MLP2007-00006 � V
NOTICE OF TYPE II DECISION
�,
MINOR LAND PARTITION (MLP) 2007-00006 ._t
TRE E HILL PARTITION �:� ,,°:
120DAYS =9/19/2007
SECTION I. APPLICATION SLJMMARY
FILE NAME: TREEHILL PARTITION
CASE NO: Minor Land Pattition(MLP) MLP2007-00006
PROPOSAL: The applicant is requesting approval for a Minor Land Paitition to partition one (1) existing
.82-acre lot into three (3) parceLs for detached single-familyresidences. -
APPLICANT/ Medallion Development,Corp. APPLIC�NT'S Land Tech,Inc.
OWNER Attn: Steve C1ose REP.: Attn: Chris Goodell
17418 SW Hoodoo Cx. 8835 SW Cany�n Ln.,Suite 402
Beaverton,OR 97007 Portland,OR 97225
COMPREHENSIVE
PLAN
DESIGNATION: R 4.5;Low DensityResidential
ZONE: R 4.5 Low Density Residential. The R 4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a minunum lot size
of 7,500 square feet. Duplexes and attached single-family units are pernutted conditionally.
Some civic and institutional uses are also pernzitted conditionally.
LOCATION: 11940 SW Treehill Cx.;WGTM 2S110BA,Tax Lot 2300.
PROPOSED PARCEL 1: 12,816 Square Feet.
PROPOSED PARC�L 2: 8,409 Square Feet.
PROPOSED PARCEL 3: 9,961 Square Feet
APPLICABLE
RE VIE W
CRITERIA: CommunityDevelopment Code Chapters 18.390 (Decision-Makuig Procedures); 18.420 (Land
Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation);
18.715 (Density Computations); 18.745 (I.andscaping and Screening�; 18.765 (OEf-Street
parking and Loading Requirements); 18J90 (Tree Removal); 18.795 (Visual Clearance Areas);
and 18.810 (Street and UtilityImprovement Standards).
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the
above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in
Section V.
NOTICE OF DEQSION MLI'2007-00006/TREEHILL PARTIITON PAGE 1 OF 20
v •
CONDITIONS OF APPROVAL �
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO SITE WORK:
e app cant s prepare a cover etter an su rrut it, a on wi any suppo�mng ocuments an or p ns
that address the followin requirements to the PLANNING�IVISION, ATTN: CITY ARBORIST 503-639-
4171. The cover letter sha�clearly identify where in the submittal the required information is found:
1. Prior to commencing site work, the applicant shall submit construction drawings to both Planning and
Engineering that include:
A. The approved Tree Remova�Protection and Mitigation Plan;
B. A construction sequence including installation and removal of tree protection devices,clearing,grading,
and paving;
C. A note pro�ubiting e quipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any
other construcuon-reIated acuvit�es ui any tree protecuon zone;and
D. A note stating�that only those trees identified on the approved Tree Removal plan are authorized for
removal by tFvs report. Notwithstanding any other provision of this title, any party found to be in
violation of this chapter [18J90] puisuant to Cliap ter 1.16 of the 'I'�� ard Mtuucipal Code shall be
sub'ect to a civil penalty of up to $500 and shall 6e required to remedy any damage caused by the
vio�tion. Such remeci�ation shall include, but not be lunited to� the follow�n�: 1 Replacement of
unlawfully removed or damaged trees in accordance with Secuon 18.790.060 (�) o} the 'Tigard
Development Code; and 2) Payment of an additional civil penalty representing the estunated value of
any unlawfull�removed or dama�ed tree as determined using the most current Internat�onal Society of
Arboriculture s Guide for Plant Appraisa�.
2. Prior to commencing site work, the applicant shall establish fencing as directed by the project arborist to
�rotect the trees to be retained. The appl�cant shall call for an inspection and allow access byPlanning Staff
or the purpose of monitoring the tree protection to verifythat the tree protection measures are performing
adequately.
3. Prior to commencing site work, the applicant shall submit a copy of a contract that ensures that the Project
Arborist submits written reporrs to the �ity Arborist,at least once every two weeks from initial tree protection
zone ('IT'Z) fencing installation through building construction. The reports shal� include the condition and
location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced
then the Project Arbonst shall justi�y why the fencu�g was moved, and shall certify that the construction
activities to the trees did not adversely unpact the overall,long-term health and stability of the tree�s)..Failure to
follow the plan, or maintain tree protection fencing in the des��'gnated locations shall be grounds or urirnediate
suspension of work on the site until remediation measures and/or civil citations can be processed.
4. Prior to commencing site work,the.applicant shall submit a cash assurance (letter of credit or cash deposit)
for the equivalent value of miti auon requ.ired (number of caliper inches tunes $125 per caliper inch =
$8,437.50). Any trees successf�y planted on or off-site, in accordance with an approved Tree Mitigation
plan and TDC 18.790.060.D will be credited agauist the .assurance for two years followuig final plat
approval. After such time, the applicant shall pay the remauung value of the assurance as a fee in-lieu of
planting.
THE FOLLOWING CONDITIONS SHAI.L BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
e app icant s a �prepare a cover etter an su riut it, a ong wi any supporting ocuments an or ans
that address the folIowing requirements to the PLANNING DIVISION ATTN CHERYL CAINE�503-
639-4171, EXT 2437. The cover letter shall cleady identify where in the su�mittal the required infoimation is
found:
5. Prior to final plat the applicant shall submit a revised site plan for review and approval that shows the location
and type of screening to be provided along the private street (Tract A).
6. The applicant shall submit a revised site plan for review and approval that shows a tutnaround for Tract A that
meets the code requirements of 18.705.030.I.4,or provide sign-offs from TVF&R and the garbage hauler that a
tumaround is not necessary.
NOTIC�OF DEQSION MI1'2007-00006/TREEHILL PARTITION PAGE 2 OF 20
7. Prior to final plat approval, the applicant shall submit a surncnary of the biweekly arborist reports prepared
by the Project Arbonst. The s shall document the e$ect of the approved tree protection plan,
account f or any violations,and cert�e condition of protected trees.
8. Prior to final plat, the applicant shall submit a revised plat that shows the visual clearance areas accurately, in
accordance with Tigard�ommunityDevelopment Code (TmG� Section 18.795.040.
9. Place a note on the final plat for visual clearance easements to the benefit of the City of T'igard. Said easements
' are subject to the City of Tigard Visual Clearance Area standards that restrict the height of plantings and
strucnu-es (Tigard Development Code Chapter 18.795).
The applicant shall prepare a cover letter and submit it, alon with any supporti�ng documents and/or plans
that address the following requirements to the ENGINEERI�G DIVISION,ATTN: HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required infomzation is
found:
10. A Public Facility Improvement (PFI) pernut is required for this gr�J�ect to cover the public sewer e�rtension and
any other work in the public nght-of-way. Tlu-ee (3) sets o} detailed public unprovement plans shall be
submitted for review to the Engineenng Department. NOTE: these plans are in addition to any drawing s
required by the Buil ' Div�sion and should only include sheets relevant to ublic improvements. Public
Facility Improvement�'FI) pemut pla��ns shall conform to Ci�y of Tigard PI'ublic Improvement Design
Standards,which are ava�lable at CityHall and the Cit�s web page(wwwtigard-or.gov).
11. The PFI pernzit plan submittal shall include the exact legal name, address and tele�phone number of the
individual or corporate enuty who will be designated as the "Permittee", and who wiIl provide the financial
assurance for the public improvements. For exan�le,specify if the entity is a co oration, limited partnership,
LLC, etc. ALso s pec�fy the state wit�un which the enuty is uicorporated and provi�e the narne of the corporate
contact person. Failure to provide accurate information to the Engineering Department will delay processing
of project documents.
12. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF OONTACI': Bethany Stewart,
Engineering�.
13. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street
will be�ointly owned and maintained by the private property owners who abut and take access f rom it.
14. Prior to approval of the final plat�the applicant shall prepare Conditions,Covenants and Restrictions (OC&R's)
for this pro�ect,to be recorded Rnth the t-inal plat,that clearlylays out a mauitenance plan and agreement for the
�roposed�p�n��vate street(s). The applicant shall submit a copy of the CC&R's to the Engineenng Department
Kim McNLllan) prior to approval of the final plat.
15. The a licant's construction drawings shall show that the pavement and rock section for the proposed private
street�s�shall meet the Cit�s public street standard for a local residential street.
16. The applicant's construction drawings shall show"NO PARKING" signs on the private street.
17. An erosion control plan shall be �rovided as part of the Public Facility Improvement (PFI) pernut drawings.
The plan shall conform to the Erosion Prevention and Sediment C:ontrol Design and Planning Manual,
Februacy2003 edition."
18. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global
positiorvng system(GPS) geodetic control network(GC 22) as recorYied in Washington County survey records.
These monuments shall be on the same line and shall be of the same prec�sion as required for the subdivision
plat boundary. Along with the coordinates, the plat shall contaui the scale factor to convert ground
measuremenrs to grid measurements and the angle from north to grid north. These coordinates can be
established by:
. GPS tie networked to the Cit�s GPS survey.
. By random traverse using conventional surveying methods.
NOTTCE OF DEQSION 1vfLP2007-0000G/TREEHILL PARTITION PAGE 3 OF 20
19. Final Plat Application Submission Requirements:
A Submit for City review four (4) pap er copies of the final plat prepared by a land surveyor licensed to
practice in Oregon,and necessary data or narrat�ve.
B. Attach a check ui the amount of the cuirent final plat review fee (Contact Planrvng/Engineering Pemut
Technicians,at(503) 639-4171,ext.2421).
G The final plat and data or narrat�ve shall be drawn to the miniinum standards set forth bythe Oregon
Revi�ed Statutes �ORS 92.05),Washington County,and by the Caty of Tigard.
D. The tract dedicat�on for the pnvate street shall be made on the fin�al plat.
E. NOTE: Washington County will not begin their review of the final plat until they receive notice from
the Engineenng Department indicating that the City has reviewed the final plat and submitted
comments to the a�pplicant's surveyor.
F. After the Ciry and Coun have reviewed the final plat, submit two m y lar co pies of the final plat for
C i t y En gineer s��gnature�for partitions), or Ci t y En gineer and Communi t y Deve lo pment Director
signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
e app cant s �p repare a cover etter an su mit it, a ong wi any suppomng ocuments an or ans
that address the folIowing requirements to the PLANNING DIVISION, ATTN: C�-IERYL CAINE�503-
639-4171, EXT 2437. The cover letter shall cleariy identify where in the submittal the required infoimation is
found:
20. Prior to issuance of building erniits, the applicant shall demonstrate that the site coverage, height, and front,
rear, and side yard setbacks �or structures are as required in the base zone, or as otherwise adjusted. This
includes a 20-foot garage setback measured from the back of the sidewalk
21. Prior to building permit issuance, the applicant shall submit revised development plan that indicates the size,
sp ecies, and locauon of street trees along Treelull Court and Tract A for the City Staff's review and approval.
Spacing of such trees shall be in accordance with Section 18.745.040.G2.0 of the Tigard Development C;ode.
22. At the time of submittal for building pernuts for individual homes within the development,the developer shall
submit materials demonstrating that one (1) off-street parking�space, which meets m,n,mum dimensional
requirements and setback requirements as spec�fied in T'itle 18,will be provided on-site for each new home.
23. Prior to issuance of building permits,the applicant(developer or builder) shall:
A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of
tree protecuon fencing, and the location of mitigation trees, if any. Attach co�ies of the a��roved Tree
Protection and Miti aaon Plans.
B. Su mit a statement and signature of approval from a certified arborist regarding the siting and
constniction techniques to be employ�d in building the house with respect to any protected trees on
site.
G Install reqw�red tree protection fencing as specified by the project arborist and call for an inspection by
the City Arborist.
D. Subnut biweekly reports, prepared by a certified arborist, through final inspection documenting the
status of required tree protection fencuig.
24. Prior to issuance of building pernuts, the applicant shall record a deed restriction to the effect that any
e�cisting tree greater than 12 uiches 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.
The applicant shall prepare a cover letter and submit it, along with any suppotti�ng documents and/o�r plans
that address the following requirements to the ENGINEERING DIVISION,ATTN: HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is
found:
25. Prior to issuance of building permits, the applicant shall provide the Engineering Deparrment with a
"photomylar" copy of the recorded f uial plat.
NOT'IC�OF DEQSION MLP2007-00006/TREEHILL PARTITION PAGE 4 OF 20
26. Prior to issuance of buildin pern�its, the applicant shall provide the CatY with as-built drawings of the public
im�provements as follows: 1�3 mil mylar 2� a diskette of the as-builts in`DWG" forn�at,if avalable;otherwise
"DXF" will be acceptable,and 3) the as-�LUIt dra ' shall be tied to the Cit�s GPS network The applicant's
engineer shall provide the City with an electroni� 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 Coor�u�ates,referenced to NAD 83 (91).
27. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be
submitted to and accepted by the C`�ity prior to issuance of a building permit.
28. The applicant shall provide s��gnage at the entrance of each shared flag lot driveway or private street that lists the
addresses that are served by the given dnveway or street.
29. Prior to issuance of building perniits,the applicant's engineer shall submit a final sight distance certification for
the proposed access. �
30. During issuance of the building permit f or Parcels 1,2 &3 the applicant shall pay the standard water quality and
water quantity f ees per lot (f ee amounts w�ll be the latest approved by G�).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL BUILDING INSPE CTION:
e app icant s �p repare a cover etter an su mit it, a on wi any suppo�ng ocuments an or ns
that address the folIowing requirements to the PLANNIN�DIVISION ATTN C�IERYL CAINE�503-
639-4171, EXT 2437. The cover letter shall cleariy identify where in the su�mittal the required inforniation is
found:
31. Prior to final inspection,the applicant shall submit a final rePort bythe Project Arborist certifying the health of
protected trees. Tree protection measures may be removed and final inspection authorized upon review and
approval by the Caty Arborist.
THIS APPROVAL IS VALID IF EXERQSED WITHIN EIGHTEEN (18) MONTHS OF THE
EFFECTIVE DATE OF THIS DEQSION NOTED UNDER THE PROC�SS AND APPEAL SECTION
OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site and Vicini Information
The .82 acre site is accesse via Treehill Court which is at the end of SW 119�'Avenue. Both of these streets are private
and located within the Redwood Vista subdivision. The .82 acre site is zoned R 4.5 (I.ow Density Residential).
Properties to the north and east are also zoned R 4.5 and the Redwood Vista subdivision has a Pla.nned Development
overlay. Parcels to the west are zoned R 3.5,and R 2 zoning is found to the south.
Pro e Histo .
A searc o C''ity records shows that a lot line adjustment,was approved between the site and the parcel to the west in
Ju1y2006. No other land use approvals were found affecung this parcel.
Pro osal Descri tion
e owner is ro�posing a three lotp artition for construction of sin le-family homes. Parcel�# 1 will be 12,816 square
feet,Parcel#�will be 8,409 square teet and parcel#3 will be 9,961. �e site�s currentlyvacant.
SECTION IV. PUBLIC COMMENTS
The'I'igard CommunityDevelopment Code re uires that propertyowners within 500 feet of the subject site be notified
of the proposal, and be given an opporcunity�or written comments andlor oral testimony prior to a decision being
made. In addition,staff has posted a notice on the site,visible from both streets.
NOTIC�.OF DEQSION MLI'2007-00006/TREEHII.L PARTITION PAGE 5 OF 20
Comments were received from a couple of neighbors. Mr. Don Leask, a neighbor to the south, was inqwring about
tree limbs that overhang onto his property The applicant is proposing to remove the trees closest to his property luze
thus alleviating the problem. Mr. Dale Deh ort who lives within the Redwood Vista subdivision was concernec�
with shared mauztenance of the private streers�l�9�'Street and Treehill Court) and storm water facilities,wiuch owners
of the new lots will utilize. Maintenance and ownership of the facilities was established through the Redwood Vista
subdivision. Plat notes and maintenance agreements outline access rights and maintenance reqwrements that include all
properties within the Redwood Vista subdivision and some neighbonn� parcels. The agreement ciid not re quire these
sites outside of the subdivision to become pazt of the Redwood Vista I�ome Owner's Associauon, but did state that
upon redevelopment Successors and Assigns will be,responsible for an equal share of maintenance of the SW 119`�
Street,Treehill Court, and private storm drainage facilities. The sueets,facilities and agreements involved are all private.
