than 500 Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 3 • • vehicles per day ("vpd"). The 17 lots proposed on this site will generate an average of 170 vpd. Therefore proposed "A" Street can be developed as a skinny street. There is no substantial evidence in the record that the road will not comply with the requirements of the Fire Code. Tualatin Valley Fire and Rescue ("TVFR") will ensure compliance with the Fire Code prior to signing the final plat. The hearings officer has no authority to apply the Fire Code in this proceeding. f. He noted that the statewide planning goals cited in Mr. Franzke's letter are inapplicable to this subdivision application. The manager's decision addresses the relevant provisions of the Bull Mountain Community Plan. Other policies of the Community Plan cited by Mr. Franzke are not applicable approval standards. They are aspirational policies and contextual statements. g. He argued that the utility stubs on Mr. Larson's property are not "existing development" sufficient to preclude the extension of "A" Street to Batterson Road. h. He argued that the City's local connectivity plan does not preclude the extension of "A" Street to Batterson Road. The plan is conceptual and not intended to designate the location and alignment of all local street connections. 5. City Planning Director Dick Bewersdorff argued that the Code requires that the applicant extend "A" Street to the boundaries of the site in order to comply with the street spacing standards of CDC 810.030.H(1) and the maximum cul-de-sac length standards of 810.030.L. 6. Steve Roper testified on behalf of the appellant, Jay Larson. a. He argued that it is feasible to develop the site without extending a street through Mr. Larson's property. The applicant could construct a cul-de-sac street within the site as illustrated in Appeal Exhibit 4. Mr. Larson would be willing to provide a pedestrian easement between the cul-de-sac and Batterson Road. In the alternative, the applicant could extend the street to Bull Mountain Road as shown in Appeal Exhibit 7. The extension of "A" Street is not necessary to comply with the City's local street connectivity plan. Appeal Exhibit 6. b. He argued that Mr. Larson's property constitutes "existing development" which precludes extension of "A" Street, because utilities for eight residential lots were stubbed to the south boundary of Mr. Larson's property with construction of Batterson Road. Mr. Larson's property can be platted as illustrated in Appeal Exhibit 5. The utility stubs illustrate a clear intent to develop Mr. Larson's property consistent with the existing R-7 zoning as shown on Appeal Exhibit 5. c. He noted that the centerline radius of "A" Street shown in the applicant's preliminary plan does not comply with City standards, which require a Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 4 • • minimum 166-foot radius, based on Table D-1 of the City's Public Improvement Design Standards. Appeal Exhibit 10. d. He questioned whether TVFR will approve the proposed 24-foot wide street with parking on one side. The Fire District stated that on-street parking is prohibited on streets less than 26 feet wide. 7. At the end of the hearing, the hearings officer closed the public record and took the matter under advisement. C. DISCUSSION 1. TDC 18.390.040.G authorizes the hearings officer to hear appeals of Type II decisions, such as the city's decision conditionally approving the subdivision application. TDC 18.390.040.G.2.b provides that appeals: [S]hall be limited to the specific issues raised during the written comment period, as provided under Section 18.390.040.C, unless the Hearings Officer, at his or her discretion, allows additional evidence or testimony concerning any other relevant issue. The Hearings Officer may allow such additional evidence if he or she determines that such evidence is necessary to resolve the case. The intent of this requirement is to limit the scope of Type II Administrative Appeals by encouraging persons with standing to submit their specific concerns in writing during the comment period. The written comments received during the comment period will usually limit the scope of issues on appeal. Only in extraordinary circumstances should new issues be considered by the Hearings Officer on appeal of a Type II Administrative Decision. The hearings officer finds that many of the issues listed in the written appeal were raised during the written comment period. Although the appellant himself did not raise the issues, City staff and other agencies did. (See, e.g., the comments from TVFR and the City Engineer). Therefore those issues fall within the limited scope of appeal allowed by TDC 18.390.040.G.2.b. 2. There is no dispute that the lot sizes shown in the applicant's original preliminary plat do not comply with the minimum average lot size and lot width requirements of the Code. See pp. 13 and 14 of the manager's decision. However the hearings officer finds that it is feasible to revise the proposed lots to comply with these dimensional standards, based on the applicant's revised plat. Appeal Exhibit 9. There is no substantial evidence to the contrary. 3. The hearings officer finds that it is feasible to comply with the centerline radius requirements of the Code. TDC 18.810.030.N(2) provides that "Centerline radii of curves shall be as determined by the City Engineer." Based on Ms. McMillan's testimony, the "Public Improvement Design Standards" (Appeal Exhibit 10) establishes the Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 5 • a requirements of the City Engineer. It appears that the proposed design of "A" Street does not comply with the standards set out in the "Public Improvement Design Standards." However it is feasible to redesign the street to comply with this standard. The site contains sufficient area to accommodate a larger street radius. The applicant can eliminate one of the proposed lots if necessary to accommodate the revised street design. Condition of approval 12 of the manager's decision expressly requires compliance with those standards. 4. The hearings officer finds that the design of "A" Street is consistent with the "skinny streets" standard in TDC Figure 18.810.5.B, provided the applicant demonstrates that this street will carry less than 500 vpd. TDC Figure 18.810.53 expressly allows on- street parking on one side of such streets. Therefore the street design complies with the Code, provided the applicant's traffic engineer demonstrates that the street will carry less than 500 vpd as required by the City Engineer's comments. A condition of approval is warranted to this effect. a. It appears that the street design is also acceptable to TVFR, based on the comments in Section VIII(4) of the manager's decision. The first paragraph in this section, which states that ""NO PARKING" signs shall be installed on roads less than 26 feet wide, appears to be TVFR's standard language. However the comment goes on to say that "the proposed street width and traffic control plan are acceptable." In any case, the hearings officer has no authority to implement the requirements of the Fire Code or TVFR regulations. TVFR must sign off on the final plat and it can ensure that the design of the proposed development is acceptable prior to final plat approval. 5. The hearings officer finds that TDC 18.120.030(99), cited in the appeal, is not an applicable approval criteria for this application. TDC 18.120.030(99) is merely a definition of the term "offsite impacts." However the term "offsite impacts" is not used in any of the applicable approval criteria for this subdivision. 6. The hearings officer finds that the alternative subdivision designs proposed by the appellant are irrelevant. If the proposed development complies with the Code it must be approved. Whether alternative designs are also feasible or subjectively "better" is irrelevant. However in this case the applicant agreed to consider alternative designs that terminate "A" Street in an on-site cul-de-sac. The hearings officer appreciates the applicant's willingness to consider alternative designs that reduce the impact of this development on the appellant's property. However the hearings officer finds that the Code clearly prohibits construction of a cul-de-sac street on this site. Cul-de-sac streets are only allowed "[w]hen environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation." TDC 18.810.030.L. In this case, there is nothing to preclude the future extension of "A" Street through the appellant's property to intersect Batterson Road. a. The hearings officer finds that the utility stubs extending from Batterson Road to the appellant's property do not constitute "development" as defined by TDC Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 6 • 0 18.120.030(56).1 Although the appellant may intend to subdivide his property into eight lots, he has not done so. Therefore there is no "development" on the appellant's property that might preclude the extension of "A" Street. In addition, there is no evidence that the City would approve a subdivision of the appellant's property without providing for a stub road to the site to provide for cross-circulation. b. The hearings officer further finds that the City could not approve an adjustment to the cul-de-sac standards. In order to approve such an adjustment, the director must find that: Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, steep slopes or existing mature trees. In approving an adjustment to the standards, the Director shall determine that the potential impacts exceed the public benefits of strict application of the standards. TDC 18.370.020(11). As discussed above, there is no existing development on the appellant's property and there are no natural features on the appellant's property that would be impacted by the extension of "A" Street. Therefore the City could not approve an adjustment to cul-de-sac standards of TDC 18.810.030.L, because an adjustment application would not comply with the approval criteria of TDC 18.370.020(11). Therefore, although the hearings officer would like to allow the applicant to revise the design of the plat to address the appellant's concerns, it is not feasible to do so. The condition proposed by Mr. Robinson allowing the applicant to apply for an adjustment to the cul-de-sac standards would be pointless. 7. The hearings officer finds that the issues raised in Mr. Franzke's letter exceed the limited scope of appeal permitted by TDC 18.390.040.G.2.b, because those specific issues were not raised during initial comment period and they are not otherwise "necessary to resolve the case." TDC 18.390.040.G(2)(b). However, for the sake of completion, the hearings officer makes the following findings with regard to the issues raised in Mr. Franzke's letter. a. The hearings officer finds that Statewide Planning Goal 2 does not apply to the application, because the TDC has been acknowledged to comply with the Statewide Planning Goals. 1 TDC 18.120.030(56) defines "Development" as: 1) A building or mining operation; 2) a material change in the use or appearance of a structure or land; or 3) division of land into two or more parcels, including partitions and subdivisions as provided in Oregon Revised Statutes 92. Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 7 0 b. The subsections of the Bull Mountain Community Plan numbered 1 through 8 in Mr. Franzke's letter are policies and goals that are implemented through the adopted zoning, the development code and applicable approval criteria in the Bull Mountain Community Plan. c. The manager's decision addressed the community plan subsections numbered 9 through 16 in Mr. Franzke's letter. The hearings officer adopts and incorporates herein the findings in the manager's decision as his own. D. CONCLUSIONS Based on the findings adopted and incorporated herein, the hearings officer concludes that the appeal should be denied, because the applicant sustained the burden of proof that the proposed subdivision does or will comply with the applicable approval standards of the Tigard Community Development Code, subject to conditions adopted by the manager, and the appellant failed to provide substantial evidence or evidence of equal or greater probative value to the contrary and/or failed to persuade the hearings officer that the application violates the applicable approval standards based on such evidence. Therefore the hearings officer should affirm the manager's decision. E. DECISION In recognition of the findings and conclusions contained and incorporated herein, the hearings officer hereby denies the appeal, affirms the decision of the planning manager and approves SUB2005-00022(Wilson Ridge No. 2) subject to the following conditions of approval: CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/OR FILL: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Cheryl Caines 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: Prior to commencing on site improvements, the applicant shall submit PFI construction drawings that indicate the type and location of street trees along the public streets (SW Bull Mountain, SW 13P, and SW "A" Street) for the City Forester's review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.C.2.C of the Tigard Development Code. The applicant's engineer shall provide expected traffic counts will ith the PFI permit application demonstrating that "A" Street will carry less than 500 vehicle trips per day once the street is extended to Batterson Road. 2. Prior to commencing on site improvements, the applicant shall submit an erosion control plan that shows methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 8 0 A 3. Prior to commencing on site improvements, the applicant shall submit a plan for review and approval showing a lot configuration that meets the minimum average lot size. 4. Prior to commencing site work the applicant shall submit a revised plan for review and approval that shows each lot having an average lot width of at least 50 feet. 5. Prior to commencing site work, the applicant shall submit a revised plan for review and approval that meets the minimum access width requirements for any lot having a shared or individual accessway. 6. Applicant shall submit a revised tree mitigation plan for review and approval by the City Arborist. 7. Prior to commencing site work, the applicant shall submit security in the form of cash or other means acceptable to the City for the equivalent value of tree mitigation required (201 inches x $125=$25,125). If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060.D will be credited against the assurance for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in-lieu of planting. Any planting by the applicant must be approved by the City Arborist. 8. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape/Mitigation Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall be protected. 9. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 10. Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work and building construction, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certi that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 9 0 Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 11. The construction plans shall show the pedestrian pathway to be constructed across lots 10 and 11. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: HIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 12. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design standards, which are available at City Hall and the City's web page (www. c i . ti Bard. or. us) . 13. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be desiggnated as the `Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 14. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 15. The applicant shall submit construction plans to the Engineering Department as part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Bull Mountain Road. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 23 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. 6 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; 1. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road in a safe manner, as approved by the Engineering Department. Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 10 0 • 16. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of 133rd Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a Neighborhood Route (local street) from curb to centerline equal to 16 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 with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 133rd Avenue in a safe manner, as approved by the Engineering Department. 17. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements for Street "A", including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local "skinny" street standards. 18. Profiles of Bull Mountain Road, 133rd Avenue and Street "A" shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 19. Lots 3-9 shall not be permitted to access directly onto Bull Mountain Road. 20. Lot 1 shall not be permitted to access directly onto 133rd Avenue. 21. The applicant's plans shall indicate the location of proposed driveways for lots 1- 4. 22. Prior to construction, the applicant's engineer shall submit expected traffic counts to support the "skinny" street section. 23. The construction plans shall clearly indicate the horizontal corner radii for Street "A" review and approval. 24. Prior to construction, the applicant's design engineer shall submit documentation, for review by the City (Kim McMillan), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. 25. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 11 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 PFI permit plans from the Engineering Department and construction of public water lines. 26. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). If the property is annexed prior to the land use decision becomin& final, the final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 27. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention an Sediment Control Design and Planning Manual, February 2003 edition." 28. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 29. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 30. The applicant's engineer shall provide final sight distance certification for the intersection of Bull Mountain Road and Angus Place upon completion of the street improvements. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Cheryl Caines 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 31. If the proposed plat is revised to include a joint access for any lots, the applicant shall record a reciprocal agreement ensuring access and maintenance rights. 32. The plat shall be revised to show a temporaryeasement near the dead end of "A" Street for an emergency and service vehicle turnaround. A note shall be placed on the plat stating the purpose of the easement and that the easement will terminate upon the extension of the public street now known as "A" Street to SW Batterson Road. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 33. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 12 • • d 34. The applicant shall cause a statement to be placed on the final plat to prohibit access along the project frontage to Bull Mountain Road for lots 3-9 and 133 Avenue for lot 1. 35. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 36. The applicant shall cause a statement to bej)laced on the final plat to indicate that the proposed common driveway(s) will be jointly owned and maintained by the private property owners who abut and take access from it (them). 37. Prior to final plat approval, the applicant shall complete the striping for the bike lane or pay $1,748.00 to the City for the striping of the bike lane along the frontage of Bull Mountain Road. 38. The applicant's engineer shall, upon completion of the public improvements and prior to final plat approval, submit final sight distance certification for the intersection of Street "A" and 133` Avenue. 39. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: ♦ GPS tie networked to the City's GPS survey. ♦ By random traverse using conventional surveying methods. 40. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final 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. D. The right-of-way dedication for Bull Mountain Road (35 feet from centerline) and 133` Avenue (27 feet from centerline) shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 13 • • PLANNING DIVISION, ATTN: Cheryl Caines 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 41. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 42. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 43. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. CONDITIONS SPECIFIC TO THE TEMPORARY USE: 44. The applicant shall provide the planning division with proof that the lot has been surveyed and staked consistent with the preliminary plat approval. 45. The applicant shall submit a written statement that holds the City of Tigard harmless of any consequences that could arise by allowing them to move forward with the building permit. 46. Sewer connection/erosion control permits shall be issued, and water quality/quantity fees will be assessed at the time of building permits. STAFF CONTACT: Building Permit Technicians at (503) 639-4171, x2439. 47. All public improvements in the project, or phase, within which the lot is located, shall be substantially complete as defined by the Development Review Engineer. STAFF CONTACT: Kim McMillan, Development Review Engineer at (503) 639-4171, x2462. NOTE: By definition, a "Model Home" is a sales office that will be used as an example of the workmanship and floor plans of houses the seller is offering. The approval of this permit requires that the lot not be sold or occupied until the subdivision has been platted and all improvements are complete. Any activity generated by an approved Model Home permit that conflicts with any public agency's construction activity shall be grounds for immediate suspension of all activities/inspections until the public agency determines that the conflict(s) no longer exist. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: HIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 14 0 48. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 49. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 50. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. 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 substantially completed, and 4) all street lights are installed and ready to be energized. 51. Prior to issuance of building permits, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 52. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 53. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as a part of this project, or, if approved by the City Engineer, 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 $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 17,150.00 and it shall be paid prior to issuance of building permits. 54. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. ADDITIONAL CONDITIONS FOR THE LIFE OF THE TEMPORARY USE: 55. Any proposed signage must be obtained in accordance with Section 18.780 Signs. STAFF CONTACT: Planning/Engineering Technicians at (503) 639-4171 x2421. 56. No advertising or display of products shall be permitted to be located in, or project into the right-of-way. 57. The temporary use of this site shall comply with all applicable federal and State of Oregon standards regarding designated disabled person parking and access. A minimum of one (1) signed and marked disabled parking space shall be provided. STAFF CONTACT: Mark VanDomelen, Residential Plans Examiner at (503) 639-4171 x2425. Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 15 • • 58. This temporary use permit will be valid for one (1) year for the period from May 3, 2006 to May 3, 2007. An extension may be granted in accordance with Community Development Code Section 18.785. 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 Im rovement Agreement: Be ore 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 require 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 Filin and Recordin : Wit m 60 days o 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 Re uirements: Three copies o t e subdivision plat prepare by a an 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: Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 16 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: 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 therefore 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 DECISION. Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 17 • • DATED this 23rd day of June 2006. J rner, Esq., AICP City of Tigard Land Use Hearings Officer APPEAL EXHIBITS SUB2005-00022(Wilson Ridge No. 2) Exhibit # Date Title 1 6/1/06 Alpha Engineering response to appeal 2 6/8/06 Michael Robinson's response to appeal 3 6/12/06 Written testimony from Richard Franzke 4 N.D. Alternative cul-se-sac plan proposed b appellant 5 5/2/05 Summit Ride Street Improvements plan 6 N.D. Figure 8-16 "Local Street Connectivity" plan 7 N.D. Alternative (Bull Mountain Road connection) plan proposed b appellant 8 N.D. Condition language proposed by Mr. Robinson (written on appellant's cul-de-sac plan) 9 1/6/06 Revised preliminary plat oversized 10 7/15/98 Design Speed/Minimum Centerline Radius standards Hearings Officer Final Order Appeal of SUB2005-00022(Wilson Ridge No. 2) Page 18 Patty Lunsford - Wilson[]Ridge 2 Final Order 0 Page 1 From: Joe Turner <jtpc@verizon.net> To: Patty Lunsford <PATTY@tigard-or.gov> Date: Friday, June 23, 2006 3:45:38 PM Subject: Wilson Ridge 2 Final Order Here you go. The 120-day clock expires on Monday (the applicant agreed to extend it for one day at the hearing) CC: Cheryl Caines <CHERYLC@tigard-or.gov> "TAB A" Testimony Received at the Public Hearing. y L • I , REC OVED JUN 0 0 2006 CITY OF TIGARD June 1, 2006 PLANNING/ENGINEERING Mr. Epstein, Hearings Officer City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 re: SUB 2005-00022 (Wilson Ridge No. 2) appeal Dear Mr. Epstein, 44t-alpha COMMUNITY DEVELOPMENT Pursuant to the appeal of SUB 2005-00022, please consider and enter into the record the applicant's assertion that the appeal is without merit based on the following: • centerline radius: The City of Tigard Community Deveiopment Code clearly states below that centerline curve radius is flexible and subject to the discretion of the City Engineer. 18.810.030 Streets N. Grades and curves. 2. Centerline radii of curves shall be as determined by the City Engineer. The City's approval with conditions dated May 3, 2006 (effective May 18), does not contain comments to the effect that the proposed centerline radius is unacceptable. The City Engineer has conditioned only that final construction documents include final improvements, radii, specifications, details, etc. for Street "A" (conditions 17 and 23). Tualatin Valley Fire & 'Rescue has commented only that the inside and outside turning radii measure at least 28 and 48 feet, respectively; dimensions that are easily met. Therefore, it is the applicant's assertion that the centerline radius of Street "A" is appropriate and approvable by the City Engineer with submittal of final construction documents. E E • lot dimensional standards: The applicant has made minor modifications to the preliminary plat -prior to recordation- to ensure that all proposed residential lots meet dimensional standards with respect to minimum lot width and minimum lot area. 3 Plaza West, Suite 230, 96005W Oak, Portland, Oregon 97223 [T] 503-452-8003 [F] 503-452-8043 EXHIBIT 1 a Table 18.510.2 Develop Standard Minimum Lot Size - - detached units - duplexes - attached units ment Standards in Residential Zones R-7 5,000 sq. ft. 10, 000 sq. ft, 5,000 sq. ft. Minimum Lot Width - detached units 50 - duplex lots 50 - attached units 40, where "lot width" is defined as follows: 18.120.030 Meaning of Specific Words and Terms 89. Lot-related definitions: n. "lot width" -The average horizontal distance between side lot lines measured within the building envelope, and where: 18.430.020 General Provisions D. Lot averaging. Lot size maybe averaged to allow lots less than the minimum lot size allowed in the underlying zoning district so long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The City's approval with conditions makes finding that the average lot size as initially submitted measures only 4,919 square feet, where 51000 are required, due to the "flag" lot configuration of 2 lots. However, the approval document also conditions that the applicant re-submit a preliminary plat/site plan with a revised lot configuration that meets the minimum average lot size (5015 sq feet per lot average). This task has been performed, and the applicant therefore asserts that this basis of appeal is also without merit. • cul-de-sac vs. connectivity- City of Tigard Community Development Code clearly outlines criteria for neighborhood connectivity, which a Street "A" cul-de-sac simply would not meet. 18.810.030 Streets F. Future street plan and extension of streets 2. Where necessary to give access or permit a satisfactory division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. The extended streets or street stubs to adjoining properties are not to be considered culs-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. The applicant has extended Street "A" to the southern boundary of the subject site as outlined above in order to provide for convenient, neighborhood-scaled access to underdeveloped lands along SW Batterson Rd. and eventually to points south, such as the Summit Ridge and Bella Vista subdivisions. R Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions . existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. As stated above, the applicant has stubbed Street "A" to the southern boundary of the subject site. The future extension/completion of Street "A" southward to SW Batterson Rd. will provide for completed block spacing of less than 530 feet, thereby meeting this criterion. Further, there are no barriers, prohibitive topography or pre-existing developments whatsoever south of the subject site which would otherwise preclude this eventual full street connectivity. 3. 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. As stated above, the applicant has stubbed Street "A" to the southern boundary of the subject site. The future extension/completion of Street "A" southward will provide for the most convenient, direct -and likely safest, as it offers pedestrian refuge from the SW Bull Mountain arterial- route from this subdivision to the newly-dedicated Alberta Rider Elementary School via Street "A," SW Batterson Rd. and SW 132^d Terrace. Alberta Rider property also features outdoor play areas which may be used as recreational open space by residents of this and other nearby subdivisions. In summary, the combination of Street "A" and SW Batterson Rd. clearly offers the safest, most direct route to these neighborhood amenities, where a cul-de-sac would force much longer travel routes. L Culs-de-sac, 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. There are no barriers, prohibitive topography or pre-existing developments whatsoever south of the subject site which would permit the construction of a cul-de-sac to serve this subdivision and preclude full street connectivity. More importantly, perhaps, is the language of this Section specifying that, even if permitted due to site constraints, the City of Tigard does not allow culs-de-sac to exceed 200 feet in length in any case. As illustrated in the plan sets already on file with the City, the subject site is considerably deeper than 200 feet east-to-west, meaning that any cul-de-sac long enough to effectively serve all lots would for exceed the maximum 200 feet permitted. In fact, Street "A" measures roughly 540 feet in'length to its proposed stub terminus at the southern boundary. Such a cul-de-sac alignment would thus • nearly triple the allowable length. Clearly, there exists no viable cul-de-sac alignment through this site which would meet the needs of 17 residential lots while remaining under 200 feet in length, and the applicant asserts that this basis for appeal is also without merit. fire protection: The City's approval with conditions contains comments from Tualatin Valley Fire & Rescue that dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turn-around. As amended, the applicant's site plan provides for the necessary turn-around on lots 9 and 10. Specifically related to a potential cul-de-sac alternate for Street "A" (versus a full through-street type alignment), TVF&R's conversations with the applicant indicated an unwillingness to sign-off on such .a lengthy cul-de-sac, with particular regard to a turning radius unable to accommodate firefighting apparatus. Even if mountable curbs and sidewalks with adequate load- bearing capacity were utilized, as TVF&R has permitted in the past, the site still offers insufficient space to accommodate the apparatus' turning requirements. Therefore, the applicant concludes that can such a cul- de-sac alternative is simply neither feasible nor in the best interests of the neighborhood's safety. If you should have any questions or require any further documentation, please do not hesitate to contact me at kvl@alphacommunity.com or (503) 452-8003. We look forward to your continued attention to this case and the June, 2006 hearing before the Planning Commission. Thank you. Sincerely, ALPHA COMMUNITY DEVELOPMENT Kirsten Van Loo Senior Planner ~ I I I I ! I _ \ \ I I I I \ \ I i 3 1` G I II 6,982 SF ~ ~ \ I ! II ~ I I I I r-------~ 1 4 II I I Z 7,151 SF 9p \ \ I I I ! 4.600 SF I { I I I 1 S \ J 5,376 SF CLEARANCE I I ti \ \ TRIANGLE, TYP. i 1 { I 1 j / 4.800 SF i / ! \ I 5.202 SF V I ! I I ` at 1+00 'A' STREET _ / i 8 N00 P - ~ 4,474 SF 12+35.21 SW 133RD AVE - - z.,JA' STHE _ ~e•` ' m n w ` 5.627 SF \ 1 I r 1 ---T I u 17 Ilj 18 ili 1S Ili 14 gill 13` \ i I I II i I 14,281 SF i 1 I x,238 SIF 1 , I 4164 SF1 I i 4,5,5 SF 5. OOSF I 717 SF ul 4 1 1 1 I II 1 I ~I ` 11 I II I I I I _ L-_ I 1 1 8 -I I _11 I I I I 4,9222SF l! II I 4.5,1 SF PT ~n.W _____5 I u I L_____-- ! L_-_- I I i I I I FUTUREor STREET A-~~ I I I I I _ - 1 I I I I i I I I SW BATTERSON ROAD, O >0 4 SCALE ,or•m Pr 46* alpha COMMUNITY DEVELOPMENT 9600 SW Cot Suit 230 Portland. OR 97723 19 Ms4s= F1 M$40400 w««.owncamnurrb axn REVISIONS 1ta OAS! D WILSON RIDGE 2 SUBDIVISION REVISED PREUMINARY PLAT EXHIBIT -kk#-afpha DD.MU DE UQ MERT r~ IMDIit1MD.: 4014th tine .,10110. RECCE ~ VEJ) Michael C. Robinson JUN 0 9 2006 PHONE: 503.727.2264 EMAIL: mrobinson@perkinscoie.com CITY OF TIGARD - PLAIININGIENGINEERING June 8, 2006 VIA EMAIL Ms. Cheryl Caines Assistant Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Re: City of Tigard File No. SUB 2005-00022; Wilson Ridge 2 Subdivision Dear Ms. Caines: Perldns Coin 112o N.W. Couch Street, Tenth Floor Portland, OR 97209-4128 PHONE: 503.727.2000 FAX: 503.727.2222 www.perkinscoie.com This office represents the applicant. Please place this letter before the Hearings Officer at the appeal hearing on June 12, 2006. This letter responds to the issues raised by Mr. Larson, the appellant. Exhibit 1 is a June 1, 2006 letter from Alpha Community Development. Alpha Community Development is the applicant's engineering and planning firm. 1. The Hearings Officer Should Reject Arguments Not Contained In Mr. Larson's Written Comments Received Prior To The Decision. The appeal is limited to the specific issues raised during the written comment period pursuant to Tigard Community Development Code ("TCDC") 18.390.040.C: "Unless the Hearings Officer, at his or her discretion allows additional evidence or testimony concerning any other relevant issue. The Hearings Officer may allow such additional evidence if he or she determines that such evidence is necessary to resolve the case. The intent of this requirement is to limit the scope of Type II Administrative Appeals by encouraging persons with standing to submit their specific concerns in writing during the comment period. The written comments received during this comment period will [57679-0007/PA061580.018] ANCHORAGE • BEIJING BELLEVUE • BOISE • CHICAGO • DENVER HONG KONG • LOS ANGELES MENLO PARK • OLYMPIA PHOENIX • PORTLAND • SAN FRANCISCO SEATTLE • WASHINGTON, D.C. Perkins Coie LLP and Affiliates EX, A * F • • Ms. Cheryl Caines Assistant Planner City of Tigard June 8, 2006 Page 2 usually limit the scope of issues on appeal. Only in extraordinary circumstances should new issues be considered by the Hearings Officer on appeal of a Type II Administrative Decision." Mr. Larson's written comment is recited in the Director's decision and is more limited than the specific reasons contained in his appeal. The Hearings Officer should reject the issues outside of his written comments. Venture Properties did not change its application to address the issues raised by staff prior to the issuance of the Director's decision. Therefore, Mr. Larson had a full opportunity to raise his issues prior to the issuance of the Director's decision. 2. The Approval Criteria Contained No Requirement That Off-Site Impacts Be Described. Mr. Larson cites TCDC 18.120.030.99, the definition of "off-site impacts." However, the applicable approval criteria in TCDC 18.430.040.A(1)-(5) do not require that off- site impacts be addressed. 3. The Applicant Can Satisfy TCDC 18.430.020.D. This TCDC provision allows lot sizes to be averaged provided that the average lot area for all lots is not less than that allowed by the underlying zoning district. The R-7 Zoning District allows a minimum of 5,000 square feet for single-family detached dwelling units. (Decision at 13.) Mr. Larson argues that the lot size averaging requirement is not satisfied. The Decision at page 11 contains a Finding that the standard can be met through a condition of approval. Condition of Approval 3 requires the applicant to demonstrate compliance with this criterion. Alpha Community Development's letter at page 2 states that the 5,000 square foot average lot size can be satisfied. The revised preliminary plat attached to the letter demonstrates how the application meets the standard. TCDC 18.430.040.B authorizes the approval authority to attach conditions necessary to implement the applicable approval criteria. Because there is substantial evidence demonstrating that it is feasible to satisfy this condition, the Hearings Officer can find that this approval criterion can be satisfied. [57679-0007/PA061580.018] 06/08/06 S Ms. Cheryl Caines Assistant Planner City of Tigard June 8, 2006 Page 3 4. The Applicant Can Satisfy The Lot Width Standard. Mr. Larson argues that the applicant has failed to satisfy the lot width standard in TCDC 18.510 (R-7 Zoning District Standards). The Decision found that a revised application can satisfy the lot width standards for lots 4 and 12. Condition of Approval 4 requires that the applicant demonstrate that the 50-foot lot width standard is met for these two lots. The Alpha Community Development letter at page 2 and the attached exhibit demonstrate that it is feasible to meet this standard. The Hearings Officer should reject this argument and find that it is feasible to satisfy the approval criterion. 5. The Center Line Radius Requirement Can Be Satisfied. Mr. Larson argues that the center line radius is not satisfied. The City found that the center line radius can be satisfied. The Alpha Community letter at page 1 demonstrates that the center line radius can be satisfied. 6. Applicable City Standards Authorize Parking On One Side Of The Local Street. Mr. Larson argues that the City is required to prohibit parking on both sides of the proposed street. The applicant can satisfy the requirement of TCDC 18.810.53 which provides for parking on one side of the street and a 46-foot right-of-way provided that less than 500 vehicle trips per day will be on the road. (Decision at 22.) The application contains substantial evidence demonstrating that this standard is satisfied. 7. A Stub Street Is Appropriate. Mr. Larson argues that the applicant must provide a cul-de-sac rather than a stub street. For the reasons explained in the Director's decision, the applicant is required to extend a stub street to Mr. Larson's northerly boundary so that it can be extended through his property in the future. The applicable approval criteria do not provide for an exception to the stub street standard. The Alpha Community Development letter explains why the stub street is required. [57679-0007/PA061580.018] 06/08/06 Ms. Cheryl Caines Assistant Planner City of Tigard June 8, 2006 Page 4 8. Conclusion. For these reasons, the applicant respectfully requests that the Hearings Officer reject the appeal and approve the application with the recommended conditions of approval. Very truly yours, Michael C. Robinson I b j MCR:lt Enclosure cc: Ms. Kelly Ritz (w/encl.) (via email) Ms. Kirsten Van Loo (w/encl.) (via email) Mr. Jeff Vanderdasson (w/encl.) (via email) [57679-0007/PA061580.018] 06/08/06 June 12, 2006 To: City of Tigard Hearings Officer Reference: Appeal of subdivision Wilson Ridge No. 2 WPC 2006-0002 My name is Richard Franzke. I reside at 14980 SW 133`d Avenue 97224, unincorporated Washington County. I present these comments in support of the pending appeal in this matter. The proposed subdivision should be denied for the reasons set forth below: 1. The proposal and the City of Tigard's approval of the proposal are not consistent with the laws governing such proposals. Specifically, the project is subject to the Bull Mountain Community Plan, (BMCP) the comprehensive plan applicable to the site of the proposed subdivision. The BMCP was developed by the citizens of the unincorporated Bull Mountain area. It was, after review and modifications required by Washington County,adopted by the county. The BMCP was incorporated as part of Washington County's comprehensive plan. That plan, in turn, was acknowledged by the State of Oregon. The BMCP remains as the controlling "blueprint" for development in the unincorporated portion of Bull Mountain. Statewide Planning Goal No. 2, Land Use Planning, provides that "City.... actions related to land use shall be consistent with the comprehensive plan...." (OAR 660-015-0000(2)). It further provides "The plans shall be the basis for specific implementation measures" and states implementation measures "are the means to Je 9-19 carry out the plan"; implementation measures include (city) ordinances and regulations. Finally, State Goal #.2, provides: "ORS Chapter 197 requires that the provisions of the zoning and subdivisions ordinances. conform to the comprehensive plan" "Ordinances", include building codes and similar ordinances. The bottom line is that development codes, such as those relied on by the City of Tigard in considering this application,are merely "implementation measures" and are subordinate to the Bull Mountain Community Plan. City codes and ordinances not consistent with the BMCP are a nullity. The application must be remanded to the city for analysis in accordance with the BMCP provision and for compliance with the BMCP. The following provisions of the Bull Mountain Community Plan are especially pertinent to this appeal: 1. Nature of Growth: "The development approach planned for the Bull Mountain Area is intended to ensure the careful and Np'l APVL, deliberate growth of a distinct residentia r-nmmImity- ~ acie a P_ GV-vfe ~ 2. Recognition of History of Developments: "The Bull Mountain Area is not intended to be developed as an independent or self-sufficient community, mainly because of its 1) rugged and scenic terrain, 2) proximity to existin and planned plo yment cent, ers, 3~lack of shopping and ern bisecting arterial roadways, 4) him of resident 11 • • develgpMpt and 5) location on the ed a of the Urban Mo-WEE Boundary."' (Emphasis added. 3. Recognition of Natural Setting: , Bull Mountain is to be developed as a No'f aOV distinctive residential environment in,~„nat alb 400 ammate settin with development opporhmities for a It variety o ousmg ov, tions. (Emphasis added.) 4. Density Pattern: "The development pattern begins with medium density housing along major collector and arterial. roads at the foot of Bull Mountain where appro ate. Residential densities., as planned, decrease gradually ik up Bull Mountain with the greater part of the summit and surrounding ridges designated at the County's lowest, urban residential density." 5. Preservation Of High Quality of Life: The purpose of the Bull Mountain Community Plan is to ensure the high Quality of life currently found in tFe- Bull Mountai Conimuni Plan Area is maintained anance as development o the area occurs. (Emphasis added.) 6. Preservation of Unique Attributes: "Major development concerns, community design considerations and the land use prescri ptions created to address them are enumerated as Community Design 11 Elements in this section of the Plan. The Community Design elements are central to the Community Plan. uommuni ri m Area ana at the same n: connect its an uses with the surrounding metropolitan community." (Emphasis added) 7. Sub-areas: "Those Community Design Elements which apply to the whole Planning, Area are first listed. Then the land uses planned for Bull Mountain are characterized by sub-area and design elements specific to each sub- area are presented. Bull Mountain sub-areas include the Summit and Slopes, the Southern Lowlands, the ~I Northwestern Lowlands, and the Northern Triangle. All of the design elements in this Plan, both general to the Planning Area and site-specific shall guide land use in the Bull Mountain Area. Density on Summit and Slopes: "Low densities are planned on the Bull Mountain surrunit and slopes mainly because of the dominance of steep slopes and the established pattern of low density residential development. This low density designation extends from the Fern Street development and the eastern edge of the Planning Area, where it is contiguous to a similar land use designation in the City of Tigard to the southwest edge of the Planning Area at the UTr an Growth Boundary." 9. Discourage Excessive Traffic: "Improvement of roadways should be done in a manner which does not encourage excessive through tArAaffic...a laroDOSed Minor Collector between 132" O.l/AT171A route nu t encourage north-sou over But ountain.' (Emphasis 10. Streets to Follow Topography: "For similar reasons, all the roads planned for improvement or connection to Dull Mountain Road within the Planning Area should be constructed as minor collectors or local streets ways.,, 11. Hillside Building Techniques: "Hillside building techniques and foundation designs such as stilts, stepped foundations, etc. shall be used to minimize the alteration of existing slopes over 20 percent." 12. Detailed Site Plans: "Detailed site plans elevations and sections shall be required showing alt structures, foundations, and techniques proposed for hillside construction." 13. Reduce Risk of Earth Movement: "These as well as other site plan requirements for building on steep slopes, as defined-in the Community Development Code, are intended to ensure that development activities do not increase the potential for earth movements such as landslides or land failures in the steeply sloped sub-area." 14. Removal of Vegetation; Revegetation Plan: "Removal of natural vegetation shall be minimized, existing vegetation protected and destroyed vegetation replaced. This is required in order to conserve important natural areas, decrease the potential for erosion, decrease the amount of surface water runoff and help prevent earth movement in hazardous areas. A slope sabilization and revegetation plan, which includes a schedule for revegetation after areas have been cleared, shall be included with the required grading plan." 15. Tree Preservation: "Because trees are such an important natural scenic resource on Bull Mountain, development in areas of 'of standing trees sba #A% 1%0 1-22t 11 be d1esiAe tthe developments no more than fifty percent of the be standin trees (six inch diameter or greatar)shall remove from any parcel" (Emphasis added). 16. Tree Replanting Program: "The slope stabilization and revegetation plan shall indicate the mature trees planned for removal and describe the replacement programs. ams. Replacement trees must be of at least 1- l /Tench di ameter. The city's tree preservation measures are a sham and are invalid. Through the ruse of permitting "mitigation" for tree removal the city, in effect, treats the trees as though they were owned by the city, happily calculating the value of the trees to be removed and upon receipt if a cash payment from the developer, permits 100% of the trees to be removed. Presumably, the proceeds received by the city from the "sale" of the trees to the developer go in the city's coffers. Clearly, the city does not require the developer to demonstrate that total tree removal is necessary- only that it is convenient. That is a travesty. It must be noted that BMCP defines the mature trees as those larger than 6 inches in diameter; the city disregards the 6 inch standard and proposes to amend it to 12 inches. The comprehensive plan (BMCP) controls. Likewise, the BMCP limitation of a maximum of 50% that can be removed from any parcel is controlling. Finally, the city and developer attempts to change the BMCP provision pertaining to "standing trees" cannot be interpreted as applying only to "stands of trees", which would be a blatant revision of the comprehensive plan. 00 After initial review of the application for completeness, the city staff returned the application to the developer advising it that, among other things , the application did not meet the BMCP in regard to trees and tree removal. In it's response to the City, there was no additional information showing compliance with the BMCP. Finally, no driveways should be allowed to connect to 133,d Avenue. The access street serving the subdivision is already in violation of the normal minimum spacing between streets. The original proposal was to have lots 1-4 access SW 133`d Avenue via the new east-west access road. There has been no showing that that plan is not available. Due to the numerous school buses traveling on 133`d Avenue, there should be no driveways connecting directly to 133`d Avenue. This case should be remanded to the city for conformance with the requirements of the Bull Mountain Community Plan and to correct access from driveways onto 133`" Avenue. Respectfully submitted, Richard A Franzke F I ~ \ ' GROSS SITE AREA: 2.6 ACRES 1 \ R/W DEDICA T/ON: 0.6 ACRES f NET S1TE AREA: 2 ACRES f II \ MAX DENS/ TY.' 17.2 UNI TS POSSIBLE i \ FIRE APPARATUS TURNAROUND ~ I I \ R=140' I I I I I I I I I \ II ull ' I I I I G,I , I I ' GRAPHIC SCALE F a1~9 I 40Y 60 30 0 60 I I y' I hry boo F' F • I L ~,l IN FEET ) I 1-~__ "I a yo°ry0~ ,~~~y'• I oboe` I _ - b• I h' h~ I htiy~ 1 in ch = 60 ft. 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RNGUMEWNG ♦ SURVEYING ♦ PLANNING CA MF'C PRT ~ 9 9~ck RENO ISW BATTERSON SAN I TARY & WATER M M ,Y B~ I~u'1,64-°DAIS DESCRIPTION D1:1- E n 411 EXPIRES 6-30-2006 STA. 15+58.70 TO STA. 1 1 +25 624-08572 rrglar mw I ' I I I I N -SW 133RD AVENUE _I PERMIT SUBMITTAL - 05/20/05 O 80 N Q SS O Sd $ a n O -1 1 °a 0 °c 0 g N ~Qx r COo R m 2 Hc~ ozM y MAT CH LINE - STA. 11+25 SEE SHEET C3 06 g ~ ~ 9 s A• N N s > • 4' STA 4' - 11+65 m ° TERM a ' p o Q hh~~ p o 570.3 IE AT MAIN IV AT rfjn 588.84 y p p 4 72.11 A W (A CC f5 N C7 ~1 GI ; I 1 J4+ N p W $ 4 A -7+-02.-87--g I 572.7 s7 k. 10+84.29, 16.21' RT 1 2ND , .O IE IN (12'. 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N j 0 4 ; O o °b REVISIONS n~g~f SUMMIT RIDGE STREET IMPROVEMENTS WESTLAKE a a, w T I GARD, OREGON CONSULTANT966L R CA O B WRNS ANO • SURVK MO a PLNNINO 00 0 RENO t SW 132ND - STREET & STORM pp~j y1 e~~ppgpg u ,T Burrs 160 ~66 =21 66p ~OON p788{ nx 99) 67 DATE DESCRIPTION MPC PRT$i E%PIRES 8-30-2006 STA. 1 1 +25 TO STA. 6+75 Wr Iwi S~ X, L~r ~ l PERMIT SUBMITTAL - 05/20/05 ~ V + 5 70.3 NQ ~ ~ 1 i r g~ 1 1 c t i 0 0 8 572.7 STA. 10+& .85, 5.39' R I 132NO 72.7 IE "IN 8. OUT li -5?1 :5631 563.09 572.4 571.3 589 8 568.3 567.0 - 566.3 88.6 STA* 4+43 4' JE AT EN SANITARY LATERAL D-559.79 567.0 557.5 _ 568.0 568.1 STA. 3+28.SANIT 4 LATE AL 89 S A. 3+17.64 ANITARY STA. 7+66. 6.00' LT 132ND 568.4 IE IN I c' I k ~ I 568.5 --------I , -I--- -------1-r I I I F 567.4 is I + STA. 2 +J SANITARY I' LATERAL IE AT IE AT IN=555.08 ND~555 58 i~ < i e . y c D N 1 1 I I I I I 1 ti ! 'a 0 } 0, ~.f G7 .y 2 N J ~v B D m a MA 1 kin UNC - 01 A. oti0 Utt bNtt I (s73n MATCH LINE - STA. 6+75 SEE SHEET C3fl # W N C tD ~ V N N A W IJ ~ p A I - p p A T O ypp u+'q y fop=10 ="A o m p-0 ol -0 p A N71 m A A~9 N,v 5~0 OHO ~D O O O Q. y>y yyj `LA 0 y AA 00 seN 0009 91/1 IM^ cly pls. ov om Vkl 'J ['1 ~1 8g SSA CC8S ~~p z~Pn yy~N y o=s_ ~o N HE 9HG VHU 1 O V„O N4 0o O4 AlO .9 ~ m9 O to 10 Q, I I 9 Op. + t♦ (n;i A K 39 r 9 MRS Mai Mayo OR8 MOmRRS °_yy N (gn -IZ[P y2N y N y N N -1 f=/1 N 0r=p \ N . PA- Ax- Az- tz- t m... -I N z y Fn N N y 5 5 ~ ym5 5 0~ S L~~ ~ -fmf yrm~' I[+~I a, ~ya1 ~QQ ~~~p7 my ~ D Z~ ~Z~ ° N A RI A > V`~ VZ.U VO ~ OJ y ¢ t 51~~gz~ 4"~gg c ` x c a o~^ p c Al ~ w CO y ; !^s r7. > t^ p~p nalp ~p avlo "Z30 Sew ~ FP { la ~ a SKIS > _ „ r> z o~ o Bo o v 4 ~ ~ q; Q S r o s > REVISIONS z~ p vP' SUMMIT RIDGE STREET IMPROVEMENTS A 1 0 WESTLAKE ° E °@ ii q ON~ T I GARD, OREGON CONSULTAMm ]8 , 0 w $W 132ND SANITARY & WATER JWG # s'R~`G P`~G aBE ' L+ O MIPC . PRT ~~I RENO 16116 8. OUOta ~4an4Y Burts l6o f6o7) 111-0 DATE DESCRIPTION I VT rm ~y EXPIRES B-JO-2008 STA. 11 +25 TO STA. 6+75 ft64~t N Y77/ELYW4 . (80.71 -018' r t t~ ~~~I I I r* p~ I m r I I ~ I N ~.l I I 1 ~ I I CA r N I I I 1 I I PERMIT SUBMITTAL - 05/20/05 MATCH LINE - STA. 11+25 SEE SHEET C309 go 0 L T. Legend ~ -Stub End Street Figure 8-16 t - Direction of Access LOCAL STREET CONNECTIVITY E • • • - Pedestrian Connection r - site Southwest: 1 a School r tz -i rrl oo1w 1 - ti.. 1 t G.RAPI IC 50 0 1 1 r. 1 ,0o sC kLE 200 FEET _ 100 ft• 1 well - 1 ~io- AREA Z 6 ACRES GROSS SITE 0.6 ACRES t I pEp(CATION: ACRES f RAW T S(TE AREA: clNrrs MAX pENS(TY' 172 POSSIBLEARpTUS " - ~D~ FIRE ppP I ROUND TURNA I Q I r i 1 WILL PcOS~~I,~- - " " R=140' i 1 ► t Py(C ~I I / / - ► GRA SCALE 1 t 50 so ( IN FEET inch 60 ft. I II q•~. y~~ y y y.y I 4•k. y y. ` 0 0 I q 1q y' y rp A~ l q h' 0' I rya I 1 h ry s 1h 0 Oh o,`~W , 1 s0 qy I +qry p`ti 1 0~O a p h41 y h I h h• h• I 1 a• a• ~ , ~ , I I i I I ' 06/12/2006 14:20 FAX 5035981960 CITY OF TIGARD ~~n? r • KinyC TABLE D=1 DESIGN SPEED/MINIMUM CENTERLINE RADIUS (Standards below are proposed; See CDC at 1871-64-030-M a t ciarient standards) DESIGN MINIMUM CENTERLINE RADIUS SPEED (centerline Crown) 25 MPH _ 1.66' 30 MPH 275' 35 MPH 415' 40 MPH 710' 45 MPH 930' NOTES: [1002 The use of superelevation will be permitted only if approved in advance. Where permitted, calculations shall be provided for the proposed centerline radius. Street curves should be designed for a maximum superelevation rate of 0.04. If terrain dictates sharp curvature, a maximum superelevation of 0.06 is justified if the curve is long enough to provide an adequate superelevation transition. The minimum superelevation shall be 0.01. Exceptions to the centerline radius request will be considered for cul-de-sacs tsreoFel. ow volume,- local streets which serve only the immediate residences and are not a through See items A2a6dJ.2: df TABLE D-2 DESIGN CONTROLS FOR CREST VERTICAL CURVES BASED ON STOPPING SIGHT DISTANCE DESIGN SPEED K 25 MPH 20 30 MPH 30 35 MPH 40 40 MPH 60 45 MPH 80 50 MPH 110 55 MPH 110 Revised July 15, 1998 Page 12 r • "TAB B" Applicant's Materials & All Correspondence Filed with Hearings Officer Prior to the Public Hearing. MEMORANDUM TO: Joe Turner, City of Tigard Hearings Officer FROM: Cheryl Caines, Assistant Planner RE: Wilson Ridge II (SUB2005-00022) Appeal DATE: June 2, 2006 A Tigard area resident has filed an appeal with the Ci of Ti nd in regard to a Director's decision approving the Wilson Ridge 1I Subdivision. The appellant's letter received May 17, 2006 outlines the stated grounds for appeal. The issues include but are not limited to: adverse off-site impacts on the neighboring property, minimum lot width and substandard design of Street A (centerline radius not met and parking proposed for a street only24 feet wide). The City of Tigard has reviewed the information within the appeal and stands by the findings and conditions of approval within the decision. Additional information addressirn the concerns of the appellant will be addressed by the applicant at the June 12th hearing. Staff will be available for Questions. Attachments: 1. Director's Decision 2. Appeal filing form and attachments 3. Residents; agencies and other staff comments received during the comment period 4. Applicants submittal ATTACHMENT NOTICE OF TYPE II DECISION "URBAN SERVICE AREA". SUBDIVISION (SUB) 2005-00022 WILSON RIDGE NO.2 SUBDIVISION (T rA, pe 7 ~~Ll19Vaertrncinn~ 120 DAYS = 6/26/2006 SECTION I. APPLICATION SAY "URBAN SERVICE AREA" FILE NAME: WILSON RIDGE NO.2 SUBDIVISION CASE NO.: Subdivision (SUB) SUB2005-00022 Temporary Use Permit (TUP) TUP2006-00002 REQUEST: A request for subdivide a 2.53 acre site to create 17 lots ranging in size between 4,180 and 38T square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition a Temporary Use Permit is requested for a model homelsales office. An application ?or anriexation of the subject parcels has also been submitted concurrently with this application for subdivision approval. APPLICANT: Venture Properties, Inc. OWNER: Rick & Cheryl Gimlin 4230 SW Galewood Street, Suite 100 14520 SW Bull Mountain Road Labe Oswego, OR 97035 Tigard, OR 97224 APPLICANT'S Alpha Community Development OWNER Doug &Charlene Potter REP.: Attn: Jerry Palmer 13210 SW Bull Mountain Road 9600 SW Oak Street, Suite 230 Tigard, OR 97224 Ponland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-7; Single-Family, Medium-DensityResidential. ZONE: R-7- Medium Dense Residential. The R-7 zoning district is designed to accommodate attached sin e- amity homes, detached suw1e-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 2S109AC, Tax Lots 1900 and 2000. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (A:ccess,.E ress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.780 (Signs); 18.785 (Temporary Uses; 18.790 (Tree Removal)- 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards; and the Bull Mountain Community Plan. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for both the subdivision and temporary use subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION 0; CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON- SITE IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/OR FILL: The app shall prepare a cover letter an submit it, along with ~ anyy supppportingg documents and/or plans t address the following requirements to the CURRENT PLANNINGDIVISION, ATTN: Cheryl Chines 503-639-4171 EXT 2434 The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing on site improvements, the applicant shall submit PFI construction drawingsthat indicate the type and location of street trees along the public streets (SW Bull Mountain, SW 133`d, and SW "A" Street) for the City Forester's review and approval Spacing of such trees shall be in accordance with Section 18.745.040.C.2.C of the Tigard Development Code. 2. Prior to commencing on site improvements, the applicant shall submit an erosion control plan that shows methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. 3. Prior to commencing on site improvements, the applicant shall submit a plan for review and approval showing a lot configuration that meets the minimum average lot size. 4. Prior to commencing site work the applicant shall submit a revised plan for review and approval that shows each lot having an average lot width of at least 50 feet. 5. Prior to commencing site work, the applicant shall submit a revised plan for review and approval that meets the minimum access width requirements for any lot having a shared or individual accessway. 6. Applicant shall submit a revised tree mitigation plan for review and approval by the City Arborist. 7. Prior to commencing site work, the applicant shall submit security in the form of cash or other means acceptable to the City for the equivalent value of tree mitigation required (201 inches x $125=$25,125). If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060.D will be credpted against the assurance for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in-lieu of planting. Any planting by the applicant must be approved by the City Arborist. 8. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape/Mi. ''ration Plan. The plans shall also include a construction sequence includin installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall be protected. Prior to commencing any site worke applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. e applicant shall allow access by the City Forester for the purp ose. of monitoring and inspection of the tree protection to verify that the tree protection measures are performin adequately. Failure to follow the plan, or maintain tree protection fencirig in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. NOTICE OF DECISION PAGE 2 OF 36 SUB2005-00022- VA SON RIDGE NO.2 SUBDIVISION 10. Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least once every two weeks, from initial tree protection. zone (TPZ) fencing installation, through site work and ;uilding construction, as he monitors the construction activities and pprogress. These reports must be provided to the City Forester until the time of the issuance of any Cegicates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. Ifthe amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ~s or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done b7 the City Forester and the Project Arbonst. This inspection will be to evaluate the tree protection fencingg,_ dtermine if the fencing was moved at any point during construction, and determine if any part of the Tree-Protection Plan has been violated. 11. The construction plans shall show the pedestrian pathway to be constructed across lots 10 and 11. The applicant shall prepare a cover letter and submit it, along with any supppportingg documents and/or plans that address the following requirements to the EGINEERINGDEFARTMENT, ATTN: HIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 12. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements and any other work in the public right-of-way. Six (6 sets of detailed public i nprovement plans shall be submitted for review to the Engineenng Department. NOTE: these plans are in addition to any dm gs required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PF ppermit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at Cityl~all and the Qty's web page (www.ci tigard.or.us). 13. The PH permit plan submittal shall include the exact leal name, address and telephone number of the individual or corporate entity who will be designated as the- "Permittee", and who win provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 14. The applicant shall provide a construction vehicle access and parking plan for approval by the Cary Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 15. The applicant shall submit constn coon plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Bun Mountain-Road. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 23 feet; B. pavement topers needed to tie the new improvement back into the existing edge of pavement shall be built beyondthe 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. 6 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H streetlight la ut by applicant's engineer, to be approved by Cary Engineer; I. underground utilities; street signs (if ap licable); driveway apron if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road in a safe manner, as approved bythe Engineering Department. NOTICE OF DEQSION PAGE 3 OF 36 SUB2005-00022- WIISON RIDGE NO.2 SUBDIVISION 16. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility - Improvement perrrn , which indicate that they will construct a half-street improvement along the frontage of 133`' Avenue. The improvements adjacent to this site shall include: A City standard pavement section for a Neighborhood Route (local street) from curb to centerline equal to 16 feet; B. avement topers needed to tie the new improvement back into the existing edge of pavement shall be guilt. beyondthe 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 with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H streetlight layout by applicant's engineer, to be approved by City Engineer, I. underground utilities; street signs (if ap,Plivable); driveway apron lu applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 133d Avenue in a safe manner, as approved by the Engineering Department. 17. The applicant's Public Facility Improvement permit construction drawiri s shall indicate that full width street improvements for Street "A', including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm e, street trees, streetlights, and underground. utilities shall be installed within the interior subdivision streets. rovements shall be designed dral and constructed to local "skinny" street standards. 18. Profiles of Bull Mountain Road, 133d Avenue and Street "A" shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 19. Lots 3-9 shall not be permitted to access directly onto Bull Mountain Road. 20. Lot 1 shall not be permitted to access directly onto 133`d Avenue. 21. The applicant's plans shall indicate the location of proposed driveways for lots 1-4. 22. Prior to construction, the applicant's engineer shall submit expected traffic counts to support the "skinny" street section. 23. The construction plans shall clearly indicate the horizontal comer radii for Street "A" review and approval. 24. Prior to construction, the applicant's des min engineer shall submit documentation, for review by the qty (Kim McNgan), of the downstream capacity of py existing storm facility impacted by the roposed development. The design engineer must perform an analysis of the drainage system downstream o the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. 25. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and appproved by the City's Water Department, as a part of the Engineering Department ~in review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water epartment prior to approval of the PH permit plans from the Engineering Department and construction of public water lines. 26. The applicant shall provide an on site water quality facility as re aired by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 07). If the property is annexed prior to the land use decision beco final, the final plans and calculations shall be submitted to the Engineering Department (Kim McMillan for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan s be submitted along with the plans and calculations for review and approval. NOTICE OF DEQSION PAGE 4 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION 0 • 27. An erosion control plan shall be provided as part of the Public Facility_ Improvement (PFI)~permit drawings. The plan shall conform to the Erosion Prevention and Sediment Control Design and I~lanniri9 Manual, February 2003 edition." 28. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department.. For situations where the back portions of lots drain away from a street and toward adjacent lots, appro hate private storm drainage lines shall be provided to suf}iciently contain and convey runoff from each lot. 29. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 30. The applicant's eng' eer shall provide final sight distance certification for the intersection of Bull Mountain Road and Angus Place upon completion of the street improvements. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: e app cant shall prepare a cover letter an submit it, along with ~ any suppomng documents an or plaps that address the following requirements to the CURRENT PLANNINGDIVISION, ATTN: Cheryl Gaines 503-639-4171 EXT 2434: The cover letter shall clearly identify where in the submittal the required information is found: 31. If the proposed plat is revised to include a joint access for any lots, the applicant shall 'record a reciprocal agreement ensuring access and maintenance rights. 32. The plat shall be revised to show a tract at the dead end of "A" Street for an emergency and service vehicle turnaround. A note shall be placed on the plat stating the purpose of the tract and that it is to be owned and maintained by the adjacent property owners. The applicant shall prepare a cover letter and submit it, along with any supppportin documents and/or plans ifiat address the following requirements to the EGINEERINGDEMOUNT, ATTN: HIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 33. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 34. The apppplicant shall cause a statement to be laced on the final plat to prohibit access along the project frontage to BuIlMountain Road for lots 3-9 and 133 Avenue for lot 1. 35. The applicant shall provide sL* r ge at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 36. The applicant shall cause a statement to be placed on the final plat to, indicate that the proposed common driveway(s) will be jointly owned and maintained by the private property owners who abut and take access from it (them).' 37. Prior to final plat approval, the applicant shall complete the striping for the bike lane or pay $1,748.00 to the City for the striping of the bike lane along the frontage of Bull Mountain Road. 38. The applicant's engineer shall,on completion of the public improvements and prior to final plat approval, submit a final sight distance ce ication for the intersection of Street "A" and 133`d Avenue. 39. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Qty's global positioning system (GPS).geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by. NOTICE OF DEQSION PAGE 5 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. 40. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregor~ and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C The final 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 bythe City of Tiga.rd. D. The right-of :way dedication for Bull Mountain Road (35 feet from centerline) and 133`d Avenue (27 feet from centerline) shall be made on the final plat. E. NOTE: Was on County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the a~pphcant's surveyor. F. After the City and Coun have reviewed the final lat, submit two mylar copies of the final lat for City Engineer siigg~~ture T or partitions), or City Engineer and Gommunity Development Director signatures (for su6di~isions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: e app cant shall prepare a cover letter an submit it, along wi a_nyy suppportingg ocuments and/or plans t address the following requirements to the CURRENT PLANNINCpDIMON, ATTN: Cheryl Gaines 503-639-4171 EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 41. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 42. Prior to issuance of any Certificates of Occupanc,y, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12 diameter ay be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 43. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures maybe removed. CONDITIONS SPECIFIC TO THE TEMPORARY USE: 44. The applicant shall provide the planning division with proof that the lot has been surveyed and staked consistent with the preliminary plat approval. 45. The applicant shall submit a written statement that holds the City of Tigard harmless of any consequences that could arise by allowing them to move forward with the building permit. 46. Sewer connection/erosion control permits shall be issued, and water quality/quanti fees will be assessed at the time of building permits. STAFF CONTACT: Building Permit Technicians at 013) 639-4171, x2439. 47. All public improvements in the roject, or phase, within which the lot is located, shall be substantially complete as defined b the Development view Engineer. STAFF CONTACT- Kim McMillan, Development Review Engineer at (503) 639-4171, x2462. NOTICE OF DEQSION PAGE 6 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION 0 • NOTE: By definition, a "Model Home" is a sales office that will be used as an example of the workmanship and floor plans of houses the seller is offering. The appproval of this permit requires that the lot not be sold or occupied until the subdivision has been platted and all improvements are complete. Any activity generated by an approved Model Home permit that conflicts with any public agency's construction activity shall be grounds for immediate suspension of all activities/inspections until the public agency determines that the conflict(s) no longer exist. The applicant shall pre are a cover letter and submit it, along with any supppportinc, documents and/or plans !Fiat address the ~ollowin reuirements to the EGINEERINGDEFARTA NT, ATTN: HIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall. clearly identify where in the submittal the required information is found: 48. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 49. The C Engineer %determine the necessity for, and require submittal and approval of, a construction access andparl i g planfor the home building hase. If the CAty Engineer deems such a plan necessary, the applicant shaTprovide the plan prior to issuance o building pen-nits. 50. Prior to issuance of building permits within the subdivisior~ the City Eng' eer shall deem the public improvements substantially, complete. Substan tial completion shall be when: 4) all utilities are installed and rrLS ected for compliance, Including franchise utilities, alllocal residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. 51. Prior to issuance of buil ' ermits, the applicant shall provide the City with as-built dra of the public unpro vements as follows:l 3 mil mylar, 2) a diskette of ttie as-bunts in DWG" format, if available; otherwise will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 52. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 53. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as apart of this project, or, if approved bythe City Engineer, 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 $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 17,150.00 and it shall be paid prior to issuance of building permits. 54. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onslte storm water treatment facility. ADDITIONAL CONDITIONS FOR THE LIFE OF THE TEMPORARY USE: 55. Any proposed signage must be obtained in accordance with Section 18.780 Signs. STAFF CONTACT: Planning/Engineering Technicians at (503) 639-4171 x2421. 56. No advertising or display of products shall be permitted to be located in, or project into the right-of-way. 57. The temporary use of this site shall comply with all applicable federal and State of Oregon standards regarding designated disabled person gPrlun and access. A minimum of one (1) si ned and marked disabled parking space shall be rovided. TAFF CONTACT: Mark VanDomelen, sidential Plans Examiner at (503) 639-4171 x2425p 58. This temporary use permit will be valid for one (1) year for the period from May 3, 2006 to May 3, 2007. An extension may be granted in accordance with Community Development Code Section 18.785. NOTICE OF DEQSION PAGE 7 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION •I 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 Im rovement Agreement: Be ore City ap p- v is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shaIl: 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 PPaid 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 require 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 Ca 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 Filin and Recordin : Within 60 ys o 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 Citya mylar copy of the recorded final plat. I nree copies narrative. surveyor licensed to practice in Oregon, and necessary data or 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. NOTICE OF DEQSION PAGE 8 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION 0 • Monument Boxes Required Monument boxes co orrnnzg 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 Les inc but not limited to those required for electric, communication, lighting and cable television services and related fac ties shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be pplaced above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,D00 volts or above. 18.810.130 Cash or Bond Re d 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~ gg tee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City.ngineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other land requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and pernut issued. 18.810.180 Notice to Ca Re' d 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 En ' eer's Certification The land vi er's engineers Im- provide written certification of a form provided by the City that all improvements workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Hsto A searc o city records indicates that the subject parcels do not have any previous land use cases on file. The subject parcels are in the process of being annexed. The annexation proposal was heard before City Council on April 25, 2006. Council members voted to approve the annexation, but the decision is not final until 30 days following the vote provided no appeal is filed with the Land Use Board of Appeals. Presently the site is within the Urban Services Area, and is therefore under the City of Tigard's planning review subject to the Intergovernmental Agreement with Washington County. Site Information and Proposal Descrition: e app 'cant is requesting a prow or a 17-lot single-famil detached subdivision with lots ranging in size between 4,180 and 7,317 square feet F4,919 square feet on average). Me subject property is approximately .53 acres. There are currentlythree existing homes on the site which will be removed. INU I IL t UP Ut UKON PAGE 9 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • 1 0; Vicini Information: Me propose eve o-pment currently lies within unincorporated Washington County between SW Bull Mountain Road and SW Beef Send Road and is accessed from SW Bull Mountain Road. The property is located at the intersection of SW 133` and Bull Mountain Road on the southeast corner. The entire immediate area is zoned R-7. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Two letters were received from neighboring property owners. The letter received from Mr. Jay Larson, the property owner to the south, addresses the design and location of the proposed "A" Street. Mr. Larson asks wh does "A" Street not end in a cul-de-sac or exit back onto SW Bull Mountain Road. Representatives of the Gigs En-ineering Department presented these other options to the apppplicanti but the applicant has chosen to dead-end "A Street with a future connection to SW Batterson Road. Mr.T.arson is distressedpover the effect this connection will have on future development of his property. By dead ending the street at his property line, he is forced to complete that connection f and when he chooses to develop his own site. While this is true, the City cannot deny the applicant's des~* if it can meet the standards. A street connection with a low traffic volume street like SW Batterson is more desirable than a connection with SW Bull Mountain Road, which is a collector street. Mr. Larson is also concerned about life safety and fire protection issues created by the street design. This application has been reviewed by Tualatin Valley Fire and Rescue ~'fVF&R). The applicant will be required to provide a fire apparatus turn-around at the end of"A" Street as conditioned by the City of Tigard and TVF&R Al] of the comments from TVF&R are included at the end of this report. The second letter was sent in by Madalyn and Ray Utz. They object to another development that intends to destroy existing homes. By removing the existingh~ omes on large lots and replacing them with homes on small lots that are close together. There is no where for children to play and the character of the area is changing. These types of issues are being raised not only on Bull Mountain, but throughout the entire Metro area as neighborhoods redevelop and housing densities increase. Redevelopment like this is likely to continue because the population of the Metro region continues to grow and there is a limited supply of land. created by the Urban Growth Boundary. Although there is value in the viewpoint of Mr. and Mrs. Utz on this issue it is not a review criterion of the Tigard Development Code and therefore cannot be addressed within this review. The Bull Mountain Community Plan was also referred to in the Utz's letter. This plan is discussed later in the decision. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A Subdivision 18.430 B. Avolicable Development Code Sections 1.10 cts P~esidential oning Distri 18.705 Acc(-ss, Egress an d Circulation) 18.715 ensity) 18.725 nvironmental Performance Standards) 18.745 dscapin and Screening) 18.765 Off -Street Parking and Loading Requirements) 18.780 ns) 18.785 18.790 rary Use s) Terripo ee moval) 18.795 ion Clearance) C Street and Utili Im rovement 18.810 Street anUtility Improvement Standards) D. Decision Makin Procedures 18.390 mpact S y E. Washington County Bull Mountain Community Plan NOTICE OF DECISION PAGE 10 OF 36 SUB2005-00022- WIBON RIDGE NO.2 SUBDIVISION The proposal contains 'no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 Accessory Residential Units), 18740 (I moric Overk~, 18.742 (Home Occupations), 18.750 ufactured/Mob le Home Re tions), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 Pgonconfornimig; Situations), and 18.798 (Wireless Communication Facilities). These chapters are, there ore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A - SUBDIVISION GENERAL PROVISIONS: Approval through two-step process. An application for a subdivision shall be processed through a two- step process: the preliminary plat and the final plat. The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration; and The final plat shall reflect all conditions of approval of the preliminary plat.. The applicant has submitted a preliminary plat for approval consideration. Final plat review will occur after the decision is final. Com fiance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. The applicant is responsible for ensuring that the plat satisfies any requirements of Oregon Revised Statutes (ORS) Chapter 92 beyond what is already required in the Tigard Development Code. Such conformance is assured through Washington County's plat review. Future Re-Division. When subdividing tracts into large lots: the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. As proposed the largest arcel is 7,317 square feet. The minimum lot size of the R-7 zoning district is 5,000 square feet. Therefore, none olf the proposed parcels are large enough to be re-divided in the future. This standard has been met. Lot Size AveraggM* g: Section 18.430.020:D states lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size a owed in the underlying zoning district. The smallest lot is 4,180 square feet, which is larger than 80% of 5,000 square feet. As proposed two of the lots are considered flag lots and the access poles cannot be counted in the lot size per code section 18.730.050(E)(2). The average of all rots in the subdivision is 4,919 square feet, which is not in compliance with this standard. FINDING: The proposed average lot size is below the minimum of 5,000 square feet, but can be conditionally met. Please see the condition at the end of this section. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. The applicant has ppropposed a model home. The criteria for this model home will be reviewed later in this report under Temporary Usel'ermits (18.785). Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. There are no water courses on the subject site. Preliminary engineered drawings for storm water conveyance have been submitted to show how storm drainage will be handld to minimize flood damage potential. 1VUHU', Ur UhUSIUN PAGE 11 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION 0 i *I Floodpplain dedications. Where land filling and/or development is allowed within and adjacent to the 100- year floodplain outside the zero-foot rise floodwayj the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/ bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The site is not within nor adjacent to the 100-year floodplain. The nearest floodplain is approximately 9,000 feet to the northeast. The elevation of the nearest floodplain is 166 feet. The lowest elevation of t-he proposed subdivision is 565 feet. This standard is not applicable. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. There are no flood hazards identified for this site. Therefore, this standard does not apply. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Drainage and storm water detention facilities are discussed in greater detail under the Street and Utility Improvement section. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another-authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). The proposed subdivision is for 17 lots and the subject site is 2.53 acres. The subject property is not within the 100-year floodplain. The subject site is within Zone X on the FEMA Floodplain map. Therefore, this standard does not apply. Section 18.430.0308) describes the approval process for Phased Developments. The Approval Au onty may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without re-applying for a preliminary plat. The criteri a for approving a phased site dvelopment review proposal are: The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; The development and occupancy of any phase shall not Be dependent on the use of temporary public facilities: The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development. Therefore, this standard does not apply. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the zoning ordinance and other applicable ordinances and regulations will be assured through review and imposition of conditions of approval as necessary, as outlined in this decision. The City of Tigard signed an Intergovernmental Agreement (IGA) with Washington County when it agreed to take over planning junsdiction in the urban services area. 'the urban services area is the area outside of the current Tigard C1tyLimits, but within Tigard's Urban Growth Boundary. Fundamental to the agreement between Tigard and Washington County is the understanding that areas iii the urban services area will, over time be incorporated into the ?Yintensify of Tigard as they are more intensively developed and as they require urban services. Tie proposed development the need for urban services in this area and is adjacent to the Qty of Tigard; the applicant is in the process of annexing the site into the City. NOTICE OF DECISION PAGE 12 OF 36 SUB2005-00022-WILSON RIDGE NO. 2 SUBDIVISION 0 • The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has provided a plat name reservation approval for "Wilson Ridge No. 2" from Washington County. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved f adjoiningg property as to width, general direction and in all other respects unless the City dtermines it is in the public interest to modify the street or road pattern; and This will be discussed in greater detail under Tigg~ard Development Code ('IDG) Chapter 18.705, Access and Chapter 18.810, Street and UtilityImprovement Standards. An explanation has been provided for all common improvements. At this time there are no common improvements proposed. Section 18.430.060A. authorizes the granting of adjustments for subdivisions in accordance with 18.430.050, provided that the application shall be made with a preliminary plat application with the criteria for granting such adjustments are contained in Section 18.370.020 C1. The applicant had originally requested adjustments to the access and egress standards. Due to a revision of the proposed plan, the adjustment is no longer necessary. Although the applicant did not revise the narrative to exclude the adjustment, the applications have been withdrawn. Therefore, this standard does not apply. FINDING: Based on the analysis above, the subdivision standards have not been satisfied. If the applicant complies with the condition listed below, the standard will be met. CONDITION-Prior to commencing on site improvements, the applicant shall submit a plan for review showing a lot configuration that meets the mu~IUnum average lot size. B- APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510). Lists the desctiptionof the residential Zoning District The site is located in the R-7: Medium Density residential zoning district. The R-7 zoning district has the following dimensional reauirements: STANDARD R 7 Minimum Lot Size Detached unit 5,000 sq. ft. Duplexes 10,000 s .ft. Average Minimum Lot Width Detached unit lots 50 ft. Duplex lots 50 ft. Maximum Lot Coverage 80% Minimum Setbacks Front yard 15 ft. Side facing street on comer & through lots 10 ft. Side yard 5 ft. Rear yard 15 fL Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft. Maximum Height 35 ft. Minimum Landscape Requirement 20% NOTICE OF DEQSION PAGE 13 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • 1 0 ) The proposed lots range in size between 4,180 and 7,317 square feet (4,919 square feet on average). As noted under the subdivision section, the average minimum lot size of 5,000 square feet is not met, but can Be met conditionally. Most of the lots meet the minimum lot width requirements, based on the dimensions provided on the plan with the exception of lot 12. This site plan must be revisedto meet the average minimum lot width of 50 feet. Proposed lot 12 is approximately 44 feet wide. The apppli can t will be required to comply with the setbacks, height and lot coverage/landscape requirements during the bulldlnUennit review process for the homes on individual lots. All lots within this subdivision are for single-family units. Inis is not a planned development; therefore, the setbacks are as prescribed by the base zone. FINDING: Based on the analysis above, the residential zoning district dimensional standards can be satisfied conditionally. CONDITION-Prior to commencing site work the applicant shall submit a revised plan for review and approval that shows each lot having an average Iot width of at least 50 feet. Access Egress and Circulation (18.705): 18.705.030-(C). describes 'joint access provisions. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint we; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. At this time the proposed plan shows lots 2 and 3 having individual accessways to "A" Street. If this configuration changes to be a shared access, the applicant shall record a reciprocal easement ensuring access and maintenance rights. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 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. All lots will directly access a public street. Therefore, this standard has been satisfied. Required walkway location. On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildinks in multi-buildin commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructe5 between new and existing developments and neighboring developments; Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation faciEties; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be ph sically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation urbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. This proposal is for a single-family development, this standard does not apply. NOTICE OF DEQSION PAGE 14 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION Curb cuts shall be in accordance with Section 18.810.030N. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review-when, in the opinion o e rector, the access proposed: Would cause or increase existing hazardous traffic conditions; or Would provide inadequate access for emergency vehicles; or 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. With regard to streets and street intersections, these issues are addressed under TDC Chapter 18.810 and through the AASHTO, Washington County and City's road desl'n standards. The proposed subdivision has no direct access onto Bull Mountain Road, which is a heavily traveled collector street. Individual homes can be accessed from local streets only. No inadequate o'r hazardous access is created by this design. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. The existing access points to SW Bull Mountain Road (a collector) will be removed. New lots will be required to access 133rd Avenue or the proposed internal street, "A" Street. Direct access to SW Bull Mountain Road will be prohibited. Therefore, no single-family lot will have direct access to a-collector or arterial street. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement The proposed single-family development is exempt from this requirement. Access Management (Section 18.705.030.H Section 18.70 .030.H. states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stackingg needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's engineer has provided preliminary sight distan ce certification for the proposed intersection onto 133 Avenue. The proposed street is 200 feet south of the intersection of Bull Mountain Road and 133`d Avenue. The speed limit for 133 Avenue is 25 mph which requires a minimum of 250 feet of sight distance. The engineer states that there is over 250 feet of sight distance to the south. The sight distance to the north is limited to 206 feet dueto the intersection location. The engineer states that this is adequate because vehicles turning southbound onto 133rd Avenue will not be traveling at 25 mph. The applicant's engineer shall, upon completion of the public street improvements, submit a final sight distance certification. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the p%posed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Bull Mountain Road is classified as a Collector on Tigard's TSP. The applicant's plans indicate that lots 1, 2, 3 & 4 will have access to A Street, either directly or through shared access easements. None of the driveways will be placed in the influence area of a Collector intersection, thereby meeting this criterion. The applicant has proposed an alternative to provide access for lots 1 and 4 directly onto A' Street. Lots 2 & 3 will have direct access to 133 INUIR-t Ur UEUNUN PAGE 15 OF 36 SUB2005.00022- WILSON RIDGE NO.2 SUBDIVISION Avenue, with the driveways placed as far from the intersection as possible, due to the project having less than 150 feet street frontage. Either of these alternatives satisfies this criterion. The PFI plan submittal shall clearly indicate the alternative the developer will pursue. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. There are no driveways proosed alon~g Bull Mountain Road. The applicant shall place a note on the plat that indicates there is "No access' along Bu1CMountain Road frontage. The proposed "A" Street is approximately. 177 feet south of the Bull Mountain Road ROW and over 180 feet north of the Batterson Road ROW, thereby meeting this criterion. Minimum access requirements for residential use. Vehicular access and egress for single-famil , duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section of this decision. Access to individual lots will be reviewed for compliance during the building permit phase with the eeption of lots having a shared access or an accessway. As proposed the ten foot xc meet the minimum width of fifteen feet. The applicant may choose to eliminate accessways for lots 2 and 3 do not the accessways and have direct access onto SW 133`d Avenue. This was discussed earlier under 18.705.030.H2. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or, the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; There are no residential access drives apart from typical driveways proposed with this project. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: A circular, _paved surface having a minimum turn radius measured from center point to outside edge of 35 et; A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. The maximum cross slope of a required turnaround is 5%. There are no private access drives in excess of 150 feet in length proposed with this application. Therefore, this standard is not applicable. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backin motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of A0 feet in length; There are no driveways that will exceed 200 feet in length. Therefore, this standard does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This standard is not applicable as there are no driveway approaches to arterial or collector streets. FINDING: Based on the analysis above, the Access Egress and Circulation standards will be met, if the applicant complies with the conditions below. NOTICE OF DEQSION PAGE 16 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION CONDITIONS: If the proposed plat is revised to include a joint access for any lots, the applicant shall record a reciprocal agreement ensuring access and maintenance rights. Prior to commencing site work, the applicant shall submit a revised plan for review and approval that meets the minimum access width requirements for any lot having a shared or individual accessway. Density Computations and Limitations (18.715): Chapter 18.715 imp ements the Comprehensive- Plan by establishing the criteria for deternuning 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 snsitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning distnct to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Ti and Community Development Code, the maximum and minimum number of units permitted on the site is based on the net developable area subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-wa , and land for private streets from the total site area. Of the total site area (110,207 square feet , 23:621 square eet will be dedicated to public streets. Therefore, the maximum number of lots permitted on site based on 5,000 square foot lots is 17, and the minimum number of lots is 13. The applicant's proposal to buikd-17 lots for single-}amily detached homes meets the minimum and maximum density requirements of the R-7 zone. Due to revisions that need to be made to meet minimum standards the applicant may lose one lot. Even if this occurs, the minimum number of lots required to meet density will sa be exceeded. FINDING: Based on the analysis above, the Density Standards have been satisfied. Environmental performance standards (18.725 : Tnese -standards require that federal ands tate environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, ere shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department o Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 3428-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at an apply. the property line of the use creating the odors is pro hibited. DEQ rules for odors (340-028-090 PP y Glare and heat No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at tFie lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within the R-7 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigards' Code Enforcement Officer. NOTICE OF DEQSION PAGE 17 OF 36 SUB2005-00022- wiuoN RIDGE NO.2 SUBDIVISION 0; FINDING: The Environmental Performance standards are met. Landscapinzr and Screening (18.745): Chapter 18. 45 contains landscaping pprovisions for new development. Section 18.745.040 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed plant list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible (for example, areas not to be disturbed can be fenced as in snow fencing which can be around individual trees). Section 18.745.040.C contains specific standards for spacing of street trees as follows: 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; 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 Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart The applicant's plan shows street trees along "A" Street but not along SW Bull Mountain or SW 133d, nor does the plan specify a species. Street trees are required along all frontages. Therefore, the applicant is required to provide a an showing the type and location of street trees for the Caty Forester's approval in compliance with Section 8.745.040.2.0 o the Tigard Development Code. (See also comments below from the City Forester). 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 asingle-family detached residential use is proposed adjacent to existing detached single-family dwellings. Therefore, this section does not apply. Section 18.745.060 contains the provisions for re-vegetation where natural vegetation has been removed through grading. Such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. The applicant has provided a preliminary erosion control plan showing sediment barriers. Final erosion control plans will need to show methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. FINDING: The types of street trees need to be identified, revegetation details are required on the erosion control p CONDITIONS: Prior to commence site work, the applicant shall submit a PFI construction drawings that indicate the type and location of street trees along the public streets SW Bull Mountain, SW 133'd, and S)W"A Street) for the City Forester's review and approvS Spacing of such trees shall be in accordance with Section 18.745.040.C2.C of the Tigard Development Code. Prior to commencing site work, the applicant shall submit an erosion control plan that shows methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to 6e re-seeded and/or planted to ensure stabilization. residences be provided with one (1) off-street Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. NOTICE OF DEasION PAGE 18 OF 36 SUB2005-00022- WIISON RIDGE NO.2 SUBDIVISION 0 0 FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by Providing driveways and garages, the Off-Street Parking and Loading requirements have been satisfied. Signs (18.780)- Chapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Temporary Uses (18.785) Community Deve pment Code Section 18.785.040.C allows the Director to approve or approve with conditions, a temporary use for a temporary sales office/model home. Approval or approval with conditions shall be based onfindings that all of the following criteria are satisfied: The model house shall be located within the boundaries of the subdivision or tract of land where the real property to be sold is situated; and The proposed model home will be located on a lot within the Wilson Ridge 2 subdivision, but the applicant has not proposed a specific lot number at this time. The property to be used for a model house shall be a permanently designed dwelling structure. The applicant's narrative states that the model home will be a permanently designed dwelling that will remain after build-out of the subdivision. FINDING: The applicant's proposal meets the standards for a model home, but the building permit for the model home cannot be issued until the following conditions are met. CONDITIONS: ♦ The applicant shall provide the planning division withyroof that the lot has been surveyed and staked consistent with the preliminary plat approval ♦ The applicant shall submit a written statement that holds the qty of Tigard harmless of any consequences that could arise by allowing them to move forward with the Building permit. ♦ Sewer connection/erosion control permits shall be issued, and water-quality/quantity fees will be assessed at the time of budding permits. STAFF CONTACT: Building Permit Technicians at (503) 639-4171, x2439. • All public improvements in the pprol'heect, or phase, within which the lot is located, shall be substantially complete as defined 6y t Development Review Engineer. STAFF CONTACT: Kim McMillan, Development Review Engineer at (503) 639-4171, x2462. ♦ Building permit submittal for the model home must meet all requirements for single-family dwelling units including required setbacks. The setbacks in this zone are 15-foot front yard, 5-foot side yard, 15-foot rear yard, and 10-foot street side yard. NOTE: By definition, a "Model Home" is a sales office that will be used as an example of the workmanship and floor plans of houses the seller is offering. The approval of this permit requires that the lot not be sold or occupied until the subivision has been platted and all improvements are complete. NOTICE OF DECISION PAGE 19 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION 0, i Any activity generated by an approved Model Home permit that conflicts with any public agency's construction activity shall be grounds for immediate suspension of all activities/ inspections until the public agency determines that the conflict(s) no longer exist. • An proposed signage must be obtained in accordance with Section 18.780 Signs. STAFF CONTACT: Planning/Engineering Technicians at (503) 639-4171 x2421. • No advertising or display of products shall be permitted to be located in, or project ilito the right-of-way. • The temporary use of this site shall comply with all applicable federal and State of Oregon standards regarding designated disabled person parking and access. A minimum of one (1) signed and marked disabled parking space s be pprovided. STAFF CONTACT: Mark Van Domelen, Residential Plans Examiner at (503) 639-4171 x2425. ♦ This temporary use permit will be valid for one (1) year for the period from May 3, 2006 to May 3, 2007. An extension may be granted in accordance with Community Development Code Section 18.785. Tree Removal (18.790): Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all trees on the site, a program to save existing trees over 12-inch diameter at breast heif t (dbh) or mitigate for their removal identification of trees to be removed, and a protection program de ning standards and methods that wilt be used by the applicant to protect trees during and after construction. The applicant has submitted a tree plan that identifies the location, size and s ecies of all trees that were located on the site prior to cutting. All trees are proposed to be removed from the site. e applicant indicates that there aye 8 non-hazardous trees over 12 inches in diameter on site totaling 201 caliper niches. The applicant's tree removal/mitigation plan states that 27 existing trees over 12-inch calipper are to be removed with a total of 801 inches to be mitigated on site. These numbers do not match the arbonst report found in the narrative. Staff calculations are based on the numbers from the Halstead's arborist report dated December 27, 2005. As 100% of the trees on site are to be removed, 100% of the caliper inches are required to be mitigated. The applicant has proposed to mitigate by planting 100, 2-inch caliper trees on site along the boundary. Proposed tree species and location are prelimiriary. Street trees are already a requirement of the code; they cannot be used for mitigation. The City Forester states that the roposed mitigation plan is unacceptable. Therefore, a revised mitigation plan must be submitted for review andpapproval bythe City Forester as conditioned below. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree lplan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of pproval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form 6T this deed restriction shall be subject to approval by the Director. There are no trees that are retained on site; therefore this standard does not apply. If any existing trees on site are preserved, then a deed restriction will be required. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: Applicant shall submit a revised tree mitigation plan for review and approval by the City Arborist. NOTICE OF DEQSION PAGE 20 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • Prior to commencing site work, the applicant shall submit a cash assurance, bond, or other means of ensuring compliance with the required mitigation in the value of 201 caliper inches in mitigation (201 x $125=$25,125). If additional trees are preserved through the 14 subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be corresppondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060.D will be credited against the assurance for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. • Prior to issuance of any Certificates of Occupancy, the appplicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. • Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape/Mitigation Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and awing. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be. retained. The applicant shall allow access by the ity Forester for the purpose of monitorng and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree rotection fencing in the designated locations shall be grounds for ininediate suspension ofpwork on the site until remediation measures and/or civil citations can be processed. ♦ Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the qty Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports must be provided to the qty Forester until the time of the issuance of an~y~ Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall ceitify that the construction activities to the trees did not adversely impact the overall, toin-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the uty can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and deterrrurie if any part of the Tree Protection Plan has been violated. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot, location of tree protection fencing and a signature of approval from the project arborist regarding the placement construction techniques to be employed in building the.house. All proposed protection fencing shall be installed and ins, ectedprior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. Vision Clearance: 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. NOTICE OF DECISION PAGE 21 OF 36 SUB2005-00022- VaSON RIDGE NO.2 SUBDIVISION The applicant has shown the vision clearance areas at the intersection of 1334 and "A" Street on the proposed Utility Plan. Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase, this standard has been satisfied. C - STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810) 18.810 provi es construction standards fo-rdie of public and private facilities and such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 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. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to have a 70 right-of-way width and 46-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Bull Mountain Road, which is classified as a Collector on the City of Tigard Transportation Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor s map. The applicant should dedicate the additional ROW needed to provide 35 feet from centerline. SW Bull Mountain Road is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements for a 3-lane Collector. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 54 right-of way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 133`d Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation adjacent Map. At present, there is approximately 25 feet of-ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. SW 133`d Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should complete the half-street improvements that meet the Neighborhood Route standard. The applicant's plans did not provide a typical section indicating what improvements are already complete. The construction lans shall clearly show the portions of improvements that have been completed and the remainder to be complete with this development. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Local Street to have a 54 right-of- way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. The applicant has proposed to construct Street `A' as a "skinny" local street with a 46 foot ROW and 24 foot paved section. This section may not be used for streets with greater than 500 vehicle trips per day. The applicant states that their development will contribute 170 vehicle trips per day, but did not address future use once the street is extended to Batterson Road. The applicant's engineer shall provide expected traffic counts with their PH permit application. The City Engineer must review and approve of the traffic report prior to issuance of permits. The horizontal des l' n of Street `A' shall meet the minimum design standards for a radius corner. The PFI permit plans shall include adequate dimensions to meet the design criteria. NOTICE OF DEQSION PAGE 22 OF 36 SUB2005-00022- wasoN RIDGE NO.2 SUBDIVISION Future Street Plan and Extension of Streets: Section 18.810.030.E states that a future streetplan 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 propperties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining 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 Temporary hammerhead turnouts.or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has submitted a future street plan that shows the extension of "A" Street to Batterson Road. A temporary hammerhead turnout has been proposed near the intersection of SW 133d Avenue. This type of turnaround must be provided for emergency and service vehicles and as proposed does not function for this purpose. FINDING: The applicant has provided for a future connection to SW Batterson Street, but has not provided a temporary turnout or cul-de-sac. OONDITION:The plat shall be revised to show a temporary easement near the dead end of "A" Street for an emergency and service vehicle turnaround. A note shall be placed on the plat stating the purpose of the easement and that the easement will terminate upon the extension of the public street now known as "A" Street to SW Batterson Road. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1 1995 which preclude street connections. A full street connection may also be exempted due to a regulates water feature if regulations would not permit construction. Section 18.810.030.8.2 states that all local neighborhood routes and collector streets which abut a development site shall be extended within tie 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. 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. The proposed extension of Batterson Road will result in street connection spacing of less than 530 feet, thereby meeting Hl s criterion. Grades and Curves: Section 18.810.030.N states that 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). Centerline radii of curves shaII be as deternnined by the City Engineer. The applicant's plans indicate that the grades on Bull Mountain Road and Street `A' are less than 12%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that 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 incline any of the following: • A parallel access street along the arterial or major collector, • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector, or NOTICE OF DECISION PAGE 23 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION 01, Other treatment suitable to meet the objectives of this subsection; If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The applicant's plans indicate one internal street that accesses onto SW 133` Avenue and runs parallel with SW Bull Mountain Road, a collector. No direct access to SW Bull Mountain Road is proposed with this design. On the tree mitigation Ilan the applicant has indicated trees will be planted in the rear yards of the homes abutting Bull Mountain Aoad. These plans have not yet been approved by the City Forester. 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. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 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 or, For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. For non-residential blocks in which internal public circulation provides equivalent access. The proposed subdivision is adjacent to Bull Mountain Road, which is a collector. "A" Street will form a block when the connection to Batterson Road is completed. Therefore, this standard has been satisfied. The connection will happen when the site to the south develops. It cannot be made at this time because the site is not owned by the developer of this subdivision. Section 18.810.040.B.2 also states that bicycle and pedestrian connections onp ibhc easements or ri ght-of- ways shall be rovided when full street connection is not possible. Spacing between connections shall be no more thanp330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. A pedestrian connection located between lots 10 and 11 is proposed for this application. The location of the easement appears on the plans. This pathway will connect with another pedestrian pathway on the Alberta Rider site to the east. FINDING: The specifics of the pathway are not outlined in the application. CONDITION:The construction plans shall show the pedestrian pathway to be constructed across lots 10 and 11. 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 is 5,000 square feet. Based on the standard above, none of the proposed arcels can be more than 2.5 times the average lot width unless they are less than 1.5 times the minimum lot size (5,OYsquare feet). No lots are more than 1.5 times the minimum lot size. Therefore, no lot depth is more than 2.5 times the average lot width. 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. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. pn cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All lots provide more than the required 25 feet of frontage. If lots 2 and 3 remain as flag lots, both have frontage along SW 133d (50 feet and 70 feet respectively). This standard is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. NOnCE OF DEQSION PAGE 24 OF 36 SUB2005-00022- WnSON RIDGE NO.2 SUBDIVISION The applicant's plans show sidewalks will be constructed along all public street frontages, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the set forth in Design and Construction Standards for Sanitary and Surface Water Management govisions adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.C states that proposed sewer systems shall include consideration of additional evelopment within the area as projected-by the Comprehensive Plan. There is an existing 8 inch sanitary sewer line in Batterson Road. The applicant has proposed to extend the sewer through their development within easements and the ROW created for Street `A'. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.C states that 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. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and lZonsction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Engineer that the additional runof facility the Director and Engineer made for improvement of the pot additional runoff caused by the de-, for Sanitary and Surface Water Mai any future revisions or amendments 8.810.100.D states that where it is anticipated by the City from the development will overload an existin drainage cold approval of the development until provisions ave been dition or until provisions have been made for storage of in accordance with the Design and Construction Standards (as adopted by Clean Water Semces in 2000 and including In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The Ci7a will require that all new developments resulting in an increase of impervious surfaces provide onsite detention cilities, unless the development is located adjacent to Fanno Creek For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate they will be providing detention in pipes under Street `A'. However the existing topography indicates that a 1 e portion of the site flows to the southeast, not to Bull Mountain Road. Therefore, the applicant shall submit a downstream analysis of the public storm system in Bull Mountain Road, per CWS standards, prior to construction. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that 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 right-of-way. Bull Mountain Road is classified as a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction op bikeway improvements. NOTICE OF DEQSION PAGE 25 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION The applicant shall provide bicycle striping along their Bull Mountain Road frontage. If no other portion of the newly Iroved section of Bull Mountain Road Is striped It may make sense to collect a fee-in-lieu so that a larger stretch the road can be striped some time in the future. The amount of the striping would be as follows: 460 feet of 8-inch white stripe, at $2.50/lf $1,150.00 12 Mono-directional reflective markers @ $4.00/ea $ 48.00 2 Bike lane legends @ $175/ea $ 350.00 2 Directional mini-arrows Cad $100/ea $ 200.00 $1,748.00 Minimum Width: Section 18.810.110.C states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The bicycle lane width for a Collector is 6 feet. Utilities: Section 18.810.120 states that all utility lines, 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 transfonners, 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: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities- 4 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 • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.C states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The deternunation shall be on a case-by-case basis. -The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Bull Mountain Road and 133`d Avenue. If the fee in-lieu is proposed, is must be in writing to the City Engineer and it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The Bull Mountain Road frontage along this site is 490 lineal feet; therefore the fee would be $17,150.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water S stem: The City o Tigar provides service in this area. The PFI permit plans shall include the proposed water system and meters for review and approval by the City of Tigard Water Department. NOTICE OF DECISION PAGE 26 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION Storm Water Ouali The City has a reed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWSJ Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the a phcant shall submit plans and calculations for a water duality facility that will meet the intent of the CWS Design tandards. The applicant has proposed a Stormwater Management Manhole for water quality. The City of Tigard no longer allows this specific product for use in public water quality facilities. The applicant's plans shall be revised to provide a Stormwater Management vault or a pond or swale. Grading and Erosion Control: CWS Design and Construction Standards also regulate 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 CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES pen-nit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface ga of all lots, and show that theywM be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficientlycontarn and convey runoff from each lot. The proposed development will be disturbing more than one acre of land, therefore an NPDES 12000 permit will be required prior to construction. Address Assi nments• e Csty co Trg is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City pnor to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Surve Re uirements• The app 'cant's teo~ p at shallcontain State Plane Coordinates 83 (91)] on two monuments with a tie to the 2t~s global posing system (GPS) geodetic control network GC 22). These monuments shall be on the same line d shall be f tame precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north These coordinates can be established by. ♦ GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). NOTICE OF DECISION PAGE 27 OF 36 SUB2005-00022- VaSON RIDGE NO.2 SUBDIVISION D. - IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of 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, publi c facilities systems and affected private property users. In situations where the Community Development Code requires tie dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the 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.' The applicant's narrative includes an impact study which addresses impacts of the proposed development on public facilities and services. A new public street is being constructed to service the subdivision. "A" Street will connect with existing SW 133d Avenue. Storm, sanitary and water service will be provided by new lines within "A" Street that connect to existing lines in the area. No negative noise impacts are anticipated from this residential development. Because the subdivision will be annexed into the City of Tigard, each new unit will be assessed a Parks Development Fee at issuance of building permit. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A -Boy Exparsion/Dolan H/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system Presently, the TIFfor a detached, single-familydwelling is $2,850. The internal street within the subdivision is needed to allow the subdivision to develop and the need for this street is created by the subdivision. Because the need for the internal street is created by the development the impact of the development is directly proportional to the cost of dedication and construction of the internal street. Uppon completion of this development, the future builders of the residences will be required to pay TIF's tota7in approximately $48,450 ($2,850 x 17 dwelling units). Based on the estimate that total TIF fees cover 32 percent oil the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $15,406 ($48,450 divided by .32). The difference between the TIF paid and the full impact, is considered as urunitIated impact. Since the TIP to be paid is $48,450, the unmitigated impact has an estimated value of $102,956. The estimated cost of the dedication and half-street improvements is: along SW Bull Mountain Road RO : 4,808 s.. x $3 = $14 424 Improvement: 459.5 linear feet x $200=$91,900 and along SW 133'i ROW: 618 s.. x $3 = $1,854 TOTAL COST: $108,178 No improvement value was calculated for SW 133d Avenue. When Alberta Rider Elementary School was constructed to the east of the subject Parcels, improvements along 133`i Avenue were installed. These included pawing, curbing and sidewalk but no planter strip or street trees, which are required to meet current standards. Rather than removing the existing sidewalk to construct a planter strip, street trees should be installed behind the existing sidewalk. Two feet of dedication is still required to meet current standards. The total value of these improvements and right-of= way dedication is greater than the total value of the projected impacts. However, the dedication and improvement of SW Bull Mountain Road and SW 133`i Avenue are required to meet the street improvement requirements of 18.810.030. In addition, the applicant has proposed making these improvements. Therefore, although the exactions are not proportionate, they are necessary for approval of the proposed development. NOTICE OF DECISION PAGE 28 OF 36 SUB2005-00022- WIISONRIDGE NO.2 SUBDIVISION This area is within the City of Ti ard's Urban Services Area. In 1997 the G o Tigard and Washington County entered into an agreement that Tigard would review all applications for development within the Urban Services Area. Washington County adopted the City's Development Code for this area to g~u'de, limit and control development and an Urban Planning Area Agreement was signed. The City's code was adopted by the County as the sore local regulatory standards, background justification and guidance applicable to applications for any and all land uses requiring ministerial or quasi-judicial decision maknl with the affected area. The a reement indicated that the City would continue to review projects in the "areas o~ special concern" as definedgin the Bull Mountain Community Plan (May 12, 1997 Urban Services Intergovernmental Agreement). This project site is not in any Areas of Special Concern, but is within the Summits and Slopes sub-area. The following addresses those portions of the Bull Mountain Community Plan. It should be noted that the Oregon Revised Statutes required that, within two years of September 29, 1991, cities and counties shall incorporate allcomprehensive plan standards applicable to limited land use decisions into their land use regulations. It indicated that if a City or County does not incorporate its comprehensive plan provisions into its land use regulations the comprehensive ppl~a~n provisions may not be used as a basis for a decision by the city or county or on appeal Irom that decision. Washington County adopted the City of Tigard Development Code with few exceptions. Only the standards of that development code are relevant to development review. Summit and Slopes - Design Elements: 1. The residential character of this subarea is to be protected. Improvement of roadways should be done in a manner which does not encourage excessive traffic. An roads planned for inn rovement or connection to SW Bull Mountain Road within the Planning area should be constructed as minor collectors or local streets following the topography generally and not directly aligned with other major roadways. The proposed development is a residential subdivision. One new street is being proposed as part of this development. It does not dire ctlyy access onto Bull Mountain Road. It will be constructed as a local street with a future connection to the south to SW Batterson Road. 2. Hillside building techniques and foundation designs such as stilts, stepped foundations etc. shall be used to minimise the alteration of existing slopes over 20 percent. Detailed site plans, elevations and sections shall be required showing all structures, foundations, and techniques proposed for hillside construction. These, as well as other site plan requirements for build' on steep slopes, as defined in the Community Development Code, are intended to ensure that development activities do not increase the potential for earth movements such as landslides or land failures in the steeply sloped subarea. Small areas of existing slopes over 20% can be found on site. These were most likely man-made to accommodate structures on the site. All will be eliminated by proposed grading of the site. This grading will be reviewed by the City of Tigard Engineering Department as part of the developers Public Facilities Improvement (PFI permit submittal. 3. No gradmi , filling, clearing or excavation of any kind shall be initiated on steep slopes until a grad in plan as defined in the Community Development Code, is approved. Borrowing to obtain fill material shag be prohibited unless the material is obtained from a cut permitted under an approved grading plan, or imported from outside the hillside area. As stated above grading will be reviewed as art of the applicant's PHI~ permit submittal. All proposed site work is reviewed under this same application by the Chyof Tigard's Engineering Department. 4. Removal of natural vegetation shall be minimized, existing vegetation protected and destroyed vegetation replaced. This is required in order to conserve important natural areas, decrease the potential for erosion, decrease the amount of surface water runoff and help prevent earth movement in hazardous areas. A slope stabilization and revegetation plan, which includes a schedule for revegatation after areas have been cleared, shall be included with the required grading plan. Revegetation shall be completed before October 15 of the year of construction, or a temporary treatment shall be required sufficient to prevent erosion prior to the rainy season There are no hillsides contained within this phase. Moreover, an erosion control/grading plan will also be required to help prevent soil migration. Condition # 2 requires any graded areas be re-seeded or replanted to prevent erosion. NOTICE OF DEMON PAGE 29 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION • • 5. Because trees are such an important natural and scenic resource on SW Bull Mountain, development in areas of standing trees shaIl be designed to minimize the number of trees to be cut. At the time of development, no more than fifty percent of the mature standing trees (six inch diameter or greater) shall be removed from an parceL Development design and clearing for structures shall provide for maximum retention of old" gZrowth trees. Prior to development, the harvesting of forest tree species for their commercial value shall be in accord with the Oregon Forest Practices Act. The slope stabilization and revegetation plan shall indicate the mature tree planned for removal and describe the replacement programs. Replacement trees must be of at least 11/2-inch diameter. The applicant and their arborist have addressed the proposed tree removal according to the City development code. There are no requirements in the tree removal section of the City code to retain 50 percent of the standing trees. There are no areas contauung stands of trees or old growth trees. The existing trees on site are landscape trees for the existing single-family residences. The Bull Mountain plan preceded Metro minimum density requirements requiring a site to be developed to at least 80% of its maximum density. There are limited layout posslbil saes for the development and manyy of the trees are located within future building footprints or in areas affected by required street unprovements. In addition, some of the trees have been deemed hazardous by the Project Arbonst. All of the viable trees greater than 12 inch diameter must be mitigated for as discussed under the Tree Removal code section of this report. The applicant has proposed mitigation-by planting trees of 2" caliper on site. This mitigation plan has not been accepted by the City Forester and must be re-submitted. (See Condition of Approval # 7). 6. Streams, seasonal waterways and immediately adjacent riparian zones, as defined in the Community Development Code, shall be preserved in their natural condition including topography and vegetation. Where roads are required bridges shall be preferred means of crossing streams and waterways rather than infill and piping or c6nnelization of water flow. There are no streams or waterways on this site. This element does not apply. 7. Use of power line easements for farm operations, open space, and wildlife habitat shall be encouraged as appropriate in this subarea. There are no power line easements within the subject proposal area. This element is not applicable. 8. This Design element refers to Area of Special Concern 1, which is not within the project area. Therefore, this element does not apply. 9. This Design element refers to Area of Special Concern 2, which is not within the project area: Therefore, this element does not apply. 10. This Design element refers to Area of Special Concern 3, which is not within the project area. Therefore, this element does not apply. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department has reviewed the proposal and has no objections to it. The City of Tigard Public Works Department had comments re arding the water system These items are typical and will be reviewed as part of the Public Facilities Improvement (PF permit submittal. The City of Tigard Urban Forester has reviewed the proposal and notes that the developer must submit a mitigation plan for on site planting for approval. This will be made a condition. 1. LANDSCAPING AND SCREENING 18.745.030.C. Installation Requirements The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet th6 size and gradin standards of the American Standards for Nurberg Stock (ANSI Z-60 1-1986; and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. NOTICE OF DECISION PAGE 30 OF 36 SUB2005-00022- WIISON RIDGE NO.2 SUBDIVISION i The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting iuidefines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10`' edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity Additionally, there are directions for soil amendments and modifications. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: No more than 30% of any one family be planted onsite. No more than 20% of any one genus be planted onsite. No more than 10% of any one species be planted onsite. 18.745.030.E Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans ((~e.g areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). See comments under "Tree Removal". 18.745.030.G Conditions of Armroval of Existing Vegetation. The review procedures and standards for required an scaping an screening shall be specie in the conditions of appproval during development review and in no instance shall be less than that required for conventional deveropment. See recommended conditions of approval at the end of this memorandum. 18.745.040 Street Trees A. Protection o existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.E The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting iuudelines as well as the standards set forth in the American Institute of Architects Architectural Graphic Standards, 10`x' edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity Additionally, there are directions for soil amendments and modifications. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: No more than 30% of anyone family be planted onsite. No more than 20% of any one genus be planted onsite. No more than 10% of anyone species be planted onsite. 2. TREE REMOVAL 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees pre ared by a certi e a orist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, lanned development or conditional use is filed. Protection is preferred over removal wherever posSle. B. Plan requirements. The tree plan shall include the following: 1. I entiication o the location, size and species of all existing trees including trees designated as significant by the city, NOTICE OF DEQSION PAGE 31 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION 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 wi the followin standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention 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 in accordance with Section 18.790.060D; 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; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. As required, the applicant submitted a tree plan that was conducted bya certified arborist, David Halstead. The report contains the four required components, and is therefore acceptable. I suggest planting native species of trees as street trees such as b~'gleaf maple, cascara or Oregon white oak Properly sized oaks can be found at River Oak Farm & Nursery. Call Diane at 503- 357-2745. The species of street trees used in this development are not listed. The species must be approved before the trees can be planted. The tree mitigation plan is unacceptable. I have attached a copy of guidelines that must be followed reg ard' plantin mitigation trees on the development site. Additionally, appropriate native species ss e use§ such as Oregon white oak, bigleaf maple, Douglas fir, western red cedar, cascara, western redbud or Willamette Valley ponderosa pines. ATTACHMENT Mitigation Tree Planting Guidelines My guidelines are as follows: Trees native to the Willamette Valley shall be the only species planted as mitigation trees unless otherwise approved by the City Forester. o more than three trees may be in the back d of any home. Of these three trees, no more than two may be large or medium. By "large", medium" d "small" I am referring to the tree's size at maturity. No more than two trees may be planted in the front yard of any home. Of these two trees, no more than one may be large or medium. The existing trees in the yards of each home must be accounted for. The total number of trees in any one back yard may not exceed three trees. The maximum number of trees in any one front yard may not exceed two trees (not including street trees). The minimum spacing for medium and large sized trees is 20 feet. Small trees may not be planted closer than 10 feet from any other sized tree. The developer is responsible for caring for these trees for aperiod of three years or three growing seasons, whichever is greater. Maintenance includes watering, fertilizing, mulching and pruning according to the guidelines set }orth by, the ANSI standards for tree care. If any tree dies within tAe three year maintenance period the developer is responsible for replacing that tree. This nuirrterranx period is it d for trees that are lartai on City priroperty elect the street tree species to trees that will create large canopies when they reach maturity. Have at least two different species of street trees from various families of trees. This diversity will minimize the adverse effects of possible infestations that could wipe out the entire species of tree(s). Street trees may be used for mitigation requirements, but only the inches over two caliper inches may be counted towards the tree mitigation. NOTICE OF DEQSION PAGE 32 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION TREE PROTECTION Below are my suggestions for the applicant to follow for tree protection guidelines: Prior to construction, a Tree Protection Plan shall be included with the proposed construction drawings conforming to the International Society of Arboriculture (ISA) guidelines for review and approval by the City Forester. All tree protection devices, along with their details and specifications, shall be shown on the Tree Protection Plan. This plan shall also include the building footprints shown in relation to the trees being preserved. Any tree that will not be removed onsite that is within the limits of disturbance of this project inust be protected. Any tree that is located on property adjacent to the construction project that will have more than 15°l0 of its root system disturbed by construction activities shall also be protected. A note shall be Placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. All tree protection devices shall be: ■ Visible. ■ Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. ■ Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. ■ Inspected and approved in the field by the project arborist and City Forester prior to clearing, grading, or the beginning of construction. ■ Remain in place and maintained until all construction is completed and a final inspection is conducted. To determine the size of the tree protection zone (IPZ) the project arborist should follow the guidelines listed below: For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBI-1), or 4 1h feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. For groups of trees the tree protection zone must be outside of the drip line of the trees on the edge of the stand. Ifthere are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the drip line method, whichever is greater. Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Development: A Technical Guide to Preservation of Trees During Land Development" by Nelda Matheny and James I~. Clark The project arborist rriay propose an alternate method for the establishment of the TPZ, provided the effort is coordinated with the CityTorester. If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the project arborist and Qty Forester must be notified before any entry occurs. Before entering the TPZ, the proect arborist and City Forester shall determine the method by which entry can occur, along with any additional tree protection measures. Prior to issuance of any Certificates of Occupancy, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. RECOMMENDED CONDITIONS OF APPROVAL: 1. Prior to commencing site work, the applicants all submit a cash assurance for the equivalent value of mitigation reqc~uired. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the cash assurance, NOTICE OF DEQSION PAGE 33 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION l , for two years following final plat approval. After such time, the applicant shall pay the remaining value of the cash assurance as a fee in Ineu of planting. 2. Prior to issuance of any Certificates of Occupancj, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12 diameter may be removed only if the tree dies or is hazardous according to a certified aborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 3. Prior to commencing any site work, the applicant shall submit construction dray;='s that include the approved Tree Removal Protection and Landscape Plan: The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. 4. Prior to commencing any site worYe e applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. applicant shall allow access by the City Forester for the purrppose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be rounds for immediate suspension of work on the site until remediation measures and/or civil citations cane processed. 5. Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at feast, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports must be provided to the City. Forester until the time of the issuance of an y Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location o} the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done byy the City Forester and the Project Arborist. Ms inspection will be to evaluate the tree protection }encing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 6. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shallbe installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures maybe removed. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) PIKE AFFAKAI US A(-A hSN KUAU L)1J1AM t 1'KUM bU1L1JIM3 A1NL1 1 U1',IVAKVU1N1lJ: Access roads shall be within 150 feet of all portions o the exterior wall o the first story o the b mi as measured by an approved route around the exterior of the building. An approved turnaround is required it the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. 2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approve turnaround. 3) NOTICE OF DECISION PAGE 34 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION A fire apparatus turn-around will be required at the end of "A" street (see item #3 exception) 4) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire ap~pparatus access roads shall have an unobstructed wit o not less than 20 feet 12 feet or up to two dwe~irlg units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. -Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. The proposed street width and traffic control plan are acceptable as submitted. 5) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked ve 'c es an20 eet o unobstructed drivuig surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide orless shall be posted on both sides as afire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as afire lane. SI'gns shallread "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. 6) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is eas ' y istinggww'ss a e rom the surroun ' area and is capable of su porting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live oad (gross vehicle weightf You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. 7) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. 8) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds s Z- a level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). s) GATES: Gates securing fire apparatus roads shall comply with all of the foll owing: Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. Gates serving one- or two- family dwellings shall be a minimum of 12 feet in width. Gates shall be set back at minimum of 30 feet from the intersecting roadway. Gates shall be of the swinging or sliding type Manual operation shall becapable by one person Electric gates shall be equipped with a means for operation by fire department personnel Locking devices shall be approved. 1o) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for singe family dwellings anduplexes serve by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. FIRE HYDRANTS - ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion o a structure is more an 600 feet from a hy~rant on a ire apparatus access road as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shO be provided. The proposed number and distribution of fire hydrants is acceptable as submitted 12) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approve ire apparatus access roadway. 13) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective mar rs. a markers s e ue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly 14) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roa ways and fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. NOTICE OF DEQSION PAGE 35 OF 36 SUB2005-00022- WILSON RIDGE NO.2 SUBDIVISION 1 ) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 3, 2006 AND EFFECTIVE ON MAY 18 , 2006 UNLESS AN APPEAL IS FILED. Appeal: Tfie Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may apppeal this decision in accordance with Section 18.390.040.6.2. 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 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. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any~~pparty dun' the appeal hearing, subject to any additio . rules of procedure that may be adopted from time to.time bythe appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 17, 2006. esuons: I you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. PREPARED BY: e Caines Assistant Planner APPROVED Richard ers o Planning 'Manager NOTICE OF DECISION SUB2005-00022- WILSON RIDGE NO. 2SUBDIVISION 3, 2006 DATE Mav 3 , 2006 DATE PAGE 36 OF 36 GEOGRAPHIC INFORMATION SYSTEM VICINITY Ir" SUB2005-00022 TUP2006-00002 WILSON RIDGE NO.2 SUBDIVISION R J CL B iiganiweamap N 0 100 200 300 400 Feel 1'= 328 feet City of Tigard Inforrnation on this map is for general location only and should be verified with the Devetopmenl Services Division. 13125 SW Hall Blvd Tigard, OR 97223 (503)(339,11171 I I 1 I 1 I I I I I I 1 I I I I 7.30 V I I 1 1 (1.070 srS) 1, I I I i0y a d L------ -'y: ' 5.376 Sr ..SIB SF e -`C u.T- --p--- p _ ♦ 1.621 Sr J 1 16 I IN 14 ' ~f a ♦ _ ' j I 'I 177. Cii•.1I I 4.1R1eY I 1 .A]0 SI ; I I A180 V' i 111 l.017 R/ \ G\ - 1.]W v ; y 's,, 14X I I I- I I_ e I--- 1-r - ' 12 I I +:411 I g i ~ .,A) Y 1 1 1 1 ..Rn v I I~ fUTVaE [NttavOw OF 1TaaT •11 1 I I I I I I B SW BATTERSON ROADS I - \ \ I I ~ ` \ I II^^.. `ya I T :nl I 2 I. , II 1..1. s7 . A 1 .,500 1, I CITY oF,r~I6ARD is not to scale N I C 12 5, 0. 5% ].]f O1 I aM aM w' 1. .V. fNl[wKN B . STREET NOT To 6262E 350 `O.Y NOTE 15' aow p(pcA,Nw REOUWED - aM ch sAwCUT LW EnSTNO EOOC OC LIIM ~ a.Kl61,T vgs x ~s S,Mw.LN ww L unyNTA1N RD aor TO 16262 SU62005-00022/TUP2006-00002 WILSON RIDGE NO. 2 SUBDIVISION \ I • MEMORANDUM TO: Land Use File, SUB2005-00022 FROM: Cheryl Caines, Assistant Planner RE: Correction to Condition #32 DATE: 5/12/06 An error was made affecting condition #32 of the Land Use Decision for file SUB2005- 00022. The decision was issued with the condition in the body of the report worded differently from the conditions list. Wording used in the body is correct and listed condition #32 should read as follows: The plat shall be revised to show a temporary easement near the dead end of "A" Street for an emergency and service vehicle turnaround. A note shall be placed on the plat stating the purpose of the easement and that the easement will terminate upon the extension of the public street now known as "A" Street to SW Batterson Road. ATTACHMENT 2 RAC E/VF APPEAL FILING FORM May r AD FOR LAND USE Q41Pjf'!__ ?446 CITY OF TIGARD T1Gq 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX.• (503) 68T-"67NF R The City of Tigard supports the citizen's right to participate in local government. Tigard's Land Use Code, therefore, sets out specific requirements for filing appeals on certain land use decisions. The following form has been developed to assist you in filing an appeal of a land use decision in proper form. To determine what filing fees will be required or to answer any questions you have regarding the appeal process, please contact the Planning Division or the City Recorder at the phone/fax listed at the top of this form. GENERAL INFORMATION FOR STAFF USE ONLY Property Address/Location(s) and ' Name(s) of the Application Being Appealed: W1 L50 Al IZ1 D 6,9 N! D. 2 Sv 5. 13290 413Z16 SW AULLMOUxIMIA1 P-0AP How Do You Qualify As A Party?: W fl-41 rd SOo IUdTl~ic,~ 3oum r Re Case.No.(s): DLLb o?m5-000-~d Case Name(s): Wb{ on R'rdu A30. , Receipt No.: -jI oe& - / $ Application Accepted Bv: Date: Appellant's Address: 14800.5 W 133 `-0- City/State: / /I;A fZ d _ I)?_ Zip: 9 7 ZZ-4 Day Phone Where You Can Be Reached:(,~0'J) Scheduled Date Decision Is To Be Final: S - • o~ Date Notice of Final Decision Was Given: ~5 - 3 -o Specific Grounds For Appeal or Review: Approved As To Form By: Date: Denied As To Form By: Date: Rev. 7/1/05 is\curpln\masters\revised\appeal.doc REQUIRED SUBMITTAL ELEMENTS 141-L! EVE 1 ~5 P20-T1=4-i CEEATE 5 (>~l oa 1 M PAC,_r< 6 AI My PRt) PE T`1. SCE rD~F S17F_ /M~I~GTSr!S. /ZD D30 4'q ..I- I 1>0.E.5 A07 A ePgAk 11447- 19if Ao PoSk:D 17. Lo l 5 oz5btyiso.y /tt115ET5 _014E MlM. L.OT 1ZE AVE94&F- As b :7,t-712MtNED OY *1 1-o? AUA 18.1240zos p A-NE LOT S 1 LIF AVERAG I >4 G 1,9.430,67-6 w r DfiH : MVA_<Q1ZF D .4.`T TffE ✓ Application Elements Submitted: ❑ Appeal Filing Form (completed) ❑ Filing Fee (based on.criteria below) Hearing Referee $ 500.00 Planning Commission/Hearing's Officer to City council $ 2,387.00 Transcript) Signature(s) of =ellant(s): • USE pEC1SIONS (Cont'd) II.ING FORM FOR LAND to,z APPEp`L F - , . 64 b~ d f n-- ~ S r . '1 ~V z b. Any party who was mailed written notice of,a pending Type 11 administrative decision; c. Any other party, who demonstrates by clear and convincing evidence that they participated in the proceeding through the submission of written or verbal testimony; 2. Appeal procedure. a. Notice of appeal. Any party with standing, as provided in Section G 1 above, may appeal a Type H Administrative Decision by filing a Notice of Appeal according to the following procedures; (1) Time for filing. A Notice of Appeal shall be filed !with the Director within ten business days of the date the Notice of Decision was mailed; (2) Content of notice of appeal. The Notice of Appeal shall contain: (a) An identification of the decision being appealed, including the date of the decision; (b) A statement demonstrating the party filing the Notice of Appeal has standing to appeal; (c) A detailed statement of the specific issues raised on appeal; (d) A statement demonstrating that' the "specific issues raised on appeal were raised during the comment period, except when the appeal is filed by the applicant; (e) Filing fee. (3) All Notices of Appeal for Type H Administrative Appeals shall be filed with the Director, together with the required filing fee. The atriount of the filing fee shall be established by the Director. The maximum fee for an initial hearing shall be the cost to the local government for preparing and for conducting the hearing, or the statutory maximum, whichever is less. b. Scope of appeal. The appeal of a Type H Administrative Decision by a person with standing shall be limited to the specific issues raised during the written comment period, as provided under Section, 18.390.040C, unless the Hearings Officer; at his or her discretion, allows additional evidence or testimony concerning any other relevant issue. The Hearings Officer may allow such additional evidence if he or she determines that such evidence is necessary to resolve the case. The intent of this requirement is to limit the scope of Type 11 Administrative Appeals by encouraging persons with standing to submit their specific concerns in writing during the comment period. The written comments received during the comment period will usually limit the scope of issues on appeal. Only in extraordinary circumstances should new issues be considered by the Hearings Officer on appeal of a Type H Administrative Decision; c. Appeal procedures. Type III notice and hearing procedures shall be used for all Type II Administrative Appeals, as provided in Sections 18.390.050 C - F; Decision-Making Procedures 18.390-8 SE Update: 10104 CITY OF TIGARD 13125 SW Hall Blvd. Tigard, Oregon 97223 (503) 639-4171 DI 1 iiwvo 2:31:21 PM Receipt 27200600000000002418 Date: 05/17/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2005-00022 [LANDUS] Appeal DD to HO 100-0000-438000 250.00 Line Item Total: $250.00 Payments: Method Payer User H) Acct./Check No. Approval No. How Received Check JAY & MEG LARSON CAC 10199 In Person Payment Total: $250.00 0 Amount Paid 250.00 cReceipt.rpt Page 1 of 1 ATTACHMENT 3 ✓Q RECEIVED.-PLANNING -.._.-CITYOFTIGARD - 74Z 3- IZ cl~ 41 tisa- IL /33 eD C c "--.A2A-YYL- LUL 104-, LL (--3 R' • February 16, 2006 RECEIVED PLANNING Gary P agenstecher, Assoc. Planner City of Tigard FEB 17 2006 13125 S.W. Hall Blvd. Tigard, OR 97223 CITY OF TIGARD Re: Pending Land Use Application, Wilson Ridge No. 2 Subdivision Dear Mr. Pagenstecher: We strongly object to the Land Use Application for the Wilson Ridge No. 2 Subdivision. In particular, we object to yet Enother development that intends to destroy more existing homes. At the present time in our immediate vicinity there have been 8 good houses torn down to accommodate development. If the above subdivision is approved, 4 more structures will be "removed" with the possibility of at least 2 or 3 more on the private road across Bull Mtn. Rd. Some of these homes were beautiful and custom-built, while others were more modest. All were livable and important and valuable to our community. They also offered a diversity of size and style with space around the homes, important to many who enjoy space around their house for gardens, play areas for children, etc., within easy commute to Portland. All have been reduced to a sad pile of rubble. From the planning point of view, this "planning" seems to benefit no one but the developers of the subdivisions. Development on open land is one thing; development of land with existing homes should be quite another. - There has been no respect for the character and history of these homes or our neighborhood, much less, any respect for those of us who live in the neighborhood. In fact, the neighborhood as we knew it is quickly being destroyed. If a property is to be developed, then the existing house should be left on a plot, and the property developed on what is left. But of course, this would reduce profits and taxable potential. We further urge you to reconsider the policies that are so destructive, and to take into consideration the uniqueness and beauty of Bull h1tn. The beautiful vistas and green spaces which were once integral have been replaced with houses so close together that neighbors could touch the next house from a window. Nor is there any attention being paid to the Bull Mtn. Plan which was laboriously compiled many years ago at the behest of Washington County. In some cases, developers have changed even the topography, and of course have cut down important and beautiful trees (sometimes during the night.) Page Two • Please respect what was once a natural, beautiful area and help preserve what is left of it. We understand that Tigard has already more than met its density requirements, so we ask you to encourage developments with some room for yards and greenery. Our neighborhood is grieving for the houses that have been destroyed. Thank you for your attention. Yoim s very truly, Madalyn A. Utz Ray Utz ms 10ALATIN VALLEY FIRE & RESC Oe SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION Tualatin Valley Fire & Rescue February 16, 2006 Gary Pegenstecher, Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Wilson Ridge No. 2 Subdivision Dear Gary, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. 2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. A fire apparatus turn-around will be required at the end of "A" street (see item #3 exception) 3) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. 4) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. The proposed street width and traffic control plan are acceptable as submitted. 5) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. 6) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. 7401 SW Washo Court, Suite 101 a Tualatin, Oregon 97062 • Tel. (503) 612-7000 • Fax (503) 612-7003 9 www.tvfr.com 7) TURNING RADIUS: T Side turning radius and outside turning ! shall be not less than 28 feet and 48 feet respect, ~ely, measured from the same center point. 8) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). 9) GATES: Gates securing fire apparatus roads shall comply with all of the following: Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. Gates serving one- or two-family dwellings shall be a minimum of 12 feet in width. Gates shall be set back at minimum of 30 feet from the intersecting roadway. Gates shall be of the swinging or sliding type Manual operation shall be capable by one person Electric gates shall be equipped with a means for operation by fire department personnel Locking devices shall be approved. 10) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. 11) FIRE HYDRANTS - ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. The proposed number and distribution of fire hydrants is acceptable as submitted. 12) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. 13) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly 14) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site.' Please contact me at (503) 612-7010 with any additional questions. Sincerely, Eric T. McMullen Eric T. McMullen Deputy Fire Marshal Page 2 of 2 • 0 REQUEST FOR COMMEN1 S Community (Development Shaping ,4 Better Community DATE: February 3, 2006 TO: lim Wolf, Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher, Associate Planner 11124341 Phone: [5031639-4171 Fax: (5031684-7297 Email: garypftgard-or.gou SUBDIVISION (SUB] 2005-00022/TEMPORARY USE PERMIT CrUP) 2006-00002 WILSON RIDGE N0.2 SUBDIVISION Q REQUEST: The applicant requests approval to subdivide a 2.53-acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is requested for a model home/sales office. An application for annexation of the subject parcels has also been submitted concurrently with this application for subdivision approval. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 2S109AC, Tax Lots 1900 and 2000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810; and the Bull Mountain Community Plan. Attached are the Site Plan, Vicinity Map and Applicant's Materials 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: FEBRUARY 17. 2006. 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 Please refer to the enclosed letter. Written comments provided below: of our office. Name & Phone Number of Person Commenting: 6 i% 144 503' '►la'_0101 REQUEST FOR COMMENTS CITY OFTIGARD Community Development Shaping ,4 Better Community DATE: February 3, 2006 TO: Rob Murchison, Public Works Proiect Engineer FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher, Associate Planner [x24341 Phone: [5031639-4111 Fax: 15031684-7291 Email: garyo tigard-or.gou SUBDIVISION [SUB) 2005-00022/TEMPORARY USE PERMIT ITUPI 2006-00002 WILSON RIDGE N0.2 SUBDIVISION Q REQUEST: The applicant requests approval to subdivide .a 2.53-acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is requested for a model home/sales office. An application for annexation of the subject parcels has also been submitted concurrently with this application for subdivision approval. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 2S109AC, Tax Lots 1900 and 2000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a mini um Int CI7,0 r%f r% nnn size of 10,000 square feet. Mobile ✓ic and institutional uses are also imunit Development Code Chapter 18.780, 18.790, 18.795 and 18.810; Attached are the Site Plan, Vici various departments and agencii be prepared and a decision will application, WE NEED YOUR C below or attach a separate letter phone the staff contact noted at If you have any questions, contai PLEASE CHECK THE FOLLOW We have reviewed the.prop( Please contact Please refer to the enclosed Written comments provided - Atc ~Q.v 6- S ~L /~C4 §v o 6~tn pC t '5 6~j Y`om`- :P pplied by cation will it on this provided e, please possible. 3. v )ur office. 1~ a (A-,'.*-r o f,. 16 *U-T S /t/ AJ A Tim - Jlh v~ C~~►.-v, "c. 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SANITARY SEWER UTILITY PLAN SCALE: 1' = 40' LEGEND - - - - - - - EASEMENT LINES -Ss- PROPOSED SANITARY SEWER -ss- EX SANITARY SEWER -SD- PROPOSED STORM DRAIN -SC~- EX STORM DRAIN -M- PROPOSED WATER LINE -a`- EX WATER LINE --G- EX GAS LINE 0 PROPOSED SANITARY MANHOLE EX SANITARY MANHOLE • PROPOSED SANITARY CLEANOUT • PROPOSED STORM MANHOLE D EX STORM MANHOLE 0 PROPOSED CATCH BASIN 0 EX CATCH BASIN 0 PROPOSED STORM CLEANOUT e EX STORM CLEANOUT PROPOSED FIRE HYDRANT EX FIRE HYDRANT ® PROPOSED WATER METER ® EX WATER METER • PROPOSED WATER VALVE • EX WATER VALVE PROPOSED BLOW-OFF EX BLOW-OFF 0 SCALE 40 0 20 40 E0 IIN-40 FT N:\DroM02-027\dwo\Pionnina\17-LM402D27COMP.dwa-S)4M:UMI Jnn nt mu_o•n,,.., wi, I I I I I I I I ,I I I I II I I I I II I I I I II I! I I II II I 1 9600 SW Oak, Suite 230 Portland, OR 97223 M 503-4&? -80M M 5034s2-M www.0lphocommunlty.com REVISIONS NO. DATE DESCRIPTMN WILSON RIDGE 2 SUBDIVISION UTILITY PLAN alpha COMMUNITY DEVELOPMENT PROJECT NO.: 402-M TYPE: PLANNOIG DATE: 0110610E 5 0 , *1 REQUEST FOR COMMENTS Community Q owropment SFtapins A Better Commum. DATE: February 8. 2006 TO: Steve Commy, Washlnlrton Court Department of Land Use a Transportation RECEIVED FROM: City of Tigard Planning Dhllslon r ; ; t~ ~uub STAFFr,1oNTACT: 6a Pa ensteehe AsSOClate Planner W4341 Phone: 15031639-4171 x'811:15031 W7291 Email: ganmotiaard-or.geY SUBDIVISION (SUB] 2005.00022/TEMPOMY USE PERMIT LTUP12006-00002 WILSON RIDGE NO.2 SUBDIVISION Q REQUEST: The applicant requests approva to subdivide a 2.5 -acre site to create 17 lots ranging in size between 4,180 and 8,387 square feet (5,016 square feet on average). The site currently contains 3 existing single-family detached residences that will be removed upon development. In addition, a Temporary Use permit is requested for a model home/sales office. An application for annexation of the subject parcels has also been submitted concurrently with this application for subdivision approval. LOCATION: 13280 and 13210 SW Bull Mountain Road; WCTM 2S109AC, Tax Lots 1900 and 2000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810; and the Bull Mountain Community Plan. Attached are the Site Plan, Vicinity Map and Applicant's Materials 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: FEBRUARY 17. 2006. 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: TO 'A OC - thT 0007 ) T 0@4 0na7_0h0_c'nr - Y13 _i - A-I T eTL 11 i - MEMORANDUM TO: Gary Pagenstecher FROM: Matt Stine, City Forester RE: Wilson Ridge II Subdivision DATE: February 15, 2006 As you requested I have provided some comments on the "Wilson Ridge II Subdivision" project. If you have any questions or concerns regarding my comments please contact me anytime. 1. LANDSCAPING AND SCREENING 18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. • In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. • • 18.745.030.E, Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). See comments under "Tree Removal". 18.745.030.G, Conditions of Approval of Existing Vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. See recommended conditions of approval at the end of this memorandum. 18.745.040, Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. • In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. • • 2. TREE REMOVAL 18.790.030, Tree Plan Requirement A. Tree plan required. 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, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. 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; 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: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention 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 in accordance with Section 18.790.0601); 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; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. • As required, the applicant submitted a tree plan that was conducted by a certified arborist, David Halstead. The report contains the four required components, and is therefore acceptable. 0 • • 1 suggest planting native species of trees as street trees such as bigleaf maple, cascara or Oregon white oak. Properly sized oaks can be found at River Oak Farm & Nursery. Call Diane at 503-357-2745. • The species of street trees used in this development are not listed. The species must be approved before the trees can be planted. • The tree mitigation plan is unacceptable. I have attached a copy of guidelines that must be followed regarding planting mitigation trees on the development site. Additionally, appropriate native species shall be used such as Oregon white oak, bigleaf maple, Douglas fir, western red cedar, cascara, western redbud or Willamette Valley ponderosa pines. Below are my suggestions for the applicant to follow for tree protection guidelines: Prior to construction, a Tree Protection Plan shall be included with the proposed construction drawings conforming to the International Society of Arboriculture (ISA) guidelines for review and approval by the City Forester. All tree protection devices, along with their details and specifications, shall be shown on the Tree Protection Plan. This plan shall also include the building footprints shown in relation to the trees being preserved. Any tree that will not be removed onsite that is within the limits of disturbance of this project must be protected. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be protected. • A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. • All tree protection devices shall be: ■ Visible. ■ Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. ■ Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. ■ Inspected and approved in the field by the project arborist and City Forester prior to clearing, grading, or the. beginning of construction. ■ Remain in place and maintained until all construction is completed and a final inspection is conducted. • • To determine the size of the tree protection zone (TPZ) the project arborist should follow the guidelines listed below: ■ For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4'/z feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. ■ For groups of trees the tree protection zone must be outside of the drip line of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the drip line method, whichever is greater. ■ Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Development: A Technical Guide to Preservation of Trees During Land Development" by Nelda Matheny and James R. Clark. ■ The project arborist may propose an alternate method for the establishment of the TPZ, provided the effort is coordinated with the City Forester. If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the project arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, the project arborist and City Forester shall determine the method by which entry can occur, along with any additional tree protection measures. • Prior to issuance of any Certificates of Occupancy, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. RECOMMENDED CONDITIONS OF APPROVAL: 1. Prior to commencing site work, the applicant shall submit a cash assurance for the equivalent value of mitigation required. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the cash assurance, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the cash assurance as a fee in lieu of planting. 2. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 3. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal. by this decision. 4. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 5. Prior to any Certificates of Occupancy, the applicant shall ensure that -the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 6. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. 0 • If you have any questions please call me anytime. Thank you for requesting my comments on this project. MEMORANDUM CITY OF TIGARD, OREGON DATE: 3/20/06 TO: Cheryl Caines, Assistant Planner FROM: Kim McMillan, Development Review Enginee~~ RE: SUB2005-00022 Wilson Ridge 2 Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's engineer has provided preliminary sight distance certification for the proposed intersection onto 133`d Avenue. The proposed street is 200 feet south of the intersection of Bull Mountain Road and 133`d Avenue. The speed limit for 133`d Avenue is 25 mph which requires a minimum of 250 feet of sight distance. The engineer states that there is over 250 feet of sight distance to the south. The sight distance to the north is limited to 200 feet due to the intersection location. The engineer states that this is adequate because vehicles turning southbound onto 133`d Avenue will not be traveling at 25 mph. The applicant's engineer shall, upon completion of the public street improvements, submit a final sight distance certification. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 1 0, r, Bull Mountain Road is classified as a Collector on Tigard's TSP. The applicant's plans indicate that lots 1, 2, 3 & 4 will have access to 'A' Street, either directly or through shared access easements. None of the driveways will be placed in the influence area of a Collector intersection, thereby meeting this criterion. The applicant has proposed an alternative to provide access for lots 1 and 4 directly onto 'A' Street. Lots 2 & 3 will have direct access to 133 Id Avenue, with the driveways placed as far from the intersection as possible, due to the project having less than 150 feet street frontage. Either of these alternatives satisfies this criterion. The PFI plan submittal shall clearly indicate the alternative the developer will pursue. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. There are no driveways proposed along Bull Mountain Road. The applicant shall place a note on the plat that indicates there is "No access" along Bull Mountain Road frontage. The proposed Street 'A' is approximately 177 feet south of the Bull Mountain Road ROW and over 180 feet north of the Batterson Road ROW, thereby meeting this criterion. Street And Utility Improvements Standards (Section 18.810): 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: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved. in accordance with the TDC standards. Section 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. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to have a 70 right-of-way width and 46-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 2 • 0 r This site lies adjacent to SW Bull Mountain Road, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW needed to provide 35 feet from centerline. SW Bull Mountain Road is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements for a 3-lane Collector. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 54 foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 133rd Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. SW 133rd Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should complete the half-street improvements that meet the Neighborhood Route standard. The applicant's plans did not provide a typical section indicating what improvements are already complete. The construction plans shall clearly show the portions of improvements that have been completed and the remainder to be completed with this development. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. The applicant has proposed to construct Street 'A' as a "skinny" local street with a 46 foot ROW and 24 foot paved section. This section may not be used for streets with greater than 500 vehicle trips per day. The applicant states that their development will contribute 170 vehicle trips per day, but did not address future use once the street is extended to Batterson Road. The applicant's engineer shall provide expected traffic counts with their PH permit application. The City Engineer must review and approve of the traffic report prior to issuance of permits. ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 3 I The horizontal design of Street 'A' shall meet the minimum design standards for a radius corner. The PFI permit plans shall include adequate dimensions to meet the design criteria. Future Street Plan and Extension of Streets: Section 18.810.0301 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-sacs since they are intended to continue as through streets at such time as the adjoining 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. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has submitted a future street plan that shows the extension of Street 'A' to Batterson Road. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and 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 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. The proposed extension of Batterson Road will result in street connection spacing of less than 530 feet, thereby meeting this criterion. ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 4 0 Grades and Curves: Section 18.810.030.N states that 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). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plans indicate that the grades on Bull Mountain Road and Street 'A' are less than 12%, thereby meeting this criterion. 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. 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: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that 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 in the code. PLANNING 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. PLANNING 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. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 5 0 t easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans show sidewalks will be constructed along all public street frontages, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer 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 Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.C states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8 inch sanitary sewer line in Batterson Road. The applicant has proposed to extend the sewer through their development within easements and the ROW created for Street 'A'. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.C states that 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. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 6 ~ i There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that 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 Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate they will be providing detention in pipes under Street 'A'. However, the existing topography indicates that a large portion of the site flows to the southeast, not to Bull Mountain Road. Therefore, the applicant shall submit a downstream analysis of the public storm system in Bull Mountain Road, per CWS standards, prior to construction. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that 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 right-of-way. Bull Mountain Road is classified as a bicycle facility. Cost of Construction: Section 18.810.110.13 states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The applicant shall provide bicycle striping along their Bull Mountain Road frontage. If no other portion of the newly improved section of Bull Mountain Road ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 7 i is striped it may make sense to collect a fee-in-lieu so that a larger stretch of the road can be striped some time in the future. The amount of the striping would be as follows: • 460 feet of 8-inch white stripe, at $2.50/lf $1150.00 • 12 Mono-directional reflective markers @ $4.00/ea $48.00 • 2 Bike lane legends @ $175/ea $350.00 • 2 Directional mini-arrows @ $100/ea $200.00 $1748.00 Minimum Width: Section 18.810.110.C states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The bicycle lane width for a Collector is 6 feet. Utilities: Section 18.810.120 states that all utility lines, 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: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • 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 • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.C states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 8 0 0 short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Bull Mountain Road and 133`' Avenue. If the fee in-lieu is proposed, is must be in writing to the City Engineer and it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The Bull Mountain Road frontage along this site is 490 lineal feet; therefore the fee would be $ 17,150.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides service in this area. The PFI permit plans shall include the proposed water system and meters for review and approval by the City of Tigard Water Department. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality.facility that will meet the intent of the CWS Design Standards. The applicant has proposed a Stormwater Management Manhole for water quality. The City of Tigard no longer allows this specific product for use in public water quality facilities. The applicant's plans shall be revised to provide a Stormwater Management vault or a pond or swale. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 9 • 1 ~ storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The proposed development will be disturbing more than one acre of land, therefore an NPDES 12000 permit will be required prior to construction. 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). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 10 0 • 9 • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 11 • 1 ) will construct a half-street improvement along the frontage of Bull Mountain Road. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 23 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. 6 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; 1. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road in a safe manner, as approved by the Engineering Department. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of 133rd Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a Neighborhood Route from curb to centerline equal to 16 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 with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; 1. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 133`d Avenue in a safe manner, as approved by the Engineering Department. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements for Street `A', including ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 12 0 traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local "skinny" street standards. Profiles of Bull Mountain Road, 133`d Avenue and Street 'A' shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. Lots 3-9 shall not be permitted to access directly onto Bull Mountain Road. Lot 1 shall not be permitted to access directly onto 133`d Avenue. The applicant's plans shall indicate the location of proposed driveways for lots 1-4. Prior to construction, the applicant's engineer shall submit traffic counts, including neighborhood traffic, to support the "skinny" street section. The construction plans shall clearly indicate the horizontal corner radii for Street 'A' for review and approval. Prior to construction, the applicant's design engineer shall submit documentation, for review by the City (Kim McMillan), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit 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 PFI permit plans from the Engineering Department and construction of public water lines. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the PH permit. The applicant shall revise the construction plans to provide a Stormwater Management vault or a pond or swale. A Stormwater Management manhole will not be allowed. ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 13 • 1 1 An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed common driveway(s) will be jointly owned and maintained by the private property owners who abut and take access from it (them). The applicant shall cause a statement to be placed on the final plat to prohibit access onto Bull Mountain Road along the project frontage. Prior to final plat approval, the applicant shall complete the striping for the bike lane or pay $1748.00 to the City for the striping of the bike lane along the frontage of Bull Mountain Road. ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 14 • • The applicant's engineer shall, upon completion of the public improvements and prior to final plat approval, submit a final sight distance certification for the intersection of Street `A' and 133`d Avenue. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final 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. D. The right-of-way dedication for Bull Mountain Road (35 feet from centerline) and 133`d Avenue (27 feet from centerline) shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 15 • I • i Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. 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 substantially completed, and 4) all street lights are installed and ready to be energized. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as a part of this project, or, if approved by the City Engineer, 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 $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 17,150.00 and it shall be paid prior to issuance of building permits. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 16 0 0 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: 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: 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 SUB2005-00022 Wilson Ridge 2 PAGE 17 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 SUB2005-00022 Wilson Ridge 2 PAGE 18 • 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 therefore 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 ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 19 •i 0, FROM THE`EFFECTIVE DATE OF THIS DECISION:, ENGINEERING COMMENTS SUB2005-00022 Wilson Ridge 2 PAGE 20 • Applicant Applicant's Representative Venture Properties, Inc. 4230 SW Galewood Street # 100 Lake Oswego, OR 97035 tel: 503-387-7600 contact: Wendy Hemmen, P.E. r~Q COMMUNITY DEVELOPMENT 9600 SW Oak Street #230 Portland, OR 97223 tel: 503-452-8003 contact: Jeff Vanderdasson, P.E. licobon 7TAL 0 Dece nber 13, 22o05 • ~tilson Rage nu. 2 SUB oppticolion 0 • PREAPP.. HELD BY: CITY OF TIGARD PLANNING DIVISIOI`47, 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189, 501639.41711503.684.7297 CITY OF TIGARD Gl ~'r f i"~^ OREGON LAND USE PERMIT APPLICATION E File # 6CLOA 005 ` o ov a~ Other Case # v -5oas - O 003 3 -a Cl Date 'D -a7 - ~ By ® Receipt # Ocs - 55b City ❑ Urb 0 Date Complete L -1 TYPE OF PERMIT YOU ARE APPLYING FOR 'AAdjustment/Variance (I or II) ❑ Minor Land Partition (II) ❑ Zone Change (Ill) Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review (I, II or III) ❑ Zone Ordinance Amendment (IV) ❑ Historic Overlay (II or III) ❑ Site Development Review (II) ❑ Home Occupation (II) Subdivision (II or III) (Address i avai a e I~ZE)j (::_:IW 7R)L_L_ mT~ _ V M_ G-Z 0 w <& L.L 2 5 t OR :RC ROD 2000 ~ - 4(~ Ac + ~ -Os AC = ZS3 -0=7 2 Sw CAA)-r= L~m 5T loci CSc~~)337- 7 00 FAX NO. ~6-7- 76, ~7 ac is i more an one Ct", L- ~ ` cx- cw LtN MAILING AL)DRESSIGH Y16 TAI E/ZIP 32( ~o n AQ6 OZ ~~22r~ HHUNE NU. 'When the owner and the applicant are different people, the applicant must be purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The ners must sign this application in the soace orovided on the back of this form or submit a written authorization with this application. h'KUNUSAL JUMMAKY triease oe speu c;) In- Lam" i Wa i APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All 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, map 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(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Owner's Signature Owner's Signature Owner'4,~fi natur .0 r I Applicant/Agent R'e ser tative's'Signature plicant/Agent/Representative's Signature 0 Date c(_ (_d5 Date Date Date Date Date Date Owner's Signature t • • • Wilson Ridge no. 2 SUS application • Narrative • December l3, 2005 0 • • FACT SHEET Project Name: Wilson Ridge No. 2 Proposed Actions: 17 - lot Subdivision Adjustments: street spacing, driveway influence area Temporary Use: model home/sales office Tax Map: 2S 109AC Tax Lot 1900, 2000 Site Size: 2.53 acres Location: Located at the intersection of SW 133rd Avenue and SW Bull Mountain Road, along the south side of Bull Mountain Road and the east side of 133,d Avenue. The previously-approved Wilson Ridge subdivision is located directly across 133rd Avenue, and Alberta Rider School abuts to the east. This subdivision is currently undergoing annexation proceedings and • will provide for continuity of City limits/boundaries. Zoning: City of Tigard R-7 (Washington County R-6) **site to be annexed as SUB plat requirement** Owner: TL 1900 TL 2000 Cheryl & Rick Gimlin Doug & Charlene Potter 13280 SW Bull Mtn. Rd. 13210 SW Bull Mtn. Rd. Tigard, OR 97224 Tigard, OR 97224 Applicant: Venture Properties, Inc. 4230 SW Galewood St. # 100 Lake Oswego, OR 97035 tel: 503.387.7600 contact: Wendy Hemmen, P.E. Representative: Alpha Community Development 9600 SW Oak Street, Suite 230 • Portland, OR 97223 tel: 503.452.8003 contact: Jeff Vanderdasson, P.E. Wilson Ridge No. 2 - SUB applica ion 1 of 22 REVISED: DECEMBER 12, 2005 • • • GENERAL INFORMATION: Applicant is seeking approval for a 17-lot subdivision, Wilson Ridge No. 2, on the site specifically identified as Tax Lot 1900 and 2000, Tax Map 2S 1 09AC. The subject site measures approximately 2.53 acres in size and is currently zoned R-7 by the City of Tigard. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. Per City direction at the pre-application conference, annexation of the subject property to the City of Tigard is required prior to subdivision approval, and thus, is requested concurrently with this application. The site currently contains 3 existing single-family detached residences and 5 associated accessory sheds as well as 36 scattered trees of varying caliper. The site slopes downhill gradually to the south and east, with the lowest point in the southeast corner at approximately 565'. The high point of roughly 600' is at the extreme northwest corner near the intersection of 133rd Avenue and Bull Mountain Road. Overall, slopes average approximately 5.4% across the site. No watercourses or sensitive areas exist on site, or within. 200 feet of the site. • is Wilson Ridge No. 2 - SUB application 2 of 22 REVISED: DECEMBER 12, 2005 • • • VICINITY & SITE INFORMATION The immediate area is currently undergoing a transition from semi-rural residential to an urban residential area. The most intense existing, proposed and approved developments are to the west, southeast and north of the site. The approved, but not yet constructed, Wilson Ridge subdivision is immediately west of the site across SW 133rd Avenue. The fully built-out Mountain Gate subdivision is west of Wilson Ridge. Phases 1 - 4 of Summit Ridge subdivision, Phases 1 - 2 of Arbor Summit subdivision and Alberta Rider School are southeast of the site. Three Mountains Estates subdivision is northwest of the site, across SW Bull Mountain Road. Site Location The site is located along the south side of SW Bull Mountain Road at the intersection of SW 1331d Avenue. The site is north of the recently completed Batterson Drive near Alberta Rider School. The access to the site will be via a proposed east-west local residential street -'A' Street - intersecting with 133rd Avenue roughly 177.6 feet south of Bull Mountain Road (286.6 feet CL to CL). The street will be stubbed to the site's southern boundary to provide for future extension/connectivity toward Batterson Drive and SW 132nd as the surrounding properties re-develop. Existing Uses • There are 8 existing structures on the site: 3 single-family detached residences and 5 associated accessory sheds. All are proposed for removal upon development. Topography The site slopes downhill gradually to the south and east, with the lowest point in the southeast corner at approximately 565'. The high point of roughly 600' is at the extreme northwest corner near the intersection of 133rd Avenue and Bull Mountain Road. Overall, slopes average approximately 5.4% across the site. No watercourses or sensitive areas exist on site, or within 200 feet of the site. Vegetation The site contains 36 scattered trees of varying species and caliper, primarily on TL 1900, as well as several low shrubs located near SW Bull Mountain Road. The eastern and southeastern portions of the site are grassy areas. • Wilson Ridge No. 2 - SUB application 3 of 22 REVISED: DECEMBER 12, 2005 • 0 • Transportation The site is located adjacent to SW Bull Mountain Road and SW 1331d Avenue (southern portion), designated major and minor collectors, respectively, by the City of Tigard TSP. The subdivision proposes to dedicate additional land along the site's northern boundary to accommodate half-street improvements to SW Bull Mountain Road to City specification. SW 133rd Avenue ROW has been improved to City specifications as part of the previously-approved Summit Ridge/Alberta Rider project(s). A new local street with a 46 foot ROW 'A Street' is proposed through the subdivision. Auto and non-auto transportation facilities continue to develop in the local area. The improvements proposed with this subdivision will facilitate completion of needed transportation infrastructure, particularly sidewalks along the south side of SW Bull Mountain Road, identified as a high priority in the City of Tigard TSP. The nearest public transit service is at the intersection of SW Bull Mountain Road and Highway 99W, where Tri-Met bus route 95 can be accessed. A park-and- ride facility also exists at Christ the King Church, 11305 SW Bull Mountain Road. This location is approximately 1-'/. miles east of the site. Surrounding Land Uses The immediate area is currently undergoing a transition from semi-rural residential to an urban residential area. The subject site is located in a developing area of single-family residential development on relatively large lots interspersed by fully- developed subdivisions. The approved, but not yet constructed, Wilson Ridge subdivision is immediately west of the site across SW 133rd Avenue. The fully completed Mountain Gate subdivision is west of Wilson Ridge. Phases 1 - 4 of Summit Ridge subdivision, Phases 1 - 2 of Arbor Summit subdivision and Alberta Rider School are southeast of the site. Three Mountains Estates subdivision is northwest of the site, across SW Bull Mountain Road. is Wilson Ridge No. 2 -SUB application 4 of 22 REVISED: DECEMBER 12, 2005 0 • • APPLICABLE DEVELOPMENT CODE CRITERIA NEIGHBORHOOD MEETING A neighborhood meeting was held Tuesday, September 13, 2005 at 7:00 pm at Christ the King Lutheran Church, 11305 SW Bull Mountain Rd. This initial meeting was held for a 10-lot subdivision on TL 1900. A second meeting was held October 25, 2005 at 7:00 pm at Christ the King Lutheran Church for the revised 16-lot subdivision on both TL 1900 and 2000. All meeting minutes and associated documentation are attached. 18.370.020: ADJUSTMENTS 18.370.020.C.5 Special Adjustments Adjustment to Access and Egress Standards (Chapter 18.705). 705.030.H. Access Management 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon • the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or - practical, the driveway shall be placed as far from the intersection as possible. The proposed Wilson Ridge No. 2 subdivision includes a new public street, 'Street A,' intersecting with SW 1331d Avenue, designated as a Minor Collector by the Tigard TSP. Proposed lots 1, 2, 3, 4, 15, 16 and 17 will have driveways (4 total driveways) onto 'Street A' within the influence area of SW SW 133,d Avenue, as measured 150 feet from its easterly right-of-way. The subdivision does not include any adjacent parcels or potential access through adjacent parcels that could satisfy this standard. The Development Code requires locating these four residential driveways as far as possible from the intersection of 'A' Street and 133rd Avenue. Each of these driveways will be located as far east as possible in order to avoid vehicle stacking conflicts with potential exiting queues at the 133,4 Avenue/A Street intersection. No other opportunities for access to these seven lots is possible. The approval criteria for this adjustment is met, therefore, this adjustment can be granted . • Wilson Ridge No. 2 - SUB application 5 of 22 REVISED: DECEMBER 12, 2005 • • • 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The proposed Wilson Ridge No. 2 subdivision includes a new public street, 'Street A', intersecting with SW 133rd Avenue, designated as a Minor Collector by the Tigard TSP. The northerly right-of-way line for proposed 'Street A' will intersect with SW 1331d Avenue at a point approximately 177.6 feet from the southerly right-of-way for SW Bull Mountain Road. Due to the southeast-to-northwest direction/alignment of SW Bull Mountain Road and irregular intersection right-of- way dedication, this distance is geometrically less than if 133rd were to intersect with bull Mountain at or near 90 degrees. As a result, the distance from centerline to centerline is 286.6 feet, a figure which could nearly satisfy this underlying requirement at a more typical 90 degree intersection. In all zoning districts where access and egress drives cannot be readily designed to conform to Development Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. b. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on • the following criteria: (1) It is not possible to share access; The proposed subdivision does not have any "opportunity for access" with adjacent properties that have access to SW 133rd Avenue or Bull Mountain Road. If adjacent tax lots to the south were available with this proposal, providing alternate access to meet the spacing standard would be feasible. However, this is not the case, and the applicant is required to provide access to the subdivision from within the bounds of the site. (2) There are no other alternative access points on the street in question or from another street; No opportunity to access the proposed Wilson Ridge No. 2 subdivision exists from a street other than SW 1331d Avenue, as the site is not adjacent to any other public streets except SW Bull Mountain Road, which is an arterial - with 600 foot access spacing and limitations on individual driveways. The future streets plan identifies a future connection southward to Batterson Drive; but this scenario is contingent on the eventual development of lands to the south of the site. Additionally, there are no existing public streets stubbed to the project site which could be extended into the site as an alternate to the proposed 'Street A', and as discussed above, no adjacent parcels are included in this application. • Wilson Ridge No. 2 -SUB application 6 of 22 REVISED: DECE,Y;BER 12, 2005 0 0 • (3) The access separation requirements cannot be met, In order to meet the lot standards and density requirements of the R-7 zone, it is necessary to plat lots on all of the available land within the site. As a result, there is no feasible way to access the site with a public street meeting both the density requirements and the spacing requirements. 'Street A' has been located to provide for a single row of lots backing up to Bull Mountain, with lots meeting the standard dimensions for similar subdivision layouts. The resulting subdivision layout, which is common to Tigard, provides for adequate R-7 density while striving to maximize the distance between Bull Mountain and 'Street A'. The applicant acknowledges that the required minimum spacing of streets and driveways along a Collector is 200 feet. However, in this case, the site does not provide sufficient SW 133'd Avenue frontage to accomplish such street spacing. The site features only 310 feet of frontage which, coupled with the need to locate north-south oriented lots on both sides of 'Street A', provides a maximum possible access spacing. As a result, the applicant has proposed a new public street as far as feasible from SW Bull Mountain Road, which will be discussed below in item (4). (4) The request is the minimum adjustment required to provide adequate access; As identified above, the applicant requests an adjustment for the residential • driveways for lots 1, 2, 3, 4, 15, 16 and 17 (four total driveways) which will be constructed within the influence area of the intersection of 'A Street' and 1331d Avenue. The subdivision is designed to meet lot dimensional standards and density requirements while balancing those requirements with the access spacing requirements. All of these driveways will be located as far east as possible within their respective lot lines to minimize impacts to the 150 foot stacking queue area. The subdivision layout proposes to locate the public street as far south as possible, a distance of 177.6 feet, which is the smallest adjustment required to create a subdivision otherwise meeting R-7 lot size and density requirements. As a result, the degree of adjustment is minimized as much as possible. The subdivision is designed to locate the proposed new public street, 'Street A', as far as possible from existing SW Bull Mountain Road, minimizing the degree of adjustment sought. The applicant has proposed the east-west oriented right-of- way further south than mid-way between Bull Mountain and the site's southern property line in order to accommodate standard lots along both sides of the new street, a layout common to Tigard, while minimizing the degree of adjustment required. This arrangement results in an alignment that provides for a spacing of roughly 177.6feet between interior rights-of-way lines, and a CL to CL distance of 286.6 feet. This the greatest spacing possible within the bounds of the site. • Wilson Ridge No. 2 - SUB applica"ion 7 of 22 REVISED: DECEMBER 12, 2005 0 0 • (5) The approved access or access approved with conditions will result in a safe access; If approved or approved with conditions, the residential driveways along proposed 'A Street' located within the typical 150 foot influence area of SW 133rd Avenue will still provide for a safe environment. The total vehicle trips carried by 'A Street', even with its eventual continuation south to Batterson Drive, will be less than 300 VTD. Traffic originating from the south and east will use Batterson Drive as a route to SE 133rd Avenue and continuation north to Bull Mtn. Road. The peak AM trips leaving this site will be approximately 17 vehicles - which will create minor opportunity for stacking queue conflicts with the shared driveway for lots 1, 2, 3 and 4. Conversely, the peak PM trips entering the site - 17 vehicles, will likewise create little opportunity for conflicts with driveways on lots 15, 16 and 17. If approved or approved with conditions, the street spacing between proposed 'A Street' and existing SW Bull Mountain Road is expected to provide for safe access. The proposed intersection is located along a portion of SW 1331d Avenue that enjoys a substantial line of sight in both directions of traffic flow and dead ends south of the site. (6) The visual clearance requirements of Chapter 18.795 will be met. As discussed below in this document and illustrated on the plan set, the necessary vision clearance triangle shall be maintained without obstruction at • the intersection of proposed "Street A" and SW 133rd Avenue. 18.390: QUASI-JUDICIAL DECISION MAKING The applicant is submitting a proposal in compliance with all relevant code and Comprehensive Plan requirements. Included in the application is all the information requested on the application form, along with this narrative document addressing the appropriate criteria in sufficient detail for review and action; the required fees; a list of all surrounding property owners, as well as other potentially affected parties. The Subdivision is consistent with the underlying zoning requirements and all relevant City ordinances and standards. An Impact Study has been performed by Jeff Vanderdasson P.E., a professional engineer licensed by the State of Oregon. A copy of the study attached. • Wilson Ridge No. 2 -SUB application 8 of 22 REVISED: DECEMBER 12, 2005 0 0 • • • 18.430.040: SUBDIVISION APROVAL CRITERIA: PRELIMINARY PLAT The applicant is proposing to subdivide Tax Lots 1900 and 2000 into 17 residential lots. A proposed preliminary plat in compliance with the R-7 zoning district has been submitted with this application and plan set. The preliminary plat is also in conformance with other applicable ordinances as reflected by this narrative and the preliminary plans. The Washington County Survey Department has reviewed and accepted the proposed Wilson Ridge No. 2 plat name, and its approval is included herein. This document serves as the narrative for the project and contains explanations for all proposed improvements and applicable City of Tigard standards, guidelines and criteria. 18.510: R-7 SINGLE FAMILY RESIDENTIAL The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. The proposed subdivision containing detached single-family homes is permitted outright under the provisions of the Section. 18.510.2: DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES Except as noted below, the proposed development site will comply with the dimensional requirements as laid out in Table 18.510.2, specifically: Required Setbacks Front Yard 15 feet Side Yard 5 feet Street Side 10 feet Rear Yard 15 feet Garage 20 feet Other Reauirements Lot Size: 5,000 sq. ft. minimum Lot Width: 50 feet min. average Height. 35 feet maximum Coverage: 80% maximum Landscape: 20% minimum The proposed subdivision will comply with all of the above development standards. Per Section 18.430.020(D), lot averaging is allowable provided no lots are less than 80% of the minimum lot size of the underlying district. In this case, the minimum lot size allowed would be 4,000 square feet. The average proposed lot size is 5,016 square feet, with the smallest being 4,180 square feet. The applicant is therefore seeking the averaging allowance. Wilson Ridge No. 2 - SUB application 9 of 22 REVISED: DECENI.BER 12. 2005 0 • • 18.705: ACCESS/EGRESS & CIRCULATION As required under Section 18.705.030, all proposed lots have direct access to a public street. In this case, all lots will have frontage/access to the new local street, "A" Street. Lots 1-3 and 17 also have frontage on SW 133rd. Lots 3-9 also have frontage on SW Bull Mountain. No lots shall take their access directly from the collectors. All curb cuts will be in accordance with Section 18.810.030N, and each lot will have a single driveway of at least 15 feet wide (min. 10' paved). 18.715: DENSITY COMPUTATIONS According to the Residential Density Calculation provisions within the code, the number of dwelling units permitted on this site can be calculated by dividing the net area by the minimum lot size, which in this case is 5,000 square feet. In this development, the net area is calculated by subtracting the public right-of-way, private street tracts, sloped and drainage areas (if any) from the gross acreage. The density computations for the Wilson Ridge 2 subdivision are as follows: Net Area Calculation gross square feet 110,207 square feet (2.53 acres) minus Bull Mtn. right-of-way 4,808 square feet (actual) • minus SW 133rd right-of-way 619 square feet (actual) minus "Street A" right-of-way 18,194 square feet (actual) minus steep slopes/ drainage 0 square feet equals net area 86,586 square feet / 5,000 = 17.3 dwellings minimum dwelling units required x.80 = 13.9 dwellings Total Dwelling Units Proposed 17 dwellings • Wilson Ridge No. 2 - SUB application 10 of 22 REVISED: DECEMBER 12, 2005 0 0 • 18.725: ENVIRONMENTAL PERFORMANCE The proposed development is designed for detached single-family residences, and therefore not expected to generate significant levels of noise, emission, vibration, odor, glare or other nuisance. The applicant acknowledges that all uses, activities and operations within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Compliance with state, federal and local environmental regulations shall be the continuing obligation of the property owner and operator. Specifically: A. The proposed subdivision is to be improved for detached single-family residences, and therefore not expected to generate significant levels of noise. The applicant acknowledges and accepts that Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall govern noise generation. B. This Subsection is not applicable as the proposed subdivision is not located in commercial zoning district or industrial park (IP) zoning district. The development is to be improved for detached single-family residences, and therefore not expected to generate significant levels of visible emissions. C. The proposed subdivision is to be improved for detached single-family residences, and therefore not expected to generate significant vibrations of any • kind or intensity. D. The proposed development is to be improved for detached single-family residences, and therefore not expected to generate extraordinary levels of odor beyond that which may be expected of a typical residential neighborhood. The applicant acknowledges and accepts that Sections DEQ 340.028.090 shall govern odor. E. The proposed subdivision is to be improved for detached single-family residences, and therefore not expected to generate significant levels of glare or heat, with the exception of construction or excavation work during development otherwise permitted by the Code. F. The proposed development is to be improved for detached single-family residences, with individual curbside rubbish collection appropriate to a residential subdivision, and therefore not expected attract or aid the propagation of insects or rodents or create a health hazard. • Wilson Ridge No. 2 - SUB opplicotion 1 1 of 22 REVISED: DECEMBER 12, 2005 r i • 18.745.040: STREET TREES The proposed subdivision fronts 3 public streets, SW Bull Mountain Road, SW 133,d Avenue and the proposed local residential street, 'A Street', for more than 100 feet. Street trees measuring at least 2 inches in caliper will be installed in accordance with this Section along the public streets. The specific standards listed in Section 18.745.040C shall dictate the spacing, size and other specifications relative to planting of street trees. Vision clearance will also be preserved in determining final spacing. Final approval of species and locations shall be subject to review by the Director in accordance with Section 18.745.040B. Upon maturation, it is recognized that the street trees shall be pruned in such a manner as to provide for 8 feet of clear space between the sidewalk and the tree canopy. 18.745.050: BUFFERING AND SCREENING The proposed residential subdivision abuts only similar residential uses on all sides. Therefore, no buffer of any intensity or depth is required per the terms of this Section and Table 18.745.1. A 6' privacy fence is proposed where abutting existing residential property along the south side of the project. A similar fence is also proposed along the Bull Mountain frontage, and in all cases shall not interfere with vision clearance requirements. • 18.765: OFF-STREET PARKING Each lot will feature two off-street parking spaces within the respective dwelling units' garages, and the ability to park up to two additional vehicles on each of the units' driveways (minus lots 1 - 3, which share a drive), for a total of 62 off- street spaces. Even if each driveway is considered to accommodate only one vehicle (minus lots 1 - 3, which are assumed to accommodate zero in the shared driveway), the subdivision can still accommodate 48 vehicles off-street. Regardless of which figure is considered, this total far exceeds the requirements set forth in the Section and Table 18.765.2. Driveways shall be constructed of concrete per City specifications. 18.775: SENSITIVE LANDS Clean Water Services' Pre-Screening Site Assessment indicates that sensitive lands do not exist on site or within 200' of the site. This Assessment form serves notice that no further service provider letter and is attached. • Wilson Ridge No. 2 - SUB application i 2 of 22 REVISED: DECEMBER 12. 2005 0 0 18.790: TREE REMOVAL 0 envelopes. Skim less tha 260,; ef the eligible tFees aFe PFGposed foF pFesepwatien, Fnitigatien will erruF on site en an Revised Finding - January 18, 2006 The Arborists report - Wilson Ridge 2 - produced by Halstead's Arboriculture Consultants, Inc., dated 12-27-2005, provides a comprehensive analysis of the trees on the subject property. The "Tree Report Dwg" identifies all trees analyzed by Halstead. All trees will be removed from the site during grading and utility installation. Eight of the trees on site are over 12 inches in diameter and eligible for preservation/mitigation. Their total diameter in caliper inches is 201 inches. The proposed mitigation plan - Sheet 8 - demonstrates that all mitigation can be achieved on-site. The final mitigation plan will be submitted during the final construction document phase and the trees will be installed after the homes are constructed. Final locations for mitigation plantings have not yet been determined, but will be installed largely within the rear yards of the residential units. As has been approved by the City of Tigard in previous submittals, final locations will be determined by builder and landscape subcontractor at the time of building permits. Tree Chart - (information from Halstead Report - Tree Characteristics Guide sheets) • Tog S ecies/dia. Preservable Mitigation Tag S ecies/dia. Preservable Mitigation 9000 Walnut/14 No/blackline none 9020 Cedar/24 es 24 inches 9001 A le/9 No/> 12+ in none 9021 Cedar/29 No/unsound none 9002 A le/6 No/>12+ in none 9022 Ma le/10 No/>12+ in none 9003 A le/6 No/>12+ in none 9023 A le/12 No/hazard none 9004 A le/9 No/hazard none 9024 removed Const.133rd none 9005 A le/9 No/>12+ in none 9025 removed Const.133rd none 9006 Po lar/46 No/hazard none 9026 removed Const.133rd none 9007 Cottonwd/29 No/hazard none 9027 Cherry/7 No/> 12+ in none 9008 A le/10 No/>12 in none 9028 Pear/7 No/> 12+ in none 9009 Doug fir/39 No/hazard none 9029 Cherry/U4 No/hacked none 9010 Cypress/ 11 No/hazard none 9030 Cedar/19 es 19 inches 9011 Beech/21 es 21 inches 9031 Cedar/12 No/> 12+ in none 9012 Cedar/13 No/conformation none 9032 Cedar/12 No/> 12+ in none 9013 Beech/26 es 26 inches 9033 Cedar/16 es 16 inches 9014 Walnut/19 No/blackline none 9034 Cedar/19 es 19 inches 9015 Cedar/41 es 41 inches 9035 Cedar/30 No/hazard none 9016 Beech/35 es 35 inches 9036 Ma le/14 No/hazard none 9017 Cedar/22 No/hazard none 9037 Cedar/7 No/> 12+ in none 9018 Beech/27 No/hazard none 9038 Cedar/1 1 No/> 12+ in none 9019 Ma le/4x3 No/>12+ in none 9039 S ruce/7 No/> 12+ in none 18.795: VISUAL CLEARANCE AREAS The proposed subdivision features an intersection of two public streets, proposed 'A Street' and existing SW 133rd Avenue, which is identified as a Minor Collector in the City of Tigard TSP. Clearance triangles, formed by the above rights-of-way and a straight line joining the 2 at respective points 30' from their intersection, shall be maintained without obstructions of 36" or higher as required by Section 18.795.040. Private residential driveways that-provide access to a public street, in this case proposed 'A Street' and home setbacks shall comply with the standards set forth in Section 18.510.2 to further ensure safety of pedestrians and exiting vehicles. Wilson Ridge No. 2 - SUB oppiication 13 of 22 REVISED: DECEMBER 12, 2005 • • • 18.810: STREET & UTILITY IMPROVEMENT STANDARDS Streets: The proposed new public street, 'A Street' will be constructed to City specifications for a Local Residential Street. The "Skinny Street" standards of Chapter 18.810.0030 for a Local Residential Street serving less than 500 vehicles per day will be used; and a Traffic Flow Plan illustrating where on-street parking may occur on one side, has been included with this submittal per the terms of Table 18.810.4(8). Where the northerly curb line of "A Street" is 412.5 linear feet, and therefore would typically provide roughly 20 on-street parking spaces, the existence of residential driveway curb cuts will largely preclude them, reducing the actual number to 4 on-street spaces. As illustrated on the attached Traffic Control Plan, the applicant is instead proposing that 7 on-street spaces be accommodated along the south side of "A Street." Although it provides fewer linear feet of curb line, this arrangement maximizes the number of on-street parking spaces, as curb cuts are better distributed spatially, while providing for a wider effective on-street curve radius along the northerly travel lane to better accommodate emergency vehicles. This arrangement will also provide for better unobstructed access to proposed hydrants along the northern side of "A Street." A 46 foot right-of-way is proposed for the street with 24 feet of pavement. Five foot sidewalks are proposed for both sides of the street as are planter strips. The centerline curve has been designed to conform to Washington County/City of Tigard standards. Wilson Ridge No. 2 subdivision will not create conditions requiring a traffic impact • analysis, as 17 single-family lots are typically expected to add only roughly 10 daily vehicle trips per lot (170 total) to SW 133rd Avenue. City Engineer shall make final determinations. The new public street shall be dedicated to the City with final plat approval. The southern half of SW Bull Mountain Road will be improved and dedicated to City specifications along the frontage of the subdivision (approximately 471 linear feet). This improvement will include widening the southern half of the existing roadway and constructing curb, gutter, sidewalk and planter strip per City specifications and the objectives set forth by the TSP. An additional 2 feet of dedication is also required along SW 1331d Avenue where improvements have already occurred as part of the Summit Ridge/Alberta Rider projects (approximately 310 linear feet). • Wilson Ridge No. 2 - SUB application 4 of 22 REVISED: DECEMBER ; 2, 2005 0 • • Sanitary Sewer: Sanitary sewer service will be provided to each lot within the site by providing new individual lateral connections to a new sanitary sewer in the ROW of 'A Street'. The new sanitary sewer will then be located within an easement between lots 10 and 11, and an off-site easement along the west boundary of the Alberta Rider School site (TL 2100), where it may connect with existing sewer in Batterson Drive to the south. Surface Water Run-off: Storm water runoff will be collected via a catch basin and pipe system to a new storm drainage system within the ROW of 'A Street'. The new storm sewer will likewise be located within an easement between lots 10 and 11, and an off-site easement along the west boundary of the Alberta Rider School site (TL 2100), where it may connect with existing storm pipe in SW Bull Mountain Road to the north. The proposed storm facilities will be constructed in compliance with Resolution 91-47 whereby; Clean Water Services and the City of Tigard have agreed to enforce surface water management regulations requiring the construction of said facilities. Domestic Water: Domestic water service will be provided to each lot within the site by providing individual lateral connections to a new water line in the ROW of 'A Street' connecting to an existing main in SW 1331d Avenue. 18.810.030: STREETS • A. Improvements. 1. The proposed development has frontage on SW Bull Mountain Road, SW 133rd Avenue, and proposed Street A." 2. Proposed "Street A" shall meet the "Skinny Street" standards of Chapter 18.810.0030 for a Local Residential Street serving less than 500 vehicles per day. A Traffic Flow Plan has been included with this submittal per the terms of Table 18.810.4(8), which illustrates the proposed residential curb cuts and their relation to on-street parking potential. This "Skinny Street" option permits parking on one side of the street, which the applicant proposes to accommodate along the south side. This arrangement allows for maximized on-street parking, as curb cuts are better distributed spatially as compared to the north side, as well as a wider curve radius for emergency vehicles along the northerly travel lane. 3. SW Bull Mountain Road and SW 1331d Avenue, adjacent to this development, meet the standards of Chapter 18.810.030, or will be made so via half-street improvements and dedication. B. Creation of rights-of-wav for streets and related purposes. With the preliminary approval and recording of the final plat of the Wilson Ridge No. 2 subdivision, the necessary public rights-of-way will be created 40, and dedicated. Wilson Ridge No. 2 - SUB application 15 of 22 REVISED: DECEMBER 12, 2005 9 0 • D. Street location, width and grade. The final street location, width and grade of half-street improvements on SW Bull Mountain Road and proposed 'A Street' will comply with the requirements of this Chapter and provide for appropriate service to the 17 residential lots in question as well as provide for future continuity southward toward Batterson Drive. All final grades and curves to be approved by the City Engineer per Subsection M. E. Minimum rights-of-way and street widths. The proposed public right-of-way and roadway for 'A Street' willl measure 46 feet and be sufficient to accommodate the improvements necessary for a street generating the ADT associated with 17 single-family lots, safety, utility, lighting, emergency access, sidewalk and street tree requirements. Proposed 'A Street' meets the standards set forth by Table 18.810.1. A Traffic Flow Plan has been included with this submittal per the terms of Table 18.810.4(B). This "Skinny Street" option permits parking on one side of the street, which the applicant proposes to accommodate along the south side. This arrangement allows for maximized on-street parking, as curb cuts are better distributed spatially as compared to the north side, as well as a wider curve radius for emergency vehicles along the northerly travel lane. See the street sections on the plans for compliance review. F. Future street plan and extension of streets. A future streets plan has been submitted with this application indicating • anticipated patterns of auto travel on existing and known proposed streets in and around the subdivision within the prescribed distance of 530 feet. There are no transit stops within 530 feet of the site. The Wilson Ridge No. 2 subdivision's proposed construction of 'A Street' will intersect with SW 133rd Avenue at 90 degrees and feature an alignment stubbed to the southern property line, thereby providing for eventual connectivity southward to Batterson Drive upon future development. While the City of Tigard Transportation System Plan • (excerpt at left) does not specifically call for the exact north-south oriented connection between the lands for the Wilson Ridge No. 2 subdivision and Batterson Drive; it does suggest a similar scenario that is not possible given existing development patterns. That is, the completion of Alberta Rider School and construction of Batterson/ 1331d Terrace precludes strict adherence to a direct east- west connection of Batterson Drive. The applicant intends instead provide the opportunity to connect to Batterson Drive and the existing network to the southeast in an effort to encourage pedestrian activity and to keep block dimensions manageable in the neighborhood. Wilson Ridge No. 2 - SUB application REVISED: DECEMBER 12,2M, '6of22 • • 0H. Street Alignment and connections. As indicated on the plans, "Street A" meets the requirements of this Subsection. The street has been designed to facilitate direct access to and from SW 133rd Avenue for the residents of Wilson Ridge No. 2 subdivision. Intersection angles. As shown on the plans, the proposed intersection of "Street A" and SW 133rd Avenue is 90 degrees, and meets the design standards of this Subsection. Alignment shall provide for a roughly 90 degree intersection with Batterson Drive upon eventual development/build-out of the land to the south. Aside from residential driveways, which are not subject to this Subsection, this is the only intersection proposed. Existing rights-of-way. SW Bull Mountain Road and SW 1331d Avenue are the only existing rights- of-way adjacent to the project site. Current rights-of-way meets the requirements set forth in Table 18.810.1 and the City of Tigard TSP, or will be made so via half-street improvements as illustrated in the attached plan set. M. Street names. Final name of 'A Street' shall not duplicate or be easily confused with any • existing street in Washington County. Final naming and numbering shall be subject to approval by the Director. N. Grades and curves. Grades on 'A Street' meet the requirements of Subsection N, and final grades and curve radii subject to approval by the City Engineer. 0. Curbs, curb cuts, ramps and driveway approaches. Concrete curbs and driveway aprons shall be constructed for each proposed lot or shared driveway as specified by Subsection O. 0. Access to arterials and collectors. Access to the Wilson Ridge No. 2 subdivision is provided via SW 133rd Avenue to proposed 'A Street', a local residential street anticipated to carry less than 500 VPD. The subdivision has been designed to minimize traffic conflicts to the greatest extent possible. No through traffic is possible as the construction of the new public street will serve only the 17 lots and be stubbed to the site's southern property line. Access into all residential lots shall be from the lower classification street, "A Street." Lots 1 - 9 shall be screened appropriately where possible from SW Bull Mountain Road by a 6 foot max. privacy-type fence. An adjustment is sought for driveways within the influence area of 133,d, a Minor Collector, which is discussed in detail above under 18.370.020, Adjustments. • Wilson Ridge No. 2 - SUB application 17 of 22 REVISED: DECEMBER 12, 2005 0 • • Y. Street Lighting. Street lighting shall be installed for auto, pedestrian and resident safety according to City of Tigard specifications. AA. Street cross-sections. Cross-sections of public and private streets meet the standards set forth by this Subsection and have been included in the preliminary plans for City Engineer's review. AC. Traffic Study. Preliminary indications are that the Wilson Ridge No. 2 subdivision does not require a traffic impact analysis under this Subsection. The proposal is not located at a high collision area, and the proposed 17 residential lots can typically be expected to generate only 170 vehicle trips per day. City Engineer shall make final determinations. 18.810.040: BLOCKS The Wilson Ridge No. 2 subdivision is an infill development in a semi-rural area. With the construction of 'A Street' and its eventual completion southward to Batterson Drive, a block bound by 'A Street', Batterson and SW 1331d Avenue will be formed. This block's perimeter would measure roughly 1,325 feet and is effectively halve the existing block, thereby making for a more complete transportation system and more manageable pedestrian network. 18.810.060: ADDITIONAL LOT REQUIREMENTS All lot sizes, widths, shapes, and orientation are appropriate for the location and use of the development. As shown on the plans, all proposed lots meet the design requirements of this Chapter with respect to width, depth, shape and frontage. 18.810.070: SIDEWALKS Five foot concrete sidewalk constructed to City specifications shall be installed along both sides of proposed "Street A." Sidewalk to City specification has already been completed along SW 133rd Avenue as part of the Summit Ridge/Alberta Rider School projects; and this proposal calls for the addition of sidewalks to the southern side of Bull Mountain Road, thereby completing this localized portion of the pedestrian network in the vicinity of the school. • Wilson Ridge No. 2 - SUB application 18 of 22 REVISED: DEC.:EMBER 12. 2005 9 • • 18.810.090: SANITARY SEWERS Sanitary sewer service will be provided to each lot within the site by providing new individual lateral connections to a new sanitary sewer running within the "A Street" ROW. Flow will be generally northwest to southeast, and the new sanitary sewer will turn eastward within an easement between lots 10 and 11, and then to an off-site easement along the west boundary of the Alberta Rider School site (TL 2100). At this point, the sewer will turn south, where it may connect with existing sewer in Batterson Drive to the south. 18.810.100: STORM DRAINAGE Storm water will be collected via a catch basin and pipe system to a new storm sewer running within the new ROW. Stormwater will be treated with a stormwater management vault to meet water quality requirements. Detention will be provided on-site with an underground piped system. All storm pipe shall be physically separate and independent of all sanitary pipe. Flow will be generally northwest to southeast, and the new storm sewer will turn eastward within an easement between lots 10 and 11, and then to an off-site easement along the west boundary of the Alberta Rider School site (TL 2100). At this point, the sewer will turn north, where it may connect with existing sewer in SW Bull Mountain Road to the north. is 18.810.120: UTILITIES This Section requires that overhead utility lines servicing a development to be placed underground or at the election of the developer; a fee in-lieu of undergrounding can be paid at a rate determined by the City Engineer. All new utility lines will be placed underground, and those along the project's SW Bull Mountain and SW 133rd frontages will be undergrounded or fee paid prior to issuance of building permits. • Wilson Ridge No. 2 - SUB applica ion 19 of 22 REVISED: DECEMBER 12, 2005 9 • • 18.785: TEMPORARY USES In accordance with this Section, the applicant is concurrently seeking a Type I approval to construct one (1) model home on the site to facilitate the sale of real property and show prospective buyers. 18.785.040.C states that "the Director may approve, approve with conditions or deny the use of any real property within the City as a temporary sales office, offices for the purpose of facilitating the sale of real property, or model home in any subdivision or tract of land within this City, but for no other purpose, provided the following criteria are satisfied:" 18.785.040.C.2. Model House: a. The model house shall be located within the boundaries of the subdivision or tract of land where the real property to be sold is situated. The proposed model house will be located within the boundaries of the Wilson Ridge No. 2 subdivision as defined on the site plan/pre-plat, on a lot to be created through the subdivision process. The model house will remain in place as a residence after the build-out of the subdivision. b. The property to be used for a model house shall be a permanently designed dwelling structure. The proposed model house will be a permanently-designed dwelling structure which will remain upon build-out of the subdivision'. The model house shall be • used for no other purpose than as stated in the Code per the terms set forth by this Section, and remain as a residential dwelling. The applicant is requesting that this document serve as application for model home as well as land use. • Wilson Ridge No. 2 - SUB application 20 of 22 REVISED: DECEMBER 12, 2005 • BULL MOUNTAIN COMMUNITY PLAN The Bull Mountain Community Plan states: "The Bull Mountain Community Plan is one of a number of planning elements which in total comprise the Washington County Comprehensive Plan. The Bull Mountain Community Plan is an area and site specific application of County Comprehensive Planning policy and a description of community development activities envisioned for the Planning Area." The Plan continues: "The unincorporated portion of the County within the metropolitan area regional Urban Growth Boundary and outside of city planning areas is divided into a number of Community Planning Areas. The Bull Mountain Community Planning Area is one such planning area." A component of the Washington County Comprehensive Plan, the Bull Mountain Community Plan is County policy document, which is guided by County Development Code for unincorporated areas. Being that the City of Tigard, through intergovernmental agreement, has review authority for this area and requires annexation into the City as a condition of approval; it is the applicant's assertion that the Bull Mountain Community Plan does not apply to this site. That is, the applicant has filed an annexation application concurrently with this land use application; and the site will be within City limits -not unincorporated Washington County- before development occurs or land use decision is final. Therefore, a County policy can not apply to land use activity within the City of Tigard limits. • • Wilson Ridge No. 2 - SUB application 21 of 22 REVISED: DECEMBER 12, 2005 0 0 • Nonetheless, City Planning staff has requested that the applicant address Design Element 5 of the Summit and Slopes sub-area: 5. Because trees are such an important natural and scenic resource on Bull Mountain, development in areas of standing trees shall be designed to minimize the number of trees to be cut. At the time of development no more than fifty percent of the mature standing trees (six inch diameter or greater) shall be removed from any parcel. RESPONSE: Again, the applicant wishes to assert that the elements of the Bull Mountain Community Plan are not applicable as the project site will be within City limits prior to final land use decision or development activity. However, as the City has accepted in previous applications/decisions, the site does not contain "stands" of existing trees. All existing trees within the Wilson Ridge no. 2 subdivision are proposed to be removed as they are located outside any sensitive or sloped areas and within the limits of grading for streets, home sites and building envelopes. In such a case, loss of healthy trees greater than 12" in caliper shall be mitigated on-site on a 1 inch:1 inch basis per Tigard code using similar species as available. Caliper of replacement trees shall be at least 1-'/2" per Bull Mountain Community Plan. The intent of the Bull Mountain Plan is clearly to preserve old growth and/or stands of trees. There are no such "stands" of trees on the project • . site. The requirement for retaining 50 % of "mature" trees would therefore not apply. There are a total of 27 landscape and orchard trees on site greater than 12" in diameter that are scattered throughout the site in an isolated fashion. Therefore, the applicant would argue that no "stands" of trees exist. Still, mitigation will be provided for the removed trees, to occur within the 17 individual residential lots, as conceptually illustrated by the tree plan included as part of the enclosed plan set. As has been acceptable on previous applications, exact locations of final installations will be determined at the time of the permit. SUMMARY/CONCLUSION The proposed Wilson Ridge 2 subdivision complies with all applicable elements of the Comprehensive Plan and Development Code, or seeks the appropriate adjustment to accommodate the design. The proper steps have been taken to ensure compatibility with the established neighborhood character within the context of existing City of Tigard R-7 zoning. The design and number of lots proposed meet the density requirements of the site; and adequate public facilities and services exist, or are proposed, to serve the development. All utility and street improvements shall be constructed to City and other applicable standards. The proposed subdivision will create housing in a manner consistent with, and complementary to, the surrounding residential developments and • complaint with zoning parameters. The applicant therefore respectfully requests that this application for subdivision with adjustments be approved. Wilson Ridge No. 2 - SUB application 22 of 22 REVISED: DECEMBER 12, 2005 • • . Wilson Ridge no. 2 SUB application 41 Pre-Application Notes December 13, 2005 • • • } r.. .tt+ 1Y - r' ! t rrror Egon a ..TR`E OT t1~. ent ttat oi`` `etin• _ii~es.~~a Y`d 4jilet ~~tw~~a:,. _ M~ r~ ..r~ Va1r f9,~.Si~:: ii`}`~lonih'~(7~ .Z. .:,f,.=~:r:~.,~-~z•~~.: PRE-APP. MTG. DATE: ? STAFF AT PRE-APP.: t~ O RESIDENTIAL APPLICANT: J' r*44z a^°~^ AGENT Phone: 0,i ~C>) 3 i8 7 - 716-sz Phone: ( PROPERTY LOCATION: ADDRESSIGENERAL LOCATION: 1 ~5 r 3 A TAX MAP(S)ILOT #(S): ? 3 j y q i c r%L rGG, NECESSARY APPLICATIONS: PROPOSAL DESCRIPTION: COMPREHENSIVE PLAN- MAP DESIGNATION: !1'~ZJ G ~•2r /.~~~~si t »t-~fr~ ZONING MAP DESIGNATION: ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Beier to Code Section 18. MINIMUM LOT SIZE: ~TOV M. ft. Average Min. lot width: 4`0 ft. Max. building height: 11--ft . Setbacks Front I ft. Side 6- ft. Rear i 5- ft. Comer j r_ ft. from street. MAXIMUM SITE COVERAGE: 47r~-:; c:P% Minimum landscaped or natural vegetation area: zcr' GARAGES: ~-?-U ft. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE. APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN. 