Enforcirig the terms of the agreements is beyond the scope of this decision.
SECTION V. APPLICABLE REVIEW CRITERIAAND FINDINGS
Land Partitions (18.420�
The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition complies or can be made to comp l�y with all statutory and ordinance requirements and
regulations as demonstrated by the analys�s contained within tfvs administrative dec�sion and through the imposition of
conditions of development approval. All necessary conditions must be satisfied as part of the development and
building process. Therefore,th�s crnenon ts met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & LJtility Improvement
Standards). Based on the analysis provided herein;Staff finds that adequate public facilities are available to serve the
proposal. Therefore,this cntenon�s met.
All proposed improvements meet City and applicable agency standards;and
The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter
18.8 r0 (Street &Lhility Improvement Standards). Improvements will be revlewed as part of the perniit process and
during construction, at wluch tune the appropnate review authority will ensure that Caty and applicable agency
standards are met. Based on the analysis u1 this dec�sion,Staff finds that this critenon is met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning
district
The minunum lot width required for the R 4.5 zoning district is 50 feet. Parcel# 1 is 72 feet wide but has a storm and
sanitarysewer easement n�nn�n along�a portion of the northern boundary. The building envelope is still 52 feet wide.
Parcels #2 and#3 are both 60�eet wide with an envelope of 50 feet. Therefore,th�s standard has been met.
The lot area shall be as required by the applicable zoning distric� In the case of a flag lot,the accessway may
not be included in the lot area.
The minim� lot area requirement in the R 4.5 zo � district is 7,500 square feet for detached
single-family units. The proPosed partition creates three (3�ots that are 12,816, 8,4D9 and 9,961 square feet
respectively. This criterion has been met.
Each lot created through the paitition process shall front a public right-of-way by at least 15 feet or have a
legally recorded minimum 15-foot wide access easement
The proposed partition plat illustrates that all three lots front onto the new private street (Tract A). Each lot has access
to a public street, Gaarde Street,via Tract A,Treehill Coutt and 119`�Avenue. These are all� pnvate streets. The parcel
was granted an access agreement across these streets with the subdivision plat for Redwood V-ista. Tlvs criterion is met.
NOTICE OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 6 OF 20
Setbacks shall be as required by the applicable zoning district
Setbacks for the R 4.5 zoning district are as follows:front,20 feet;side,5 feet;street side, l5 feet;and rear, l5 feet. The
setbacks for the future homes will be reviewed at the time of building pernzit submittal. A condition of approval under
the Residential Zoning Districts.section will ensure the applicant shows the correct setbacks on the building site plans.
This criterion can be met condit�onally.
When the partitioned lot is a flag lot,the developer may deternune the location of the front yard,provided that
no side yard is less than 10 feet Structures shall generally be located so as to maximize separation from
existing stYUCtures.
All three lots have frontage on the proposed private street (Tract A). Because there are no flag lots proposed, this
criterion is not applicable.
A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is
located within ten feet of an abutting lot in accondance with Secdons 18.745.040. Screening may also be
required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed
development
The appli�cant states under 18.745.050 that a vegetative buffer is proposed along the private street, but no detaiLs were
given. Th�c cnterion can be met conditionally.
The fire district may require the installation of a fire hydrant where the length of an accessway would have a
detrimental effect on fire-fighting capabilities.
T�iere is an existing hydrant at the tenninus of SW 119�Place ap proximately 50 feet from the site. The applicant states
thax all portions ot the site are with.in 600 feet of this hydrant. C:omments subrrntted byTualatin ValleyFu-e and Rescue
did not require an additional hydr�nt. This requirement�s met.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure
access and maintenance rights shall be recorded with the approved paitition map.
A prn�ate street isp roposed within Tract A. Access and maintenance will be handled by placing a note.on the final plat
and Conditions, C.ovenants and Restrictions (C,C&R's). There is a condition of approval to ensure th.�s requirement �s
met.
Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Ciiculation.
Tlvs standard is addressed under Chapter 18.705 (Access,Egress and Circulation) later in this decision.
Where landfill and/or develo ment is allowed within or adjacent to the one-hundred year floodplain, the city
shall require consideration o�the dedication of sufficient open land area for greenway adjoining and within
the floodplain. This area shall include portions at a suitable elevation for the construction of a
pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway
plan.
The pattitioned lots are approximately 6,500 feet to the southwest of the nearest 100-year floodplain. Therefore, this
standar�d does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in accordance with
Chapter 18.370,Variances and Adjustrnents. The applications forthe partition and variance(s)/adjustment(s)
will be processed concurnently.
No variances or adjustment requests have been proposed.
FTNDING: The Land Partition standarcis have not been fullymet but can be as condiuoned below.
CONDITTON: Prior to final plat the applicant shall.submit a revised site plan for review and approval that
shoa-s the location and type of screerung to be provided along the pnvate street(Tract A).
NC7ITCE OF DEQSION MLI'2007-0000G/TREEHILL PARTTTION PAGE 7 OF 20
Residential Zonin Districts (18.510�
Deve opment stan�ar�s in residential zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 Parcell Pa�e12 Parcel3
Minimum Lot SiZe
-Detached unit 7,500 sq.ft 12,816 sq.ft. 8,409 sq.ft. 9,961 sq.ft.
-Duplexes
-Auached unit
Average Minimum Lot Width
-Detached unit lots 50 ft 72 ft. 60 ft 60 ft.
-Duplex lots 90 ft
-Attached unit lots
Maximum Lot Covera e - N/A N/A N/A
Minimum Setbacks Can be met Can be mec Can be met
-Front yacd 20 ft
-Side facing street on corner&through lots 15 ft
-Side yacd 5 ft,
-Rear yacd l5 ft
-Side ornearyani abutting moce�estrictive zoning district --
-Distance between propecty fine and front of garage 20 ft
Maximum Hei ht 30 ft Can be met Can be met Can be met
Minimum Landsca Re uiiement - N/A N/A N/A
A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard. No
particular setbacks areproposed, but the applicant states that the standards will be met. Site and building Plans for
each�parcel will be reviewed through the bwlding permitprocess to ensure compliance with the R 4.5 deve-lopment
standards,including setbacks and height restrictions.Staft notes that because the street sidewalk is wit�un an easement,
the applicant shall measure the garage setback from the back of sidewall�.
FINDING: Based on the analys is above,the Residential Zoning District Standards will be met puisuant to
the f ollowing conditions:
CONDITTON: Prior to issuance of building pernuts, the ap licant shall demonstrate that the site coverage,
height, and front,rear,and sidey�d setbacks �or structures are as required in the base zone, or
as otherwise adjusted. This incIudes a 20-foot garage setback measured from the back of the
sidewalk
Access E ress and Ci�ulation 18.705 :
Access to e subject site is via two private streets (119�'Place and Treeehill Court) from SW Gaarde, a public street.
These private streeu were developed with the Redwood Vista subdivision,which is a Planned Development. Typically
only six units can be accessed v�a a private street, unless the subdivision is a Planned Develo�pment. At the tune of
approval, access to the sub�ect site was ranted. A note was�placed on the plat of Redwood Vista establishing access
nghts across the existing pnvate streets �`W 119`�Place and Treehill Court). The land use decision for Redwood Vista
states that Treehill Court ('Tract B) is adequ�a��te�ly desi�ned to accommodate up to eight lots. With the five existing
homes and the three proposed parcels,Treehill C�ourt will be providing access to eight lots as allow�d.
Continuing obligation of pro�erty owner. The provisions and maintenance of access and egress stipulated in
this tide are cont�numg reqi.urements for the use of any structure or parcel of real property in the City.
Joint Access. Owners of two or more uses, structures, or parceLs of land may agree to utilize joindy the same
access and egress when the combined access and egress of both uses, structures, orp ax�cels 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 use; and copies of the deeds,
easements,leases or contracts are placed on permanent file with the City.
NOTIC�OF DEQSION MI.P2007-00006/TREEHILL PARTITION PAGE 8 OF 20
The three parceLs will be accessed via several private streets (119`�Place,Treehill Court and Tract A). Treehill and 119�'
were developed as part of the Redwood Vista subdivision. Access was granted to the subject site _for future
redevelopment throu�h the recorded plat. The proposed private street,Tract A,shall be owned and maintained by the
prop erties served by them (proposedlots 1-3). A note is required on the final plat, along with Conditions, Covenants
andRestnctions to clanfymauitenance (see conditions 13 &14).
Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N
Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall
connect direcdy with a public or private street approved by the City for public use and shall be maintained at
the required standards on a cont�nuous basis.
All proposed parcels will have direct access onto Tract A which is a private street y�t to be named. This standard is
met.
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 stackin�g needs, sight distance
and deceleration standards as set by ODOT,Washington County,the City and AASHTO.
Land Tech Inc. has submitted a preliminarysight distance certification,dated May 7,2007,for the proposed access onto
Treehill Court= a private street. The speed linut alon� Treehill Court is 25 mph reqwruig a min,mum of 250 feet of
sight distance ui each direcnon. The engineer states that the sight distance from the proposed access was rneasured to
be 105 f eet to the east due to the roadway ternunus and 250 f eet to the west,thereby meeting this criterion.
Upon completion of the private street constsuction the applicant's engineer shall submit a final sight distance
certification. Tlvs certificauon must be accepted prior to issuance of building perniits.
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 spacin�of drivewa�ys and streets along an artenal shall be 600 feet The minimum
spacing of local streets along a local street shall be 125 feet
The proposed private street is approximately 190 feet from Treeview Court,therebymeeting this criterion.
Minimum access requirements for residential use. Table 18.705.1 states that the minimum vehicular access
and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-
foot-wide accessway. The rYUnimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavemen�
Each parcel will have access through individual driveways. Twentyfeet of pavement is shown for the proposed public
street.
Private residential access drives shall be provided and maintained in accordance with the provisions of the
Uniforrri Fire Code.
Comments received from Tualatin Valley Fire and Rescue state that no approved fire turnaround has been provided.
Automatic sprinkler systems within all dwellings in lieu of a fire apparatus turnaround will meet code requirements.
Access drives in excess of L50 feet in length shall be provided with app roved provisions for the turning around
of fire apparatus by one of the following: a) A circular,paved surface fiavin�a minimtun turn radius measured
from center point to outside edge of 35 feet;b) A hammerhead-configured,paved surface with each leg of the
hammerhead having a minimum clepth of 40 feet and a minimum width of 20 feet; c) The maximtun cross
slope.of a required turnaround is 5%.
The site is accessed by three private streets. A tumaround (small bulb) was provided at the end of 119'�Place when the
Redwood Vista subdivision was developed. From 119`� the site is accessedvia Treehill Court and a new private street
(Tract A). Because Tract A is not over 150 feet in length,the a�pplicant states that this standard is not applicable. The
access measured from the turnarour„_i on 119`� to the end of Tract A is over 150 feet. Therefore this standard does
apply but has not been met.
FINDING: No tumaround was provided for access drives in excess of 150 feet in length.
GONDITTON: The applicant shall submit a revised site plan for review and ap roval that shows a tumaxound
for "1'ract A that meets the code requirements of 18.705.030�.4, or provide sign offs from
TVF&R and the garbage hauler that a tumaround is not necessary.
NO'TIC�OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 9 OF 20
Density Comvutations and Limitations (18J15�
Chapter 18J implements the Compre ensive Plan by establishing the criteria for detemunin the number
of dwellin units peimitted. The number of allowable dwellin umts is based on the net deve�opment area.
The net area is tIie remaining pa�el area after exclusion of e nsitive lands and land dedicated for public
roads or parks. The net area is then divided by the minimum lot size pernutted by the zoning distnct to
deternune the number of dwelling units that may be developed on a site.
Based on the formulas in Chapter 18J15 of the City of Tigard Community Development Code, the maximum and
m�r,�r„um nurnber of units perniitted on the site �s based on the net develoPable area, subtracting sensitive land areas,
land dedicated to public parks, land dedicated for public right-of-wa�y, and land for private streets from the total site
area. Of the total site area 35,711 square feet), 4,526 square feet will be a private street (Tract A). The resulting net
area is 31,185 s�quare feet. �erefore the maxirnum number of lots permittedon this site is 4 and the minunum number
of lors is 3. The applicant's proposal to create 3 lots for single-family detached homes meets the maX�mum and
miniinum densityreqwrements of the R 4.5 zone.
FINDING: Based on the analysis above,the DensityStandards have been satisfied.
Landscaping and Screening�18.745�
Street trees: Section 18.745.040
Section 18.745.040.A.: All development projects frontin� on a pu� blic street�private street or a private driveway
more than 100 feet in length approved after the adophon of this tide shall be required to plant street trees in
accordance with the standards in Section 18.745.040G
TFvs proposed project has frontage on the proposed private sueet and a�long Treehill Court. Street trees are required
along both fronta�es and shall be planted ui accordance with the standards for size and spacing in this title, under
Section 18.745.046C The applicant's development plan shows street trees along both private streets, but no particular
size or species is proposed.
� FTNDING: Based on the analysis above, the Landscaping standards have not been fully met. However, if
the applicant comphes anth the condition below the standards will be met.
CONDITTON: Prior to building perniit issuance, the applicant shall submit a revised developm� ent plan that
indicates the size, species, and location of street trees along Treehill Court andTI'ract A for the
City Staff's review and�approval. Sp acing of such trees shall be in accordance with Section
18.745.040.G2.0 of the Tigard Development Code.
Off-street Parking and Loadina Requirements (18.765�
This Chapter is app i�ca�i e o�r development pro�ects when there is new construction, expansion of existing
use, or cFiange of use in accordance with Section 18.765.070 Minimum and Ma�mum Off-Street Parking
Requirements.
The proposed partition will create three lots for single-family construction. Submittals of detailed plans for the
construcuon of any home within the development are not necessary at this time. Table 18.765.2 requires that one (1)
off-street parking space.be provided per detached dwelling unit. The a�pplicant states that this standard can be met.
There is no maximum limit on parking allowed for detached single-famiIy dwellings�. There is also no bicycle parking
requirement for sin�le-family dwell�ings. To ensure that homes constructed in this development comply v�nth these
standards,the followulg condition shaIl apply:
CONDITION: At the time of submittal for building permiu for individual homes within the development, the
developer shall submit materiaLs demonstrating that one (1) off-street parkin�g space, which
meets rruiurnum dimensional requirements and setback requirements as speci�ied ui T"itle 18,
will be provided on-site for each new home.
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 1Z-inch diameter at breast height (dbh) or mitigate for their
removal, i�ent�ficat�on of trees to be removed and a protection program defining standards and methods that
will be used by the applicant to protect trees c�uring and after construction.
NOTICE OF DEQSION MLI'2007-00006/TREEHHQ.L PAftTITTON PAGE 10 OF 20
As required for partitions, the applicant submitted a tree plan conducted by Walt Knapp and Morgan Holen, certified
arbonsts. The report contauzs the four reqwred components and�s therefore acceptable.
Plan reguirements. 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;
The Arborist Report identified the location,size and species of all existing trees,consistent with this stanciard.
2. Identification of a program to save existing trees or mitigate tnee removal over 12 inches in caliper.
Mitigation must follow the replacement guidelines of Section 18.790.060D, in accor�dance 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 existin trees over 12 inches in caliper requires a mitigation
program in accordance with Section 18�90.060D of no net loss of trees;
b. Retention of from 25% to 50°/a of existing trees o�er 12 inches in caliper re uires that twatlunds
of the trees to be removed be mitigated in accordance with Section T8.790�60D;
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 ui accordance with Section T8.790.060D;
d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation.
T���re are a total of 4 viable trees on site greater than 12 inches which are subject to mitigation. The applicant's tree
r��_:��val �lan indicates the trees on the prope_ that are to remain and those pro osed for removal. The arborist and
tree pla��:`b,�th indicate that three �3) of-the v�le trees are slated f or removal. I�one (1) of the f our (4) trees will be
retained,then according to the rruugauon schedule above,2/3 of the diameter inches must be rnrtigated.
The sum total of diameter inches of the trees which will be removed is 90. The amount of tree mitig ation inches
required for tivs project is 67.5 inches. To satisfythis requirement,the applicant mayplant trees onsite,otfsite,or paya
fee-in-lieu at the rate of $125.00 per inch ($8,437.50). Any tree mitigat�on plan must be approved by Ciry Platuung
Scaff.