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION 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. Meeting is to be held prior to submitting your application or the application will not be accepted * 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. CITY OF TIGARD Pre-Application Conference Notes Residential AppkauoWlanning Division section Page Of 9 [J NARRATIVE [Refer.to Code Chapter 18.3901 . The APPLICANT SHALL SUBMIT A NARRATIVE which provides. findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reas; 'o • consider an application incomplete and delay review of the proposal. The applicant should rE N the code for applicable criteria. IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN 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. ACCESS [Refer to Chapters 18.705 and 18.7651 i Minimum number of accesses: I/w;: r Minimum access width: i'37" Minimum pavement width:- >0' ❑ WALKWAY REQUIREMENTS [Beier to Code Chapter 183051 Within all ATTACHED HOUSING.(except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.7151- SEE EKAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated- by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1; R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. O MPLE 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 43,560 sq. ft. of gross site area 8,712 sg. ft. (20%) for public right-of-way NET. 34,848 square feet 3.050 (minimum lot areal 11A Units Per Acre Multi-Family 43,560 sq.. ft. of gross site area _6;534 sq. ft. (15%) for public right-of-way NET: 37,026 square feet 3.050 (minimum lot areal 12.1 Units Per Acre The Development Code requires that the net site area eAsttor the next whole dwelling unit NO ROUNDING UP IS PERMITTED. Miaimnm Project Density is 80% of the maximum allowed density. TO DETERMINE THIS STANDARD, MULTIPLYTHE MAMMUM NUMBER OF UNITS.By.8. CITY OF TIGARD Pre-Application Conference Notes Residential Apptication/Planning Division section Page 2 of 9 SPECIAL SETBACKS (Refer tilde Section 183301 - ➢ STREETS: feet from the centerline of ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. • ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. 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 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.] ❑ FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 183301 MAXIMUM HEIGHT OF 1Y2 STORIES or 25 feet, whichever is less in most zones; 2'/z stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. ❑ BUFFERING AND SCREENING [Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width.. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may onl ' be occupied by • vegetation, fences, utilities, and walkways. Additional information on required' buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT.OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING [Refer to Code Chapters 18.145,18.765 and 18.7051 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 (6) feet -of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) 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 (1) TREE FOR EVERY SEVEN (7) 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. ❑ RECYCLING [Refer to Code Chapter 183551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE • SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride, Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Confererice Notes Page 3 of 9 Residential Applicafion/Planning Division section PARKING [Refer to Code Chapterst765 918305] 0 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. 11/➢ Single-family............ Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. ➢ Multiple-family......... Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall. provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ 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 [Refer to Code Section 183651 `BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. . ❑ SENSITIVE.LANDS [Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE'POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO . AREAS WITHIN THE .100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas and their boundaries is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ _ STEEP SLOPES [Refer to-Code Section 18.775.070.C1 When -STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and' investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.0. CLEANWATER SERVICES 1CWS1 BUFFER STANDARDS (Refer to R &0 96-44/111SA Regulations -Chapter 31 LAND DEVELOPMENT ADJACENT :TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer'wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR identifies the required widths: WIDTH is dependent on the sensitive area. The following ,,,cle • • • CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section TABLE 3.1 VEGETATED CORRIDOR WI01116 • • ° SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESO LUTION & ORDER 96-44 1 -°s I IT O SEhiS LTiVE: AREA' N;~ SI- F QPE ~D9 A CFNT ED - M . . . •i3 r:w _ AREA ' CORRIDQR'ERSIDE • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to <100 acres 25 feet ♦ Existing or created wetlands <0.5 acre - 25 feet ♦ Existing or created wetlands >0.5 acre <25% 50 feet ♦ Rivers, streams, and springs with year-round flow ♦ Streams with intermittent flow draining >100 acres ♦ Natural lakes and ponds ♦ Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet >50 to <100 acres 50 feet ♦ . Existing or created wetlands >25% Variable from 50-200 feet. Measure ♦ Rivers, streams, and springs with year-round flow in 25-foot increments from the star-tin ♦ Streams with intermittent flow draining >100 acres point to the top of ravine (break in ♦ Natural lakes and ponds <25% slope), add 35 feet past the toy of ravine3 'Starting point for measurement = edge of the defined channel (tankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor, shall not serve as a starting point for measurement. 2vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. s.r.he vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of.any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions -necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider. Letter is not required. SIGNS [Refer to Code Chapter 183801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the' City of Tigard.- A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height 'beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. . TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18390.030.CJ • 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, partition, site development review, planned development, or conditional use is filed. Protection.is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of f Rdsideniial Applicafion/Planning Division section THE TREE PLAN SHALL INADE the following: ➢ Identification of the location, size, species, and condition of all existing trees.greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inch, n caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D accol...tg to the following -standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires.a mitigation program according to Section 18.150.070.D. of no net loss of trees; 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 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; 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 18.790.060.D. MITIGATION [Refer to Code Section 18.790.060.0 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 reaso y • 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. CLEAR VISION. AREA (Refer to Code Chapter 18395) The City requires that CLEAR VISION AREAS BE- MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. Thf. ~ • of the required clear vision area depends upon the. abutting street's functional classification an(, y existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any. obstructions in these areas. CITY OF TIGARD Pre=Application Conference Notes Page 6 of 9 Residedd AppkatonlPlanning Division Section FUTURE STREET PLAN AND EXT&ON OF STREETS [Refer to Code Sectio*810.03013 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. [ ADDITIONAL LOT DIMENSIONAL REQUIREMENTS . [Refer to Code Section 18.810.0601 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. is • The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/2 times the minimum lot size of the applicable zoning district. BLOCKS [Refer to Code Section 18.810.0901 . The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center 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 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS _ 18.330 (conditionai use) 1.8.340'(Diredors lnterpretatwn) 18.350 (planned Developmeno _ 18.360 (Site Development Review) 18.370 (vadanceslAdjustmerds) 18.380 (zoning maprre)dAmendmerits) 18.385 (Mweitaneous Permits) .i 18.390 (Decision Making ProceduresAmpact study) 18.410 (trn line Adjustments) _ 18.420 (Land Partitions) 18.430 (Subdivisions) 18.510 (Residential Zoning Districts) _ 18.520 (Commercial Zoning D'eal&) _ 18.530 (industrial zoning Districts) CITY OF TIGARD Pre-Application Conference Notes Residential AppkatlorManning Division Sedon 18.620 (Tigard Triangle Design Standards) 18.630 (wastungton square Regional center) 18.705 (AccesslEgmssicinmiation) 18.710 (AcessoryResidential Units) 18.715 (Density computations) 18.720 (Design compamirdy standards) _ef 18.725 (Environmental Performance Standards) 18.730 (Exceptions To Development standards) 18.740 (Historic overlay) 18.742 (Home occupation Permits) t- 18.745 (Landscaping & Screening Standards) 18.750 (ManufacturedlMobd Home Regulations) 18.755 (Mbced sold waste/Recyciing storage) 18.760 (Nonconfoning Situations) V~18.765 (off-streetparktrrg&oading Requiremeni 18.775 (Sensitive Lands Review) 18.780 (signs) - 18.785 (Temporary use Permits) _Z-18.790 (Tree Removal) . 18.795 (Visual Clearance Areas) 18:798 (Wireless Communication Facilities) 18.810 (sheet & utility improvement standards) Page 7 of 9 ADDITIONAL CONCERNS OR COMMENTS: • i PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission recommendation on the proposal to the City Council. held by the City Council. with the Commission making a An additional public hearing shall be 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 _offat_the counter without .Plannina ivlsion acceptance may be returned. The Plannina counter closes at 5:00 PM. 40 • • CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residenfkg Appkafon/Planning Division Section The Planning Division and Engineering Department will perform a preliminary review c "a application and will determine whether -an application is complete within 30 days of the cc,_.:;cer submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. a The administrative decisli or public hearing will typically occur"~fpproximate ly 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-day public appeal eriod follows all land use decisions. An appeal on this matter would a heard by the Tigard F' ism A basic flow chart which illustrates the review process s avai able f Korn the* Planning Division upon request. Land use applications requiring a'public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. 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. • SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants 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. I 13131MIN6 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 IT IS OBTAINED). The conference and notes cannot cover all uoae requirements ana aspects reiateu w site planning that should apply to the development of your site plan. Failure of the staff to provide information required b 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 ack anv rnipstions of Citv staff relative to Code requirements prior to submitting an application. AN 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 CONFERENCE' (unless deemed as unnecessary by the Planning Division). PREPARED BY: OTY OF TIGA&d PWNI0 DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE 503-639-4171 FAX.' 503-6841297 EMAIL mfrs first name @ci.tigard.or.us TITLE 18 (CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE) INTERNET ADDRESS: www.Cl.tigard.or.us Mpattyhasters\Pre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Applicalon/Ranning Division Section PRE-APPLICATION CONFERENCE NOTA ➢ of'ngargL Oregon shapi gAaeaffComm2 y II IC FACILITIES Tax Maolsl: 2S109AC Tax Lot(s): 1900 Use Type: SUB 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: ® SW Bull Mountain Road to 35 feet from centerline (3-lane Collector) ® SW 133`d Avenue to 27 feet from centerline (Neighborhood Route) ® SW Interior Street to 54 feet (Local) ❑ SW to feet Street improvements: ® Half street improvements will be necessary along SW Bull Mountain Road, to include: ® 23 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: TIGARn Pre-Appricatfon Conference Notes Page 1 of 6 ageepanmeatsecuon 6 e ~ 40 • • Z Half street improvemelowill be necessary along SW 133rd tenue, to include: ® 16 feet of pavement from centerline (24 feet total is the minimum required) • ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ® Full street improvements will be necessary along SW Interior Street, to include: ® 32 feet of pavement from curb to curb ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: • ❑ street improvements will be necessary along SW , 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. ❑ Other: ❑ street improvements will be necessary along SW , 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. CITY Of TIURO Pre-Application Conference Notes Page 2 of 6 Englneertng Department Section ❑ Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currer",, practical, the improvements may be deferred. In such cases, a condition of development apprc • may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2,) Overhead Utility Lines: ® Section 18.810.120 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 $ 35.00 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 Bull Mountain Road -and 133rd Avenue. The City Engineer expects that developments will place the utilities underground. Any request to pay the fee-in-lieu must be approved by the City Engineer. Prior to issuance of building permits, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. • Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Batterson Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the public sewer to the property limits to serve unsewered parcels upstream The applicant shall contact CWS for review and approval of the proposed sewer system and connection to the existing CWS system. Water Supply: The City of Tigard (Phone:(503) 639=4171) 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 (South Division) [Contact: Eric McMullen, (503) 612-7010] 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. • TIGUB Pre-App6cadon Conference Notes Page 3 of 6 lap UepamnentSeoUoo 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. The applicant shall submit plans and calculations to both CWS and the City of Tigard for review. CWS will issue the permits for the public storm sewer. Detention will likely be required. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) 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 impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of 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. • Submit plans and calculations to both CWS and City of Tigard for review. CWS will issue the permits for the wafer quality facility. 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. 1) Must provide preliminary sight distance certification for new public street with the Land Use application. 2) Must address 18.705.030.H.2, 3 & 4. 3) Provide future street plan and profile for extension through Larson property to the south. • CITY Of TICARD Pre4Wptlcation Conference Motes Page 4 of 6 :nglneering Department Section 'FIC IMPACT FEES In 1990, Washington County adop ed a county-wide Traffic Impact Fed4kIF) 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 calculatioi. • the TIF is based on the proposed use of the land, the size of the project, and a general use based tt, 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. Pay the TIF. ZITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit.from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout'the life of ' is permit, and will either ..refund any remaining portion of the deposit, or invoice the Permittee in ca_. where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security.. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PR 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. Fora 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 commerc.i-, industrial and multi-family projects. This permit will also be required for land partitions where' ; ; • 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 . TIGARD Pr PFICadon Conference NOW Page 5 of 6 R9 Department Section cases where the lot y are working on has slopes in4rcess of 20% and foundation excavation material is 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. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by 'the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each • homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY. . Phone: Fax: IEPARTMENT STAFF 15031639-4111 15031624-0152 • 2"7 -0.S DATE document2 Revised: September 2, 2003 • CITY OF TIGARD Pre-APPIWation Conference NOW Page 6 01 6 Engineering Department Section ^:{yti C r•5^ - ~7. Y. - [PRE-AFF. MTG. DATE: TAFF AT PRE-APP.: 6 P I/ RESIDENTIAL APPLICANT: AGENT:: Phone:( 1 Phone: PROPERTY LOCATION: 6DRES9GENERAL LOCATION: < 3z S' ~ 1 l • TAX MAP(S)ILOT #(S - -7- S l G 9- r- d 19, & NECESSARY APPLICATIONS: • 5~ r t PROPOSAL DESCRIPTION: 16-1-or COMPREHENSIVE PLAN MAP DESIGNATION: i>~yi►'f 1~~~-9iZ~~~ p~?~7 i;t~ ZONING MAP DESIGNATION: 6`7 ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 16. MINIMUM LOT SIZE: S'V 'Vsa- ft. Average Min. lot width: r'a ft. Max. building height: ft. Setbacks: Front 1 S ft. Side ft. Rear 15' ft. Corner /v ft. from street. MAXIMUM SITE COVERAGE: Av % Minimum landscaped or natural vegetation area:~d GARAGES: ft. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting HandouU THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN. 500' FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION 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. Meeting is to be held prior to submitting your application or the application will not.be accepted. • 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 applidation. CITY OF TIGARD Pre-Application Conference Notes Paoe 1 of 9 0 r:_ t _ r 4ARp; :I w:0 Nf. :Ij _ o-, , :°Lbi~ria ?3'ee.~{(} Amen : E _ _ i~f ~.t:. "'L' :~`a^ :A .5/, ~t.'r~••$.}'... ...yS ~.,i' ~"_,~,~r'~Et~CT•{~Ommuni es:~~r,:e~ ~[a~i¢~.ior ~Si~: 6' ~ ~M.oiitfi~ _ : - , •y,, . : : ~ r• . . '~eQ~ijW NARRATIVE [Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides- findings based on the applir-hle approval standards. Failure t6 provide a narrative or adequately address criteria would be rea' io • consider an application incomplete and delay review of the proposal. The applicant should rlr..zw the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN 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. - - 'ACCESS [Refer to Chapters 18.705 and 183651 Minimum number of accesses- Minimum access width: t I Minimum pavement width: ❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 183051 Within all ATTACHED HOUSING.(except two-family dwellings) and multi-family developments, each residential. dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. RESIDENTIAL DENSITY CALCULATION [Refer to Code. Chapter 18.7151- SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated: by dividing the--net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including:' ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1; R-2,'R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. 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 43,560 sq. ft of gross site area 8.712 sq. ft. (20%) for public right-of-way NEV: 34,848 square feet NET: 3.050 (minimum lot areal - = 11A Units Per Acre = Multi-Family 43,560 sq, ft of gross site area 6.534 sca. ft. (15%) for public right-of-way 37,026 square feet - 3.050 (minimum lot are 12.1 Units Per Acre * The Development Code requires that the net site area existfor the next whole dwelling unit NO ROUNDING UP IS PERMITTED. Minimum Project Density is 80% of the maximum allowed density. TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.B. • • CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 SPECIAL SETBACKS [Refer t Code Section 183301 ➢ STREETS: . feet from the centerline of ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. • ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. 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 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements] ❑ FLAB LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapter 183301 MAXIMUM HEIGHT OF 1'/Z STORIES or 25 feet, whichever is less in most zones; 2% stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. BUFFERING AND SCREENING (Refer to Code Chapter 18.1451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; 'these are often • advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required' buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT.OBSCURING SCREENING IS REQUIRED ALONG: eY LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 183051 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 (6) feet,-of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) 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 (1) TREE FOR EVERY SEVEN (7) 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. ❑ RECYCLING [Refer to Code Chapter 183551 • Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is, prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 PARKING [Refer to Code Chapters •365 $18 .7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family............ Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. ➢ Multiple-family......... Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall. provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN .50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ 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 appropnate sign shall be posted. ❑ BICYCLE RACKS [Refer to Code Section 183651 'BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL- AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ . SENSITIVE LANDS [Refer to Code Chapter'18.7751 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries is the responsibility of the applicant Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS ❑ . STEEP SLOPES [Refer to-Code Section 18.775.070.C1 When -STEEP SLOPES exist, prior to issuance of a final order; a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall 'be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. • • CLEANWATER SERVICES [CWSI BUFFER STANDARDS [Refer to R a 0 96-44/USA Regulations - Chapter 31 LAND DEVELOPMENT ADJACENT.TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer'wide enough to protect the water quality functioning of the sensitive area. • Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. :The following table identifies the required widths: CITY .OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential MokalionlPlannina Division Section .TABLE 3.1 VEGETATED CORRIDOR WIDTHS • twUnk: taws UntuM A;MU GUMS INUt:11UM STAMUARUS MANUAL/RESO LUTION ORDER 96-44 '•'L:3b• .i'.:?:+*.• ,c.t.: ~Nti . 7~:• _ _ .~j'r. '.i,.QP S~ € ADJ. ' A.CENT ETA :.ED - (3'SENSIT.IVE AREA z CORRIQR°PfZ~SIDE ♦ Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to <100 acres 25 feet ♦ Existing or created wetlands <0.5 acre - 25 feet ♦ Existing or created wetlands >0.5 acre <25% 50 feet ♦ Rivers, streams, and springs with year-round flow ♦ Streams with intermittent flow draining >100 acres ♦ . Natural lakes and ponds ♦ . Streams with intermittent flow-draining: >25% 10 to ic 50 acres 30 feet f >50 to <100 acres 50 feet ♦ . Existing or created wetlands >25% Variable from 50-200 feet. Measure ♦ Rivers, streams, and springs with year-round flow in 25-foot increments from the startin ♦ Streams with intermittent flow draining >100 acres point to the top of ravine (break in ♦ Natural lakes and ponds <25% slope), add 35 feet past the tol -of ravine3 'Staling point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor, shall not serve as a starting point for measurement. ?'Vegetated corridor averaging or reduction' is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. • 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor. NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor. IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter' PRIOR TO SUBMITTAL of any land use applications, the -applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider. Letter is not required. SIGNS [Refer to Code Chapter 183801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the' City of Tigard.- A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.190.030.03 • 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 fora subdivision, partition, site development review, planned development, or conditional use is filed. Protection.is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 THE TREE PLAN SHALL INCLUDE the following: • ➢ Identification of the location, size, species, and condition of all existing trees.greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inch. 'n caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following -standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; 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 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; 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 18.790.060.D. MITIGATION [Refer to Code Section 18390.060.E1 REPLACEMENT OF.A TREE shall take place according to the following guidelines: A replacement tree shall be a substantially similar species considering site characteristic ➢ If a replacement tree of the species of the tree removed or damagpq is not reasol _Jly 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. CLEAR VISION. AREA [Beier to Code Chapter 18.7901 The City requires that CLEAR VISION .AREAS BE MAINTAINED BETWEEN THREE (3) EIGHT (8) .FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. ThE =e of the required clear vision area depends upon the. abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas -on the site plan, and identify any. obstructions in these areas. • • • CITY OF TIGARD Pre=Application Conference Notes Page 6 of 9 C...:.I....f...1 A....1:....f.....I f1i...•n. Q-4;- FUTURE STREET PLAN AND El(1 0NOF STREETS [Refer to Code Section 18.810.030.F.1 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. j AODITIOHAL LOT DIMEHSIOHAL REQUIREMENTS [Refer to Code Section 16.8i0.0601 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 2Y2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/2 times the minimum lot size of the applicable zoning district.. BLOCKS [Referto Code Section18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center 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 330 feet are -permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330 (condr6onat use) _ 18.340 prectois interpretation) 18.350 (Planned Development) 18.360 (site Development Review) _ 18.370 (VariancoAdlrstments) _ 18.380 (zoning MapfTextArrendments) 18.385 (wiscetlaneous Permits) -jG /l 8.390 (Derision MaWg Pnxedunesnmpact study) _ 18.410 (tat une miiustments) 18.420 (land Partitions) .430 (subdivisions] x/18.510 (Residential Zoning Districts) 18.520 (commercial zoning Districts) _ 18.530 (industrial zoning Districts) • EwS1 " 18.620 (Tigard Triangle Design Standards) /18.630 (wastiington square Regional center) y 18705 (AccesslEgnessmmiation) 18.710 (Acoessory Residential units) _~Z 18.715 pertly computations) /18.720 (Design compatibility Standards) ___)L 18.725 (Environmental Performance Standards) '18.730 (Exceptions To Development standards) 18.740 (Historic overtay) / 18.742 (Home occupation Permits) Y 18.745 (Landscaping & Screening Standards) 18.750 Nlanufachuedl til Home Regulations) 18.755 (Maed sold wastelRecydmg storage) 18.760 (Noneontorming situations) 18.765 pff_street Pa*ing&oadmg Requirements - 18.775 (sensitive Lairds Review) 18.780 (signs) 18.785 (Temporary Use Permits) 18.790 (Tree Removal r 18.795 (Vsual clearance Areas) 18.798 effheiess communication Facilities) ✓18.810 (street & UaT Improvenrent Standards) CITY OF TIGARD Pre-Application Conference Notes QaoP 7 of 9 ADDITIONAL CONCERNS OR COMMENTS: r n - • d1i)lL ~?..~L~.~'L~/, r7 v`.tG^!. S U' •~LL. : a'~.~f ,.~1 „ Idi : p ~ „ „ _ _ 4e PROCEDURE ✓ Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public , hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. 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 b mail or dropped off at the counter without.Plannin Division -acceptance ma be returned. The Planninq counter c oses at 5:00 PM_ Maps submitted with an a Iication shall be folded 1N ADVANCE to 81/2' x 11". One 8'/2' x 11" map o a proposed project shall also be submitted or attachment to the sta report or administrative decision. Applications with'unfolded maps shall not be accepted, • The Planning Division and Engineering Department will perform a preliminary review o, ie 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. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residedal Awrication/Plannina Division Section 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-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard vz-_Z, ( - ; - . A basic flow chart which illustrates the review process is ava' ablefibm the*Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. 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. SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval rreservation 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. 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.SY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). The conference and notes cannot cover all Code requirements and aspects relatea to PLEAS NOTE.,- 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. AN 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 CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: CITY OF TIGARD IGN ING #,Fa- SION STAFF PERSON HOLDING P.RE-APP. MEETING PHONE: 503-639-4171 503-684-7297 EMAIL: (hairs rirst name)@a.6gard.or.us • TITLE 18 (CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE) INTERNET ADDRESS: www.ci.tigard.or.us HApattyhasferslPre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section: preapp.eng) Pane 9 of 9 CITY OF TIGARD Pre-Application Conference :Notes PRE= PPLICATION`C,ONFERENCE :NOTES EHI NG SECTION \ :CltyoCilgaN Orego ENGIN.... ~m~e?Prnt Shagzng A: Briley h :tea A ~9 PUBLIC FACILITIES Tax Map[s): 2S109AC Tax Lolls): 1900 Use Type: SUB 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 is (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Bull Mountain Road to 35 feet from centerline (3-lane Collector) ® SW 133` Avenue to 27 feet from centerline (Neighborhood Route) ® SW Interior Street to 54 feet (Local) ❑ SW to feet Street improvements: ® Half street improvements will be necessary along SW Bull Mountain Road, to include: ® 23 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities Z. 6-foot concrete sidewalk with 5 foot planter strip • , ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: CITY Of TIURO Pre-APPUC211300 Conference Notea Page 1 of 6 Ennlneertne DenfrtmentSEWon ® Half street improvements will be necessary along SW 133 Avenue, to include: ® 16 feet of pavement from centerline (24 feet total is the minimum required) ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ® Full street improvements will be necessary along SW Interior Street, to include: Z 32 feet of pavement from curb to curb ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , 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. ❑ Other: ❑ street improvements will be necessary along SW , 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. I • ' TIGARD Pre-Application Conference Notes Page 2 of 6 Ing Department Section ❑ Other: 0 • Agreement for Future Street Improvements: . • In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: ® Section 18.810.120 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 $ 35.00 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 Bull Mountain Road and 133`d Avenue. The City Engineer expects that developments will place the utilities underground. Any request to pay the fee-in-lieu must be approved by the City Engineer. Prior to issuance of building permits, the applicant shall either place these utilities • underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Batterson Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the public sewer to the property limits to serve unsewered parcels upstream The applicant shall contact CWS for review and approval of the proposed sewer system and connection to the existing CWS system. Water Supply: The City of Tigard (Phone:(503) 639-4171) 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 (South Division) [Contact: Eric McMullen, (503) 612-7010] 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. CITY Of TIGARD Pre*Pfication Conference Notes Page 3 of 6 EnnineeHno nanarnnent Section 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 ens, • that the proposed system will accommodate runoff from upstream properties when fully developed. The applicant shall submit plans and calculations to both CWS and the City of Tigard for review. If annexation has not occurred prior to the submittal of the Land Use application, then the approvals and permits shall be issued by CWS. Detention maybe required by CWS. If the parcel is annexed prior to the submittal of the Land Use application the City will review, approve and issue the permits and detention will be required. A connection permit from CWS will still be required if connecting to the system in Batterson Street. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) 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 impervious' surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of 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 developmP-+, application. It is anticipated that this project will require: • ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. See notes above regarding annexation. 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. 1) Must provide preliminary sight distance certification for new public street with the Land Use application. 2) Must address 18.705.030.H.2 - The proposed street and any proposed driveways must be 150 feet from the ROW of BMR. 3) Must address 18.705.030.H.3 - Minimum spacing of driveways and streets along a Collector (BMR) shall be 200 feet. There shall be no direct access to BMR from lots 1- 5. 4) Must address 18.705.030.H.4 - Minimum spacing of local streets along local streets shall be ' • feet. TICARD Pre-Application Conference Notes Page 4 of 6 ag Department SecUen TRAFFIC IMPACT FEES 0 0 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. Pay the TIF. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A • deposit is collected with the application, and, the. City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: It an PFI 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 CITY OF TIGARD Pre-AppDcation Conference Motes Page 5 of 6 Engineering OeDartment Sectlea cases where the lot they a working on has slopes in ex9s of 20% and foundation excavation material is not to a hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issvAd after, or concurrently with, the SIT permit. 1 • 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. IING PIAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, er • homebuilder will be required to submit a specific site and. floor plan for each lot. The site plan s include topographical contours and indicate the elevations of the comers of the lot. The builder shall also indicate the proposed elevations at the four comers of the building. PREPARED BY: September 2, 2003 ENGINEERING DEPARTMENT STAFF DATE Phone: (5031639,4171 Fax: . 15031624-0752 ) 0 TIGARD Pre-Application Conference Notes page 6 of 6 ag Department section • Neighborhood Meeting is Wilson Ridge no. 2 SUB application December 13. 2005 • 00`-alpha COMMUNITY DEVELOPMENT Wilson Ridge No. 2 Neighborhood Meeting Notes • October 25, 2005 Location: Christ the King Lutheran Church, 11305 SW Bull Mountain Rd. Meeting called to order at 7:05 p.m. Presenters - John Marquart (JM), Alpha Community Development Wendy Hemmen (WH), Venture Properties JM and WH introduced themselves and welcomed participants. JM read the City of Tigard prepared statement required for neighborhood meetings, and gave some background related to the previously-presented 10-lot subdivision plan for TL 1900. He then explained that the developer, Venture Properties, has since acquired TL 2000 and now plans a 16-lot subdivision. The 16-lot presentation included a discussion of: site location and vicinity, existing conditions, site zoning/ density requirements, lot count and layout, public street improvements, preliminary utility locations, other general site and project characteristics, and the potential for street-spacing adjustment between Bull Mountain and the new public street. The meeting was then opened for questions from the audience. question: Will there be a fence along Bull Mountain? • (WH): Yes, there will be, but final design has not been performed. question: Will half-street improvements be performed on Bull Mountain? (JM): Yes. Curb, gutter, sidewalks, planter strip and wider pavement will be installed similar to what has recently occurred at Alberta Rider School. comment: Those street improvements will be a nice improvement to the area. question: Is a traffic impact study required? (JM): Determination will be made by Tigard Engineering, but preliminary indications are that 16-lots will not generate enough traffic to require a study. question: Will there be stop signs or traffic lights added to 133rd or Bull Mountain? (JM): Again, final determination will be by Tigard, but it is not likely. question: What is the project timeline? (WH): We expect to submit land use application this week. If all goes well, we expect to start construction in April/May, 2006 with a roughly 90-day construction schedule. 0.1 Plaza West - Suite 230 - 9600 SW Oak - Portlcnd - Oregon 97223 Office 503 452-8003 - Fax 503 452-8043 www.alphocommunity.com al P h a COMMUNITY DEVELOPMENT • question: Why does the street dead end at the south boundary? (JM): The street is necessary to provide frontage/access to all lots throughout the subdivision, and is stubbed in order to provide oportunity for future extension/connectivity south to Batterson Drive. question: How large will the houses be? (WH): Homes will be roughly 3,000 square feet. question: Will there be a single builder or will the lots be sold piecemeal? (WH): There will be one builder, likely Don Morissette Homes. question: Will your sidewalk on Bull Mountain connect with existing? (JM): Yes. With this project, there will be sidewalk connecting 1331d all the way to Alberta Rider School. comment: That connectivity will be nice for children and all pedestrians. question: What is the tree removal situation? (JM): There are 38 existing trees on the entire site (TL 1900, 2000), all of which will be removed to accommodate grading, streets, utilities and home sites. Mitigation will be performed in accordance with Tigard code. is question: Will there be any driveways onto Bull Mountain? (JM): No, all residential driveways will take access internally from the new street. (WH): Additionally, the 3 existing curb cuts will be closed/removed. comment: Less driveways onto Bull Mountain will actually make it easier for us to use our driveways. • Plaza West - Suite 230 - 9600 SW Oak - Portland -.Oregon 97223 Office 503 452-8003 -,:ax 503 452-8043 www.alphocornmunity.com • • • NEIGHBORHOOD MEETING SIGN-IN SHEET f . j - t ~ ~i f~ !~t~~+1!"► r~ 5 - £ K P . , ~NFr'T~p.- ~_„_F~ ~ J ; j ~ Y ~y .M ~,y a So~~ v a(oon ow sw 5T. Z J ~02TI~AND OtZ q? 223 ~Ko J 4 1.3 mt~ y DATE: October 25, 2005 PROJECT: Wilson Ridge No. 2 402-027 is • -al h a • COMMUNITY DEVELOPMENT October 10, 2005 RE: PROPOSED 16-LOT SUBDIVISION (SINGLE FAMILY DETACHED DWELLINGS) TAX MAP 2S1 09AC, 2000 & 1900 Dear Resident: Alpha Community Development is representing the developer of the property described above. A neighborhood meeting was held September 13th to discuss a 10-lot subdivision on TL 1900. The developer has now secured additional property (TL 2000).in order to develop a 16-lot residential subdivision. This property is currently zoned R-7 (5,000 sq. ft. minimum lot size). Prior to applying to the City of Tigard for the necessary approvals, we would like to discuss the proposal in more detail with the surrounding property owners and residents. The purpose of this meeting is to provide a forum for the applicant and surrounding property owners / residents to review the proposal and to identify issues so that such • issues may be considered before the formal application is turned in to the City. You are invited to attend a meeting on: October 25, 2005, 7:00 p.m. Christ the King Lutheran Church Rainbow Room 11305 SW Bull Mountain Road Tigard, OR 97224 E Please note that this will be an informal meeting on preliminary development plans. These plans may be altered prior to the application to the City. Depending on the type of land use action required, you may also receive future notice from the City of Tigard for you to either participate with written comments and/or an opportunity to attend a public hearing. Should you have any questions regarding this proposal, please call me at 503-452-8003. E E Sincerely, 0 L-) rc Jeff Vanderdasson, P.E. • Project Manager enclosures Plaza West, Suite 230, 9600 SW Oak, Portland, Oregon 97223 [r] 503-452-8003 [F] 503-452-8043 FREQUENTLY ASKED City of Tigard NEIGHBORHOOD MEETING QUESTIONS s Community ~ c~tty What Is The Purpose Of This Neighborhood Meeting? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of. their proposed development and to let them know what issues or concerns you have in regard to their proposal. What Happens After The Neighborhood Meeting? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so -there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. r all types of applications, property owners within 500 feet of the subject parcels receive notice of • : public hearing (if applicable), notice of the decision, and are given the opportunity to appeal the decision. What If The-Proposal Presented At The Neighborhood Meeting Is Not What Is Actually Submitted? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is entirely different, a new neighborhood meeting would be required.. In any case; notice of decision is sent to property owners within 500 feet of the proposed development allowing them the opportunity to appeal. Now.Do I Know What Issues Are Valid? A decision is reviewed based on compliance with the Tigard Development Code. Review the development code to. familiarize yourself with what is permitted and what may . not be permitted. A copy of the development code is available for viewing at the Tigard City Library or a copy may be purchased at the Community Development Services counter. You may also contact City Planning staff and ask what the standards are for a specific issue. Be prepared, however, -that you may not LIKE all the standards, but at least you, know what they are. If a development meets the code standards, it can proceed. is iAcurpl n\julia\citi nfo2.doc following is a list of questions developed by a subgroup of the Citizen Involvement Team. Th. stions are intended to aid you in formulating your own questions for proposed development in your i. Feel free to ask more or alter the questions to address your own unique concerns and interests. ISS Nhat applications are you (the developer) applying for? When. do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? Nill the decision on the application be made by City Staff, Hearings Officer, Planning Commission or '.ity Council? How long is the process? (timing)/ kt what point in the process are citizens given notice and the opportunity to provide input? has a pre-application conference been held with City of Tigard Staff? Have any preliminary requirements been addressed or have any critical issues been identified? i What City Planner did you speak with regarding this project? (This person is generally the Planner assigned to the land use case and the one to contact for additional information). ETSS Mill there be a traffic study done? What are the preliminary traffic impacts anticipated as a result of the ievelopment and how do you propose to mitigate the impacts if necessary? • Mhat street improvements (including sidewalks) are proposed? What connections to existing strf- ire proposed? kre streets proposed to be public or private? What are the proposed street and sidewalk widths? Vhat are the emergency access requirements and what is proposed to meet those requirements? NG AND DENSITY Vhat is the current zoning? What uses are allowed under this zoning? Vill there be a re-zone requested by the developer? If yes, to what zone? iow many units are proposed for the development and what is the minimum and maximum density allowed in the zone? NAGE AND WATER QUALITY Vhat is your erosion control and drainage plan What is the natural slope of the property? What are he grading plans? s there a water quality facility planned within the development and where will it be located? Who will own and maintain the facility? S AND LANDSCAPING • Vhat are the tree removal plans and what is proposed to mitigate for trees removed? Vhat are the landscaping plans? What buffering or fencing is required and/or proposed? 2S109AD-03300 • 2S109AC-00200 0 ALVERTS ROBERT L & SHARON J GRAHAM RICKIE ALLEN TR & 14569 SW 130TH AVE GRAHAM LINDA SUE TR TIGARD, OR 97224 13400 SW BULL MOUNTAIN RD • TIGARD, OR 97224 2S109AD-03100 2S109AC-00400 BENNETT GINA M HARPER THOMAS F & CATHERINE L 14605 SW 130TH AVE 14635 SW 133RD AVE TIGARD, OR 97224 TIGARD, OR 97224 2S109AC-02300 2S109AD-03400 BERRY JEFFERY P HIRCSHMANN GUNTHER JR & MARISOL 13175 SW BULL MTN RD 14547 SW 130TH AVE TIGARD, OR 97223 TIGARD, OR 97224 2S109AC-00300 2S109AC-00500 BOSLEY DAVID A/PATRICIA L HUMMEL B W & GERALDINE B 14665 SW 133RD AVE 14695 SW 133RD TIGARD, OR 97223 TIGARD, OR 97223 2S109AD-02800 2S109AC-02400 BURTON MAXINE DEE KNUDESON KIM & 14661 SW 130TH ST REBECCA TIGARD, OR 97224 13125 SW BULL MOUNTAIN RD TIGARD, OR 97224 • )9AC-01500 2S109AC-01600 L)iL.LON DONALD L AND LARSON JAY W/MARGARET ANN O NADINE 14800 SW 133RD 14840 SW 133RD TIGARD, OR 97224 TIGARD, OR 97223 2S109AB-01700 09AC-01800 EGGER JACOB L & MARY MARCIA TRS LA_ W/MARGARET ANN 13395 SW BULL MTN RD 148 3RD TIGARD, OR 97224 T ARD, OR 4 4 2S109AC-02200 2S109AC-01700 MARGARET ANN FORAN PATRICIA A LA RRID <OR24 13145 SW BULL MOUNTAIN RD 14TIGARD, OR 97224 T , 2S109AC-01900 2S109AD-03200 GIMLIN RICK UCHERYL L LARSON TIMOTHY & JANENE PMB #305 14583 SW 130TH AVE 15685 SW 116TH AVE TIGARD, OR 97224 KING CITY, OR 97224 9AC-00100 2S109AB-00900 • `.HAM RICKIE ALLEN REVOCABLE T METZLER EDWARD J & SAUNDRA C ,HAM LINDA SUE REVOCABLE TRUST 13267 SW BULL MTN RD BY LINDA S/ RICK A GRAHAM TIGARD, OR 97224 13400 SW BULL MOUNTAIN RD TIGARD, OR 97224 2S109AB-01000 MURPHY EDWIN ELLIOTT TRUSTEE 13255 SW BULL MTN RD TIGARD, OR 97224 • 2S109AC-02600 NAHM KEVIN I & ALICE S 13135 SW BULL MOUNTAIN RD TIGARD, OR 97224 2S109AB-01100 PALMROSE DAVID H & SONU C 13265 SW BULL MOUNTAIN RD TIGARD, OR 97224 2S109AC-02000 POTTER DOUGLAS C & CHARLENE N PO BOX 231226 TIGARD, OR 97281 2S109AC-00600 RIETMAN SHAWN C & B JORINE 14715 SW 133RD AVE TIGARD, OR 97224 • )9AC-00800 MISSMILLER RONALD W & DIANE L 14845 SW 133RD AVE TIGARD, OR 97224 2S109AD-02900 STEWART RANDY A & LENORE K 7712 SW LOCUST ST PORTLAND, OR 97223 2S109AC-02500 SURVIVOR'S TRUST UNDER PRICE FAM RESIDUARY TRUST UNDER PRICE FAMLIY C ELIZABETH PRICE/LEE GODDARD SQ 4875 SW 78 AVE NO 241 PORTLAND, OR 97225 2S109AB-01400 SWAN ROBERT J DONNA B 13285 SW BULL MTN RD TIGARD, OR 97223 9AC-00700 FOR JAMES M J5 SW 133RD TIGARD, OR 97223 2S109AD-01300 • TIGARD-TUALATIN SCHOOL DISTRICT 23J 6960 SW SANDBURG ST TIGARD, OR 97223 2S109AC-02100 TIGARD-TUALATIN SCHOOL DIST 23J do RIDER ALBERTA LIFE ESTATE ATTN: BUSINESS MANAGER 6960 SW SANDBURG ST TIGARD, OR 97223 2S109AC-01400 UTZ FREDERICK R MADALYN 14880 SW 133RD TIGARD, OR 97223 2S109AD-03000 VOYDAT JOSEPH B & BETHANY L 14627 SW 130TH AVE TIGARD, OR 97224 2S109AB-01600 WESTER JOHN W & PEREZ MARIA E 13379 SW BULL MOUNTAIN RD TIGARD, OR 97224 Charlie and Lade Stalzer 14781 SW Juliet Terrace • ard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tiqard, OR 97224 • L,r0 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 • ) 4B 115200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES (UP. I of I) (i:\curDIn\setuo\labels\CIT West.doc) UPDATED: 21-See-04 toy-Lb-' Ob 11:15 HiUM- CITY Of TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION • 13125 SW HALL BOULEVARD TIGARD, OREGON 47223 PHONE: 503-634-4111 rAX: 503-684-' 91 (Attn: Patty/Planning) T-463 P001/001 F-383 RECEIVED PLANNING S E P 2 3 2005 C11v OF 71GARD community Mevelopmcnt CITY OF TIGARD .Skd~&rrg,4 Oet[rrCumrrrurtity 11 EVER ~ffl§'W@ff N@Rff @Wamufflua - Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: Z l C)(~ L- ( Z C)C;C) L 1(A' PLEASE BE AWARE THAT. ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use applic ,tion to the City, and the pro'ect planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels, The 2 final sets of labels need to be placed on envelopes with first class letter-rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purAose of providin, notice to property owners of the proposed land use application and the decision. The T sets of envelops must be kept separate. The person listed below will • )e called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: 4`f` ~~A~1 MAPHONE: FAX: (~:f7,) - ~~ol This request. may be mailed, faxed or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requesis. Upon completion of your request, the contact person will be called to pick up their request that will be placed in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the* time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL. MAILING LABELS PROVIDED BY THE CITY VS. RETYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate (he trailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by_the_number of sets requested. 11 *EXAMPLE"" 'COST FOR THIS REQUEST ~j 4 sheets of lahcls x $2/sheet - 418.00 x 2 sets = 2 sheets of lahals x $21sheet for interested parties x 2 sets- GENERATE LIST - TOTAL $16.00 `sheet(s) of labets x $21sheet Seib _ $ 4.00 sheet(s) of lahols x $2/shed for 'nterested pa lies = ~ x , sets = $11 (1l1 GENERATF I.I T = 7 $31.00 7 rpTAl• - ,r'f U11 A Uk''I'lUAKU 13125 SW Hall Blvd. Tigard, Oregon 97223 MI 2W$M (503) 639-4171 Receipt 27200500000000005117 Date: 10/10/2005 Line Items: 10/10/2005 4:22:21 PM Case No Tran Code Description Revenue Account No Amount Paid LANDUS Land Use Misc. - 17.0000 @ $1.0000 100-0000-438000 17.00 Line Item Total: $17.00 Payments: • Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check ALPHA COMMUNITY CAC 31714 In Person 17.00 DEVELOPMENT Payment Total: $17.00 a cReceipt.rpt • ! 1 of 1 • AFFIDAVIT OF MAIL[ MAILING: OSTING NEIGH BORHO06MEETING NOTICE 1 - ry being duly swom, depose and say that on the day of OYEZ , 20 Q~j . I caused to have mailed to each of the persons on a attached list, a notice of a meeting to discuss a proposed development at (or near) Z• 5 I Cg Ac ~OOb a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at Q(oCC) SW C? SC! I,p Wf_A A== with postage prepaid thereon. POSTING: Signature (in tFie presence of a`t7y Public) do affirm that I am (represent) the party initiating interest in a proposed 1~<<115~i~ affecting the land to ted at (state the approximate location(s) IF no address(s) andfor tax qt(s) currently registered 13z►O '~-Iw -3ou- NoyF~f` o Rz- , `'d on the _ day of CO 20 personally post notice indicating that the site may be -CE .ed for a sk1spiUlsl011 application, and the time, date and place of a neighborhood meeting to 40 .s the proposal. The sign was posted at location you posted notice on property) Signature (1`n the presence of 7S~CkIJ (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETEINOTARIZE) STATE OF CrgV 7 ) County of WOMA 1m) ss. Subscribed and sworn/affirmed before me on the 2__V ay of POTL~W 20_A~~. 0 OFFICIAL SEAL El 17ABETH F. RIBERA NOTARY PUBLIC-OREGON COMMISSION NO. A392588 MY COMMISSION EXPIRES MAY 9, 2009 WbIAR-Y PUBL OF-OREGON My Commission Expires: •nt, please completethe information below: NAM- iF PROJECT OR PROPOSED DEVELOPMENT: _ Wk(-,;-JQ Qk y lJU_ 2 - TYPE OF PROPOSED DEVELOPMENT ~k3knml 4ddress or General Location of Subject Property: s 1 ~1-I- - `I I i~11v _ Subject Property Tax Map(s) and Lot r(s):_ S 1 GYi=4C 200 o. ma"ning-posting neighborhood meeting.doc • Jt*alpha COMMUNITY DEVELOPMENT • ' Wilson Ridge No. 2 Neighborhood Meeting Notes September 13, 2005 Location: Christ the King Lutheran Church, 11305 SW Bull Mountain Rd. Meeting called to order at 7:00 p.m. Presenters - Jeff Vanderdasson (JV), Alpha Community Development John Marquart (JM), Alpha Community Development Wendy Hemmen (WH), Venture Properties JM, JV and WH introduced themselves and welcomed participants. JM read the City of Tigard prepared statement required for neighborhood meetings. He then gave a brief. presentation of the 10-lot subdivision plan. This presentation included a discussion of: site location and vicinity, existing conditions, site zoning/ density requirements, lot count and layout, public street improvements, preliminary utility location and other general site and project characteristics. The meeting was then opened for questions from the audience. question: Are there any lots under 5,000 square feet? (JM): Yes, but code permits lots as small as 4,000, provided the average remains at least 5,000. We are not proposing any which approach as • small as 4,000. question: Do you intend to comply with the Bull Mountain comprehensive plan? (JV): Yes, that is our intent. question: How will stormwater be managed? (JV): Storm will be collected via catch basin & pipe system and detained in a pipe in 133rd to be shared with Wilson Ridge No.I I. Flow is south through Summit Ridge. question: Will there be common areas or open space? (JV): No. If annexed to City, however, each lot will be responsible for a systems development charge to cover parks. question: Does the public street for Wilson Ridge No. 1 intersect with 1331d or Bull Mountain? (JM): The new street for that subdivision intersects with Bull Mountain. question: What are the yards/setbacks of the subdivision? (JM): Interior side yards will be 5 feet, side yards abutting a public street will be 10 feet. Rear and front yards will be 15 feet. Garages will be 20 feet. • Plaza West- Suite 230 - 9500 SIN Oak - Poitland - Oregon 97223 Office 503 452-800.3 - -ax 51-03 452-8043 •wrww.alp^acornrrurt~..:.o; alpha COMMUNITY DEVELOPMENT • question: Will street trees be installed? (JV): Yes. Ideal spacing is 25 feet, but consideration must be given to driveways, street lighting, clear vision easements, etc. It is likely that there will be roughly 1 per lot per side of the street. question: Where will street lights occur? (JV): Final design has not been performed, but it is likely that there will be at the intersection and probably 1 more to be determined within roughly 135 - 150 feet. question: Where are the contiguous city limits that will be used for annexation? (JM): We will be using Wilson Ridge No. 1 across 133rd as existing city limits. Final approval for its annexation should be granted by Council tonight. question: Will construction occur prior to annexation? (WH): No. City staff has informed us that annexation must occur prior to land use approval. (JV): There are also engineering factors to consider when building in Washington County vs. building in Tigard question: Will residents be forced to sign annexation consent in the future? • (WH): No. As stated earlier, annexation will occur prior to subdivision approval. Therefore, the lots will be already be in city limits. question: Will construction activity occur before 7:00 a.m.? (JV): It is our policy, if we are contracted to provide construction management services, to ensure that contractors follows applicable laws. However, it may be a contractor's prerogative to file for permission to work beyond those hours or on weekends. question: Often, contractors nearby will start heavy equipment prior to 7:00 a.m. as "loophole" around these parameters. Will this be your policy? (JV): No. As stated earlier, it is our policy to obey the law. Project managers and inspectors may not be present 24 hours/day, so we often rely on neighbors' contact. question: Can you submit to me or CPO 4B names of contractors responsible for obeying this law? (JV): Contractors have not been selected yet, but you may call me with any concern. question: Who is the builder? (WH): It is very likely that Don Morissette Homes will build, unless higher bidder materializes. • Plaza West - Suite 230 - 9600 SW Oak - Portlend - Oregon 97223 Office 503 452-8 003 - rax 50.3 452-8043 vYWV./.alp acommun ty.com --jV, al ph a COMMUNITY DEVELOPMENT • question: (to Ms. Hemmen directly) Are there any representations made by your consultant that you do not agree with or stand behind? (WH): Not to this point. It is our intent to obey all applicable laws. (JV): If construction management is the issue, please feel free to call me, as I am certain scheduling can be resolved without conflict. question: What is the timeframe? (JV): Contingent on annexation proceedings, so exact timing is difficult to predict. Ideally, construction should begin next summer. question: Who has jurisdiction of 133rd2 (JM): It is our understanding that it is currently a county road, but will be annexed into Tigard as part of this annexation for sake of continuity to Wilson Ridge No. 1. question: Will we be subject to "pocket" or "island" annexation then? (JV): We are not in a position to answer that, as we do not represent Tigard in any fashion. • is Plaza West - Suite 230 - 9503 SW Oak - Portland - Oregon 97223 Offlice 503 452-8033 - Fax 503 4;,2-8043 vk%ffv .alphaccmmunity.co m • • NEIGHBORHOOD MEETING SIGN-IN SHEET ADS -~QA lM6ZC1vAZ7 CLOOD SW C4'- ST, *7- CK I--&Mb S ZZ wee t 3 5 t s rc cSL i e- n - 6 E/% k 5'CE ~3z-~S S F vv~J 6k eT z= C.J r✓ ; s i l r N8 g s S 'w t3 eJ A J p 'j' t cL v U 4 7z, ~Qd~v So S C r _ DATE: September 13, 2005 PROJECT: Wilson Ridge No. 2 402-027 C • • 0 • J • * aIpha COMMUNITY DEVELOPMENT August 29, 2005 RE: PROPOSED 10-LOT SUBDIVISION (SINGLE FAMILY DETACHED DWELLINGS) TAX MAP 2S 1 09AC, 1900 Dear Resident: Alpha Community Development is representing the developer of the property described above. A 10-lot detached single-family residential subdivision is proposed for this location. This property is currently zoned R-7 (5,000 sq. ft. minimum lot size). Prior to applying to the City of Tigard for the necessary approvals, we would like to discuss the proposal in more detail with the surrounding property owners and residents. The purpose of this meeting is to provide a forum for the applicant and surrounding property owners / residents to review the proposal and to identify issues so that such issues may be considered before the formal application is turned in to the City. You are invited to attend a meeting on: September 13, 2005, 7:00 p.m. Christ the King Lutheran Church Rainbow Room 11305 SW Bull Mountain Road Tigard, OR 97224 • Please note that this will be an informal meeting on preliminary development plans. E These plans may be altered prior to the application to the City. Depending on the type of land.use action required, you may also receive future notice from the City of Tigard for you to either participate with written comments and/or an opportunity to attend a public hearing. Should you have any questions regarding this proposal, please call me at 503-452-8003. Sincerely, E4 o ~ u m Jeff Vanderdasson, P.E. Project Manager enclosures Plata West, Suite 230, 9600 SW Oak, Portland, Oregon 97223 [T] 503-452-8003 [F] 503-452-8043 • i FREQUENTLY ASKED City of Tigard NEIGHBORHOOD MEETING QUESTIONS Sh CAB t~C~ u``ry What Is The Purpose Of This Neighborhood- Meeting? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of. their proposed development and to let them know what issues or concerns you have in regard to their proposal. What Nappens After The Neighborhood Meeting? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. • r all types of applications, property owners within 500 feet of the subject parcels receive notice of public hearing (if applicable), notice of the decision, and are given the opportunity to appeal the decision. What If The-Proposal Presented At The Neighborhood Meeting Is Not What Is Actually Submitted? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is entirely different, a new neighborhood meeting would be required.. In any case; notice of decision is sent to property owners within 500 feet of the proposed development allowing them the opportunity to appeal. How -Do I Know What Issues Are Valid? A decision -is reviewed .based on compliance with the Tigard Development Code. Review the development code to. familiarize yourself with what is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard City Library or a copy may be purchased at the Community Development Services counter. You may also contact City Planning staff and ask what the standards are for a specific issue. Be prepared, however, that you may not LIKE all the standards, but at least you- know what they are. If a development meets the code standards, it can proceed. is hcurplnl ulia\citinW.doc following is a list of questions developed by a subgroup of the Citizen Involvement Team. Th. • 3tions are intended to aid you in formulating your own questions for proposed development in your i. Feel free to ask more or alter the questions to address your own unique concerns and interests. ISS Vhat applications are you (the developer) applying for? When, do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to ;ubmittal? Vill the decision on the application be made by City Staff, Hearings Officer, Planning Commission or ;ity Council? How long is the process? (timing)/ Q what point in the process are citizens given notice and the opportunity to provide input? ias a pre-application conference been held with City of Tigard Staff? ' Have any preliminary requirements been addressed or have any critical issues been identified? ' What City Planner did you speak with regarding this project? (This person is generally the Planner assigned to the land use case and the one to contact for additional information). ETS Vill there be a traffic study done? What are the preliminary traffic impacts anticipated as a result of the levelopment and how do you propose to mitigate the impacts if necessary? Vhat street improvements (including sidewalks) are proposed? What connections to existing strt • ire proposed? kre streets proposed to be public or private? What are the proposed street and sidewalk widths? Vhat are the emergency access requirements and what is proposed to meet those requirements? NG AND DENSITY Vhat is the current zoning? What uses are allowed under this zoning? Vill there be a re-zone requested by the developer? If yes, to what zone? iow many units are proposed for the development and what is the minimum and maximum density allowed in the zone? VAGE AND WATER QUALITY Vhat is your erosion control and drainage plan What is the natural slope of the property? What are -ie grading plans? 3 there a water quality facility planned within the development and where will it be located? Who will awn and .maintain the facility? S AND LANDSCAPING • Vhat are the tree removal plans and what is proposed to mitigate for trees removed? Vhat are the landscaping plans? What buffering or fencing is required and/or proposed? 2S109AB-01800 2S109AC-00100 ARABSHAHI HAMID & GRAHAM RICKIE ALLEN REVOCABLE T ABEDINI AZEDEH GRAHAM LINDA SUE REVOCABLE TRUST 473 SW 134TH DR BY LINDA S/ RICK A GRAHAM • ARD, OR 97224 13400 SW BULL MOUNTAIN RD TIGARD, OR 97224 2S109BD-07800 2S109AC-00200 BALCOM RICK L & GRAHAM RICKIE ALLEN TR & SHARIN A GRAHAM LINDA SUE TR 14798 SW SCARLETT DR 13400 SW BULL MOUNTAIN RD TIGARD, OR 97224 TIGARD, OR 97224 2S109AC-02300 2S10913D-07500 BERRY JEFFERY P GUTTRIDGE RONALD D AND 13175 SW BULL MTN RD KATHERINE M TIGARD, OR 97223 14690 SW 136TH PL TIGARD, OR -97224 2S109AC-00300 2S109AC-00400 BOSLEY DAVID A/PATRICIA L HARPER THOMAS F & CATHERINE L 14665 SW 133RD AVE 14635 SW 133RD AVE TIGARD, OR 97223 TIGARD, OR 97224 2S109AB-04200 2S109AC-00500 CLAUSS JAMES M & LORRAINE E HUMMEL B W & GERALDINE B 14394 SW 133RD AVE 14695 SW 133RD TIGARD, OR 97224 TIGARD, OR 97223 0 9AC-01500 2S109AC-00900 DILLON DONALD L AND KILLINGSWORTH SEAN & 0 NADINE KILLINGSWORTH BRENDA KAY 14840 SW 133RD 14925 SW 133RD AVE TIGARD, OR 97223 TIGARD, OR 97224 2S109AB-00800 2S109AC-02400. ECF ALPINE VIEW LLC KNUDESON KIM & 1310 SW 17TH AVE REBECCA PORTLAND, OR 97201 13125 SW BULL MOUNTAIN RD TIGARD, OR 97224 2S109AB-01700 2S109AC-01600 EGGER JACOB L & MARY MARCIA TRS LARSON JAY W/MARGARET ANN 13395 SW BULL MTN RD 14800 SW 133RD TIGARD, OR 97224 TIGARD, OR 97224 2S109AC-02200 2 109AC-017 FORAN PATRICIA A LA W/MARGARET ANN 13145 SW BULL MOUNTAIN RD 148 3RD TIGARD, OR 97224 T ARD, ~A~Y 97224 • 9AC-01900 109AC-018 LIN RICK UCHERYUL LA 0 AY W/MARGARET ANN #305 148 133RD 15685 SW 116TH AVE T ARD, 97224 KING CITY, OR 97224 2S1091313-03300 MARSHALL J G & FRIEDE KARLA A '580 SW TARLETON CT • ARD, OR 97224 2S109BD-03200 MCGUIRE GRANT & SUSAN 13570 SW TARLETON CT TIGARD, OR 97224 2S109AB-00900 METZLER EDWARD J & SAUNDRA C 13267 SW BULL MTN RD TIGARD, OR 97224 2S109AB-01000 MURPHY EDWIN ELLIOTT TRUSTEE 13255 SW BULL MTN RD TIGARD, OR 97224 2S109AC-02600 NAHM KEVIN 1 & ALICE S 13135 SW BULL MOUNTAIN RD TIGARD, OR 97224 • 9A13-01100 NHLMROSE DAVID H & SONU C 13265 SW BULL MOUNTAIN RD TIGARD, OR 97224 2S109AC-02000 POTTER DOUGLAS C & CHARLENE N PO BOX 231226 TIGARD, OR 97281 2S109AC-00600 RIETMAN SHAWN C & B JORINE 14715 SW 133RD AVE TIGARD, OR 97224 2S109AC-00800 RISSMILLER RONALD W & DIANE L 14845 SW 133RD AVE TIGARD, OR 97224 "PAC-02500 VIVOR'S TRUST UNDER PRICE FAM IDUARY TRUST UNDER PRICE FAMLIY C ELIZABETH PRICEILEE GODDARD SQ 4875 SW 78 AVE NO 241 PORTLAND, OR 97225 2S109AB-01400 • SWAN ROBERT J DONNA B 13285 SW BULL MTN RD TIGARD, OR 97223 2S109AC-00700 TAYLOR JAMES M 14795 SW 133RD TIGARD, OR 97223 2S109AC-02100 TIGARD-TUALATIN SCHOOL DIST 23J c/o RIDER ALBERTA LIFE ESTATE ATTN: BUSINESS MANAGER 6960 SW SANDBURG ST TIGARD, OR 97223 2S109AC-01400 UTZ FREDERICK R MADALYN 14880 SW 133RD TIGARD, OR 97223 2S10913D-07600 VANHOUTON MARIA 14710 SW 136TH PL TIGARD, OR 97223 2S109AB-01600 WESTER JOHN W & PEREZ MARIA E 13379 SW BULL MOUNTAIN RD TIGARD, OR 97224 2S1096D-07400 WESTGATE JOHN B AND GRETCHEN R 14670 SW 136TH PL TIGARD, OR 97224 • Charlie and Larie Stalzer 1 ^781 SW Juliet Terrace • ird, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 4B 11pr-0, Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW'Lola Lane Tigard, OR 97223 0) 4B 1 U00 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES (pg. I of 1) (iAcurpln\setup\Iabels\CIT West.doc) UPDATED: 21-Sep-04 Uti-LL lb5 11:00 rttum- T-244 P003/004 F-695 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT • PLANNING DIVISION CITY of TIGAaD 13125 SW HALL BOULEVARD Community Development TIGARD, OREGON 97123 S(taping.A (Better Comm unity PHONE: 503-639.4171 FAX: 503-604-7297 (Attn: Patty/Planning) Property owner information iS valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: Oct AL. Ccyo 1c3~ _ oz-7 a PLEASE BE AWARE THAT ONLY 1 SET of LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the pro('ect planner has reviewed your, application for completeness, you will be ~lotifed by means of an incompleteness letter to obtain your 2 final sets of labels, The 2 final sets of labels need to be placed on envelopes with first class letter-rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and restibmitted to the City for the purpose of providing notice to property owners of the proposed land use ippllcatlon and the decision. The T sets of envelopes must be kept separate. The person listed below will • )e called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: :Y:MM N\AQcq)ART PHONE: 'x>>` 57- F>~ FAX: ? `c?)04 Igard, Please allow a ie contact person will be name, at the Community PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RETYPED MAILING LABELS WILL BE ACCEPTED. Cost oesc:ric)tion: $11 to generate the mailing list, plus $2, per sheet for printing the list onto labels (20 addresses per sheet). Then. multiuly the cost to i)rint one set of labels by the number of sets requested. I EXAMPLE" WW COST FOR THIS REQUEST 4 sheets of labels x $21sheet L-, $t3:(1Q x ? sets = $1G.00 &k sheet(s) of labels x $'1.)snt;ct =_X___ $ _x___ sets 2 sheets of labels x $21sheat for intomstrd parties x 2 s'els- $ 4.00 sheet(s) of labels x $21st tor'ntelested pill sets - - GENCRATE LIST = 911 0 GENE F2Al F 1 I ;T = • TOTAL = 331.00 T )TAI = The cost of processing your request must be paid at the' time of pick up, as exact cost can not be pre-determined. CfTY OF TIGARD 13125 SW Hall Blvd. Tigard, Oregon 97223 (503) 639-4171 Receipt #:.27200500000000004209 Date: 08/29/2005 Line Items: 8/29/2005 2:08:33PM Case No Tran Code Description Revenue Account No Amount Paid MISC Miscellaneous Fees & Charges - 17.0000 @ $1.0000 100-0000-451000 17.00 Line Item Total: $17.00 Payments: Method Payer User ID AcctJCheck No. Approval No. How Received Amount Paid Cash ALPHA ENGINEERING CAC In Person 17.00 Payment Total: $17.00 cReceipt.rpt • 1 of 1 • MAILING: I, ! 62-QVA~C , being duly sworn, depose and say that on the 30 day of 40(!%05-1 , 20_Q5, 1 caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) Z. S I Cg AC ROD a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at Q SW OlA1C SC -k , with postage prepaid thereon. POSTING: Signature (In the presend~e 6ya Notary Public) I, ID04 lY)W-WA9C do affirm that I am (represent) the party initiating interest in a proposed a) BDAMk5k0 affecting the land located at (state the approxima a location(s) IF no '-4ress(s) and/orAax loos) currently registered) _ 132.50. ~l $~LL Mot. WMW 92b, , Jid on the :k-) day of A[)Gtt15- 20 (715 personally post notice indicating that the site may be osed for a &1F;DtUi51D) application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at Signature (In the presence (THIS SECTION FORA STATE OF OREGON, NOTARY PUBLIC TO COMPLETE:/NOTARIZE) STATE OF 67re p l ) County of ',w . 4o SS. Subscribed and swornlaffirmed before me on the OFFICIAL SEAL E117ABETH F. RIBERA NOTARY PUBLIC-OREGON COMMISSION NO A3925gg L7-~day of kk b~P~ , 209. MY COMMISSION EXPIRES MAY 9, 2009 TARY UBLI REGON My Commission Expires: icant, please complete.the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s) and Lot #(s): i location you posted notice on property) of mailing-posting neighborhood meeting.doc AFFIDAVIT OF MAILIOPOSTING NEIGHBORHOM MEETING NOTICE • Title Report 9 Wilson Ridge no. 2 • SUB application December 13, 2005 OWNERSHIP INFORMATION 0 Washington (OR) i Reference Parcel : 2S109AC 01900 Parcel Number : R0485923 TRSQ :02S -01W -09 -NF, -SW Owner : Gimlin Rick L & Cheryl L CoOwner : Pmb #305 Site Address : 13280 SW Bull Mountain Rd Portland 97224 Mail Address : 15685 SW 116th Ave King City Or 97224 Telephone Owner Telephone Tenant SALES AND LOAN INFORMATION Transferred :09/10/1992 Loan Amount : $183,000 Document # :62674 Lender . : Directors Mortgage Sale Price :$230,000 Loan Type : Conventional Deed Type : Warranty Interest Rate : Fixed % Owned :100 Vesting Type : Married Persons ASSESSMENT AND TAX INFORMATION Measure 50 Mkt Land : $197,080 Exempt Amount Assd Total:$250,020 Mkt Structure : $160,510 Exempt Type Other School District : Tigard Mkt Total : $357,590 Levy Code :02378 % Improved : 45 04-05 Taxes : $3,750.41 PROPERTY DESCRIPTION Map Grid : 655 A6 Class Code : S • Census : Tract: 319.06 Block: 3 NbrhdCd : BLMT MillRate : 15.0004 Sub/Plat Land Use : 1012 Res,Improved Legal : ACRES 1.55 Zoning PROPERTY CHARACTERISTICS Bedrooms : 4 Lot Acres :1.55 Year Built : 1930 Bathrooms : 2.00 Lot SgFt :67,518 EffYearBlt :1951 Heat Method : Stove BsmFin SF Floor Cover : Asphalt Pool BsmUnfinSF : 96 Foundation : Concrete Ftg Appliances BsmLowSF Roof Shape Dishwasher Bldg SgFt : 3,677 Roof Mad : Comp Shingle Hood Fan 1stF1rSgFt : 944 InteriorMat : Composition Deck UpperFISF : 608 Paving Mad : Asphalt Garage Type : Unimprov Porch SgFt Const Type : Wd Stud\shtg Garage SF : 240 Attic SgFt : 620 Ext Finish : 245 Deck SgFt • : % The Information Provided Is Deemed Reliable But Is Not Guaranteed. Washington (OR) I* OWNERSHIP INFORMATION Reference Parcel : 2S109AC 02000 • Parcel Number : R1394486 TRSQ :0 2S -01W -09 -NE -SW Owner : Potter Douglas C & Charlene N CoOwner Site Address : 13210 SW Bull Mountain Rd Tigard 97224 Mail Address : PO Box 231226 Tigard Or 97281 Telephone Owner Telephone Tenant SALES AND LOAN INFORMATION Transferred :05/20/1997 Loan Amount : $342,000 Document # : 46401 Lender : Alliance Mortgage Sale Price : $380,000 Loan Type : Conventional Deed Type : Warranty Interest Rate : Adjustable % Owned :100 Vesting Type : Estate By Entire ASSESSMENT AND TAX INFORMATION Mkt Land :$155,680 Mkt Structure :$186,140 Other Mkt Total : $341,820 % Improved :54 PROPERTY DESCRIPTION Exempt Amount Exempt Type School District Levy Code 04-05 Taxes Tigard : 02378 :$3,875.36 Measure 50 Assd Total:$258,350 Map Grid : 655 A6 Class Code : S • Census : Tract: 319.06 Block: 3 NbrhdCd : BLMT MillRate : 15.0004 Sub/Plat Land Use : 1012 Res,Improved Legal : ACRES 1 .05 Zoning PROPERTY CHARACTERISTICS Bedrooms : 4 Lot Acres :1.05 Year Built : 1964 Bathrooms : 3.00 Lot SgFt : 45,738 EffYearBlt : 1966 Heat Method : Forced BsmFin SF :1,346 Floor Cover : Carpet Pool BsmUnfinSF Foundation : Concrete Ftg Appliances BsmLowSF Roof Shape Dishwasher Bldg SgFt : 2,744 Roof Matl : Wd Shake Hood Fan 1stFIrSgFt :1,398 InteriorMat : Drywall Deck : Yes UpperFISF Paving Matl : Concrete Garage Type : Detached Porch SgFt Const Type : Wd Stud\shtg Garage SF :1,200 Attic SgFt Ext Finish :251 Deck SgFt :540 • The Information Provided Is Deemed Reliable But Is Not Guaranteed TICORTITLE INsURANCE 7 North • 01, is furnished for illustration and to assist in property location. The company assumes This map no location ascertainable by actual survey' liability for any variation in dimensions by ~IT! 200 Z .09 R I 77-77 .t~~` 720.00 I wQ LL 2300 i Y7~.". ry g .90 AC w Z LLI 400 .75 AC 600 .75 AC 4 1900 r (`/C 155 AC e n , 2000 3 j 1.06 AC ++g QQ c N88-254)M Q . 20140 I v 29556 ,ems l A AC .39 122 11 2600 .so ac sse.la-ate ti.oc'• ' •'i 79,Ia , se 24V ~ M l ~ 2Zn t 2.07 RC Nll 12 Rma 7U I 8.71 AC W2AS JU AC i 1 A-479• X870 ell! :j 6652 113.18 P ° 42629 70&65 o ~ g 1700 S .e7 ac I d R-'sr 06 x8. 438.x4 z N88 6YDOE I g ,soft { ~ 1.ZSAC I 2100 a9sfl6 1 i 2727a ~ i I $ ~ I 1500 1.11 AC I ~ . _ ~ S { ~ a3ea3 Nn-6zcaS ! k'+t44:i~t2cc~ i It '.47 . 1400 to S ~ ~ X I 1.40aC soo ^I 3°LW ( • • AIL TITLE INSURANCE North This map is furnished for illustration and to assist in property location. The company assumes no liability for any variation in dimensions by location ascertainable by actual survey. 2S 1 O9AC JM TOW: 15 _;i.<Y~... _ Xl~ 10 It E r 9 : ~ rrtl r 23-74 1 I r .t .as y 2S 1 09AC WASWNGTONCOUNWOREGO1 m s V - low 1 p..•,t:. :fr SW BMSV rptl I~MI.HML Ymf O+H IIllf+t61: tl0p2~ata Rcssesrr.e n` " - a n C `.I L - - PLOT DA TE: ro . e m ~ e ~ 30, 20" , y p ry p ~ g ~ -W- I LSE - n 9A 2S 1 09AC O 2S 1 C 0 . 17 _fµF 15 J -t Escrow Number: 43140675 WARRANTY DEED - STATUTORY FORM IndivlduaLlCorporuto - a .:.C~' ~ - vle. 92862674. tvaehington County r Calvin W. Collins Grantor, conveys and warrants to Rick L. Gimlin and Cheryl L. Gimlin. Husband and Wife Grantee, the following described real property free of encumbrances except as = specifically set forth herein situated in Washington County, Oregon: See Attached Legal Detrcription Exhibit "A" ' ~l-,yCSHIN6TON COUNTY y REAL P.SOPERTr TRNLSFER T.IX ~ F!E Paw oATE a W on on A • • The above described property to free from oneumbrancas except covenants, conditions, restrictions, rights of way, easements and reservations now of record and 1992/93 taxes a lien not yet payable. The true and actual consideration for this conveyance 16 S 230,000.00 Dated this 8th day of September. 1992 % H this deed phi by a corporate granto nam signed by its authorized officers by authority of the Board of Directors Calvin W. Collins i•_ THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY ✓ DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF ' APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE 'F A. SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACOUIRINo FEE TITLE TO THE PROPERTY SHOULD CHECK r o WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TOYERIFYAPPROVED USES. I• STATE OF OREGON, Count' of Clackamas STATE OF OREGON, County of poramalryappeared Calvin W. Pars-* appeared a Collins - OFFICIAL SEAL JOAN M. ALDAICH who, being duty mom, each for Wa sed and not one for the other, dd say du,t NDTARYPUBLIC•OREGON the loaner Is the pnes. & that the letter Is the soraetaryof COMMISSION NO.015216 .:uMea~ar MY COMMISSION EXPIRES JUNE 6.1996 forogang instrumonn to is voluntary 'sand deed and that this Nsennnem was signed an bahoU of the corporation, by outiollty of its bond of d. Is and I s adVlewl6egod to be Its voluntary act and deod. fore Before September 8, 1992 Be M' r . `1 . h p, N tery PubOe for Oreg Notary Pubes for Oregon cammisslrnotphee:' June 6, 1996 My conmNslon expires: After taoordngiewn to: STATE OF OREGON. Mr, and Mrs. Rick Gimlin Courtly of _ 13250 SW Bull Mountain Road i certify that the within instru• Tigard, Oregon 97224 ment was received for record on the f day o t9 ~ ~ J~ st o'cbck_ M., and recorded In booldreel/volu me No. on , un a change u rogwsted v tax rc statements GO O be sa,tw *wsMd a ta sa page or as feefllle InstrurnenV m1crolilm/reception No, Mr. and Mrs. Rick Gimlin Records of Deeds of said county. 13250 SW Bull Mountain Road Witness my hand and seal of Tigard, Oregon 97224 County affixed. :Jd~lID~ _ NAME TITLE. _ BY Deputy - Form No. 600•Centprilar ~ a e: r E" c; R E' r I: v • • • T Deacription: TRACT A: EXHIBIT "A" V. :o 7 Beginning-at the one-quarter section on the North line of Section 9, Township 2 South of Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon, and runnina thence South 0' 35' East 1238.5 feet; thence South 61' 27' East S3O.3 feet to an iron pipe in the center of the Bull Mountain Road at the Northwest corner of that certain tract of land conveyed to Clifford W. and Margaret Bemis by Dead recorded in Deed Book 274, Page 45, and which iron pipe is the true place of beginning of the herein described tract; thence from said true place of beginning, along the West line of the said Bemis tract, South 0' 37' East 382.9 feet to an iron rod; thence North Be* 25' East 92.5 feet to an iron rod; thence North 0'.40' East 242.5 feet to an iron rod; thence North 36' 37' East 74.3 feet to a point on the North line of the Bemis tract and in the center of the Bull Mountain Road; thence North 61' 27' West 163.6 feet to the true point of beginning. TRACT B: Beginning at the one-quarter section corner on the North line of Section 9, Township 2 South of Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon, and running thence South 0' 35' East 1238.5 feet; thence South 61' 27' East 530.3 feet to an iron pipe in the center of the Bull Mountain Road at the Northwest corner of that certain tract of land conveyed to Clifford W. and Margaret Bemis by Deed recorded in Deed Book 274, Page 45; thence along the West line of the Bemis tract, South 0' 37' East 382.9 feet to an iron rod; thence North 88' 25' East, 92.5 feet to an iron rod, the true place of beginning of the herein described tract, thence from said true place of beginning, North 86' 25' East 108.9 feet to an iron rod; thence North 13' 11' East 241.9 feet to a point on the North line of the said Bemis property, North 61' 27', West 202.7 feet from the Northeast corner thereof; thence along the North line of the said Bemis property, North 61' 27' West 133.1 feet to a point South 61' 27' East 163.6 feet from the Northwest corner of said Bemis property; thence South 36' 37' West 74.3 feet to an iron rod; thence South V 40' West 242.5 feet to the true place of beginning. Dated August 3, 1992 ,rr•i~,--~-iy~GF,•Jt:~?~$'.y:~i':.ajp.'~`r':: .~~Si.:r:,•. ~;j•,~.j~~;_~r..~•.+!:~: _Pi.i c,~7.'lf-.' ~s:..^.'.l'~ _ - S T r"F' =__6. 5 •v 3a Qe' -.-----='v'' ~ - -....~.::...v_.:~..--........._.:t,:er.:.,_........a lei,.: x..~r:`:e.~r..~~~.<~.7..... • • • SPATE OF OREGON l County of Washington I DOC : 92062674 Rect: 84852 273.00 09/10/1992 09:3B:59AM .~.~~.~y..'i.~~. v.ll.- ''f:'(f.45~r^ .t ~ %~1kJv.... J.'• <'.'t:: '1=..r .1. _-i.~m"y.Reti✓~v a_ ___i _ _•f•- a ._._~n..u..:La.. ~.:..+.M.•i-~~: • - J.}'1r.H !<Lr.,.+1)R:t: 1'i'.'t11d1 'ti): I•. nif.La; l'. 1'l,l"1'l.R t'IIJIR2.FN1:•11. M 1171 it 1.3210 :W ,ans. iil:.vlnl(d )ay~n TIGNni, r,lt :.77.114 IInt.11 a r'hnnye :H retptrui.ed till tax ataLetnamu shall tco unnt: to the tollowin•_I ed6reast -SAMB AS A)iCJVI___ - Eacrow No. 1900-49601-11. U~uci Iiu. luu3JC 10, `J / 3$0 IN u;l;' ,4#14 t t:.'Iunty of V:nahloutnn /S 1..Intry 11 ;1wPnt. lPrei+.ur nl Agaeea- ,nred Mtrl Tscalfrnr slid r'.%-ONC1o County I;I...k IW %sla County, de hereby s■rufy met 1110 wl0wo Inat.utnent of Wrlunr, was rdc •llvwf aml recorded In book of ruciria of Bald nutty. bi>Ds Isrfy R. flanp,M director of Mlaaenlt fit-and V0xnllan, I:z- OW49 Cwnty Cfork DOC : 97046401 Rrrt: lA6%D~, 410.00 05/20/1997 01:56:15pm WARRANTY DEED - STAT()TORY FORM (INDIVJDUAL or CORPORATION) ANTHONY J. PIDANZO and GAYLR K. PIDANZO Grantor, conveys and warrants to DOUGLAS c. POTTPR and CHARLENE N. POTTER, as tenants by the entirety • 0 Grantee, the following described real property free of encumbrances except as specifically set forth herein, (Continued) V 3 - - This instrument will not allow use of the property described in this instrument in violation of applicable land use laws and regulations. Before signing or accepting this instrument, the parson acquiring fee title to cim yruywcLy wuuulu ui,w-Ai w1L`u L'a: ayy.oyaa.: city cr 4 county planning department to verify approved uses and to determine any limits on lawsuits C0 against farming or forest practices as daiined in ORS 30.930. W ENCUMBRANCES: i 1. The premises herein described are within and subject to the statutory powers including the power of assessment of the Unified Sewerage Agency. MASHtI/tiTON COUNTY J REAL /NpsERTT TNIKtfE,f &CX + The true consideration for this conveyance is $380,000.00 j FFE R►ID WTE Dated Map 13, 1997 r if a corporate grantor, it has caused its name to be signed by order of its bo rd directors. 1 I ANTHONY J. Z O GA LE j. FIDANZO ,J STATE OF OREGON, County of Washington )sc. This instrument was acknowledged before me on - May 13th - 19 97 by AMHC KY J. FIUMO & MaX K._ FID_ A_NZO _ This instrument was acknowledged before me on 19 OFFICIAL OEAL LORWIMA .1 TUttO Note P1ab] is for e$+on HMV ~~'I~~~ My coftq&kW exp lee \ 7h4/99 _M~YN tp my 00 ON ---0. biL•III. IllSl'HI VY'lON • A tract, of land in Lhe Ho,rbeasr our. (plalr.PY Of. Ste'rtOll 9, 'Powe►:11611% 2 SING It, HAMJ~ I We•µr, ui Lite Wiliamel.te Meridian, lit rhr r,nn►t.y of a.crhiu.ll uu n11.1 NI alx „f Of .,I, ,L••.,► il..•d as f.01 Iowa I Beginning at an iron pirr In rh" ,-Pnrr•i, of S.H. Hull M•lUn1'A4,ll 6•,arl, which hea?a S(u,th 00"45' FART 12 4R.SO re.et and ,;Muth 61"2'1' F:ant 530.30 feet 11191k I.Y,r. one•. q I&IIA.", nCCliern corner or, the Hurtle line of ;;ccl-iou 9, Township 2 Soutb, Raoyu 1 UcaL, of Lite Willamette In I.h^ f'nanr.y of Wl3t.!.n!tten an,! .^•r pre .,F nergnn, need /ran "Ape hrlnq rhr Northwest rorner of that tract conveyed to Clifford W. Bemis, et ux, as described on Page 45 in Book 274. Washington County Deed Records, thence South G1"27' East along the center of said road, 296.:3 feet to the Northeast corner of the James C. and Lester O. Adam Tract of land as described in Document No. 81 10318, Washington County Records, thence South 13°09'47" West along the Kant line of said Adam Tract, 20.74 feet to the SouLh line of said Rull Mountain Road and true beginning point- of the tract herein described; thence continuing South 13009'47' West 221.17 feet to tl►e Southeast corner of said Adam Tra-t, thence South 00"37' East 44.10 feet to an iron rods thence North 89^04'57" Bast 235.56 feet to an iron rod on the East line of said Bemis Tract, thence North 00^55' Weat along said East line, 156.06 feet to the South line of said road► thence Nortl► 61027' West 208.49 feet to true place of beginning. O'i - • • Wilson Ridge no. 2 SUB application 0 Clean Water Services • December 13, 2005 Aug.29. 2005 3:05PM CLEAN WATER SERVICES 503 6814439 . 0 I~ is W i AUG 2 2 2005 Number • No.8872 P. 1 105- 0085W4 I Oui cow»wnitment is cleat. Sensitive Area Pre-Screening Site Assessment Jurisdiction %a-4 r-vO% N CS~r.1'V Date Pj l~j Z.OC Map 6 Tax Lot SIB C Owner C:- 10400 Applicant F - QO Site Address t32-pl0 ~ULj~ Company '%Y CO~N1 ~1 Y 2D Address fo0p StJJ WE S7. 1F23Q Proposed Activity 10 - LAC 5C 1vJS\0J City State Zip TbI211~jjMb 0 223 \41 TaDr-` 5~ Phone 5t;3 45Z- bW3 _ Fax 553 5Z - BOAS By submitting this form the Owner, or Owner's authorized agent or representative, acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. C1can%tcr Sezvic s MIN use only below tide line • • RECEIVED 08-29-'05 15:18_ FROceCI.r- 5038463525 Of idal use only bolow this line official we only below this line Y N NA Y N NA ❑ Se P Itlve Area Com site Map 1:1 Stomtwater Infrastructure maps Map # OS s N,Fl6 Locally adopted studies or maps Other ❑ ❑ ® Specify ❑ r7 ® Specify Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 04-9: F1 Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER. If Sensitive.Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. 10 Sensitive areas do not appear to exist on site or within 200' of the site. This pre-screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas If they are subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 04.9, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. ❑ The proposed activity does not most the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewer Comments: Reviewed By: - - Date: Post-ir Fax Note 7671 Dale 9/12Y/6!5 # 01 0, / TO F'O"' ~iM4k Q lew CQJDspt. c LJ5 Phone # Pnone l- n ~ tr Official use only Returned to Applicant Mail Fax A Counter Dare . os BY TO- P001l001 Oct•12. 2005 10:55AM CLEAN WATER 10-Wu- v j 1`t, o1 rROM- SERVICES 503 6814439-,; 1! i i~ ~ fit, - - • a.15 OCR" 0 6 F"' F No•9543_ ,P. 1 t' 1 Isar.1F-629 • ' N/ File Number -Or toy307 C,lea i :lw"Aer Service's tour ,_O,18,,,;1111Cot is Sensitive Area Pre-Screening Site Assessment Jurisdiction 6.,ftt ~ Cam. ,jj Date C ~':~(jRt= (per `1_ ~ Map Tax, Lot Owner a:10 Applicant Site Address I-,. ~?,10 -4~ Company A Pk& CmNPA()NI"t % 1)i 1~~ LC)~~Ihl:_ti1 T C1(! C>~' Ci.l.Z1 - Address 7-:~t> Proposed Activity 'j . LG~ -~UVrCity State Zip `pCxT pup 0e Phone f' Xr- ?CX _ Fax By submitting this form the Owner, or Owner's authorized agent or representative, acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. omdal use only below this Una _ Official use only uciow "pis lino d1liciol use only billow this line Y N NA Y N NA ~ Sensitive Area Composite Map Stormwater Infrastructure maps ❑ map # 2 w b El L~ ❑ QS a. '491 to { II } Locally adopted studies or maps ( l Other , J L...J I^I Specify K] El El Specify eZ OCLQ~a Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 04-9: Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCF OF A SERVICE PROVIDER. If Sensitive.Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. Sensitive areas do not appear to exist on site or within 200' of the site. This pre-screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered, This document will serve as your Servicu Provider letter as required by Resolution and Order 04.9, Section 102.1. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. The proposed activity does not moot the definition of development. NO SITE ASSrSSMEN I OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewer Comments: Reviewed By: • ost-ito Fax Note 7671 1 rC A ✓/f1 1A _'r I Rhone a ' RECEIVED 10-12-'05 11: U of ` I S ;cs.nrFROM- 5038463525 Date. A Official use only Ncturned lu A,fy will Moil _ Tax Counter I nlc I.4L1I69-- ny.& TO- P001/001 • Plat Name Reservation 0 • Wilson Ridge no. 2 SUB application December 13, 2005 FROM :WASHINGTON-COUNTY SURUEY FAX NO. :5038462909 9. 19 2005 12:38PM P1 08-19-105 12: 11 RM.; 1-Z~Z F00.1/001 t-bb WASHINGTON COUNTY • , LANI.) USE ANI.) TRAM PORTATTOM SURVEYOR'S OFFICE 1~t3.!? Y.i ~~.~N. T NAMINC3 • • Y request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: MAP AND TAX LOT NUMBER: CITY JURISDICTION (Which City?) ~1 i21~ L ~rl ~11F'! A. OR COUNTY JURISDICTION: SURVEYOR'S NAME: COMPANY NAME: C"~'~a(1M~~►~ct~I `~1 OWNER'S NAME: C- WNIL.~~ I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name: ~1J (M . fZ.T T) A*.) r::[.. Company name:' •A (;GW - - Address Telephone number:.,' • ' ;3 Fax number:_ E-Mail: Inlnc~cc~v~n~nnu~ni`~ _ r~~m Signature: ~r.. wo Date: B R ALL s o C'~ D w•~ncv o ~ ropns.el E ,u r~,~~ad ~.a ~w 1.h ^,A ek Name approved Washington County Surveyor's Office 155 North First Avenue, Suite 950-15 Hillsboro, OR 97123 Fax; (503)846-2909 uefvruie ri-n~~(IRVl-'VfnA'1-nq(lt%W)MPA(JI:~%1)J11JAtAr:.Tat.K110-AY.(MWk C :5'k' i r / V-,,, -7^r c'_t . I P' L~~ dZ _A X r ~ - 7 RECEIVED 08-19-'05 12:31 FROM- 5038462909 TO- 0 PLAT NAME CONSENT AFFIDAVIT I, - being duly sworn, declare that I am the holder of the "Wilson Ridge" plat name as reserved with the Washington County, Oregon Surveyor's Office. In accordance with the Surveyor's Office requirement noted on the Washington County Plat Name Reservation Form and in accordance with the City of Tigard development review requirements, I hereby consent to the use of "Wilson Ridge No. 2" plat name by Venture Properties, Inc. for a subdivision on tax lots 2S 109AC 1900 and 2000. Sign ure Date Jerry Palmer Casa Terra, LLC 9600 SW Oak St. #230 Portland, OR 97223 • NOTARY CERTIFICATE STATE OF Q/"eg0/'1 ) ss COUNTY OF ~/VQShI~Ih ) Signed and sworn/affirmed before me on this L4 -07 day of mxAlher ~ 1 rotary ublic for he State of Oregon EUZABETH F. IR BERA 0 NOTARY PUBUC-OREGON COMMISSION NO. A392588 MY COMMISSION EXPIRES MAY 9, 2009 0 • M Impact Statement • Wilson Ridge no. 2 December 13, 2005 SUB application -a p h a • COMMUNITY DEVELOPMENT IMPACT STATEMENT for Wilson Ridge no. 2 Subdivision Purpose The purpose of this impact Study is to review existing public facilities and address any proposed modifications that will help mitigate the proportionate project impacts that will likely occur as a result of development. Some of the necessary facilities to serve this site are currently in place in SW Bull Mountain Road and SW 1331d Avenue. Additional needed services will be provided by new construction within the site. The transportation, storm water, sanitary, water and private utility systems are or will be available and adequate in the immediate vicinity of the site. Transportation System • Yet-as-unnamed "Street A" will serve as the subdivision's sole access. When completed, this street will provide direct access from the Wilson Ridge no. 2 subdivision west to SW 133rd Avenue, and ultimately link to SW Bull Mountain Road and the existing transportation network. "Street A" will be constructed to City of Tigard standards as illustrated on the plans with 32' of pavement, 6" curbs, 5' planter strips (measured from back of curb) and 5' sidewalks in a 54' overall right-of-way. Parking will be permitted on both sides of this public street. Right of way dedication and half-street e improvements along the site's SW Bull Mountain Road frontage will also be constructed to City of Tigard 70' right-of-way standard across the length of the subdivision. A 2' dedication is also proposed along the site's SW 133rd Avenue frontage where half-street improvements have already been built-out as part of Y the Summit Ridge/Alberta Rider project. Drainage Systems E Storm drainage will be collected via a piped system in the public street. ° Stormwater will be treated by a Stormwater Management vault, and detention Q will be provided with an underground piped system located within the "Street A" right of way. Flow shall be toward the southeast to tie into existing facilities within Batterson Drive. Plaza West, Suite 230, 9600 SW Oak, Portland, Oregon 97223 [T] S03-452-8003 [F] 503-452-8043 • Sanitary Sewer Svstem Sanitary sewer service will be provided to all lots via a newly installed line, which runs through the public street. Flow shall be toward the southeast to tie into existing facilities within Batterson Drive. Water Systems Domestic water service will be provided to all lots via individual service connections to a newly installed water line in "Street A," which is proposed to connect with an existing main in SW 133rd Avenue. The line will terminate at or near the site's southem boundary for ultimate extension southward upon development of neighboring property. Noise Impacts No negative noise impacts are anticipated as a result of this subdivision. Noise levels generated would be typical of a small single-family neighborhood. Parks System • This project does not provide for dedicated open space or neighborhood parks. However, the Tigard Tualatin School District is finalizing construction on Alberta Rider Elementary School adjacent to the project site, which contains play space that may be used during non-school hours/activities. As stated in the Bull Mountain issue papers, the city of Tigard will be starting work on an update of its Park System Master Plan in 2006, the scope of which will include unincorporated Bull Mountain; and the City of Tigard is currently working to acquire park land and open space in the unincorporated Bull Mountain area. Jeff Vanderdasson, P.E. Alpha Community Development, Project Manager CEO PROfF I NE ~ 16.723 r OREGON ~.r 2o. • d ~ANDE. rZExi,5L,,5 ~,130164- • Preliminary Sight Distance Certification 9 Wilson Ridge no. 2 SUB application December 13, 2005 --A~0-alpha • COMMUNITY DEVELOPMENT INTERSECTION SIGHT DISTANCE CERTIFICATION Date: October 27, 2005 TIGARD, OREGON Engineering Division 13125 SW Hall Blvd Tigard, Oregon 97223 RE: Proposed Wilson Ridge 2 Subdivision - Preliminary Sight Distance Certificate The access for this proposal is located 200 feet south intersection of SW Bull Mounatin Road and SW 133rd. The speed limit along SW 133rd is 25 M.P.H., based upon the posted speed limit, requiring 250 feet of sight distance in both directions. • As required by code, sight distance from the proposed access was measured to be 250+ feet to the south of the proposed intersection and 200 feet to the intersection to the north. Vehicles turning southbound on 133`d will not be traveling 25, mph as they enter the street so 200 feet will be adequate. These Code Sections respectively require that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle. (Actual measurement is taken 15 feet from pavement edge). E In conclusion, I hereby certify that the preliminary intersection sight distance at the ° proposed access for Venture Dakota Subdivision conforms to the requirements for sight u distance as set in the Tigard Development Code. - Alpha Community Development E PN N~ FFJf E jo E y C) u 16.723 l U r. Q OREGON g 20 • YANDL0 Renews 6-30-06 Plaza West, Suite 230, 9600 SW Oak, Portland, Oregon 97223 [T] 503-452-8003 [F] 503-452-8043 • .0 • Stormwater Calculations • Wilson Ridge no. 2 SUB application December t 3, 2005 P 1 ~.,~1 ~1 i n0 p\~ J ~Q I ~U 51 er V~ iC S Table of Contents* WILSON RIDGE 2_play.gpw Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005,12:51 PM • !Hydrograph Return Period Recap 2 - Year Summary Report 2 Hydrograph Reports 3 Hydrograph No. 1, SBUH Runoff, Pre-Planning 3 TR-55 Tc Worksheet 4 Hydrograph No. 2, SBUH Runoff, Post-Planning 5 Hydrograph No. 3, Reservoir, Pipe-Planning 6 Pond Report 7 10 -Year Summary Report 8 Hydrograph Reports 9 Hydrograph No. 1, SBUH Runoff, Pre-Planning 9 TR-55 Tc Worksheet 10 Hydrograph No. 2, SBUH Runoff, Post-Planning 11 Hydrograph No. 3, Reservoir, Pipe-Planning 12 Pond Report 13 25 - Year • Summary Report 14 Hydrograph Reports . 15 Hydrograph No. 1, SBUH Runoff, Pre-Planning 15 TR-55 Tc Worksheet 16 Hydrograph No. 2, SBUH Runoff, Post-Planning 17 Hydrograph No. 3, Reservoir, Pipe-Planning 18 Pond Report 19 100 - Year Summary Report 20 Hydrograph Reports 21 Hydrograph No. 1, SBUH Runoff, Pre-Planning 21 TR-55.Tc Worksheet 22 Hydrograph No. 2, SBUH Runoff, Post-Planning 23 Hydrograph No. 3, Reservoir, Pipe-Planning 24 rand Report 25. a 0 Hydrograph Return Period Recap Hydrograph Inflow Peak outflow (cfs) Hydrograph ' type Hyd(s) description (origin) 1-Yr 2-Yr 3-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr 1 SBUH Runoff - 0.72 1.21 1.44 1.76 Pre-Planning 2 SBUH Runoff - 1.09 1.66 1.93 2.29 Post-Planning 3 I ' ' Reservoir 2 0.72 1.21 1.44 2.51 Pipe-Planning roj . file: WILSON RIDGE 2-Play.gpw Monday, Dec 12 2005,12:51 PM Hydraflow Hydrographs by Intelisolve Hydrograph SummaAeport Hydrograph type (origin) Peak flow (cfs) Time interval (min) Time to peak (min) voiume (cult) inflow hyd(s) Maximum elevation (ft) Maximum storage (cult). Hydrograph description 1 SBUH Runoff 0.72 6 486 13,171 - Pre-Planning 2 SBUH Runoff 1.09 6 480 16,439 - - Post-Planning 3 Reservoir 0.72 6 498 16,438 2 102.79 977 Pipe-Planning WILSON RIDGE 2_play.gpw Return Period: 2 Year Monday, Dec 12 2005, 12:51 PM Hydraflow Hydrographs by Intelisolve Hydrograph Plot 0 Hydraflow Hydrographs by Intelisolve *Ayd. No. 1 Pre-Planning Hydrograph type = SBUH Runoff Storm frequency = 2 yrs Drainage area = 2.52 ac Basin Slope = 0.0% Tc method = TR55 Total precip. = 2.50 in Storm duration = 24 hrs Monday, Dec 12 2005,12:51 PM Peak discharge = 0.72 cfs Time interval = 6 min Curve number = 88.8 Hydraulic length = Oft Time of conc. (Tc) = 17.8 min Distribution = Type IA Shape factor = N/A Hydrograph Volume = 13,171 cult Q (cfs) 1.00 • 0.90 0.80 0.70 0.60 0.50 0.40 0.30 0.20 0.10 0 00 Pre-Planning Hyd. No. 1 - 2 Yr Q (cfs) 0 2 4 • Hyd No. 1 1.00 0.90 0.80 0.70 0.60 0.50 0.40 0.30 0.20 0.10 0.00 6 8 10 12 14 16 18 20 22 24 26 Time (hrs) TR55 Tc WorksheR ~ Hydraflow Hydrographs by Intelisolve • Hyd. No. 1 Pre-Planning Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.011 0.011 Flow length (ft) = 300.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope = 6.35 0.00 0.00 Travel Time (min) = 16.82 + 0.00 + 0.00 = 16.82 Shallow Concentrated Flow Flow length (ft) = 238.40 0.00 0.00 Watercourse slope = 6.35 0.00 0.00 Surface description = Unpaved Paved Paved Average velocity (ft/s) = 4.07 0.00 0.00 Travel Time (min) = 0.98 + 0.00 + 0.00 = 0.98 Channel Flow X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel slope = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 17.80 min 0 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005, 12:51 PM • . 'yd. No. 2 Post-Planning Hydrograph type = SBUH Runoff Peak discharge = 1.09 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 2.52 ac Curve number = 93.2 Basin Slope = 0.0% Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 10.3 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume = 16,439 cuft Post-Planning Q (cfs) Hyd. No. 2 - 2 Yr 2.00 • • 1.00 0 00 Q (cfs) 2.00 1.00 0.00 0 2 4 6 8 - 10 12 14 16 18 20 22 24 26 Hyd No. 2 Time (hrs) Hydrograph Plot Hydraflow Hydrographs by Intelisolve • iyd. No. 3 Pipe-Planning Hydrograph type = Reservoir Storm frequency = 2 yrs Inflow hyd. No. = 2 Reservoir name = Pipe Detention Storage Indication method used. Q (cfs) 2.00 • 1.00 Q (cfs) 2.00 1.00 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Time (hrs) Hyd No. 3 Hyd No. 2 0 Monday, Dec 12 2005,12:51 PM Peak discharge = 0.72 cfs Time interval = 6 min Max. Elevation = 102.79 ft Max. Storage = 977 cuft Hydrograph Volume = 16,438 cult Pipe-Planning Hyd. No. 3 - 2 Yr Pond Report Hydraflow Hydrographs byIntelisolve Monday, Dec 12 2005, 12:51 PM 0vnee N- 1 - Pipe Dete^tio- • Pond Data Pipe dia. = 5.50 ft Pipe length = 28.0 ft No . Barrels = 2.0 Slope = 0.50 % Invert elev. = 100.00 ft Stage / Storage Table Stage (ft) Elevation (ft) Contour area (sgft) Incr. Storage (cult) Total storage (cuft) 0.00 100.00 00 0 0 0.28 100.28 00 26 26 0.56 100.56 00 63 89 0.85 100.85 00 83 171 1.13 101.13 00 96 268 1.41 101.41 00 107 374 1.69 101.69 00 115 489 1.97 101.97 00 121 610 2.26 102.26 00 125 735 2.54 102.54 00 128 863 2.82 102.82 00 129 992 3.10 103.10 00 129 1,122 3.38 103.38 00 128 1,249 3.67 103.67 00 125 1,375 3.95 103.95 00 121 1,496 4.23 104.23 00 115 1,610 4.51 104.51 00 107 1,717 4.79 104.79 00 96 1,813 5.08 105.08 00 82 1,896 5.36 105.36 00 63 1,958 5.64 105.64 00 26 1,984 Culvert / Orifice Structures IAl IBl [C] [D] • Rise (in) = 0.00 3.27 4.13 0.00 Span (in) = 0.00 3.27 4.13 0.00 No. Barrels = 0 1 1 0 Invert El. (ft) = 0.00 102.78 100.00 0.00 Length (ft) = 0.00 0.00 0.00 0.00 Slope = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .000 Orif. Coeff. = 0.60 0.60 0.60 0.00 Multi-Stage = n/a No No No Weir Structures [A] [B] [C] [D] Crest Len (ft) = 1.00 0.00 0.00 0.00 Crest El. (ft) = 105.13 0.00 0.00 0.00 Weir Coeff. = 3.33 0.00 0.00 0.00 Weir Type = Rect - - - Multi-Stage = No No No No ExfiItration = 0.000 in/hr (Wet area) Tailwater Elev. = 0.00 ft Note: Culvert/Orifice outflows have been analyzed under inlet and outlet control. Stage (ft) 6.00 5.00 4.00 3.00 2.00 • 1.00 - 0 00 Stage / Discharge 0.00 Total Q 0.50 1.00 1.50 2.00 Stage (ft) 6.00 . 5.00 _ . 4.00 . 3.00 2.00 1.00 - 0.00 2.50 3.00 Discharge (cfs) ~ Hydrograph SummarAeport Hydrograph type (origin) Peak flow (cfs) Time interval (min) Time to peak (min) Volume (cult) Inflow hyd(s) maximum elevation (ft) Maximum storage (cult) Hydrograph description 1 SBUH Runoff 1.21 6 480 20,978 - Pre-Planning 2 SBUH Runoff 1.66 6 480 24,757 - Post-Planning 3 Reservoir 1.21 6 498 24,756 2 104.19 1,594 Pipe-Planning WILSON RIDGE 2_play.gpw Return Period: 10 Year Monday, Dec 12 2005, 12:51 PM Hydraflow Hydrographs by Intelisolve Hydrograph Plot r Hydraflow Hydrographs by Intelisolve • iyd. No. 1 Pre-Planning Hydrograph type = SBUH Runoff Storm frequency = 10 yrs Drainage area = 2.52 ac Basin Slope = 0.0% Tc method = TR55 Total precip. = 3.45 in Storm duration = 24 hrs Monday, Dec 12 2005,12:51 PM Peak discharge . = 1.21 cfs Time interval = 6 min Curve number = 88.8 Hydraulic length = 0 ft Time of conc. (Tc) = 17.8 min Distribution = Type IA Shape factor = N/A Hydrograph Volume = 20,978 cult Q (cfs) 2.00 • 1.00 Q (cfs) -r 2.00 1.00 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 - 24 26 • Hyd No. 1 Time (hrs) Pre-Planning Hyd. No. 1 - 10 Yr 1( TR55 Tc WorkshecO Hydraflow Hydrographs by Intelisolve • Hyd. No. 1 Pre-Planning Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.011 0.011 Flow length (ft) = 300.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope = 6.35 0.00 0.00 Travel Time (min) = 16.82 + 0.00 + 0.00 = 16.82 Shallow Concentrated Flow Flow length (ft) = 238.40 0.00 0.00 Watercourse slope = 6.35 0.00 0.00 Surface description = Unpaved Paved Paved Average velocity (ft/s) = 4.07 0.00 0.00 Travel Time (min) = 0.98 + 0.00 + 0.00 = 0.98 Channel Flow • X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel slope = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 17.80 min 0 Hydrograph Plot Hydraflow Hydrographs by Intelisolve • lyd. No. 2 Post-Planning Hydrograph type = SBUH Runoff Storm frequency = 10 yrs Drainage area = 2.52 ac Basin Slope = 0.0% Tc method = USER Total precip. = 3.45 in Storm duration = 24 hrs • 1 Monday, Dec 12 2005, 12:51 PM Peak discharge = 1.66 cfs Time interval = 6 min Curve number = 93.2 Hydraulic length = Oft Time of conc. (Tc) = 10.3 min Distribution = Type IA Shape factor = N/A Hydrograph Volume = 24,757 cult Q (cfs) 2.00 • 1.00 Q (cfs) 2.00 1.00 0.00 ' y ' ' 1 ' 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Hyd No. 2 Time (hrs) Post-Planning Hyd. No. 2 10 Yr Hydrograph Plot 0 Hydraflow Hydrographs by Intelisolve • lyd. No. 3 Pipe-Planning Hydrograph type = Reservoir Storm frequency = 10 yrs Inflow hyd. No. = 2 Reservoir name = Pipe Detention Pipe-Planning Hyd. No. 3 10 Yr Storage Indication method used. Q (cfs) 2.00 • Monday, Dec 12 2005,12:51 PM Peak discharge = 1.21 cfs Time interval = 6min Max. Elevation = 104.19 ft Max. Storage = 1,594 cuft Hydrograph Volume = 24,756 cuft Q (cfs) 2.00 1.00 1.00 0.00 I J., I I I I I I I I I I I% I 0.00 0 2 4 6 8 10- 12 14 16 18 20 22 24 26 • Hyd No. 3 Hyd No. 2 Time (hrs) 1; Pond Report Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005, 12:51 PM Pond No. 9 - Pipe Detention • Pond Data Pipe dia. = 5.50 ft Pipe length = 28.0 ft No. Barrels = 2.0 Slope = 0.50 % Invert elev. = 100.00 ft Stage / Storage Table Stage (ft) Elevation (ft) Contour area (sgft) Incr. Storage (tuft) Total storage (tuft) 0.00 100.00 00 0 0 0.28 100.28 00 26 26 0.56 100.56 00 63 89 0.85 100.85 00 83 171 1.13 101.13 00 96 268 1.41 101.41 00 107 .374 1.69 101.69 00 115 489 1.97 101.97 00 121 610 2.26 102.26 00 125 735 2.54 102.54 00 128 863 2.82 102.82 00 129 992 3.10 103.10 00 129 1,122 3.38 103.38 00 128 1,249 3.67 103.67 00 125 1,375 3.95 103.95 00 121 1,496 4.23 104.23 00 115 1,610 4.51 104.51 00 107 1,717 4.79 104.79 00 96 1,813 5.08 105.08 00 82 1,896 5.36 105.36 00 63 1,958 5.64 105.64 00 26 1,984 Culvert./ Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] • Rise (in) = 0.00 3.27 4.13 0.00 Crest Len (ft) = 1.00 0.00 0.00 0.00 Span (in) = 0.00 3.27 4.13 . 0.00 Crest El. (ft) = 105.1 3 0.00 0.00 0.00 No. Barrels = 0 1 1 0 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El. (ft) = 0.00 102.78 100.00 0.00 Weir Type = Rect - - - Length (ft) = 0.00 0.00 0.00 0.00 Multi-Stage = No No No No Slope = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .000 Orif. Coeff. = 0.60 0.60 0.60 0.00 Multi-Stage = n/a No No No Exfiltration = 0 .000 in/hr (Wet area) Tailwater Elev. = 0.00 ft Note: Culvert/Orifice outflows have been analyzed under inlet and outlet control. Stage (ft) 6.00 5.00 4.00 3.00 2.00 • 1.00 0 00 Stage / Discharge Stage (ft) 6.00 5.00- 4.00 3.00 2.00 1.00 0 00 1: 0.00 0.50 1.00 1.50 2.00 2.50 3.00 Total Q Discharge (cfs) Hydrograph Summary Report 11 Hydrograph type (origin) Peak flow (cfs) Time interval (min) Time to peak (min) Volume (cult) Inflow hyd(s) Maximum elevation (ft) Maximum storage (cuft) Hydrograph description 1 SBUH Runoff 1.44 6 480 24,795 - Pre-Planning 2 SBUH Runoff 1.93 6 480 28,753 Post-Planning 3 Reservoir 1.44 6 492 28,752 2 105.16 1,915 Pipe-Planning WILSON RIDGE 2_play.gpw Return Period: 25 Year Monday, Dec 12 2005,12:51 PM Hydraflow Hydrographs by Intelisolve • Hydrograph Plot Hydraflow Hydrographs by Intelisolve • Hyd. No. 1 Pre-Planning Hydrograph type = SBUH Runoff Storm frequency = 25 yrs Drainage area = 2.52 ac Basin Slope = 0.0% Tc method = TR55 Total precip. = 3.90 in Storm duration. = 24 hrs 0 Monday, Dec 12 2005, 12:51 PM Peak discharge = 1.44 cfs Time interval = 6 min Curve number = 88.8 Hydraulic length = Oft Time of conc. (Tc) = 17.8 min Distribution = Type IA Shape factor = N/A Hydrograph Volume = 24,795 cult Q (cfs) 2.00 • Pre-Planning Hyd. No. 1 - 25 Yr 1.00 Q (cfs) - 2.00 1.00 0.00 1 1 i I I I i i , I- 1 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Hyd No. 1 Time (hrs) 1! TR55 Tc Workshee ~ • Hyd..No. 1 Pre-Planning Hydraflow Hydrographs by Intelisolve Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.011 0.011 Flow length (ft) - = 300.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope = 6.35 0.00 0.00 Travel Time (min) = 16.82 _ + 0.00 + 0.00 = 16.82 Shallow Concentrated Flow Flow length (ft) = 238.40 0.00 0.00 Watercourse slope 6.35 0.00 0.00 Surface description = Unpaved Paved Paved Average velocity (ft/s) = 4.07 0.00 0.00 Travel Time (min) _ 0.98 + X0.00 + 0.00 = 0.98 Channel Flow • X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel slope = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 17.80 min 1 is Hydrograph Plot Hydraflow Hydrographs by Intelisolve • Iyd. No. 2 Post-Planning Hydrograph type = SBUH Runoff Storm frequency = 25 yrs Drainage area = 2.52 ac Basin Slope = 0.0% Tc method = USER Total precip. = 3.90 in Storm duration = 24 hrs • Monday, Dec 12 2005, 12:51 PM Peak discharge = 1.93 cfs Time interval = 6 min Curve number = 93.2 Hydraulic length = 0 ft Time of conc. (TO = 10.3 min Distribution = Type IA Shape factor = N/A Hydrograph Volume = 28,753 cult Q (cfs) 2.00 - • 1.00 Q (cfs) 2.00 1.00 • 0.00 ' ~ I I I i I i I I i i i 1 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Hyd No. 2 Time (hrs) Post-Planning Hyd. No. 2 - 25 Yr 1 r PI ~ Hydrog aph of • 1 • lyd. No. 3 Pipe-Planning Hydrograph type Storm frequency Inflow hyd. No. Reservoir name Storage Indication metho = Reservoir = 25 yrs = 2 = Pipe Detention J used. Monday, Dec 12 2005,12:51 PM Peak discharge = 1.44 cfs Time interval = 6 min Max. Elevation = 105.16 ft Max. Storage = 1,915 cuft Hydrograph Volume = 28,752 cult Q (cfs) 2.00 • 1.00 Pipe-Planning Hyd. No. 3 25 Yr Q (cfs) 2.00 1.00 0.00 ` ' ' ' ' ' ' ' 1 1 i 1 N. 1 0.00 0 2 4 6 8 10 12 14 16 18 -20 22 24 26 • Hyd No. 3 Hyd No. 2 Time (hrs) . Pond Report Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005, 12:51 PM • V!! l~Va Pond Data _ _ l~6b Lb6b[l6[V!_ Pipe dia. = 5.50 ft Pipe length = 28.0 ft No . Barrels = 2.0 Slope= 0.50 % Invert elev. = 100.00 ft. Stage / Storage Table Stage (ft) Elevation (ft) C ontour area (sqft) Incr. Storage (cult) Total storage (cuft) 0.00 100.00 00 0 0 0.28 100.28 00 26 26 0.56 100.56 00 63 89 0.85 100.85 00 83 171 1.13 101.13 00 96 268 1.41 101.41 00 107 374 1.69 101.69 00 115 489 1.97 101.97 00 121 610 2.26 102.26 00 125 735 2.54 102.54 00 128 863 2.82 102.82 00 129 992 3.10 103.10 00 129 1,122 3.38 103.38 00 128 1,249 3.67 103.67 00 125 1,375 3.95 103.95 00 121 1,496 4.23 104.23 00 115 1,610 4.51 104.51 00 107 1,717 4.79 104.79 00 96 1,813 5.08 105.08 00 82 1,896 5.36 105.36 00 63 1,958 5.64 105.64 00 26 1,984 Culvert / O rifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] • Rise (in) = 0.00 3.27 4.13 0.00 Crest Len (ft) = 1.00 0.00 0.00 0.00 Span (in) = 0.00 3.27 4.13 0.00 Crest El. (ft) = 105.1 3 0.00 0.00 0.00 No. Barrels = 0 1 1 0 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El. (ft) = 0.00 102.78 100.00 0.00 Weir Type = Rect - - - Length (ft) = 0.00 0.00 0.00 0.00 Multistage = No No No No Slope = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .000 C rif. Coeff. = 0.60 0.60 0.60 0.00 Multistage = n/a No No No Exfiltration = 0 .000 in/hr (Wet area) Tailwater Elev. = 0.00 ft Note: Culvert/Orifice outflows have been analyzed under inlet and outlet control. Stage (ft) 6.00 5.00 4.00 3.00 2.00 • 1.00 0 00 Stage / Discharge Stage (ft) 6.00 5.00 4.00 3.00 2.00 1.00 0 00 1 0.00 0.50 1.00 1.50 2.00 2.50 3.00 Total Q Discharge (cfs) • • Hydrograph Summary Report 21 Hydrograph type (origin) Peak flow (cfs) Time interval (min) Time to Volume Inflow peak hyd(s) (min) (cuft) Maximum elevation (ft) Maximum storage (cuft) Hydrograph description 1 SBUH Runoff 1.76 6 480 29,961 Pre-Planning 2 SBUH Runoff 2.29 6 480 34,113 Post-Planning 3 Reservoir 2.51 6 486 34,112 2 105.58 1,979 Pipe-Planning WILSON RIDGE 2_play.gpw Return Period: 100 Year Monday, Dec 12 2005, 12:51 PM Hydraflow Hydrographs by Intelisolve Hydrograph Plot Hydraflow Hydrographs by Intelisolve • 'iyd. No. 1 Pre-Planning Hydrograph type = SBUH Runoff Storm frequency = 100 yrs Drainage area = 2.52 ac Basin Slope = 0.0% Tc method = TR55 Total precip. = 4.50 in Storm duration = 24 hrs • 2 Monday, Dec 12 2005, 12:51 PM Peak discharge = 1.76 cfs Time interval = 6 min Curve number = 88.8 Hydraulic length = Oft Time of conc. (Tc) = 17.8 min Distribution = Type IA Shape factor = NIA Hydrograph Volume = 29,961 cult Q (cfs) 2.00 is 1.00 Pre-Planning Hyd. No. 1 -100 Yr Q (cfs) 2.00 1.00 0.00 I I I I I i i I I I i 1 0.00 0 2 4 6 8 10 12 14 .16 18 20 22 24 26 is Hyd No. 1 Time (hrs) TR55 Tc Worksheet' Hydraflow Hydrographs by Intelisolve • Hyd. No. 1 Pre-Planning Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.011' .0.011 Flow length (ft) = 300.0. 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope = 6.35 0.00 0.00 Travel Time (min) = 16.82 + 0.00 + 0.00 = 16.82 Shallow Concentrated Flow Flow length (ft) = 238.40 0.00 0.00 Watercourse slope = 6.35 0.00 0.00 Surface description = Unpaved Paved Paved Average velocity (ft/s) = 4.07 0.00 0.00 Travel Time (min) = 0.98 + 0:00 + 0.00 = 0.98 • Channel Flow- X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel slope = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 17.80 min 2 0 Hydrograph Plot . Hydraflow Hydrographs by Intelisolve • Ayd. No. 2 Post-Planning Hydrograph type = SBUH Runoff Storm frequency = 100 yrs Drainage area = 2.52 ac Basin Slope = 0.0% Tc method = USER Total precip. = 4.50 in Storm duration = 24 hrs Monday, Dec 12 2005, 12:51 PM Peak discharge = 2.29 cfs Time interval = 6 min Curve number = 93.2 Hydraulic length = Oft Time of conc. (Tc) = 10.3 min Distribution = Type IA Shape factor = N/A Hydrograph Volume = 34,113 cult Q (cfs) 3.00 • 2.00 1.00 Q (cfs) 3.00 2.00 1.00 0.00 1 1 1 1 I I i I I I i 1 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Hyd No. 2 Time (hrs) Post-Planning Hyd. No. 2 - 100 Yr 2 0 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Ayd. No. 3 Pipe-Planning Hydrograph type = Reservoir Storm frequency = 100 yrs Inflow hyd. No. = 2 Reservoir name = Pipe Detention Monday, Dec 12 2005,12:51 PM Peak discharge = 2.51 cfs Time interval = 6 min Max. Elevation = 105.58 ft Max. Storage = 1,979 cuft Storage Indication method used. Q (cfs) 3.00 • 2.00 1.00 Hydrograph Volume = 34,112 cuft Pipe-Planning Hyd. No. 3 100 Yr 0.00 -1 0 2 4 Hyd No. 3 6 Q (cfs) 3.00 2.00 1.00 I_ i i I 1 I 1 0.00 8 10 12 14 16 18 20 22 24 26 Hyd No. 2 Time (hrs) 2 Pond Report r Hydraflow Hydrographs by Intelisolve Monday, Dec 12 2005,12:51 PM Pond No. 1 - Pin- l"11- n#inr • Pond Data Pipe dia. = 5.50 ft Pipe length = 28.0 ft No. Barrels = 2.0 Slope = 0.50 % Invert elev. = 100.00 ft Stage / Storage Table Stage (ft) Elevation (ft) Contour area (sqft) Incr. Storage (cult) Total storage (cuft) 0.00 100.00 00 0 0 0.28 100.28 00 26 26 0.56 100.56 00 63 89 0.85 100.85 00 83 171 1.13 101.13 00 96 268 1.41 101.41 00 107 374 1.69 101.69 00 115 489 1.97 101.97 00 121 610 2.26 102.26 00 125 735 2.54 102.54 00 128 863 2.82 102.82 00 129 992 3.10 103.10 00 129 1,122 3.38 103.38 00 128 1,249 3.67 103.67 00 125 1,375 3.95 103.95 00 121 1,496 4.23 104.23 00 115 1,610 4.51 104.51 00 107 1,717 4.79 104.79 00 96 1,813 5.08 105.08 00 82 1,896 5.36 105.36 00 63 1,958 5.64 105.64 00 26 1,984 Culvert / Orifice Structures Weir Structures [A] [Bl ICI [D] [A] [B] [C] [D] • Rise (in) = 0.00 3.27 4.13 0.00 Crest Len (ft) = 1.00 0.00 0.00 0.00 Span (in) = 0.00 3.27 4.13 0.00 Crest El. (ft) = 105.13 0.00 0.00 0.00 No. Barrels = 0 1 1 0 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El. (ft) = 0.00 102.78 100.00 0.00 Weir Type = Rect - - Length (ft) = 0.00 0.00 0.00 0.00 Multi-Stage = No No No No Slope = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .000 Orif. Coeff. = 0.60 0.60 0.60 0.00 Multi-Stage = n/a No No No Exfiltration = 0 .000 in/hr (Wet area) Tailwater Elev. = 0.00 ft Note: Culvert/Orifice outflows have been analyzed under inlet and outlet control. Stage (ft) 6.00 5.00 4.00 3.00 2.00 • 11.00 - 0.00 Stage / Discharge Stage (ft) 6.00 5.00 4.00 3.00 2.00 1.00 0 00 0.00. 0.50 1.00 1.50 2.00 2.50 3.00 Total Q Discharge (cfs) • -Oilson Ridge no. 2 SUS application Reduced Plan Set 0 December 13, 2005 *ILSONN RIDGE 2 SUBDIVISION TAX MAP: 2S 1 09 AC, TAXLOT: 1900 & 2000 17-LOT SUBDIVISION APPLICATION WASHINGTON COUNTY, OREGON PROJECT TEAM: I OWNER I I I I I VENTURE PROPERTIES \ I I 4230 GALEWOOD ST., SUITE 100 Lsrm AKE OSWEGO, OR 97035 MAP. 2SI09AC 17: Z00 MAP. 2SI09AB TV Roo 9 APPLICANT ' I Ili \s, VENTURE PROPERTIES I II ` ~ III 3 I 4230 GALEWOOD ST., SUITE 100 I IL LAKE OSWEGO, OR 97035 - \ PH:(503)387-7600 - - - - - -I -T-- - - _ CONTACT:WENDYHEMMEN I I i - ~Nr MAP. 2SI09AC I 11 z 4 M 2300 APPLICANT'S REPRESENTATIVE I W I I 5 i- VICINITY MAP ALPHA COMMUNITY DEVELOPMENT -L- - - ' i % \ 9600 SW OAK, SUITE 230 MAP. 2SI09AC N.T.S. PORTLAND, OR. 97223 I I ' B IV 4W PH:(503)452-8003 FAX:(503)452-8043 I I I ; ! I ; ` CONTACT: JEFF VANDERDASSON l13 7 UTILITIES & SERVICES y 'A' STREET 8 \ WATER: CITY OFTIGARD STORM: CwS SEWER: Cws MAP. 2SI09AC - _ - - - - - - - - - 8 I SHEET INDEX: POWER: PORTLAND GENERAL ELECTRIC ( r- - r----~ r FIRE: TUALATIN VALLEY FIRE & RESCUE POLICE: CITY OF TIGARD POLICE DEPT, 1 TITLE SHEET SCHOOL: TIGARD SCHOOL DISTRICT 1 I I I III 17 ~ 16 I 15 11 14 1 73''~ PARKS: CITY OF TIGARD 1y(Ap 2SI09AC I I I! `I III 10 I 2 EX. CONDITIONS 8 DEMOLITION PLAN GAS: NORTHWEST NATURAL I \ I TV W L--------~ - I. 3 PRELIMINARY SITE PLAN II ' 11 ; I I NOTES: MAP 2S109AC I MAP. 2SI09AC 12 TL' 600 I 4 PRELIMINARY STREET PROFILES SITE AREA: 2.53 ACRES EXISTING ZONING: R-6 I I I - - I 5 PRELIMINARY UTILITY PLAN TAX MAP: 2S1 09 AC TAX LOT: 1900 GRAPHIC SCALE NUMBER OF LOTS: 17 6 PRELIMINARY GRADING PLAN AVERAGE LOT SIZE: 5016 SF b o m w W DRAWING DATE: 01/06/06 Pe4 1 inch h - 0 1 IL 7 AERIAL PHOTO / CIRCULATION PLAN ~ A $ TREE PLAN 9 TRAFFIC CONTROL PLAN N:\WOII44217\dwplPiannin0\I7-LOT\4D20271IR.dw9-SHEET: TM.E 1on06.20D6-749pmjdh jA, A, alpha COMMUNITY DEVELOPMENT 9600 SW Oak, Suite 230 Portland, OR 97223 M 503.45lA003 [F7 M3-452A013 www.alphocommunity.com REVISIONS NO. DATE DESCRIPTION WILSON RIDGE 2 SUBDIVISION TITLE SHEET alpha COMMUNITY DEVELOPMENT PROJECT NO.: 402-027 TYPE: PLANNING DATE 0110&06 1 I.r EX 2-Fl CONTOU R 10_FT CONTOUR EX SANITARY SEWER EX STORM DRAIN 1 EX WATER LINE EX GAS LINE EX BURIED PDWER EX OVERHEAD POWER EX TELEPHONE LINE . `Y EX CABLE TV LINE rs:c~ - EX FENCE EX SANITARY MANHOLE EX SANITARY CLEANOUT EX STORM MANHOLE EX CATCH BASIN EX STORM CLEANOUT EX FIRE HYDRANT EX WATER METER EX WATER VALVE ° EX GATE VAL'iL a cy TnEPHtlNE RISE I EX CABLE Rt5ER i I 0.4 EX LIGHT POLE 1 Q EX 1REES TO REMAIN i Sit BE REMOVED EX TREES TO i i l I I I I I I PnIUL CLI Ty COMMUN' DEV~~"ppM SW Oak. SuBe 230 600 97223 P po~nd, ~R W3 4M-04 . CO munitycom Re, {ns ONS vesompTio" WILSON RIDGE 2 W13DIVIS10N 0 $oAl-F- so 9 p 19 1I640 FT ~EEI:XCON lonOd ~'x`'1R"'Idh ,aX,STIIdG CoNpfTloNs & oEMoLfrloN PLAN ,Cttphct COMMLINIT'V DEVELOENT ap14~ pROjECF NO.: p'esNIMD TYpE: p110smo WIFE: 2 I 0 I ` \ I I I ' I I \ \ I I I I I I I \ \ I I I I I ~ ' ays• ` I I 1 dll 17 e II 7,317 SF~ I I I I; (8,367 SF) CC~ \ _ I I 9' '70G ` 4 1 5,959 SF \ 8I 4,500 SF i I I \ \ \ \ I I (5.070 SF) o a 5,376 SIF ' 30' VISION CLEARANCE TRIANGLE. iYP. I PI V g 1 ~I ~L 1_, I 4,800 SF y 4,518 SF a`~ Ir - - - - - - 4,411 SF 440 j/•/~ 1+00 "A" STREET = } %/y4 12+35.21 SW 133RD AVE , p _ 2rppa7..STRrr { p0a•`B'\ ^ 6 \ \ ` GG }0^ \aG' 4,474 SF \ ----I n 19;080 S~f N - ` R0~ \ \ b'4J.. \ 0 tl 0 so.0' ROW 50.0 xB.O' $ I i 9 - _ el E - 5,627 SF NU p 17 16 IH 15 In 14 h! 13 ` ` • ` nI1:. 47 ' I.1 81 SF I l 17 SF 4,2 4,238 SF Ip 4,180 SF" m \ \ ! I I al I 5A53 SF 10 el II I I I I! I y\~ 5.300 SF--- I - i I r - - I -5s 0' _50.0 44.4' S. ppp l I a 12 I ll i ~1 11 I 4,367 SF 1 1 I I 4,511 SF cl I I PT - s~aaD6 I I I I I I--_ aar- la ~--eaa- FUTU OF EXTENSION I I _ I ' I I I ~ - I _ SW BATTERSON ROADS - - 1 SITE PLAN SCALE: 1" - 40' P Au P /w W STREET NOT TO SCALE L NOTE: SAWCUT LINE MINIMUM INSIDE EXISTING EDGE OF PAVEMENT BULL MOUNTAIN RD 15' ROW DEDICATION REOUIRED NOT TO SCALE alpha COMMUNITY DEVELOPMENT 9600 SW Oak, Suite 230 Portland, OR 97223 M 503454~OIX1 in 5M-452-BM www.alphocommunity.com REVISIONS NO. GATE DESCRIPTION WILSON RIDGE 2 SUBDIVISION SITE PLAN Oa SCALE 40 0 20 40 so 1 IN = 40 FT N:\prg1402-027\dwg\Planning\I7-LOT\402027SRE.dap-SHEt7:SRE Jon06.20D6-2:48pmldh = alpha COMMUNITY DEVELOPMENT PROJECT NO.: 402-021 TYPE: PLANNING DATE: 01108108 3 60C 590 560 570 560 1540 • • PVT STA = 1+23.72 PN ELEV = 595.11 PN STA = 2+20 A.D. = 2.96 PN ELEV = 594.15 K = 5.07 A.D. _ -6.60 K = 20.01 . 15.00' VC 172.00' VC N N N p N vi N O - r. - - - r 0 LOW POINT ELEV = 570.21 LOW POINT STA = 5+34 u W : PN STA'- 6+25 _ a n . . PN, El 66.2 - i PN ELEV i= 573 25 W \ ~ . - ' A.D. = 15.62 . - AD 2.81 T - K 13.44 K 6.96 PROPOSED GRADE 0 Cj1 OF ROAD ' 210.00' VC I ' - .t.v._..-.~_.._...__.. . _ EX. GRADE 0 C/L OF ROAD 20.00 VC C N ' - . > '60 w I _ _ 3 > U 1 f 0+ N 0 } v M :I tt y > W i I Z la- .0+l W171W \ \ BULL MOUNTAIN ROAD • PROFILE HORIZ. SCALE: I" = 40' VERT. SCALE: I" = 10' 0!*au 'ID+OD 10+50 11+00 11+50 N:\ProJ\404-027\dwg\Planning\17-LOT\4GM27PROF.dwg•SHEEf: PROF Jon06.2106-2--48gnjdh alpha COMMUNITY DEVELOPMENT 9600 SW Oak, Suite 230 Portland, OR 97223 M M3452-MM [9 50340,8003 www.alphocommunity.com REVISIONS NO. DATE DESCRIPMN I WILSON RIDGE 2 SUBDIVISION WILSON RIDGE PROFILES alpha COMMUNITY DEVELOPMENT PRWECT No.: 402-01► TYPE PLANNING DATE 0906108 4 0 0 I I , \ , , I I I I ~ J I 1 I \ I I ! I !Ig II I I n ali' I s 411 I p I I Z ;Ili I L__--- 5 INC I I li r I , • PROPOSEDI PROPOSED FIRE WATEER ;,~/r \ I HYDRANT L-----'- - - j PRKOSED \ \ 3111 w FIRE yI II < - .r r PROPOSED` \ STORM ~ ~ I I . r & \L STORK / i/~ SEA ~ SEWER I I;+ 9 1 I \ I ( j1F------TIF------ I J I I , i______,I ~ ~ I 1 ~I III II I ~ ' \ -------•j !I?f ° 17 I I 16 I i 15 14 I I PROPOSEIi.\~, I., I p III III I, 3/4' ' PROPOSED I I I p J I + I III i I WATER STORMFILTER .4 I`------ I ~ ~x I I I + -------------r- I I 12 1 1 i 11 I I I ' I I I iPROPOSED ; I I I I l e.e I !DETENTION j Ex. WATER LINE, - - - - _ I PROPOSED SANITARY IIII I I pll I SEWER I'~"~--'- - - _ _ EX. SANITARY SEWER UTWTY PLAN SCALE: I• = 40• LEGEND EASEMENT LINES -SS- PROPOSED SANITARY SEWER -SS- EX SANITARY SEWER -SD- PROPOSED STORM DRAIN -sr- EX STORM DRAIN -W- PROPOSED WATER LINE -K- EX WATER LINE EX GAS LINE 0 PROPOSED SANITARY MANHOLE a' EX SANITARY MANHOLE • PROPOSED SANITARY CLEANOUT 19 PROPOSED STORM MANHOLE -cT EX STORM MANHOLE ■ PROPOSED CATCH BASIN E7 EX CATCH BASIN o PROPOSED STORM CLEANOUT ® EX STORM CLEANDUT Yxo PROPOSED FIRE HYDRANT EX FIRE HYDRANT is PROPOSED WATER METER W EX WATER METER • PROPOSED WATER VALVE s EX WATER VALVE w PROPOSED BLOW-OFF w EX BLOW-OFF 0 SCALE 40 0 20 4o BO 1 IN a 410 FT N:\proj\401-027\dwg\Planning\I7-LOT\402027COMP.dwg-SHER: LRIL Jan06,:'006-247pmjdh 9600 SW Oak_ Suffe 230 Portland, OR P7223 M 91145Y~ORi Iq W34M-8 3 www.alphocorrimurdty.com REVISIONS NO. DATE DESCMPTION WILSON RIDGE 2 SUBDIVISION UTILITY PLAN alpha COMMUNITY DEVELOPMENT PROJECT NO.: 41024127 TYPE: PLANNING DATE 01108100 5 • c~ { 0 • TO SW 10"MJ x 6"FLG TEE 133RD 6" FLG GV AVE PACIFIC STATES HYD (NORTH) 4 tS 1 I` 2 FH \ /0 0/ • I ~6 j4'-2" X26'-3"~ / 40'-8 " l \ 52~ -9~ ` co 40 ~*65~- I I" 21'- 2" TO SW 132ND AVE 3 ~M d co 50' TO END OF STREET NE 1/4,SEC 9,T2S,RIW Ev: 16"BFV Id'x 8"MJ TEE TIGARD 'WATER D/STR/CT 10 "GV 8777 SW BURNHAM ST 10 x 8 MJ TEE PO BOX 230000 TIGARD, OREGON 97223 16 BFV (503) 639-1554 DETAIL OF INTERSECTION: 8"BFV SW BULL * MT RD 0~9_ AND 45° BENDS SW 133RD AVE 8" LAT 8"GV DATE: 3-90 SCALE I =20 SEW T,~.1. susiNLfs sitm Vicas • • TO END OF STREET TP 50' DFP- 45 P-72 5-35 10' 4"GV 2- 2 I Z TO SW N 133RD AVE / ` \ (n Q EDGE OF PAVEMENT 4 0 27' 7 4:~- 4° 1 221/2° BEND s 1 43' ~O V6 MJ TEE / 5 F21-9 1339 e-7 " TO SW 4, 126TH 9' AVE 50'EASEMENT NE 1/49SEC 9, T2S,RIW W REV: Rn _Wd T_FR n/ <,T-Plr 7- 16" TU tAST 16~~ DI v8777 SWBURNHAM ST 10"CI, 10"F. H. TEE, 12"x10"RED1 PO BOX 230000 12"x8"CROSS 12"DI TIGARD, OREGON 97223 10 CI (503) 639-1554 / DETAIL OF INTERSECTION= 9 MT SW BULL MT RD 9 8 12 "DI AND v d'x8"CROSS IS NOT SW 132ND AVE It CONNECTED TO 16 DI DATE: 3-90 SCALE:I =20 SEW *..a wuswcss swwwes • To: SW BULL MT. RD 50 0 W Q ErGV - 5,8„ L M C'0 HOUSE 5' 14840 , 2712 2711 FH: 3,7„ HOUSE 14880 NE y4, Sec.9, T2S,R 1 W R : 50' TIGARD WATER DISTRICT 8841 SW. COMMERCIAL STREET ! TIGARD, OREGON 97223 TELEPHONE: (50.3) 639-1554 DETAIL OF WEFM@ZnON SW 133rd AVE. 99 oce 1-78 wALe1"2 LE~ EX y-FT COt4TOUR ,„x.,,24 ~'S•~ E5-F~ C01410UR 52 % FG y-F1 COp70UR --324 - FG 5-Fi CONTOIJR SV,,wEN1 FENCE pOp ppO g100AG RARMER 0 cRAVE~ coNsTRUCrior+ ENTRANCE I 1 ,W c t I~ I aI C0 UT41-TT DEVEL~PMEN 9600 SW OaV w9e 233 97223 Part~and, OR Sa*""co munih-cOm pJavo "_Fot4s p(1DN ND, DA"I W.11-SON RIpOE 2 SUBDIVISION GRppING PLAN y' I ti 0 Cscp, E 80 ZD 0 40 ,wc°° FT aI ha OEYELOPMENT CON y~pyEGT NO` ~µNINfl TYPE; p1 DAB' 6 I y 1 GRpp1NG PLM ` I ae' I ScALE f alpha COMMUNITY DEVELOPMENT 9600 SW Oak, Suite 230 Portland, OR 97223 M 50344-8003 19503452-M www.alphocommun!4,.com REVISIONS NO. DATE DESCRIPTION WILSON RIDGE 2 SUBDIVISION AERIAL PHOTO AERIAL PHOTO SCALE: T' = 40' SCALE 40 0 20 40 NI 1 IN= 40 FT 0 17-L0T\402027AERIAL.dw9-SHEET: AERLAL Jcn06.2006-243pmph alpha COMMUNITY DEVELOPMENT PROJECT NO.: 4024427 TYPE: PLANNING DATE 0110/100 7 0 • I I 1 SAill 4/J f 0 Ii 3 THE - - a ~ I ~8 ITRDE I 2 0 1'28 . OE - I E-~ yy0 S(t~' 4' TRDE i DE NMI: cc, i L t 2 v ~ ~ I ~ I . , ~ _ a t.. 15" TREV fA1 3 . 031 ' - O ~J 0 2D1•. g/AR4' EV y~ 01 'F3" •'TREV 7 ODE, S , 1z iREV ~ • DE35 OED#\~ / 48 CWO \ ` 035..E 17 1S I 'TRD S 00 1 k EV36-42EV j 9005 9003 i DE 12 WAL ' 90 ' ! TRDEI TRDE Bi ice, j _ 4F . - - s~ _ DE K - : - L I i 12 i SR 4, Jr _l' 1 q-i PLANT SCHEDULE TREES OT7 SIZE SPACING BOTANICAL NAME COMMON NAME y 13 2' cal. As Shown Llquick" a styrad(Wa Amell 5ueetgum 548 I 10 2' cat As Shown Fral Iatlfolia Oregon Ash 54B ,~YY~~MMsr~~ 30 5' High As Shown Pines contorts Shore Pine %B ® 15 5' High As Shown Thl occidentalis "Fyramiall Pyramidal arborvitae B4B IS 2" cal. As Shown RFos typhina 5taghorn 5umec B413 0 0 B 8 2" cal. 2" cal. As Shown As 5Mw rataeus rue-gaN Crataegrs c~~c Cockspir Hawthorn 54B O 6 2'ral As Shown Cercis occideeti Western Recbud %13 Q i5 As Shown 5pecies to be determin ed by the city Total Number of Proposed Trees = 100 (exchrdrg street trees) Existing Deciduous Trees 111...4 \1.' jl`~ Existing Evergreen Trees X Existing Trees to Be Removed NOTE: - 27 EXISTING TREES GREATER THAN 12' IN CALIPER SIZE TO BE REMOVED. - 801" TOTAL CALIPER INCHES TO BE MITIGATED ON SITE. - TOTAL PROPOSED TREE CALIPER INCHES - 2" % 100 = 200" - LOCATIONS AND THE NUMBER OF PROPOSED TREES INDICATED ON THIS PLAN ARE CONCEPTUAL. FINAL LOCATIONS OF MITIGATION PLANTINGS TO BE DETERMINED BY BUILDER AND LANDSCAPER AT TIME OF BUILDING PERMITS. 4 5 alpha COMMUNITY DEVELOPMENT 9600 SW Oak, Suite 230 Portland, OR 97223 M 503.45249M [9 503452-M www.alphacommunity.com REVISIONS NO. DATE DESDWPnION WILSON RIDGE 2 SUBDIVISION TREE REMOVAL PLAN S CONCEPTUAL MITIGATION PLAN e SCALE 40 0 20 40 a0 i IN = 40 PT 102P27TREE.dwg-SHEET: TREE Jan 06.2006.250pmidh alpha COMMUNITY DEVELOPMENT PRWE=NO- 41 TYPE: PLANIIINO DATE: 01108108 8 1 I I 1 I ` \ I \ , I ! ~ I` I I ~ I CO) I - - r io t I 13 14 It r- 12 _ I ~ I I 1 I ' ptAN SC ,E:. 1P QI~uN~TY DOM~~pt,4 ENl 4800 SW Oaf Suite 230 ond.OR 97223 P l rnmuniN.com wow 110. OAT G WILSON RIDGE 2 SL3g0NISION I .tvtAFFIC CONjRpI. PLAN Sppi E 80 p a0 D 60 i iN. 40 1", aI yha MNIUNITY NEVI PMEry1 co pµojs,-r H°'' PIttOMO onTW- I HALSTE*YS ARBORCUllaTURE CONSULTANTS, M. David Halstead, Consultant, B.S. Phillip Whitcomb, Consultant p P.O. Box 1182 o Tualatin, OR 97062 i (503) 245-1383 • "Specialists in the care and preservation of trees" ROWED JAN 0 9 2000 V Venture Properties Inc. ATTN.: Ms Windy Hemmen 4230 SW Galewood Street Suite 100 Lake Oswego, OR 97035 Reference: Wilson Ridge 2 Location: SW Bull Mountain Road Subject: All Trees "Wilson Ridge 2, Subdivision, Existing Conditions and Demolition Plan". a ° 133`d Avenue and Bull Mountain Road, Tigard, Oregon. a Page One: Introduction and Site Information Page Two and Three: Tree Totals: Hazardous Trees & Preserved Trees d 0 - ° Page Four and Five: Tree Care and Preservation oq ° Page Six: City of Tigard's Project Conditions Page Seven- -Forty Four: Tree Characteristic Guide 9000-9039 . ~ I S Email: hac@spiritone.com www.halsteadsarboriculture.com CCB# 0068646 1 1 1 1 1 ((~~HAL STE*'S 22 ARBO R`~9ULETURE CONSULTANTS, M. David Halstead, Consultant, B.S. Phillip Whitcomb, Consultant P.O. Box 1182 -Tualatin, OR 97062 (503) 245-1383 December 27, 2005 Venture Properties Inc. ATTN.: Ms Windy Hemmen 4230 SW Galewood Street Suite 100 Lake Oswego, OR 97035 Reference: Wilson Ridge 2 Location: SW Bull Mountain Road Subject: All Trees • "Specialists in the care and preservation of trees" Mr. James Lowery certified arborist for Halstead's Arboriculture Consultants and I have inspected the trees, the site and reviewed the "Wilson Ridge 2, Subdivision, Existing Conditions and Demolition Plan", located on 133rd Avenue and Bull Mountain Road, Tigard, Oregon. The purpose of this inspection was to identify and assess the preservation potential of all trees six inches in trunk diameter (measured at four feet above ground) and larger in accordance with the City of Tigard's Tree Ordinance Chapter 18.790. We have visually inspected all trees in the field and have used the recently existing tagged tree numbers for this report. The numbers range from 9000 through 9039 series tags. In addition, we have added a "Tree Characteristic Guide", field report of each tree and/or group of trees that will explain in detail the species, sizes and the individual tree conditions. Our Inspection criteria included: Tree species, crown structure and development, storm damage, insect and disease problems, overall structural integrity, root system development, wind throw potential, construction trauma resistance, approximate distance to existing targets. In addition, the tree trunk diameters .A,cra mnnci irrorl a+ nrni inri lava) rnrl ) in nrriar to nrnvida a tnie diameter of the trees' overall size. The first numbered tree starts at mid way of the project closest to 133`d Avenue, continues north and then zig zags west to east due south. Email: hac@spiritone.com www.halsteadsarboriculture.com ' CCB# 0068646 1 • • ' Page 2 December 27, 2005 Reference: Wilson Ridge 2 Location: SW Bull Mountain Road Subject: All Trees TREE ASSESSMENT: There are a total of thirty seven (37) trees located within the project boundaries. There are eighteen (18) trees within the property that are twelve inches or less in diameter and an additional eleven (11) trees that are twelve inches and greater in diameter and are hazardous and are not required to be part of the City of Tigard's "Tree Mitigation Identification Program." There are three trees numbered 9024, 9025 and 9026 that do not exist in the field tagging or in this report. 62-6"oVgC ~UYUM& i33 f c»1S"r This leaves a residual of eight (8) trees within proposed Wilson Ridge 2 that are larger than twelve inches in trunk diameter and preservable. These trees ' are relatively healthy and structurally stable and constitute a one hundred percent figure of preservable trees for this project. Any of these trees that are removed from the site due to hardscape, house footprints and/or utilities will ' reduce the one hundred percent figure. Retention percentage figures will vary according to the amount of trees removed. See City Of Tigard's Ordinance 18.790.30 "B" 2a-d. Eighteen (18) trees twelve inches in diameter or less at 4.5 feet above ground are as follows: Tree Number. 9001, 9002, 9003, 9004, 9005, 9008, 9010, 9019, 9022, 9023, 9024, 9027, 9028, 9031, 9032, 9037, 9038, and 9039. ' Hazardous Trees: All of the following trees are over twelve inches in diameter at 4.5 feet above ground and are listed as hazardous due to severe trunk and limb splitting, dead trunks and dead limbs that are un-repairable and in accordance to Chapter 187.90.020 "A", "Number Three' of the City of Tigard's Standards. If additional information is required on individual tree's condition please refer to the enclosed "Tree Characteristic Guide°. ' Page 3 December 27, 2005 Reference: Wilson Ridge 2 Location: SW Bull Mountain Road Subject: All Trees TREE ASSESSMENT Continued: Eleven (11) hazardous trees over 12 inches at 4.5 feet above ground are as follows: Tree Number. 9000, 9006, 9007, 9009, 9012, 9014, 9017, 9018, 9021, 9035 and 9036. The following eight (8) trees that are twelve inches in diameter at 4.5 feet above ground are preservable. Eight preserved trees over 12 inches at 4.5 feet above ground are as follows: Tree Number. 9011, 9013, 9015, 9016, 9020, 9030, 9033 and 9034. ' TREE CARE AND PRESERVATION: Tree inspections and conditions shall be an on going requirement by the City of Tigard, Oregon throughout the project from on-site improvements to final building inspection. (See supplement enclosed conditions). MEETINGS: Before the site clearing and construction begins, a pre-construction tree preservation conference will be held on-site with the general contractor in charge of tree removal, and/or in charge of heavy equipment, the resident Certified Arborist, and the City Forester from the City of Tigard. PURPOSE: The purpose of the on-site meeting will be to introduce all parties to the specifications and sensitivity needed in the protection and preservation of trees, their environment, and protected areas. 1 Page 4 December 27, 2005 Reference: Wilson Ridge 2 Location: SW Bull Mountain Road Subject: All Trees ' PREPARATION / FENCING: Fencing needs to be attached to 7-foot tall steel fence posts placed eight feet apart on center forming a protective line around the preserved trees and fence posts need to be securely anchored in the soil to a depth of two feet. Once the fence has been established in cannot be adjusted or removed with the ' consent of the consulting arborist. The fencing, as described, will need to be maintained throughout the entire project. REMOVALS: Those trees that are structurally unsound, unhealthy, or removed through ' mitigation within the preservation areas, will need to be approved by the City of Tigard and removed under the direct supervision of the Consulting Arborist for this project. T ree removal will be done in such a way so as to not damage preserved trees and their root zones. Removal of these trees may require climbing the trees and taking them down in small pieces. Stumps of the removed trees, which are less than 15 feet from a preserved tree, will be ground out using a stump grinder. ROOT PRUNING: Excavation when using backhoe, track-hoe, or other mechanical device, will be done towards the tree rather than along side of the tree. Furthermore, before excavation begins, "Air Spade" bridging and tunneling will be considered, especially if tree roots are found to be in excess of two (2) inches in diameter. THERAPEUTIC CARE: Therapeutic care is described as those treatments including pruning that will be needed to increase the preserved trees chances for survival. In order to accomplish this objective, the trees will have to be periodically inspected during the construction process. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • 9 Page 5 December 27, 2005 Reference: Wilson Ridge 2 Location: SW Bull Mountain Road Subject: All Trees THERAPEUTIC CARE CONTINUED: Individual treatment is based on the trees needs, its root zone, and structural condition and health. Factors will be taken into consideration, such as species, soil compaction, season in which construction is done, how much root zone will be affected by construction, losses of surrounding native plantings and loss of and/or over abundance of surface and sub-surface water. The success of any project where trees are a factor is good communication between the general contractor and the consulting arborist who will be on site and/or on call for the entire project. Sincerely, James Lowery CA#1808, Field Inspector David Halstead BS, CA #PN0159, ASCA 1 ' THE FOLLOWING CONDITIONS SHALL BE ONGOING REQUIRMENTS THROUGHOUT THE PROJECT FROM ON-SITE IMPROVMENTS TO FINAL BUILDING INSPECTION ' Submit to the City Forester: ATTN. Mr. Matt Stein, City of Tigard, Oregon 13125 SW Hall Blvd., Tigard, OR 97223 Fx 503.684.8840 Ph 503.639.4171 ext. 2589 60: The property owner/applicant and their assigns are responsible for complying with the following requirement: ' The Project Arborist shall inspect the site at a minimum of eve two weeks and 1 every at times when intrusions into the TPZ are required. The Project Arborist shall submit written reports to the City Forester a minimum of once every two weeks, as he monitors the construction activities and progress. These reports shall include any changes that may have occurred to the TPZ as well as indicate the condition and location of the tree protection fencing. If the amount of TPZ was reduced, then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall and long term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist and appropriate remedies can be imposed, If necessary. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. HAZ ~IDG Tres Nwnber_ UM L.m► 5 t Ok Truft .3 ~►r,~ao L - . - - TAbfs E~~C4A- CGM HA CHARACTEFG. *R= Tres tdumber, 0 Baumicet. _ _ ova Unb Sprd: _L DC~~ 1 ,~_Tnstk . Crown Class: Dominant: Co-Dominent induded: S44beavkw Y -H • / , i t-tar, 2~e[ 3 R&M Tree part amst 111 to A k- A rn G'':` cow_ peslo~~ aaetai bsmuat L FaEtueP;:Sineot~a(+7a~getta Only $a, of Pat 1_~(tsunX 2-sri8~;(45:ank;; 3-tg30^{4~75an~4=>30'(75`ca~l; 7aegeira5 W 1-o=Moa9.=2-tAlea+ _ - 11 C 3 t3roUabS@OV ' H low Tteg included' D Co-Domma et►ow= wee. ~54°jo-74°10 Ittd~B Ct: Dam+riant cmwn 5a~ 56) sttuckur$ ` Heatth Rabt►ff trial c ater - ~ COS -'~T MOMS PM PM _ 1 w Faluw- -'fit RA'nKG smed4olt ~r75 use dAW low i V- IfAt 1 1 1 I.... 1 r ASCUCONSUL .....7Ti6E CHARACnBaSTICS GU IE Tree Nwnber. OG - NuAkws 1 DGL•`~O Tnmi= MnLmb$pd: Crown Class: Dominant Co-Dominant: ~ Included: Speciak Spertimen• liistoria SblmA.Tree• Indigenous: Health Rating; SG SbWure Rating: Root.Strucxure Ratt 5 0%-40% Haztree- -50%-70% requires profe -onal care) _ (2 8 HMorj Pro Care: -Crown Rte: - Fkwh Cull: _ Topped: vL cartWaading facto= " cr rroo Crs w,~cale weWnoe of iwivmud ads and rate dv*=vanncs-mvwe Fzo»f I~AZARD'RATING°;LFl+11t': deg-From-heal Oeaahnal 13maamsad' 13 s4cageeted son heawbw v -N Lead ' HAZ _ _ ARS CaA.T t~lifSllL - - ~TiBE s - QUi1E ' Tres Niunber; _1 ~S - - :Specks: Botamicet. DGL- Z -tom . Try um tmb Spd: X41 ■ Crown Class: Dominant: Co-Dominant ' wo Included: Special: Specimen: "dorL- StreetTree: _ Inrgenous: _ Health Rating: ~b Structure Rating Root.Structure Rating: St> (20%-4096 Haztree- -50%.70% requires profesional care) _ ' HAZARD'RATIKG _(Eqj aes:Fm,n,t 'ate av o son, Y -M . t.eart' Tree part awst mmly to Fat I I Oz I tdoar,2-r 4.seyeie:" ! peddit amerat ti>a~a.,at cow - SEW of part -~(t5 ank 2-s-i8 (t5 46:ank: r : . LZ Fa&rtePote±:S'laeof~mt+Tar~ettn Fta~d Target 3 18.3QW75anX4">3r(k5:. j4 Only rafinw 1 oa-asiooal use: 2 -idletiiit ii('i ? ■ 3-6 to= - Pruning NWmT. Pro Care: _Cmm Reduced: _ Fhrsh Cum Compounding factors "c1tGi7'mo~E7C73~ Fecaleo~+~,ce~ir.5~de6assaea.~ee,r~sa.~,~.r,e~.,Mp ~i,~ed~tet~a~l ' AOL HA~L- CHARACTERISTICS GUM ® 'spy:.. cl- It 1.. W . ' Tree Number.__- DGL . L - DBit TnW= He'rgl~ Ra flag Sipl& ' Crown Class: Dominant: Co-Dominant ~ included: Speciak Speamen: Histories Street-Tree: Indigenous. Health Rating: an swucture Rating. ~ Root.Stmctum Rating: (20%-4096 Haz ree- -500/6-70%0 requires profesional care) ' WOW4 Dew CMSksh Bku!dm Nesff% ( - ' -:ems Only S Clark ORATING : deg. Foam ve*A a ~r A a u=amxWo sescoaecrea son v Tree part awst Mcdy 10 Eat : kupecbm pedo&_ anneal Gsannual atlier Fa&xee~PolentW+:StaeaU3ad4T =Hazard PWAr" 14-r, 2 z 4 sexes! s-imofpwt i--'(isaaX 2-6-1874t.. ~ 3-18.3 (45-75 Ca+X 4 =>:30' (75i TaegrlraSr~ 1-oos~iOOaluse;2=iritesireltl~i; 3.;.&,I tu= 4-cwai wKL. cco It i0fisil-c-'s cat included: Bte' Loose+~ t S-A Y -M SMEOVSAN GUIDE HA _ Thee Ngmbe ; c~ t7~ Lm ► = t lnduded: Crown claw, Dominaa - Co.Domiaa SpBCiak Spepmen. ,C~C1 0%-40°fa Hazuee' -so°!a-7Q°!o . Heafth Rating.? tVucwre RatinT MOMS pwiesionat care) Pruning Pro pose 'CMW Ma1. ~etcttes w am a~ a Ices r - induded: u5 t3o- C°mInarlc• o°to 1i8~e' "~`OQ(o-70°10 CMWO Class: v6swdem Rang* ~ ~Reok.Stsu _~ti,Jcne o i F cum Cate) PM" Soon Act - - - Y AML- HAZI ARFIOR!!Ci> LTURE COORWIL TIDE. - RA s - G lIM - 'spates: = - - = - . . Tres Number: Ib 11- 4-7 DGL- hLimt ThmW Hem Via Lalb Sped: 1 Crown Class: Dominant: Co-Dominant Included: Special: Specimen: iHistorl Street Tree- Indigenous: Health Rating: -~L. Structure Rating, 0 Root.Stmcture Rating (20%-40% Haztree. -50%-70% requires profesional cane) pauft Hill: Pro Care: Ctowrt Reduced: _ Flush ctdm Topped: ■ . ccmpcra>~ tailors: . . 1 1 1 i >LFAII 4S9Frmra6ral o um au Ovdkmaeced R'RATNG Son bewbw Y -N . lean' dkecu= LL-M-- Tree part most fikely b fat Fab 10 fia€ t-bw 2kneffmw:iii4C 4-9eveie"^ ` !f _ ann~t ti~swral ophar Smeotpart i-W(15cm); 2-&4F.(1595.6nk LZ FalitnePoten6af ,Sims dS a 1.# T-jet Rating = Flamrd Raft 3-18.9p' 75 an 4 >30• an Only Tam ' i lea Bles t`us _ . rafmg -ocmebo t u=2 - 3-fiegaentu= 4-coiatanCuse:_ HAZ 1 J.... 1 1 1 HAL~~1~'S ~OR!!C't11.7utE GAIL Tree tdumber , Species:, B*n!c - = - . . DGt_ 6 D- b Tnfdcs: y Oda Lmb SpnL- Crown Class: Dominant Co-Dominant ' Included: Spedak Ste; Mitotic Street-Tree: Indigenous: Health Rating: 6:6 Structure Rating ~ Root.Structure Rating: 60 (20%-400/6 Haztree- -50%-70% requires prafestonal care) _ Pruning ttMorj.; Protium -Crud Reduced: Fkmh Cum _ Tapped: . Tree pm atma maely to fad P aaeaef 6r8nrr! Gow JAZ Faii~nePdenSai Sire(+ Tager Rafaaj = Hamad RaSng Only _ 3-~ ~7 HAZARD RATING tF~ - ..fig Fpm vaGra~ O aAftaao ' o son bmubw _ Y id . Learn' on: HA, HAZ MOP Tree Number Species; B - DGL_~DBt~ I ( TWMw l HeW SOU IMLmbSpF& Crown Class: Dominant: CaDominant lnduded: Aii~Ot~Gt~T[~E CCORSULIMMIti r . N, AZ CHARACUMSTICSIGUM i Tree Number: v Spec s: " DGL-` • Daft 3._. $ TFenW Hetgl~ t Dm LnbSpd: a Crown Class: Dominant: Co-Dominant ✓ Induded Spedak Speamen: Historic: Sheet-Tree- Indigenous: Health Rating: , Sbudure Rating: Root.Stmcture Rating: (20%.40% Haztree- -500/6-70%o requires pmfesional care) Pnxfirfg gory: Pro Cim Cmwa Reefted: fkmh Cuts: Topped: ■ ..correpo~s~dtrrg~.ie~rs-- -s- - _ s...r~rr.etre~ih.L et~roderaM1e:l~orrf - . 1 Laosakraciced bark ' RATING - heawkw Y -N Learn HAZARD ; A ` dm Rom valical 0 ~W a waam~ 0sdkm a'ecW Sod Tree part mast Maely to Eat R*= vMrIffat 14wr, 2-M&xrC 3 tugt 4.se ie+e:^ • . . a boar..ral aprQ peddi& :kwpecWn 5iae cc praat 1-~~15 aak i is tas:unk tm3 ' ; 30 E4575 cmX 4'>30 (I5 3-1$ Fa&ne, Pr ler t ~:S'iae ~ Target Ra*q fia~d Ram , ; . _ Only eamr~ 1 ocrosformt rse: 2 Target 9 - - 7JIRD ABATE H 3-6mea tu= 4-coiai US4'. A '.°.tPrenfe: Dfm.amd epa_rt .;13 s3k eodwcVd Da ndeart DIIin Cablegram Draiserxwv Oaoran~rce Otoffia. Q mad dam 0, ecay 04ierfat t O i~iwiNoc`' ' Rernove9ee: Y_`:ld Replace? Y N. NowTa,get Y N Off: ~Ellecton.a~a~rttre~•~Dncne 'De~mse florc Q a Q easttt D ~g ~y . ca < l ,:;COtITS : '