Mitigation.is proposed for the full 90 inches byplanting 45,two-inch trees or a fee-in-lieu of$11,250.00 ($125 x 90). A
spec�fic rrutigation program is not outlined. A condition of approval will ensure this criterion is met.
3. Identification of all trees which are proposed to be removed;
All of the trees proposed to be removed are identified in the applicant's survey.
4. A protection program defining standards and methods that will be used by the applicant to protect
trees during and after construct�on.
The guidelines for tree protection are outlined in the arborist report.
Section 18.790.040 states that any tree preseived or retained in accordance with this section may thereafter be
removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of
a� pproval for a conditional use, and shall notbe subject to removal under any other section of this chapter.
T?le �� � erty owner shall record a deed re�.riction as a condition of approval of any development permit
affecteci�y tlus secdon 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 of
ttus deed restriction shall be subject to approval by the Director.
No trees over 12 inch ca�l�i�per will be retained on the site;but if trees are preserved,removal of such trees is restricted. A
condition of approval wi].Censure that this standard is met.
FINDING: Based on the analysis above= the Tree Removal standards will be met, if the applicant
complies with the conditions l�sted below:
NOTICE OF DEQSION MLP2007•00006/TREEHILL Pr�RTITION PAGE 11 OF 20
CONDIT10N5:
♦ Prior to commencing site work, the applicant shall submit construction drawings to both
Plan.ning and Engineeruig that u�clude:
A. The approved Tree Removal Protection and Mitigation Plan;
B. A constxuction sequence inciuding installation and removal of tree protection devices,
clearing,grading,and pavmg;
C. A note prolubituig equipment,vehicles, machinery, grading,dumping, storage,burial of
debris,or any other construction-related activities ui any tree protection zone;and
D. A note statulg that only those trees identified on the approved Tree Removal pl�an are
authorized for removal by this report. Notwithstanding any other provision of this tide
any�party found to be in violation of this chapter[18.790]pursuant to Chapter 1.16 0�
the T-igard Murucipal Code shall be sub�ect to a civil penalty of up to $500 and shall be
required to remedy any damage caused�y the violation. Such remediation shall include
but not be lunited to,the followmg: 1) Replacement of unlawfullyremoved or damagec�
trees in accordance with Section 1�J90.Ob0 (D) of the Tigard Development Code• and
2) Payment of an additional civil penalty representing the estirriated value o� any
unlawfully removed or damaged tree, . as detemuned usu�g the most current
International Societyof Arboriculture's Gutde forPlant AppraisaL
♦ Prior to commencing site work, the applicant shall establish fencing as directed by the
proJ'ect arborist to protect the trees to be retained. The applicant shall call for an inspecuon
and allow access by Planning Staff for the purpose of monitoring the tree protecuon to
verifythat the tree protection measures are perfornung adequately.
• Prior to commencing site work,the applicant shall submit a copy of a contract that ensures that
the Project Arborist subrrnts wntten re orts to the Caty Arborist,at least once every two weeks,
from initial tree protection zone ('I'PZ}pfencing installation through building construction. The
reports shall inciude the condition and location of the tree protection fencu�g and whether an�y
changes occ�.ured. If the amount of TPZ was reduced then the Project Arborist shall?usti�y
why the fencing was moved,and shall certify that the constniction activities to the trees did not
adversely impact the overall, long-term health and stability of the tree(s}. Failure to follow the
plan, or ma.uitaui tree protection fencuig in the desi�nated locations shall be grounds for
unmediate suspension ot work on the site until remediauon measures andlor civil citations can
be processed.
• Prior to commencing site work, the applicant shall submit a cash assurance �letter of credit
or cash deposit) for the equivalent value of mitigation required (number ot caliper inches
times $125 per caliper inch = $8,437.50). Any trees successfully planted on or off-site, in
accordance with an a proved Tree Mitigation lan and TDC 18.790.060.D will be credrted
against the assuranc e}or two years following fuial plat approval. After such time, the
applicant shall paythe rema�n�ng value of the assurance as a fee in-lieu of planting.
• Prior to final plat approval, the applicant shall submit a sturunary of the biweekly arborist
reports prepared by the Project Arborist. The suinmary shall document the effect of the
approved tree protection plan, account for any violations, and certify the condition of
protected trees.
♦ Prior to issuance of building pernuts,the applicant (developer or builder) shall:
A. Submit site plan drawings showin� the accurate location of the trees that were
preserved,the location of tree protecuon fencing, and the location of mitigation trees, if
any.Attach co ies of the a roved Tree Protection and IVI�ti ation Plans.
B. Submit a statement and signature o approv rom a ce ie ar orist re arding the
siting and construction techniques to be employed in building the house wi�respect to
any protected trees on site.
C. Install required tree pr�otecuon fencing as specified by the project arborist and call for
an inspection by the�'aty Arborist.
D. Applicant shall submit biweekly reports, prepared by a certified arborist, r.hrough final
uispecaon documenting the status of required tree protection fencing.
NOTIC�OF DEQSION MLI'2007-00006/'IREEHILL PARTITION PAGE 12 OF 20
• Prior to issuance of building pernzits, the applicant shall record a deed restriction to the effect
that any existing tree greater than 12 inches diameter may be removed only if the tree dies or
is hazardous accordui to a certif ied arborist. The deed restriction may be removed or will
be considered invalid� a tree preserved in accordance with this decision should either die or
be removed as a hazardous tree.
• Prior to final insp ection, the applicant shall submit a final report by the Project Arborist
certifying the health of protected uees. Tree protection measures may be removed and final
inspection authonzed upon review and approval by the City Arborist.
Vsual Clearance Areas (18.795.�
This Chapter requires t a clear vision area shall be maintained on the corners of all property adjacent to
intersecting nght-of-way s or the intersection of a public street and a private driveway. A clear vision area
shall contain no vehicIe, hedge, pl�anting fence, wall structure, or temporary or pernzanent obstruction
exceedin� th.ree�3) feet in height TI'he coc�e provides that obsttuctions that may be located in this area shall
be visua y clear etween three (3) and eight(�) feet in height Trees may be placed within this area provided
that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by
measuring from the corner, 30-teet along the right-of way and along the driveway and connecbng these two
points with a straight line.
The applicant states that future homeowners will maintain visual clearance area standards for the proposed driveways.
Vision Clearance for the intersection of Tract A and Treehill Court is not addressed. Tlvs standard has not been
satisf ied.
FINDING: Based on the analysis above,the Vision Clearance Standar�ds are not met.
OONDITIONS:
♦ Prior to final plat, the a plicant shall submit a revised plat that shows the visual clearance area
for Tract A and Tree�Court accurately,in accordance with TC�C Section 18J95.040.
• Place a note on the final plat for the visual clearance easement on lot 1 to the benefit of the City
of Tigard. Said easements are sub'ect to the G of T' ard Visual Clearance Area standards that
restnct the height of plantings an�structures (I�igard�evelopment Code Chapter 18J95}.
Im�act Study_(18.390)
Section 18.360.090 states, "The Director shall make a finding with res�ect to each of the following criteria
when approving, approving with conditions or denying an applicat�on:'
Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of
development on public facilities and services. For each public facility system and �ype of impac the
study shall ropose improvements necessary to meet City standard, and to minimize�he impact o� the
developmen�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 s pecifically concur with a requirement for public right-of-wa dedication, or provide
evidence that supports t the real property dedica 'on is not rou,ghly proportional �o the projected unpacts
of the development, Se tion 18.390.040 stafes that when a condit�on of approval requires fhe transfer to the
public of an interest in real property,the approval authoriTy shall adopt findings whic6 support the conclusion
�hat the interest in real property to be transferned is roughly proportional to the impact the proposed
development will have on fhe public.
The appli�cant has submitted an impact study. Parcels 1 &2 will be served with sanitary sewer by extending the public
line in TI'reeh�ll Court into the pro-posed pnvate street. An existing sanitary lateral to the south will serve Parcel 3.
Water will be provided by the pub�ic line.within Treehill Court. Storm drain runoff is proposed to be handled by the
e�sting storm faciltty for the Redwood V�sta subdivision. Parks system development charges will be collected for each
new home at bwlding permit issuance as well as traffic impact fees.
The Washington CountyTraffic Impact Fee ('ITF� �s a mitigation measure that is required at the time of development.
Based on a transportation impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/Resolution
95-61, TTF's are expected to recapture 32 percent of the traffic impact of new develo ment on the Collector and
Artenal Street system. The applicant will be required to pay TTF's of approxunately$3,20� (Effective July 1,2007) per
new dwelling Luut.
NOTIC�OF DEQSION MLI'2007-0000G/TREEHILL PARTITION PAGE 13 OF 20
Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee
that would.cover 100�ercent of'this projects traffic impact is $30,000 ($9,b00 divided by.3Z� The difference between
the TTFpazd and the ull unpact is considered the unrrntigated impact on the street system. "i�he urunitigated impact of
this pro�ect on the transportat�on system is $20,400 ($30,000 - $9,600). No public street improvements are reqwred
with this project.
PUBLIC FAQLITY CONCERNS
Street And Utility Im rovements Standards (Section 18.810�
Chapter 18.810 provi�es construction stand`a�or the imp lementation of public and private facilities and
utilities such as streets,seweis,and drainage. The applicable standa�ls are addressed below:
Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed
which shows the pattern of eacistin and proposed future streets from the boundaries of the proposed land
division. This section also states �t where it is necessary to give access or petmit a satisfactory future
division of ad'oining land, streets shall be extended to the boundary lines of the tract to be developed and a
barricade sha� be constructed at the end of the street These street stubs to adjoining pro eities are not
i
considered to be cul-de-sacs since they are intended to continue as through streets at suc time as the
adjoining property is developed. A barricade shall be constructed at the end of the street by the property
owners wluch 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 ot 150 feet in length.
The applicant submitted an off-site circulation plan to illustrate there re no oppomuuties for future streets or street
e�ensions due to pre:existing development and street alignment. The configuration of the existing Redwood Vista
Subdivision and the pnvate streets also eluninate the possib�liry of street extensions due to limitations on the number of
lots that can be provided access.
Street Alignment and Connections:
Section 18.810.030.�L1 states that full street connections with spacu� �g�of no more than 530 feet between connections is
required except where prevented by barriers such as topography, ra�-oads, freeways, pre-existing developments, lease
prov�sions, easements� covenants or other restrictions ex�svng pnor to May 1, 1995 which preclude street connecuons.
A full street connecuon may also be exempted due to a regulated v�rater feature if regulations would not pernut
construction.
Section 18.810.030.�L2 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 connecuon or
extension �s precluded when it is not p�ossible to redesign, or reconfigure the street pattern to provide required
extensions. Land�s considered topographically constrained�f the slope�s greater than 15% for a d�stance 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 saeet connection is not possible. The applicant must show why the constraint precludes some reasonable
street connection.
The applicant submitted an off-site circulation Plan to illustrate there are no oppomuuties for future streets or street
extensions due to pre-existing development and street alignment. The configuration of the existing Redwood Vista
Subdivision and the private streets also eliminate the possib�lity of street e�ensions due to limitations on the number of
lots that can be provided access.
Private Streets: Secdon 18.810.030.T states that design standards for private streets shall be established by the
City Engineer. The City shall require le al assurances for the cont�nued maintenance of private streets, such
as a recorded maintenance agreement �rivate streets servin�more than six dwelling units are perrnitted only
within planned developments,mobile home parks,and multi-family residential deveIopments.
The proposed private street,Tract A,will only serve three parcels. However,to arrive at Tract A from the public street
system at Gaarde Street a vehicle must travel on S.W. ll9th Place and S.W. Treehill Court, both of which are aLso
pnvate streets. Treehill Court and 119th Place are private streets that were created through the subdivision and planned
development process for Redwood Vista. A planned development allows more than six dwellmg units to access private
streets. In the case of Redwood Vista the future development of this parcel was taken into account for access and
utilities,as outlined in the land use decision and the recorduig of the final plat.
NOTTCE OF DEQSION MLP2007-00006/TREEHILL PAR'ITTION PAGE 14 OF 20
The applicant shall place a statement on the face of the final plat indicating the private street(s will be o�ned and
maintauied by the properties that will be served by,it/them. In addition, the applicant sh record Conditions,
Covenants and Restricuons (CC&Rs) alon with the fulal plat that will clanfy how the private property owners are to
mauztain the private street(s). These �'s shall be reviewed and approved by the City prior to approval of the final
plat. The Cat�s publicunp�rovement design standards require private streets to have a pavement secuon equal to a
pubhc local street. The ap Pticant will need to provide th.is e o} pavement section.The pnvate street that is proposed
w�ll h a v e t h e m i n i m u m 2 0}o o t w i d e p a v e m e n t s e c tion,whi�does not allow for parkin g. The a p plicant's plans shall be
, revised to include"NO PARKING" signs and be reviewed with the PFI Pernut submittal.
Block Desi ns - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with
due rega�to providing adequate building sites for the use contemplated, consideration of needs for
convement access, ci�ulat�on, control and safety of street traffic and recognition of limitations and
oppomanities of topography.
Block Sizes: Section 18.810.040.5.1 states that the perimeter of blocks formed by stmets 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 intemal public circulation provrdes eqtuvalent access.
Due to e�st�n� development surrounding the properry there are no possible street connections or opportunities to
create shorter 67ock lengths that meet the current standard.
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or ri ht-of-
ways shall be provided when full street connection is not.possible. Spacing between connections sl�a�be no
more than 330 feet, exce�t where precluded by environmental or topographical constraints, existing
development patterns,or stnct adherence to other standarris in the code.
Due to the placement of homes sun-ounding the property, a bicycle/pedestrian connection is not possible at this time,
nor is a connection likelyin the future.
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 tirnes the average
lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district
Only parcel 1 will be greater than 1.5 tunes the minimum lot size, but the proposed depth is not more than 2.5 times
the average lot width.
Parcel# 1 is 12, 816 square feet, 178 feet deep,while being 72 feet wide (72 x 2.5 = 180).
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of fronta�e on public or private
streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c ap lies,wluch requires a parcel to
either have a minimum 15-foot frontage or a rrunimum 15-foot wide reco�ed access easement In cases
where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet
Parcel 1 has 84 feet of street fronta e along the proposed private street, Tract A and 94 feet along Treehill Court.
Parcel2 has approximately66 feet of�rontage along Tract A and parcel3 has 26 feet fronting Tract A
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standands 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 indicate theywill construct a 5 foot wide sidewalk along one side of the proposed private street,
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 develo ments to e�usting mains in accorciance with the provisions set forth in
Design and Construction Standards�or Sanitary and Surface Water Management(as adopted by C1ean Water
Sercnces in 1996 and including any future revisions or amendments) and the adopted pohcies of the
comprehensive plan.
NaTIC�OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 15 OF 20
Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional
development within the area as projected by tlie Comprehensive Plan.
The applicant's plans indicate they will extend the public sanitary sewer to serve lots 1 and 2 from the existin�g_iT��nhole
at the end of Treehill Court. Lot 3 will be served from an ex�stuig lateral located on the south properryline. This lateral
e�ended to Tax Lot 2200, but will be vacated and a new service provided f rom the new pub�ic sewer luie extension in
the private street.
Storm Draina�e:
General Provrsions: Section 18.810.100.A states requires developers to make adequate provisions for storm
water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility
shall be lar�e enough to accommodate potential iunoff from its entire upstream drainage area,whether inside
or outside tlie development The City Engineer shall approve the necessary size of the facility based on the
pro� visions of Design and Construction Standards for Samtary and Surface Water Management�as adopted by
Z:lean 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: Section 18.810.100.D states that where it is anticipated by the City Engineer
that the additional runoff resultin from the development will overioad an exishng draina e facility, the
Director and Engineer shall wi�old approval of the development until provisions have �een 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 Servrces in 2000 and including any future revisions or
amendments).
In 1997, Clean Water Services (CW5) completed a basin study of Fanno Creek and adopted the Fanno Cxeek
Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a
stormwater detention/effective imp ervious area reduction pro ram resul u'n�in no net increase m storm peak flows up
to the 25-year event. The City w�11 require that all new deve�opments resu7t�'n� in an uicrease of impervious surfaces
provide onsrte detent�on facilit�es,unless the develo�pment is located adjacent toFanno Creek For those developments
adjacent to Fanno Creek,the storm water runoff will be pemutted to d�scharge without detention.
It would be impractical to require an on-site detention facility to accommodate treatment of the stornz water from
Parcel2. Ra.ther the G'WS standards provide that applicants should paya fee in-lieu of constructing a facilityif deemed
appropriate. Sta�f recommends payment of the fee ui-lieu on this application.
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 under�ro� und, except for surface
mounted transformers� surface mounted connection boxes and meter cabinets wfiich may be placed above
ground,temporary utihty service facilities during construction, high capacity electric lines opera�ing at 50,000
volts or above,and:
. The develoPer shall make all necessary arrangements with the serving utility to provide the
under�round services;
. The C;i_ty reserves the right to approve location of all surface mounted facilities;
. All underground utilit�es, incIuding sanitarv sewers and storm drains installed in streets by the
developer,shall be constructed�p riorto 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.]20.0 states that a developer shall pay a fee in-
lieu of under-grounding costs when the development is pro osed to take place on a street where existing
utilities which are not underground will serve the developmen�and the approval authority detemunes that the
cost and technical difficulty of under-grounding the u�ilities outweighs the benefit of under-grounding in
conjunction with the development The detemunation shall be on a case-by-case basis. The most common,
but not the only such,situa�ion is a sho�t frontage development for which under- rounding would result in
the placement o�addit�onal poles, rather than the removal of above-gmund utilities�acilities. 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.
NOTICE OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 16 OF 20
There are no existing overhead utilitylines along the frontage of SW Treehill Court.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Fire and Life Safe .
propose resi ences are to be sprinklered per TVF&R unless an approved fire apparatus tumaround is provided.
Public Water S tem:
e City o T ar rovides service in this area. The applicant shall obtain and coordinate the placement of the meters
with the City�ater�epartrnent.
Storm Water Qualitv:
The City s agreed to enfome Surface Water Management (SWM) regulations established by Clean Water
Services (CWS) Desi�n and Construction Standards.(adopted by Resolution and Order No. 00-7) which
require the construct�on of on-site water quality facilities. The facilities shall be designed to remove 65
percent of the phosphonu contained in 100 per�ent of the sto�n water n.uioff generated from newly created
unpervious 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.
The G� standards include a provision that would exclude small proJ'ects such as residential land partitions. It would
be u'np ractical to require an on site water c�uality facility to accommodate treatment of the storm water from Parcels 1
2,and 3. Rather the C,'WS standards provide that apphcants should pay a fee in-lieu of constructing a facility if deemec�
appropriate. Sta�f recommends payinent of the fee ui-lieu on this applicauon.
Grading and Erosion Control:
CWS Des�ign 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,
consttuct�on, grading, excavatin�, cleanng, and any other activity which accelerates erosion. Per CWS
regulations the apphcant is required to submit an erosion control plan for City review and approval prior to
issuance ot'City pernuts.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES)
erosion control pemiit be issued for any development that will disturb one or more acre of land. Since this
site is over five acres, tlle develo.per will be required to obtain an NPDES peimit from the City prior to
construction. This pemut will be issued along with the site and/or building pernu�
An erosion control plan is required and must be approved prior to construction.
Address Assi nments:
The City o Zigard is responsible for ass�'gning addresses for parcels within the City of T'igard and within the Urban
Service Boundary,(USB). An addressing fee in the amount of$50.00 per address shall be assessed. T�vs fee shall be
paid to the City pnor to f mal 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 6y the grven driveway or street. T�vs will assist emergency services personnel to
more easilyfind a particular home.
Surve Re uirements:
e a p �cant's in t shall contain State Plane Coordinates AD 83 (91)] on two monuments with a tie to the
Gt�s global position'u g 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 wi t h t he coo r d i n a t e s t h e p l a t
shall conta.in the scale factor to convert ground measurements to gnd measurements and the angle from nort�i to grid
north. These coordinates can be establisf�ed by.
♦ GPS tie networked to the Cit�s GPS survey.
♦ By random traverse using conventional surveying methods.
In addition the ap licant's as-built drawin s shall be tied to the GPS network The applicant's engineer shall provide
the City with an e1c troruc f�le with points�or each structure (manholes, catch basins,water valves, hydrants and other
water system f eatures) in the development, and their respective X and Y State Plane Coorc�inates, reterenced to NAD
83 (91).
NOTTCE OF DEQSION MI.P2007-0000G/TREEHII.L PAR'ITTION PAGE 17 OF 20
SECTION VI. OTHER STAFF COMMENTS
The City of Tigard Public Works Depattment was sent a copy of the proposal,but no comments were received.
The Cit�s Building Division reviewed the proposal but has no objections.
Tigard Police has requ� ested that a sign be placed at the foot of Treehill Court identifying the addresses of the
proposed homes. Condition#28 will ensure th�s request is met.
SECTION VII. AGENCY COMMENTS
Clean Water Services has reviewed the proposal. Cominents have been incorporated into the decision and
conditions.
Tualatin Valley Fire and Rescue endorses tivs proposal predicated on the following criteria and conditions of
approval:
1) FIRE APPARATUS ACCESS ROAD DISTANC� FROM BLTILDING AND TURNAROLJNDS:
Access roads s be within 150 eet o all portions o the extenor wall o the ust story o e uil� as
measured by an approved route around the exterior of the building. An approved turnaround�s required � the
remain.ing distance to an approved intersecting roadway, as measured along the f�re apparatus access road, is
greater than 150 feet. (IFC 503.1.1)
2) DEAD END ROADS: Dead end fire a aratus access roads in excess of 150 feet in lengrh shall be provided
wi an approve turnaround. (IFC 503.2��
There is no turnaround on the submitted drawings that meets fire district standards.
3) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER
PROTECTION: When buildings are complete yprotected with an app roved automatic ire sp � er system,
t e requirements or f ire apparatus access may be modif ied as approved 6y the f ire code of f icial. (IFC 503.1.1)
The fire district would accept automatic sprinkler systems in all dwellings in lieu of a fire apparatus
turnaround.
4) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTIC.AL CLEARANCE: Fire a�p aratus access
roads s have an uno structe widt o not ess an 20 eet 12 eet or up to two dwe�ing w��uts 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 nunarounds as needed. Where fire ap aratus roadways are more than 26 feet wide but less than
32 feet wide, "NO PARKING" signs shall be ins�ed 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. (TFC 503.2.1)
The fire district does not endo�e the design concept wherein twenty feet of unobstructed roadway
width is not provided.
5) NO PARHING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked
vehic es and 20 eet o unobstructed dnvuig surface,"No Parkin " signs shall be installed on one or both sides
of the roadwayand in tuxYiarounds as needed. Roads 26 feet wi�e orless 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 LA1VE" and shall be installed with a clear space above grade level of 7 feet. Si ns
shall be 12 inches wide by 18 inches high and shall have red letters on a white reflecuve background. (�'C
D 103.6)
6) SURFACE AND LOAD CAPACITIES: Fire app aratus access roads shall be of an all-weather surface that is
easily �s g a e rom the surroun � garea and�s capable of su porting not less than 12,500 pounds point
load (whee�I lo d and 60,000 pounds live load (gross vehicle weight�You may need to provide documentauon
from a registere�engineer that the design will be capable of suppoitulg such loading. (IFC D102.1)
NOTIC�OF DEQSION b1LP2007-00006/TREEHILL PARTITION PAGE 18 OF 20
7) BRIDGES: Where a bn�d�e or an elevated surface u �part of a fire apparatus access road, the bridge shall be
constructec�and mainta.ined in accordance with AASHTO Sta�xla�Sp�ifuation far Ha Brid�. Bridges and
elevated surfaces shall be designed for a live load sufficient to carry the u'��posed loads of�� ��pparatus.Vehicle load
li n u t s s h a ll b e poste d at b o t h entrances to bri d ges w hen require d by t h e t u e c o d e o ffic i a l. W here e lev a t e d s u r f a c e s
d e s i g n e d f or eme r gen c y vehicle use are ad jacent to surfaces wluch are not designed for such use ap roved
bamers, approved signs or both shall be u�stalled and maintained when require d by t he fire c o de o�fic� (I F C
503.2.6)
8) TURNING RADIUS: The inside tt.u-ning radius and outside radius shall be not less than 28 feet and
48 eet respective y,measured f rom the same center point. (IFC 50�&D 103.3)
9) SINGLE FAMILY DWELLINGS - RE UIRED FIRE FLOW: The minirnum available fire flow for
sing e amily dwe � s an uplexes serve y a municip water sup ply shall be 1,000 gallons per muiute. If
the structure(s is (are) 3,600 square feet or larger, the required f�re flow shall be detem-uned according to IFC
Appendix B. (�FC B 105.1)
10) FIRE HYDRANTS - ONE- AND TWaFAMILY DWELLINGS & ACCESSORY STRUCTURES:
ere a portion o a stnicture is more 600 eet rom a hydrant on a ire apparatus access road as
measured in an approved route around the exterior of the structure(s), on site fire hydrants and maii�s shal�be
provided. (IFC 508.5.1)
11) ACC,ESS AND FIRE FIGHTING WATER SLJI'PLY DURING CONSTRUCTION: Approved fire
apparatus access roadways an ire ig ting water supp �es s e installe an operational prior to any
combustible construction or storage of combustible matenals on the site. (IFC 1410.1 &1412.1)
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was 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 JULY 9,2007 AND BECOMES
EFFECTIVE ON JULY 24,2007 UNLESS AN APPEAL IS FILED.
� eal
The D'�rector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as provided in Secuon 18.390.040.G.1. may appeal this decision in
accordance with. Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written
ap eal together with the re�quired f ee shall be f iled with the Director within ten(10) business days of.the date the Notice
o}�ecision was mailed. The a eal fee schedule and forms are available from the Planning Div�sion of T'igard City
Hall, 13125 SW Hall Boulevard,�igard,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 bythe parties during the comment period. Additional
evidence concerning issues properly raised in the Notice of Appeal may be subrrutted by any party during the a -peal
hearing,subject to any additional rules of procedure that maybe adopted f rom tune to tune by the appellate body.
NOTICE OF DEQSION MLP2007-00006/TREEHILL PARTITION PAGE 19 OF 20
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 23,2007.
I�estions:
e any questions, please call the Caty of Tigard Plancung Division,T'igard Caty Hall, 13125 SW Hall Boulevard,
Tigard,Oregon at(503) 639-4171.
' (I • �'���
ul 9 2007
PREPARED B . Che Caines ATE
Associate Plaru�er
ul 9 2007
APPRO D BY: Richard Bew rs ATE
Plaruiing Manager
i:\cu�pin\cheryl\mlp\mIp2007-0000G(Treehill)\m1p2007-O0006 decuioadoc
NOTIC�OF DEQSION MI.P2007-00006/TREEHILL PARTITION PAGE 20 OF 20
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NOTICE OF TYPE II DE CISION -:.������.��
� ��
MINOR LAND PARTITION (MLP) 2007-00006 : �
TREEHILL PARTITION • � �
120 DAYS = 9/19/2007
SECTION I. APPLICATION SUMMARY
FILE NAME: TREEHILL PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00006
PROPOSAL: The applicant is requesting approval for a Minor Land Partition to partition one (1) e�stuig
.82-acre lot into three (3) parceLs for detached single-familyresidences.
APPLICANT/ Medallion Development, Corp. APPLICANT'S Land Tech,Inc.
OWNER Attn: Steve C1ose REP.: Attn: Chris Goodell
17418 SW Hoodoo Cx. 8835 SW Canyon Ln., Suite 402
Beaverton, OR 97007 Portland, OR 97225
COMPREHENSIVE
PLAN
DESIGNATION: R 4.5;Low DensityResidential.
ZONE: R 4.5 Low Density Residential. The R 4.5 zoning district is designed to accoinmodate
detached single-family homes with or without accessory residential units at a m;nimum lot size
of 7,500 square feet. Duplexes and attached single-family units are perniitted conciiti�nally.
Some civic and institutional uses are also permitted conditionally.
LOCATION: 11940 SW Treehill Cx.;WCIIVI 2S110BA, Tax Lot 2300.
PROPOSED PARCEL 1: 12,816 Square Feet.
PROPOSED PARCEL 2: 8,409 Square Feet.
PROPOSED PARCEL 3: 9,961 Square Feet
APPLICABLE
RE VIE W
CRITERIA: CommunityDevelopment Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land
Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation);
18.715 (Density Computations); 18.745 (I,andscaping and Screening�; 18.765 (Off-Street
parking and Loading Requirements); 18J90 (Tree Removal); 18J95 (Visual Clearance Areas);
and 18.810 (Street and UtilityImprovement Standards).
SECTION II. DECISION
Notice is hereby given that the City of 7igard Community Development Director's designee has APPROVED tlie
above request. The findings and conclusions on which the decision is based are noted in the full decision, available at
City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be
obtained for twent�five cents (25G) per page, or the current rate charged for copies at the tune of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice 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 JLJLY 9, 2007 AND BECOMES
EFFECTIVE ON JULY 24, 2007 UNLESS AN APPEAL IS FILED.
pA� �e-al-:
The D-irector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as�provided in Section 18390.040.G.1 may appeal this decision in
accordance with Section 18.390.040.G.2 of the Tigard Community Development Code wluch 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 Dec�sion was mailed. The appeal fee schedule and forms are av able from the I'lanning
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 identif ied in tlie written comments subirutted by the parties during the comment period. Additional
evidence concerning issues.properly raised in the Notice of Appeal may be subrrutted by any party dunn.g the appeal
hearing, subject to any additional iules of procedure that maybe adopted from time to tune by the appelIate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON LJLY 23, 2007.
esuons:
or urt ier inforniation�please contact the Planning Division Staff Planner, Che Caines at (503) 639-4171, Tigard
CityHall, 13125 SW HaII Boulevard,Tigard,Oregon 97223 or byemail to c erv cCa�tigard-or.gov.
T � .. .
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NO�TI(�,TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER
'1� TTGARD DEVELOPMENT QODE REQLJIKES THAT IF YOU REGEIVE "IT�IS NOTIC�, IT SHALL BE PROMI''IIT�Y
FORWARDED TO'IT�PURC�IASER
NOTICE OF PENDING ,,
LAND USE APPLICATION :
MINOR LAND PARTITION , , �
DATE OF NOTICE: June 4,2007
FILE NUMBER MINOR LAND PARTITION (MLP) 2007-00006
FILE NAME: TREEHILL PARTITION
REQUEST: The ap plicant is requesting a Minor Land Partition to partition one (1) e�usting .82 acre parcel into three (3)
parcels for detached single-family residences. Proposed lots range from 8,409 to 12,816 square feet.
LOCATION: 11940 SW Treehill Court;Washington CountyTax Map 2S110BA,Tax Lot 2300.
ZONE: R 4.5: Low Density ResidentiaL The R 4.5 zoning ciistnct is des�gned to accommodate detached single-family
homes with or without accessory residential uruts at a minimUill lot size of 7,500 square feet. Duplexes and
attached single-family units are permitted conditionally. Some civic and insututional uses are also pern�itted
conditionally.
APPLICASLE
RE VIE W
CRITERIA Community Development Code C�apters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18,765, 18.790,
18.795 and 18.810.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written
comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON JUNE 18, 2007.
All comments should be directed to Cheryl Caines, Assistant Planner (x2437) in the Plannuig Division at the Gty of Tigard, 13125
SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to
c he rylcCa?tig a rd-or.gov.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE
DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-
MAKING PROCESS
THE QTY OF 'TIGARD APPREQATES REC�IVING COMNIENTS AND VALUES YOUR INPUT. CONIIv1EN'TS WILL
BE CONSIDERED t1ND ADDRESSED WITHIN TT� NOTICE OF DEQSION. A DEQSION ON THIS ISSUE IS
TENTATIVELY SQ�EDLJLED FOR JULY 10, 2007. IF YOU PROVIDE GOMiV1ENTS,YOU WILL BE SENT A COPY OF
Tf� FULL DEQSION ONCE IT HAS BEEN RENDERED. WRITTEN COMIVIENTS WILL BECOME A PART OF'I'I�
PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION:
• Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be
applicable to this proposal;
♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response;
♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with
sufficient specificity on that issue.
1
FAILURE OF ANY PARTY TO ADDRESS 'IT-� RELEVANT APPROVAL QZITERIA WITH SUFFIQENT SPEQFIQTY
MAY PREQ.UDE SUBSEQUENT APPEALS TO THE LAND iJSE BOARD OF APPEAIS OR QRCUIT O�URT ON
THAT ISSLJE. SPEQFIC FINDINGS DIRECTED AT THE RELEVANI' APPROVAL QZIT'ERIA ARE WHAT
CONSTTTUTE RELEVANT EVIDENCE.
AFTER Tf-iE 14-DAY COMIvIENT PERIOD Q,OSES, 'IT-�E DIRECTOR SHALL ISSLJE A TrPE II ADMINISTRATIVE DEQSION. T�
DIREGTOR'S DEQSION SHALL BE MAILED TO TT�APPLICANI'AI�ID TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500
FEET OF Tf-IE SUBJECT SITE,AND TO ANYONE EISE WHO SUBMITTED WRITTEN OO1vIMENTS OR WHO IS OTFiERWISE ENTTTLED TO
NOTIC�. '1��DIREGTOR'S DEQSION SHALL ADDRESS ALL OF T'f IE RELEVANT APPROVAL QZITERIA. BASED UPON'IHE CRITERIA
AND'IHE FACTS CONfAINED WITHIN Tf-IE RECORD,THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITTONS OR DENY`IT�
REQUESTED PERMIT OR ACI'ION.
SLJMMARY OF THE DECISION-MAKING PROCESS:
• The application is accepted by the City
♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written
comment period.
• The application is reviewed byCityStaff and affected agencies.
• Caty Staff issues a written decision.
• Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record
of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any Cit�recognized
neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice uader an
intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise
entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FORREVIEW:
The application, written comrnents and supporting documents relied upon by the Director to make this decision are contained
within the record and are available for public review at the Caty of Tigard Community Development Department. If you want to
inspect the file,please call and make an appointment with either the project planner or the planning technicians. Copies of these items may
be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be
directed to the Plaruiing Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written
Commenu."
_
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RE QUE ST FOR COMMENTS ��
.
DATE: June 4,2007 . � �
TO: Mark Vandomelen,Plans Examination Supervisor
FROM: Cit�of Tigard Plannuig Divi�ion
STAFF CONTACI': Cl�eryl Caines,Assistant Planner(x2437�
Phone: (503) 639-4171 F�: (503) 624-3681 Email: cheryl�tigard-or.gov
MINOR LAND PARTITION (MLP) 2007-00006
- TREEHILL PARTITION -
REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) e�sting .82 acre parcel into three (3)
parcels for detached single-family residences. Proposed lots range from 8,409 to 12,816 square feet. LOCATION:
11940 SW Treehill Court;Washington CountyTax Map 2S110BA,Tax Lot 2300. ZONE: R 4.5: Low DensityResidential.
The R 4.5 zoning district is designed to accoirunodate detached single-family homes with or without accessory residential
units at a minirr,um lot size of 7,500 square feet. Duplexes and attached single-family units are pernzitted conditionally.
Some civic and institutional uses are also perniitted conditionally. APPLICABLE REVIEW CRITERIA: Community
Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18,765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, V'icinity Map and Ap licant's Materials for your review. From inforn7ation supplied by
various departments and ag�encies and from other�orniation available to our staff, a report and recommendation will be
prepared and a decision wi11 be rendered on the pro osal in the near future. If you wish to comment on this application,
WE NEED YOUR COMMENTS BACK BY: �UNE 18, 2007. You may use the space provided below or attach a
separate letter to return your comments. I u are un�to res ond b the above date, please phone the staff contact
noted above with your comments and co u-m� ���yo ur comments in writing as soon as possible. If you have any questions,
contact the Tigard Plaruung 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 or email.
_ Written comments provided below:
Name&Number of Person Commenting: (1/'RS
�QuEST FoR co�ENTS ,,
-
DATE: ,June 4,2007 . � �
�ECEIVED PLANNIN�
TO: jim Wolf,Tigard Police Department Crime Prevention Officer
.1UN 1 1 2007
FROM: Cit�of Tigard Planning Division ,i���'s ' �.:",
c�TY oF -riGaR�
STAFF CONTACT: Cheryl Caines,Assistant Planner(x2437� ;;;��i�� rU
Phone: (503) 639-4171 F�: (503) 624-3681 Email:cheryl�tigard-or.gov
MINOR LAND PARTITION (MLP) 2007-00006
- TRE E HILL PARTITION -
REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) e�sting .82 acre parcel into three (3)
parcels for detached single-family residences. Proposed lots range from 8,409 to 12,816 square feet. LOCATION:
11940 SW Treehill Court;Washington CountyTax Map 2S110BA,Tax Lot 2300. ZONE: R 4.5: Low DensityResidential.
The R 4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are pernutted conditionally.
Some civic and institutional uses are also pernutted conditionally. APPLICABLE REVIEW CRITERIA: Community
Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18J15, 18J45, 18,765, 18J90, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Ap licant's Materials for your review. From inforniation supplied by
various departments and ag�encies and from other�orniation available to our staff, a report and recommendation will be
prepared and a dec�sion wi7l be rendered on the�pro osal in the near future. If you w�sh to comment on this application,
WE NEED YOUR COMMENTS BACK BY: �UNE 18, 2007. You may use the space provided below or attach a
separate letter to return your comments. I u are unable to res ond b the above date, please phone the staff contact
noted above with your comments and co irmy�ur comments in writing as soon as possible. If you have any questions,
contact the Tigard Plaiuung 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 or email.
� Written comments provided below:
'Reo���,� 0� �wc�vnvc,n�C wra��( o��C �C o�r S�N �te�.ti:\� C�-� �dRx�����hG
�wu� no�n� �' .� �to�oSeA �CQ� ,�r►tc��s �anv�eA �
d���'t" • �
Name&Number of Person Commenting: �M �0,� X Z�1
1
RE QUE ST FOR COMME NT S ��
.
DATE: June 4,2007 . � �
TO: PER ATTACHE D
FROM: City of Tigard Planning Division
STAFF CONTACT: Cher�l Caines,Assistant Planner(x2437)
Phone: (503) 639-4171 Fax: (503) 624-3681 Email: che , li�tigard-or.gov
MINOR LAND PARTITION (MLP) 2007-00006
- TREEHILL PARTITION -
REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing .82 acre parcel into three (3)
parcels for detached single-family residences. Proposed lots range from 8,409 to 12,816 square feet. LOCATION:
11940 SW Treehill Court;Washington County Tax Map 2S 110BA,Tax Lot 2300. ZONE: R 4.5: Low Density Residential.
The R 4.5 zoning ciistrict is designed to accommodate detached single-family homes with or without accessory residential
units at a r7ununum lot size of 7,500 square feet. Duplexes and attached single-family units are pernutted conditionally.
Some civic and institutional uses are also perniitted conditionally. APPLICABLE RE VIE W CRITERIA: Community
Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18,765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Ap licant's Materials for your review. From information supplied by
various departments and ag�encies and from other�ormation available to our staff, a report and recommendation will be
pr��e� pared and a dec�sion will be rendered on the pro osal in the near future. If you wish to comment on this application,
WE NEED YOUR COMMENTS BACK BY: �LTNE 18, 2007. You may use the space provided below or attach a
separate letter to return yr�ur comments. I u are unable to res ond b the above date, please phone the staff contact
noted above with your comments and co irmy�ur comments in writing as soon as possible. If yc�u have any questions,
contact the Tigard Planiung Division, 13125 SW Hall Boulevard,Tigard,(�R 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 or email.
_ Written comments provided below:
Name&Number of Person Conunenting:
• • �''Y OF TIGARD REQUEST FOR "�MMENTS
NOTIFICA'� LIST FOR LAND USE & COMMUNITY DE �PMENT APPLICATIONS
FILE NOS.: U��U 0 "� - L��U(c FILE NAME: P�l�t�� �1 i-7Q� � c�-�
CITIZEN INYOLVEMENT TEAMS
14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ❑Central ❑East ❑South ❑West
CITY OFFICES
LONG RANGE PLANNING/Ron Bunch,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineenng Techs. �POLICE DEPT./Jim Wolf,Crime Prevention Officer
�UILDING DIVISION/Mark(residential)Brian(commercial) r'�/ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _PUBLIC WORKS(Todd Prager/Arborist
CITY ADMINISTRATIONlCa[hy Wheatley,City Recorder ✓PUBLIC WORKS/Rob Murchison,Project Engineer PLANNING COMMISSIONIGRETCHEN(+�y gets)
_CODE ENFORCEMENT/Christine Damell,Code Compliance Specialist(DCA) _HEARINGS OFFICER(+p sets)
SPECIAL DISTRICTS
TUAL.HILLS PARK&REC.DIST.R�UALATIN VALLEY FIRE&RESCUE♦ _ TUALATIN VALLEY WATER DISTRICT♦ �LEAN WATER SERVICES+�
Planning Manager North Division Administrative Office Marvin Spiering/SWM Program
15707 SW Walker Road John K.Daiby,Deputy Fire Marshall PO Box 745 155 N.First Avenue
Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124
Beaverton,OR 97005-1152
LOCAL AND STATE IURIS01CTI0N5
CITY OF BEAVERTON � CITY OF TUALATIN � OR.DEPT.OF FISH 8 WILDLIFE OR.DIV.OF STATE LANDS
_ Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood�wwH Fom,a.q��rea�
_ Steven Sparks,Dev Svcs Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100
PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279
Beaverton,OR 97076 Portland,OR 97231
_ OR.PUB.UTILITIES COMM.
METRO-LAND USE&PLANNING � _OR.DEPT.OF GEO.8 MINERAL IND. 550 Capitol Street NE
_ CITY OF DURHAM � 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380
City Manager Portland.OR 97232-2736 Portland,OR 97232
17160 SW Upper Boones Fry.Rd. _ Joanna Mensher,Dala Resource Genter(ZCA) US ARMY CORPS.OF ENG.
Durham,OR 97224 _ Paulette Allen,GraMhManagementCoordinator OR.DEPT.OF LAND CONSERV.&DVLP. KBthryfl H2ffiS IMapaacws�eneron�y�
_ Mel Huie,GreenspacesCoaAinator(CPNZOA) M2f2 UII081Comp.PlanAmenaments&Measure37) Routing CENWP-OP-G
CITY OF KING CITY� _ Jennifer BUdhabhattl,Reyiona�P�an�er lweuanosl 635 Capitol Street NE,Suite 150 PO Box 2946
City Manager _ C.D.Manager,GrowthManagemeni5ervices Salem,OR 97301-2540 Portland,OR 97208-2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY�
_ OR.DEPT.OF ENERGY IPOwernnes m weaJ OR.DEPT OF AVIATION�raonoPo�e rowera> Dept.of Land Use&Transp.
Bonneville Power Administration Tom Highland,P�annin9 155 N.First Avenue
CITY OF LAKE OSWEGO� Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13
Planning Director PO Box 3621 Salem,OR 97310 Hillsboro.OR 97124
PO Box 369 Portland,OR 97208-3621 St8V0 COf1W2Y(General Apps)
Lake Oswego,OR 97034 _Planning Division�zcn�MS,a
_ OR.DEPT.OF ENVIRON.QUALITY(DEQ) OUOT,REGION 1 � Brent Curtis�can�
CITY OF PORTLAND �Norym�weua�es a�d P��e���a�e��„o�me�ca��mPa�csi Development Review Coordinator poria Mateja�zcnJ Ms,a
Planning Bureau Director Regional Administretor _Carl Torland, Right-of-Way Section iva�aro�s� _Sr.Cartographer,�Paz�A,MS,<
1900 SW 4°i Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,s��eYO�,z�A,MS,S
Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037
OR.PARKS 8 REC.DEPT.
WA.CO.CONSOL.COMM.AGNCY ODOT,REGION 1-DISTRICT 2A� _ODOT,RAIL DIVISION STATE HISTORIC
Dave Austin�wcccn��•9,r•,Ma�,��.,o,...., S8fT1 HUf121d1,Assistam Disinci Manager (Notity if ODOT R/R-Hwy.Crossing is OnlyACCesa to Land) PRESERVATION OFFICE
PO Box 6375 6000 SW Raab Road Dave Lanning,s c�oss��9serarys��ers� (Noti/yifPropertyHacNDOvoday)
Beaverton,OR 97007-0375 Portland,OR 97221 555-13'h Street.NE,5uite 3 725 Sumner Street NE,Suite C
Salem,OR 97301-4179 Salem,OR 97301
UTILITY PROVIDERS AND SPECIAL AGENCIES
PORTLAND WESTERN R/R,BURLINGTON NORTHERNISANTA FE R/R,OREGON ELECTRIC R/R(Buriington Northem/Santa Fe R/R Predecessor)
Bruce Carswell,President&General Manager
1200 Howard Drive SE
Albany,OR 97322-3336
SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS J COMCAST CABLE CORP. TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer Debra Palmer�a��e.a��o�so�iY� Gerald Backhaus��Mao�waea�a,���� (IfProl��isWithlnY.MileofaTransitRoute)
5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner
Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street
BeaveRon,OR 97006-4886 Portland,OR 97232
�PORTLAND GENERAL ELECTRIC j�NW NATURAL GAS COMPANY ;LVERIZON (MC030533) �QWEST COMMUNICATIONS
Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Brandon Kahler.Engineering Lynn Smith,Eng.ROW Mgr.
9480 SW Boeckman Road 220 NW Second Avenue 20575 Vonnewmann Dr.,Suite 150 8D21 SW Capitol Hill Rd,Rm 11D
ilsonville,OR 97070 Portland,OR 97209-3991 �eaverton,OR 97075-1100 Portland,OR 97219
TIGARDITUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 ✓ COMCAST CABLE CORP. COMCAST CABLE COMMUNIC.
Teri Brady,Administrative Offices Jan Youngquist,Demographics Alex Silantiev ,��o�«A�ea�«�a�o Brian Every��EO��aw�o��w,
6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg.12 10831 SW Cascade Avenue
Tigard.OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203
� INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL
CITY PROf ECTS (Project Planner Is Responsible For Inditating Parties To Notify). h:\patty\masters\Request For Comments Notitication List.doc (UPDATED: 9-May-07)
. �� �, w
CleanWater Services
Our cnnin�itnicnt i, cic�ir.
MEMORANDUM
DATE: June 8, 2007
FROM: David Schweitzer, Clean Water Services
TO: Cheryl Caines, Assistant Planner
City of Tigard Planning Division
SUBJECT: Review Comments—TreeHill Partition, 2007-00006 MLP
GENERAL COMMENTS
■ This Land Use Review by Clean Water Services (CWS) does not constitute approval of
storm or sanitary sewer compliance with the NPDES permit held by CWS. CWS must
review and approve final construction plans prior to issuance of any construction and/or
connection permits.
■ All provisions of the development submittal shall be in accordance with current CWS Design
and Construction Standards, (presently R&O 07-20), and all current Intergovernmental
Agreements between the City and CWS.
■ Final construction plans shall be reviewed and approved by CWS for conformance with
current CWS Design and Construction Standards prior to issuance of any construction
permits.
■ A Stormwater Connection Permit shall be required, as approved by CWS, prior to
construction of sanitary sewer, storm and surface water systems, and any work within
sensitive area�uffe�s and yegetatcd corridars.
■ Public sanitary and storm sewer easements shall be required in accordance with current CWS
Design and Construction Standards.
SANITARY SEWER
■ Each lot in the development shall be provided with a direct gravity side sewer(service
lateral) connection to a public sanitary sewer mainline in accordance with current CWS
Design and Construction Standards. Each sanitary lateral shall provide service to only one
lot and shall be contiguous with public right-of-way or public sewer easement.
■ The engineer shall verify public sanitary sewer availability to adjacent properties and extend
public sanitary sewer to provide service to adjacent properties in accordance with current
CWS Design and Construction Standards.
2550 SW Hillsboro Highway • Hilisboro, Oregon 97123
Phone: (503)681-3600• Fax: (503) 681-3603 •www.CleanWaterServices.org
. � � �
STORM DRAINAGE AND WATER QUALITY
■ Each lot in the development shall be provided with a gravity service lateral and individual
connection to a public storm conveyance. Privately owned and maintained storm sewers,
including water quality facilities serving multiple lots shall not be approved. Connection to
an existing private system serving multiple lots shall also not be approved. The public storm
sewer system shall be extended to the most distant upstream parcel boundary. A public storm
system exists to the south of the project.
■ A hydraulic and hydrological analysis of thc existing drainage and downstream storm
conveyance system, in accordance with current CWS Design and Construction Standards is
required. The applicant is responsible for mitigating downstream storm conveyance if the
existing system does not have the capacity to convey the runoff volume from a 25-year, 24-
hour storm event.
■ The Developer shall provide a water quality facility to treat all impervious surfaces being
constructed or preserved as part of this development or pay a fee-in-lieu of constructing a
water quality facility in accordance with R&O 07-20.
■ Final construction plans shall show and label all existing and proposed public and private
storm conveyance and easements.
SENSITIVE AREA
■ CWS has reviewed this proposal for Tax/Lot Map 2S1 IOBA 02300 and issued a Sensitive
Area Pre-Screening Site Assesment, CWS File Number 06-003814, far the proposed
development dated December 22, 2006. Sensitive areas do not appear to exist on site or
within 200' of the site. This document will serve as the Service Provider Letter.
EROSION CONTROL
• All CWS erosion control requirements in accordance with current CWS Design and
Construction Standards shall be met. All sites exceeding one acre shall reyuire an NPDES
1200C permit.
10228 SW Capitol Hwy.
. ?ortland, OR 97219
; Phone 503-241-8600 x205
• Private FAX 503-210-8127
• Wireless 503-225-1234
Town & Cou ntry Home Loans
RECEIVED PLANNING
JUN 1 1 2007
08 .June 2007 CITY OF TIGARD
RE Minor Land Partition 2007-00006
Dear Cheryl:
The plan put forward sounds reasonable.
My property, 14310 SW McFarland, has tree limbs from the subject property
hanging up to 25 feet over my north property line. If you could address the
developers plan to mitigate this challenge I would be appreciative.
Sincerely,
Don Leask
Sr. Loan Officer
TheRightLoanforyourHome. • • • • • • • • • • • • • • • • • • • • •
Cheryl Caines - RE: Treehill Partition Page 1�
From: "dale deharpport" <deharpport@msn.com>
To: <CHERYLC@tigard-or.gov>
Date: 6/12/2007 8:42:54 AM
Subject: RE: Treehill Partition
Will they be required to pay buy in fees to pay their share to the storm
water facilities?
When will they join the HOA? At time of approval, when construction is
complete, when families move in or some other time.
Who pays for amending the HOA documents?
Will the partition lots be required to have fire protection sprinkler
systems?
>From: "Cheryl Caines" <CHERYLC@tigard-or.gov>
>To: <deharpport@msn.com>
>Subject: Treehill Partition
>Date: Fri, 08 Jun 2007 16:39:17 -0700
>
>Mr. Deharpport,
>
>I spoke with Kim McMillan in our Engineering Division regarding the
>shared maintenance of Tracts B & D of Redwood Vista. We will be placing
>a note on the plat or a deed restriction on the three new parcels that
>speaks to the shared maintenance of the streets and storm facilities.
>
>Cheryl Caines
>Assistant Planner
>City of Tigard
>(503) 718-2437
�
Tualatin Valley
Fire & Rescue -� ���;��,{1� r�;
July 2, 2006 ;, , , - �
Cheryl Caines, Assistant Planner
City of Tigard Planning Division
13125 SW Hall Boulevard
Tigard, OR 97223
Re: (MLP) 2007-00006 Treehill Partition
Dear Cheryl,
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. (IFC 503.1.1)
2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided
with an approved turnaround. (IFC 503.2.5)
There is no turnaround on the submitted drawings that meets fire district standards.
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. (IFC 503.1.1)
The fire district would accept automatic sprinkler systems in all dwellings in lieu of a fire apparatus
turnaround.
a) 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 26 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. (IFC 503.2.1)
The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway
width is not provided.
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. (IFC D103.6)
Nor11: Division Ojfrce
14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com
�
Tualatin Valley
Fire & Rescue
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 60,000 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. (IFC
D102.1)
7) BRIDGES: Where a bridge or an elevated surface is part of a fire apparatus access road,the bridge shall be
constructed and maintained in accordance with AASHTO Standard Specification for Highway Bridges. Bndges
and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus.Vehicle
load limits shall be posted at both entrances to bridges when required by the fire code o�cial. Where elevated
surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use,
approved barriers, approved signs or both shall be installed and maintained when required by the fire code official.
(IFC 503.2.6)
8) 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. (IFC 503.2.4 & D103.3)
9) 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. (I FC B 105.1)
10) FIRE HYDRANTS—ONE-AND TWO-FAMILY DWELLINGS 8�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.
(IFC 508.5.1)
11) 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. (IFC 1410.1 & 1412.1)
We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and
firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree
with, or wish to discuss further, please call me.
Sincerely,
John K . Dalby
John K. Dalby, Deputy Fire Marshal II
Tualatin Valley Fire & Rescue, North Division
14480 SW Jenkins Road
Beaverton, OR 97005-1152
(503) 356-4723
North Division Office
14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com
. r
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 7/5/07
TO: Cheryl Caines, Associate Planner
FROM: Kim McMillan, Development Review Engineer c�����y�
rr �
RE: MLP2007-00006 Treehill
Access Manaqement (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.
Land Tech Inc. has submitted a preliminary sight distance certification, dated
May 7, 2007, for the proposed access onto Treehill Court, a private street. The
speed limit along Treehill Court is 25 mph requiring a minimum of 250 feet of
sight distance in each direction. The engineer states that the sight distance from
the proposed access was measured to be 105 feet to the east due to the
roadway terminus and 250 feet to the west, thereby meeting this criterion.
Upon completion of the private street construction the applicanYs engineer shall
submit a final sight distance certification. This certification must be accepted
prior to issuance of building permits.
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.
The proposed private street is approximately 190 feet from Treeview Court,
thereby meeting this criterion.
Street And Utility Improvements Standards (Section 18.8101:
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:
Future Street Plan and Extension of Streets: Section 18.810.030.F states
that a future street plan shall be filed which shows the pattern of existing and
ENGINEERING COMMENTS MLP2007-00006 TREEHILL PAGE 1
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 submitted an off-site circulation plan to illustrate there re no
opportunities for future streets or street extensions due to pre-existing development
and street alignment. The configuration of the existing Redwood Vista Subdivision
and the private streets also eliminate the possibility of street extensions due to
limitations on the number of lots that can be provided access.
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 applicant submitted an off-site circulation plan to illustrate there re no
opportunities for future streets or street extensions due to pre-existing development
and street alignment. The configuration of the existing Redwood Vista Subdivision
and the private streets also eliminate the possibility of street extensions due to
limitations on the number of lots that can be provided access.
ENGINEERING COMMENTS MLP2007-00006 TREEHILL PAGE 2
Private Streets: Section 18.810.030.T states that design standards for
private streets shall be established by the City Engineer. The City shall
require legal assurances for the continued maintenance of private streets,
such as a recorded maintenance agreement. Private streets serving more
than six dwelling units are permitted only within planned developments,
mobile home parks, and multi-family residential developments.
The proposed private street, Tract A, will only serve three parcels. However, to
arrive at Tract A from the public street system at Gaarde Street a vehicle must
travel on S.W. 119th Place and S.W. Treehill Court, both of which are also private
streets. Treehill Court and 119th Place are private streets that were created
through the subdivision and planned development process for Redwood Vista. A
planned development allows more than six dwelling units to access private
streets. In the case of Redwood Vista the future development of this parcel was
taken into account for access and utilities, as outlined in the land use decision
and the recording of the final plat.
The applicant shall place a statement on the face of the final plat indicating the
private street(s) will be owned and maintained by the properties that will be
served by it/them. In addition, the applicant shall record Conditions, Covenants
and Restrictions (CC&R's) along with the final plat that will clarify how the private
property owners are to maintain the private street(s). These CC&R's shall be
reviewed and approved by the City prior to approval of the final plat. The City's
public improvement design standards require private streets to have a pavement
section equal to a public local street. The applicant will need to provide this type
of pavement section. The private street that is proposed will have the minimum
20 foot wide pavement section, which does not allow for parking. The applicant's
plans shall be revised to include "NO PARKING" signs and be reviewed with the
PFI Permit submittal.
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�xisting development or;
• For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
ENGINEERING COMMENTS MLP2007-00006 TREEHILL PAGE 3
• 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
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 indicate they will construct a 5 foot wide sidewalk along
one side of the proposed private street, 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.
ENGINEERING COMMENTS MLP2007-00006 TREEHILL PAGE 4
Over-sizing: Section 18.810.090.0 states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
The applicant's plans indicate they will extend the public sanitary sewer to serve
lots 1 and 2 from the existing manhole at the end of Treehill Court. Lot 3 will be
served from an existing lateral located on the south property line. This lateral
extended to Tax Lot 2200, but will be vacated and a new service provided from
the new public sewer line extension in the private street.
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 18.810.100.0 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).
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 Surtace Water Management (as adopted by Clean Water
Senrices 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.
ENGINEERING COMMENTS MLP2007-00006 TREEHILL PAGE 5
It would be impractical to require an on-site detention facility to accommodate
treatment of the storm water from Parcel 2. Rather, the CWS standards
provide that applicants should pay a fee in-lieu of constructing a facility if
deemed appropriate. Staff recommends payment of the fee in-lieu on this
application.
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 18.810.120.0 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
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 no existing overhead utility lines along the frontage of SW Treehill
Court.
ENGINEERING COMMENTS MLP2007-00006 TREEHILL PAGE 6
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Fire and Life Safetv:
All proposed residences are to be sprinklered, per NFR.
Public Water Svstem:
The City of Tigard provides service in this area. The applicant shall obtain and
coordinate the placement of the meters with the City Water Department.
Storm Water Qualitv:
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.
The CWS standards include a provision that would exclude small projects such
as residential land partitions. It would be impractical to require an on-site
water quality facility to accommodate treatment of the storm water from
Parcels 1, 2 and 3. Rather, the CWS standards provide that applicants
should pay a fee in-lieu of constructing a facility if deemed appropriate.
Staff recommends payment of the fee in-lieu on this application.
Gradinq 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 permit
ENGINEERING COMMENTS MLP2007-00006 TREEHILL PAGE 7
from the City prior to construction. This permit will be issued along with
the site and/or building permit.
An erosion control plan is required and must be approved prior to construction.
Address Assiqnments:
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.
Survev Requirements
The applicanYs 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:
• 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 nefinrork.
The applicanYs 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
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
ENGINEERING COMMENTS MLP2007-00006 TREEHILL PAGE 8
. A Public Facility Improvement (PFI) permit is required for this project to
cover the public sewer extension and any other work in the public right-of-
way. Three (3} 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.tiqard-or.e�ov).
. 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.
. Prior to final plat approval, the applicant shall pay the addressing fee.
(STAFF CONTACT: Bethany Stewart, Engineering).
. The applicant shall cause a statement to be placed on the final plat to
indicate that the proposed private street will be jointly owned and maintained
by the private property owners who abut and take access from it.
. Prior to approval of the final plat, the applicant shall prepare Conditions,
Covenants and Restrictions (CC&R's) for this project, to be recorded with
the final plat, that clearly lays out a maintenance plan and agreement for the
proposed private street(s). The CC&R's shall obligate the private property
owners within the subdivision to create a homeowner's association to ensure
regulation of maintenance for the street(s). The applicant shall submit a
copy of the CC&R's to the Engineering Department (Kim McMillan) prior to
approval of the final plat.
. The applicant's construction drawings shall show that the pavement and
rock section for the proposed private street(s) shall meet the City's public
street standard for a local residential street.
. The applicant's construction drawings shall show "NO PARKING" signs on
the private street.
. 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."
ENGINEERING COMMENTS MLP2007-00006 TREEHILL PAGE 9
. 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 nefinrork (GC 22) as recorded in Washington County survey records.
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�171, 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 tract dedication for the private street 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 applicanYs
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:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
ENGINEERING COMMENTS MLP2007-00006 TREEHILL PAGE 10
I � •
. Prior to issuance of building permits, the applicant shall provide the
Engineering Department with a "photomylar" copy of the recorded final plat.
. 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 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.
. Prior to issuance of building permits, the applicanYs engineer shall submit
a final sight distance certification for the proposed access.
. During issuance of the building permit for Parcels 1, 2 & 3, the applicant
shall pay the standard water quality and water quantity fees per lot (fee
amounts will be the latest approved by CWS).
ENGINEERING COMMENTS MLP2007-00006 TREEHILL PAGE 11
,
.
.
RE QUE ST FOR COMMENTS ��
-
DATE: June 4,2007 REC�IU�'n p, ,� ' , �
TO: Rob Mu�hison,Public Works Project Engineer /i�- �«. ;� � ,� , ,
�
FROM: Ci ,ty of T"igard Planning Division ��� �� �Q� �-
, � �- �GaRo
STAFF CONTACT:'" Cheryl Caines,Assistant�lanner(x2437�
�; Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cheryl�tigard-or.gov
MINOR LAND PARTITION (MLP) 2007-00006
- TREEHILL PARTITION -
REQIJEST: The applicant is requesting a Minor Land Partition to partition one (1) existing .82 acre parcel into three (3)
parcels for detached single-family residences. Proposed lots range from 8,409 to 12,816 square feet. LOCATION:
11940 SW Treehill Court;Washington County Tax Map 2S 110BA, Tax Lot 2300. ZONE: R 4.5: Low Density Residential.
The R 4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential
units at a m;nimum lot size of 7,500 square feet. Duplexes and attached single-family units are perniitted conditionally.
Some civic and institutional uses are also perniitted conditionally. APPLICABLE RE VIE W CRITERIA: Community
Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18,765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Ap licant's Materials for your review. From inforn�ation supplied by
various departments and ag�encies and from other�ormation available to our staff, a report and recommendation will be
pr��e ared and a dec�sion wll be rendered on the pro osal in the near future. If you wish to comment on this application,
WE NEED YOUR COMMENTS BACK BY: �UNE 18, 2007. You may use the space provided below or attach a
separate letter to return your comments. I u are unable to res ond b the above date, please phone the staff contact
noted above with your comments and co umyour comments in wnting as soon as possible. If you have any questions,
contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,(�R 97223.
PLEASE CHECKTHE 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 or email.
_ Written comments provided below:
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o �� -.�"��� ��V RIES� Ea� HOUSES TO BE � � p �
zo.o' w��E "���; � � SPRINKLER PER TVFR. o v
PAVED ACCES � . ' \ "'`� � \
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�y �.t_ � �` �%� m
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� � � � °° - � _ __�___ — — — — ---- .- _ — — — �
. , ,`r - _
. AFFIDAVIT OF POSTING NOTICE
° OF A LAND USE PROPOSAL
. � .
IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY
A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE.
In the :��atter of the Proposed Land L'se.�pplicarions for:
Land Use File Nos.: MLP2007-00006
Land Use File Name: TREEHILL PARTITION
I, Cher��l Caines, r�ssistant Planner for the Cit�� of Tigard, do affirm that I posted notice of the land use proposal
affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently
registered) � (�1`�1 u S� v�c h�(( C{ •
and did personally post norice of the proposed land use applicarion(s) by means of weatherproof posting in the general
aiciniry of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof,
on the '�-�� day of �] <<�-e. , 2007.
c..�L°l�<-�,� �` C f'��c.,1il-�-.J
Signature Person Who Performed Posting
h�.��I��}pu.pai n���.nr.i>ter.�af[idacn i�[pu.nn}6�r applican[n�pu.[puUlu hc:inn};.d��c
RE E H I LL PAR I I 0 �
N
MINOR LAND PARTITON (MLP) 2007-00006
REQUEST: The applicant is requesting a Minor Land Partition to partition
one (1) existing .82 acre parcel into three (3) parcels for detached single-family
residences. Proposed lots range from 8,409 to 12,816 square feet.
L�CATION: 11940 SW Treehill Court; Washington County Tax l� � p
2S110BA, Tax Lot 2300. ZONE: R-4.5: Low Density Residential. The R-4.5
zoning district is designed to accommodate detached single-family homes with or
Without accessory residential units at a minimum lot size of 7,500 square feet.
Duplexes and attached single-family units are permitted conditionally. Some
civic and institutional uses are also permitted conditionally. APPLICABLE
REVIEW CRITERIA: Community Development Code Chapters 18.390,
18.420, 18.510, 18.705, 18.715, 18.745, 18,765, 18.790, 18.795 and 18.810.
Further information may be obtained from the Planning Division (staff contact: Chervl
Caines, Assistant Planner (x�� at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by
calling 503-639-4171 or by email to e�le�a�ti�ard-or.gov. A copy of the application and
all documents and evidence submitted by or on behalf of the applicant and the applicable
criteria are available for inspection at no cost and copies for all items can also be pro`�ided at
a reasonable cost.
� - �
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m�o�usaa n��u���� - - - I the date rinted on this ma .
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N I � Inlormation on th�s map�s for general loeation only and
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N should be venfieC vnth the Development Sendces Division.
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13125 SW Hall Blvd
� i w ' Tlgard,OR 97223
� I ;— �, (503)639-�171
�II -_ ' __ I � _______.______ __ __ �_ _ �I hltp:llww.v.ci.tigard.or.us
Community Development Plot date: May 17,2007;C:\magiclMAGIC03.APR
251106A-09800 2S110BA-07500
ANDERSON DAVID L 8 JILL B CARSTENS LESLEY A&
11909 SW TREEHILL CT HENRY A
TIGARD, OR 97224 12457 SW MCFARLAND BLVD
TIGARD,OR 97224
2S1106A-00900 2S110B8-06300
ANDERSON KAREN RAE TRUSTEE CHAN WADE 8 ALICE M
14225 SW 117TH 12005 SW TREEVIEW CT
TIGARD, OR 97224 TIGARD,OR 97224
2S110BA-07100 2S110BB-05200
ANDERTON JAMES G&BRENDA K DEAN PAUL G&KRISTIN K
11975 SW WILDWOOD ST 14104 SW 121ST AVE
TIGARD, OR 97223 TIGARD,OR 97224
2S110BB-06500 251106A-Ot200
ATKINSON STEVEN M&NANCY M DEHAAN ROBERT 8 GAIL
11999 SW TREEVIEW CT 14105 SW 117TH AVE
TIGARD,OR 97223 TIGARD,OR 97224
2S1106A-07400 2S110BA-10100
BALDOCK LANA M&MARK S DEHARPPORT DALE C LIV TRUST
12195 SW WILDWOOD ST BY DALE/ELAINE DEHARPPORT TRS
TIGARD, OR 97224 11867 SW TREEHILL CT
TIGARD,OR 97224
2S110BA-05700 2S110BB-06700
BALMER ROXANN D 8 MARK J DEHARPPORT DAVID J&SUSAN B
11885 SW WILDWOOD ST PO BOX 1577
TIGARD, OR 97224 BEAVERTON,OR 97075
2S110BB-05100 2S110BA-05600
BLACK KENNETH A&GRETA A DEIGNAN JOHN E&MARY
14082 SW 121 ST AVE 470 W NORTH CAMANO DR
TIGARD,OR 97224 CAMANO ISLAND,WA 98282
251108A-06300 2S110BA-04200
BROWN KEVIN R AND MARY E DUNCAN THOMAS R&FELISA P
14227 SW VISTA VIEW CT 14330 SW MCFARLAND BLVD
TIGARD, OR 97224 TIGARD,OR 97224
2S110B6-O6000 2S11DBA-0450D
BUBLITZ MARTIN&HILARY FUJITANI KIYOSHI F AND
14155 SW 12DTH PL JANET T
TIGAR�, OR 97224 14335 SW MCFARLAND BLVD
TIGARD,OR 97224
2S1106A-01400 2S103CC-01300
BUSEY JEFF S FUNKHOUSER JEFF&JUANITA
11720 SW GAARDE ST 11925 SW GAARDE ST
TIGARD,OR 97224 TIGARD,OR 97224
2s�iosA-ai�ao 2siioaa-osaoo
FURMAN LINDA JEAN INKENS DEREK GAYLE 8�JANELLE
PO BOX 23202 12204 SW WILDWOOD ST
TIGARD,OR 97224 TIGARD,OR 97224
2S1106A-04401 2S110BA-04000
GABLER DAVID M JENKINS ROBERT EBEN&
KADIE-GABLER MARY KATHLEEN WENDY MK
14315 MCFARLAND 14380 SW MCFARLAND
TIGARD,OR 97224 TIGARD,OR 97224
2S1108A-09900 2S1108B-00100
GOODYEAR GREGORY P/MONICA L JUSTICE JANICE T
11899 SW TREEHILL CT 14059 SW 119TH PL
TIGARD,OR 97224 TIGARD,OR 97224
2S11086-06600 251108A-04800
HALE DARIN R& KELLY K KAUFMANN RANDALL
11955 SW TREEVIEW CT c/o KAUFMANN RANDALL&MARY TRUST
TIGARD,OR 97224 PO BOX 357
MOOSE,WY 83012
2S1108B-06100 251106A-05900
HENRY GARY E& KELLY MARK B&GAIL E
HENRY JEANNE E 14260 SW MCFARLAND BLVD
14111 SW 120TH AVE TIGARD,OR 97224
TIGARD, OR 97224
zsiioBA-ossoo 2511066-05300
HICKMAN BRADLEY T/JEANNE KIM MOOKI&SANGWON
7709 GARDEN OAKS DR 14146 SW 121 ST AVE
AMARILLO,TX 79118 TIGARD,OR 97224
2S110BA-01000 2S110BA-10000
HICKOK WILLIAM H&SHARON K KIRBY SUSAN G
14185 SW 117TH 11879 SW TREEHILL CT
TIGARD, OR 97224 TIGARD,OR 97224
2S710BA-03700 2S1106A-047D0
HOOPER VANNON& KNAUSS HARVEY L
KE�LIE 14383 SW MCFARLAND BLVD
11645 SW CLOUD CT TIGARD,OR 97224
TIGARD, OR 97224
2S110BB-05500 2S110BA-05500
HOSMAN ROBERT MILLS JR LACHENMEIER PETRICE L&
14210 SW 121 ST AVE RICHARD L CO-TRUSTEES
TIGARD, OR 97224 11835 SW WILDWOOD ST
TIGARD,OR 97224
2S1106A-01100 2S110B8-00400
HURD SUSAN J LAMBERT WILMA C&RONALD E
14145 SW 117TH 14125 SW 119TH PL
TIGARD, OR 97224 TIGARD,OR 97224
2S1108B-00200 2S1 BA-0190D
LANE KATIE OLSE J N W&FLORENCE M
12000 SW GAARDE ST 1176 GAARDE ST
TIGARD,OR 97224 ARD,OR 7224
2S1108A-04301 2S110B6-05600
LEASK LISA A PARSONS SUSAN E
14310 MCFARLAND BLVD 14252 SW 1215T
PORTLAND,OR 97224 TIGARD,OR 97224
2 106A-04403 2S1106A-03900
LEA L A POLSON JAMES C AND ELIZABETH A
143 FARLAND BLVD 14400 SW MCFARLAND BLVD
P RTLAN ,OR 97224 TIGARD,OR 97224
2S 103CD-03701 2S103CD-03800
LINN GARY D/ELAINE J PORTER HERMAN
11805 SW GAARDE 11875 SW GAARDE ST
TIGARD,OR 97224 TIGARD,OR 97224
2S1106A-02300 2S110BA-10200
MEDALLION DEVELOPMENT CORP REDWOOD VISTA HOMEOWNERS
17418 SW HOODOO CT ASSOCIATION
BEAVERTON,OR 97007 PO BOX 1577
BEAVERTON,OR 97075
2S110BA-03800 2S110B8-06800
MORENO FERDINAND A AND RED OD A HOMEOWNERS
R JEAN ASSOCI ON
14430 SW MCFARLAND BLVD PO X 15
TIGARD, OR 97224 AVERTON,OR 97075
2S110BA-04600 2S1106A-10300
NIELSEN KENT A 8 TINA M R WOOD VI TA HOMEOWNERS
14355 SW MCFARLAND BLVD ASS I N
TIGARD, OR 97224 PO 77
AVERTO ,OR 97075
2S110BA-02200 2S11066-06900
NORIN ROBERT S/SANDRA KAY RE OOD TA HOMEOWNERS
14170 SW 119TH PL ASSO ON
TIGARD, OR 97224 PO 1 7
AVERTON,OR 97075
2S1106A-01500 2S110B6-07000
OLSEN JOHN W 8 FLORENCE M R OOD 5TA HOMEOWNERS
11760 SW GAARDE ST ASSO ION
TIGARD, OR 97224 PO X 77
AVERTON,OR 97075
2s sa-oiso 2S110BA-06D00
OLSE N W&FIORENCE M ROTH DAVID 8 LESLIE
117 SW AARDE ST 14252 SW MCFARLAND BLVD
GARD,OR 97224 TIGARD,OR 97224
2S110BA-09700 251106A-06100
RUSSELL DOUGLAS M&PAULA R STRAND DONNA D
14150 SW 119TH PL 14236 SW VISTA CT
TIGARD,OR 97224 TIGARD,OR 97224
25110BB-06200 2S1106A-06200
SAM SOPHAL&SIPHANNA SWANSON LOWELL N TRUSTEE
12010 SW TREEVIEW CT 14230 SW VISTA VIEW CT
TIGARD, OR 97224 TIGARD,OR 97223
2S110BB-05400 251106A-01600
SCHOBLASKE JON& TERRY THOMAS R
ELTING-SCHOBLASKE ANN T 11746 SW GAARDE ST
14158 SW 121 ST AVE TIGARD,OR 97224
TIGARD, OR 97224
2S110BB-02300 2S110B8-00500 .
SCHRUPP ALISON&RICHARD B TIGARD WATER DISTRICT— A Et,f1 :-D e nni 5 K �
14300 SW HAZELHILL DR 8777 SW BURNHAM ST
TIGARD,OR 97224 PO BOX 230D0
TIGARD,OR 97223
2S110BA-04100 251106A-07300
SCHUTTE EDWARD C W III WEBBER JOHN D REVOC LT&
AND JACKLYNN E WEBBER CARLA J REVOC LT
14350 SW MCFARLAND 12155 SW WILDWOOD ST
TIGARD, OR 97224 PORTLAND,OR 97224
2S110BA-07200 2S1108B-05900
SEMINARIO STEVEN JOSEPH 8 WISEMAN WILLARD M&JILL C
SEMINARIO PATRICIA WHITE CO-TRS 14199 SW 120TH PL
12009 SW WILDWOOD ST TIGARD,OR 97224
TIGARD,OR 97224
2S110BA-02000 2S1106B-D6400
SETNIKER JOHN WILLIAM WOODWARD JASON R
11830 SW GAARDE ST 12001 5W TREEVIEW CT
TIGARD,OR 97224 TIGARD,OR 97224
2S103CC-01400 251106A-013D0
SMYTHE ROBERT L JR& YOUNG ROBERT W&HAZEL G
SMYTHE BARBARA PICKELL 11700 SW GAARDE ST
11975 SW ROSE VISTA DR TIGARD,OR 97224
TIGARD,OR 97223
2 S 103C D-03600
SPENCER PHILLIP C&LORINDA C
11765 5W GAARDE
TIGARD,OR 97224
251108A-05801
STEVENS BRADLEY R&LISA M
11905 SW WILDWOOD ST
PORTLAND,OR 97224
Charlie and Larie Stalzer Susan Beilke
14781 SW Juliet Terrace 11755 SW 114th Place
Tigard, OR 97224 Tigard, OR 97223
Craig Smelter David Walsh
PO Box 1467 10236 SW Stuart Court
Tualatin, OR 97062 Tigard, OR 97223
Harold and Ruth Howland
13145 SW Benish
Tigard, OR 97223
Kevin Hogan
14357 SW 133�d Avenue
Tigard, OR 97224
Gretchen Buehner
13249 SW 136'h Place
Tigard, OR 97224
CPO 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
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
CITY OF TIGARD - WEST INTERESTED PARTIES (ov. I of Il li:\curoln\setuo\labels\CIT West.docl UPDATED: 4-Mav-07
' 05/1`6/2007 12:22 5932911613 PAGE 01l01
. .� 1 �� , F p �\9 1 1
� 1 �`���
CITY aF TIGARD ��;�,�- .�,,o C ��,�, �
COMMUNITY DEVELOPM�NT DEPARTMENT �'
PLANNING DIVISION ��-�� ��
13125 SW HALL B4ULEVARD `�"
1�av�ks � "' , .
TIGARD, OREGON 97223 IV�p�r� y1
PHONE; 503-639-4171 FAX: 503-624-3681 (Attn; R�tty/Planning) EMAi�; patty_a�7.tigard-or;gov� ' ' �
o p uV� O � � � � � � 8 0 0 p �111(i
w����� �
Proper�y owner information is valid for 3 manths from the date of your request
INDICAT� ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S13q�A8, Tax Lot 001p0) OR THE
ADDRESSES FOR ALL PROJ�CT PARCELS BELOW:
2 S 1 10 U�, 0 3r�o Sv�1 �cr�e�;\l Co v�r t�
P�EASE BE AW�Q�iE THAT ONLY 1 ��T OF' LAB�LS WILL BE PROViDED AT THIS TIME FOR
HOLDING YOUR NkIGH�QRHO�D ME ING. After submitting your land use application #o the City, and
the pro'ect planner has reviewed you�, applicatio� for completeness, you will be notif�ed by means af an
incomp�eteness letter to obtain your 2 flnal sets of labels.
The 2 final sets of labels need to be pfaced on envelopes (no self-adhesive enveiopes pfease) with first
class letter-rate ostage on the envelopes in the form of posta e stamps (na,metered envelopes and no
return address�and resubmitted to the City for the pur ose o� providing notice fo ro ert owners
proposed land use application and the dec�s�on. T�e � sets ot envelopes must be kept separate.�fThe
person listed below will be called to pick up and pay or the labels when they are ready.
NAME OF CONTACT PERS�N: o� f W�.W�-e� PHONE: Z�l � o �
FAX: �,,� � W l
EMAIL:
This request may be mailed, faxed or hand delivered to the ity of Tigard. Please aliow a�
2-day mmimum for processing reques{s. Upon compfetion of �our request, the contact person will be
called to pick up their request that wil! be plac�d in Wifl 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 0� ACCURACY, ONLY ORIGINAL MAILING LABELS PRQVIDED
BY THE CITY VS. R�•TYPED MAILING LAB�LS WII.L BE AGCEPTEp.
Cost Descri tion;
$11 to generate the mailing list, plus$2 per sheet for printing the list onto labefs(2Q addresses per sheet},
Then, multi ! the Cost to rint one set of labels b the number of sets're uested,
EXAMPLE
COST FOR THlS REQUEST
4 sheets of labals x S2/sheet=�k��}�=
1 sheets of labels x$�/sheet for i�terested parties x 2 sats= $1q,p�p �-gh�t(s)of labels x$2lsheet= �x Z '
� sets= ,� �(��-
GEN�RAT�LIS7 � 1_sheet(s)of labefs x$2lsheet fw inierested parties��x�5ets= ��°�
ToTAI. = $1�� GENERAT�L15T =
$37.Op �
roT,a� _
� �.
2S1106A-02300
MEDALLION DEVELOPMENT CORP
17418 SW HOODOO CT � /� /n �
BEAVERTON, OR 97007 / �
� � �
d��rs � ���
��
AFFIDAVIT OF MAILING -
I, Patricia L. Lunsford bein�first duly sworn/affirn�, on oath depose and say that I am a Planning Administrative
Assistant for the City of�I'iga ,Washington County,Oregon and that I served the following:
;arck Appn�nvu�Bux(x)Rebw}
❑x NOTTCE OF PENDING LAND USE DEQSION FOR
MLP2007-00006/TREEHILL PARTTTTON
� �111�NDED NOTICE
(File No./Na��r Refererce)
� City of Tigard Planning Director
A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each
named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and byreference made a part hereof,on
June 4,2007, and deposited in the United States Mail on June 4,2007,postage prepaid.
/ ,
_ �
, ��� �
(Pe�on pared ouce
STATE OF OREGON
County of Washington ss.
City of Tigard �
Subscribed and sworn/affirined before me on the � ,2007.
�lN��O�MiI �
Ii0'TMY PIALIC-OMIEOOM �
C�OAMYM88101�1 N0.,0036! �
NAY(�UAAISSION EXPIiiE�MARCN 21.2010 r"���/��
. �
YPUBLIC� F ORE O
My Coirunission E�ires: d�l 1 D
� EXHIBIT A
NdTIC�TOMORTGAG�,E,LIENHOLDER,VENDORORSELLER
TI-�, TIGARD DEVELOPMENT OC�DE REQLIIKES '1HAT IF YOU REC�IVE T�IIS NOTTCE, IT SHALS_ BE PROMPTLY
FORWARDED TO THE PURC�IASER
NOTICE OF PENDING „
LAND USE APPLICATION :
MINOR LAND PARTITION . , ,
DATE OF NOTICE: June 4,2007
FILE NUMBER MINOR LAND PARTITION (MLP) 2007-00006
FILE NAME: TREEHILL PARTITION
REQUEST: The ap plicant is requesting a Minor Land Partition to partition one (1) e�sting .82 acre parcel into three (3)
parcels for detached single-family residences. Proposed lou range from 8,409 to 12,816 square feet.
LOC.ATION: 11940 SW Treehill Court;Washington CountyTax Map 2S110BA,T�I.ot 2300.
ZONE: R 4.5: Low Density Residential. The R 4.5 zoning district is des�gned to accommodate detached single-family
homes with or without accessory residential units at a mirumum lot size of 7,500 square feet. Duplexes and
attached single-family units are pernvtted conditionally. Some civic and institutional uses are also pernutted
conditionally.
APPLICABLE
RE VIE W
CRITERIA Community Development Code Chaptexs 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18,765, 18.790,
18.795 and 18.810.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City making any decision on the Application, yt�u are hereby provided a fourteen (14) day period to submit written
comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON JLJNE 18, 2007.
All comments should be directed to Chetyl Caines, Assistant Planner (x2437� in the Planning Division at the City of Tigard, 13125
SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to
cherylc v tigard-or.gov.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOft TO 5:00 PM ON THE
DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-
MAKING PROCESS
THE Q'TY OF 7TGARD APPREQATES REC�IVING CONIlvIENTS AND VALUES YOUR INPUT. COMNIENTS WILL
BE CONSIDERED AND ADDRESSED WI7T�N 7'HE NOTTC:E, OF DEQSION. A DEQSION ON TF-IIS ISSLTE IS
T'ENTATTVELY SCHEDULED FOR JLJI.Y 10,2007. IF YOU PROVIDE COIvIIvIENTS,YOU WILL BE SENT A COPY OF
THE FULL DEQSION ONCE IT HAS BEEN RENDERED. WRITTEN COMNIENTS WILL BECOME A PART OF THE
PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION:
• Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be
applicable to this proposal;
• Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response;
• Commenu that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with
sufficient specificity on that issue.
FAILURE OF ANY PARTY TO ADDRESS THE RELEVANI'APPROVAL CRITERIA WITH SLTFFIQENT SPEQFIQTY
MAY PRECLUDE SUBSEQUENT APPEALS TO THE LAND USE BOARD OF APPEAIS OR QRCUIT CnURT ON
THAT ISSUE. SPEQFIC FINDINGS DIRECTED AT THE RELEVANT APPROVAL QZIT'ERIA ARE WHAT
CONSTTTUI�, RELEVANf EVIDENCE.
AFTER TF-IE 14-DAY COIvIIvIENT PERIOD Q.OSES, Tf-IE DIRECTOR SF-�ALL ISSLIE A TrPE II ADMIr1ISTRATTVE DEQSION. Z�
DIRECI'OR'S DEQSION SHALL BE MAILED TO'I'f-IE APPLICAN'f AND TO OWNERS OF RECORD OF PROPERTY LOC.ATED WITHIN 500
FEET OF TF-IE SUBJECT SITE,AND TO ANYONE ELSE WHO SUBMITI'ED WRITTEN COMN�NTS OR WHO IS OTf-IERWISE ENTTTLED TO
NOTIC�. 77--IE DIRECTOR'S DEQSION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON TI-�E C�tITERIA
AND Tf-IE FACTS CONTAINED WITHIN'1'f-� RECORD,'I'HE DIRF.CTOR SHALL APPROVE,APPAOVE WITH CONDITTONS OR DENY T'HE
REQUESTED PERNIIT OR ACITON.
SUMMARY OF THE DECISION-MAKING PROCESS:
• The application is accepted by the City
♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written
comment period.
• The application is reviewed by City Staff and affected agencies.
• City Staff issues a written decision.
• Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record
of property located within 500 feet of the site, as shown on the most recent property t� assessment roll; any City-recognized
neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an
u�tergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise
entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FORREVIEW:
The application, written comments and supporting docuinents relied upon by the Director to make chis decision are contained
within the record and are available for public review at the City of Tigard Community Development Department. If you want to
inspect the file,please call and make an appointment with either the project planner or the plannuig tech.nicians. Copies of these items may
be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be
directed to the Plaiuiuig Staff indicated on the fust page of this Notice under the section titled "Your Right to Provide Written
Comments."
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Medallion Development Corp. L/1f7IBIT�
Attn: Steve Close MLP2007-00006
17418 SW Hoodoo Court TREEHILL PARTITION
Beaverton, OR 97007
Land Tech, Inc.
Attn: Chris Goodell
8835 SW Canyon Lane, Suite 402
Portland, OR 97225
251108A-09800 2S1108A-07500
ANDERSON DAVID L&JILL B CARSTENS LESLEY A 8
11909 SW TREEHILL CT HENRY A
TIGARD,OR 97224 12457 SW MCFARLAND BLVD
TIGARD,OR 97224
25110BA-00900 2S110B6-06300
ANDERSON KAREN RAE TRUSTEE CHAN WADE&ALICE M
14225 SW 117TH 12005 SW TREEVIEW CT
TIGARD, OR 97224 TIGARD,OR 97224
2S110BA-07100 2S710B6-05200
ANDERTON JAMES G 8�BRENDA K DEAN PAUL G 8 KRISTIN K
11975 5W WILDWOOD ST 14104 SW 121ST AVE
TIGARD, OR 97223 TIGARD,OR 97224
2S11088-06500 2S110BA-01200
ATKINSON STEVEN M 8�NANCY M DEHAAN ROBERT 8�GAIL
11999 SW TREEVIEW CT 14105 SW 117TH AVE
TIGARD,OR 97223 TIGARD,OR 97224
2S110BA-07400 2S110BA-1010D
BALDOCK LANA M&MARK S DEHARPPORT DALE C LIV TRUST
12195 SW WILDWOOD ST BY DALE/ELAINE DEHARPPORT TRS
TIGARD,OR 97224 11867 SW TREEHILL CT
TIGARD,OR 97224
2S1106A-05700 2S110BB-06700
BALMER ROXANN D 8 MARK J DEHARPPORT DAVID J&SUSAN B
11885 SW WILDWOOD ST PO BOX 1577
TIGARD,OR 97224 BEAVERTON,OR 97075
2S710B6-05100 2S1106A-D5600
BLACK KENNETH A&GRETA A DEIGNAN JOHN E 8�MARY
14082 SW 121 ST AVE 470 W NORTH CAMANO DR
TIGARD,OR 97224 CAMANO ISLAND,WA 98282
2S1106A-06300 2S110BA-04200
BROWN KEVIN R AND MARY E DUNCAN THOMAS R 8 FELISA P
14227 SW VISTA VIEW CT 14330 SW MCFARLAND BLV�
TIGARD,OR 97224 TIGARD,OR 97224
2S110B6-O6000 2S7108A-04500
BUBLITZ MARTIN&HILARY FUJITANI KIYOSHI F AND
14155 SW 120TH PL JANET T
TIGARD, OR 97224 14335 SW MCFARLAND BLVD
TIGARD,OR 97224
2S110BA-01400 2S103CC-01300
BUSEY JEFF S FUNKHOUSER JEFF&JUANITA
11720 SW GAARDE ST 11925 SW GAARDE ST
TIGARD,OR 97224 TIGARD,OR 97224
2S110BA-01700 2S110BA-06400
FURMAN LINDA JEAN INKENS DEREK GAYLE&JANELLE
PO BOX 23202 12204 SW WILDWOOD ST
TIGARD,OR 97224 TIGARD,OR 97224
251106A-04401 2S110BA-04000
GABLER DAVID M JENKINS ROBERT EBEN&
KADIE-GABLER MARY KATHLEEN WENDY MK
14315 MCFARLAND 14380 SW MCFARLAND
TIGARD,OR 97224 TIGARD,OR 97224
2S1106A-09900 2S1106B-00100
GOODYEAR GREGORY P/MONICA L JUSTICE JANICE T
11899 5W TREEHILL CT 14059 SW 119TH PL
TIGARD, OR 97224 TIGARD,OR 97224
zsiioae-ossoo 2S11DBA-04800
HALE DARIN R&KELLY K KAUFMANN RANDALL
11955 SW TREEVIEW CT c/o KAUFMANN RANDALL 8 MARY TRUST
TIGARD,OR 97224 PO BOX 357
MOOSE,WY 83012
2S110B6-06100 2S1106A•05900
HENRY GARY E& KELLY MARK B 8�GAIL E
HENRY JEANNE E 14260 SW MCFARLAND BLVD
14111 SW 120TH AVE TIGARD,OR 97224
TIGARD,OR 97224
2S110BA-06500 251106B-05300
HICKMAN BRADLEY T/JEANNE KIM MOOKI&SANGWON
7709 GARDEN OAKS DR 14146 SW 121STAVE
AMARILLO,TX 79118 TIGARD,OR 97224
2S1106A-01000 2S110BA-10000
HICKOK WILLIAM H&SHARON K KIRBY SUSAN G
14185 SW 117TH 11879 SW TREEHILL CT
TIGARD,OR 97224 TIGARD,OR 97224
251106A-03700 2S1106A-04700
HOOPER VANNON 8 KNAUSS HARVEY L
KELLIE 14383 SW MCFARLAND BLVD
11645 SW CLOUD CT , TIGARD,OR 97224
TIGARD,OR 97224
2S1106B-05500 2S110BA-O5500
HOSMAN ROBERT MILLS JR LACHENMEIER PETRICE L&
14210 SW 121 ST AVE RICHARD L CO-TRUSTEES
TIGARD, OR 97224 11835 5W WILDWOOD ST
TIGARD,OR 97224
251108A-01100 2S110B8-00400
HURD SUSAN J LAMBERT WILMA C&RONALD E
14145 SW 117TH 14125 SW 119TH PL
TIGARD,OR 97224 TIGARD,OR 97224
2S1106B-00200 2S1 BA-01900
LANE KATIE OLSE J N W&FLORENCE M
12000 SW GAARDE ST 1176 GAARDE ST
TIGARD,OR 97224 ARD,OR 7224
2S110BA-04301 2s»ose-ossoo
LEASK LISA A PARSONS SUSAN E
14310 MCFARLAND BLVD 14252 SW 121ST
PORTLAND,OR 97224 TIGARD,OR 97224
2 10BA-04403 2S110BA-03900
LEA L A POLSON JAMES C AND ELIZABETH A
143 FARLAND BLVD 14400 SW MCFARLAND BLVD
P RTLAN ,OR 97224 TIGARD,OR 97224
2S103CD-03701 2S103CD-03800
LINN GARY D/ELAINE J PORTER HERMAN
11805 SW GAAROE 11875 SW GAARDE ST
TIGARD, OR 97224 TIGARD,OR 97224
2S110BA-02300 2S110BA-10200
MEDALLION DEVELOPMENT CORP REDWOOD VISTA HOMEOWNERS
17418 SW HOODOO CT ASSOCIATION
BEAVERTON,OR 97007 PO BOX 1577
BEAVERTON,OR 97075
2S1106A-03800 2S110BB-06800
MORENO FERDINAND A AND RED OD A HOMEOWNERS
R JEAN ASSOCI ON
14430 SW MCFARLAND BLVD PO X 15
TIGARD,OR 97224 AVERTON,OR 97075
2S110BA-04600 2S1706A-10300
NIELSEN KENT A 8�TINA M R WOOD VI TA HOMEOWNERS
14355 SW MCFARLAND BLVD ASS I N
TIGAR�,OR 97224 PO 77
VERTO ,OR 97075
251106A-02200 2S11086-06900
NORIN ROBERT S/SANDRA KAY RE OOD TA HOMEOWNERS
14170 SW 119TH PL ASSO ON
TIGARD,OR 97224 PO 1 7
VERTON,OR 97075
2S1108A-01500 2S110B6-07000
OLSEN JOHN W 8 FLORENCE M R OOD STA HOMEOWNERS
11760 SW GAARDE ST ASSO ION
TIGARD, OR 97224 PO X 7
AVERTO ,OR 97075
2S BA-0180 2S1106A-06000
OLSE N W&FLORENCE M ROTH DAVID&LESLIE
117 SW AARDE ST 14252 SW MCFARLAND BLVD
GARD,OR 97224 TIGARD,OR 97224
2S110BA-09700 2S1106A-06100
RUSSELL DOUGLAS M&PAULA R STRAND DONNA D
14150 SW 119TH PL 14236 SW VISTA CT
TIGARD,OR 97224 TIGARD,OR 97224
zS�1oB6-os2oo 2s��os,n-os2oo
SAM SOPHAL&SIPHANNA SWANSON LOWELL N TRUSTEE
12010 SW TREEVIEW CT 14230 SW VISTA VIEW CT
TIGARD, OR 97224 TIGARD,OR 97223
2S110BB-05400 2S110BA-01600
SCHOBLASKE JON& TERRY THOMAS R
ELTING-SCHOBLASKE ANN T 11746 SW GAARDE ST
14158 SW 121 ST AVE TIGARD,OR 97224
TIGARD,OR 97224
2S110BB-02300 25110B8-00500 .
SCHRUPP ALISON&RICHARD B TIGARD WATER DISTRICT—A�Y1���nr't S � '
14300 SW HAZELHILL DR 8777 SW BURNHAM 5T
TIGARD,OR 97224 PO BOX 23000
TIGARD,OR 97223
2S1106A-04100 2S1106A-0730D
SCHUTTE EDWARD C W III WEBBER JOHN D REVOC LT 8
AND JACKLYNN E WEBBER CARLA J REVOC LT
14350 SW MCFARLAND 12155 SW WILDWOOD ST
TIGARD,OR 97224 PORTLAND,OR 97224
2S1106A-07200 2S110B6-05900
SEMINARIO STEVEN JOSEPH 8 WISEMAN WILLARD M 8 JILL C
SEMINARIO PATRICIA WHITE CO-TRS 14199 SW 120TH PL
12009 SW WILDWOOD ST TIGARD,OR 97224
TIGARD, OR 97224
2S1106A-02000 2S1106B-064D0
SETNIKER JOHN WILLIAM WOODWARD JASON R
11830 SW GAARDE ST 12001 SW TREEVIEW CT
TIGARD, OR 97224 TIGARD,OR 97224
25103CC-01400 251106A-01300
SMYTHE ROBERT L JR 8 YOUNG ROBERT W 8�HAZEL G
SMYTHE BARBARA PICKELL 11700 SW GAARDE 5T
11975 SW ROSE VISTA DR TIGARD,OR 97224
TIGARD,OR 97223
2S103CD-03600
SPENCER PHILLIP C&LORINDA C
11765 SW GAARDE
TIGARD,OR 97224
2S110BA-05801
STEVENS BRADLEY R&LISA M
11905 SW WILDWOOD ST
PORTLAND,OR 97224
Charlie and Larie Stalzer Susan Beilke
14781 SW Juliet Terrace 11755 SW 114� Place
Tigard, OR 97224 Tigard, OR 97223
Craig Smelter David Walsh
PO Box 1467 10236 SW Stuart Court
Tualatin, OR 97062 Tigard, OR 97223
Haroltl and Ruth Howland
13145 SW Benish
Tigard, OR 97223
Kevin Hogan
14357 SW 133�Avenue
Tigard, OR 97224
Gretchen Buehner
13249 SW 136"� Place �
Tigard, OR 97224
CPO 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 150�Avenue
Tigard, OR 97224
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
CITY OF TIGARD - WEST INTERESTED PARTIES fov. I of I1 fi:lcuroln\setunllabelslClT West.docl UPDATED: 4-Mav-07
��
AFFIDAVIT �F MAILING -
I, Patricia L. Lunsford bein� first duly sworn/affirm, on oath depose and say that I am a Planning Administrative
Assistant for the City of zi'iga ,Washington County,Oregon and that I served the following:
{c]tizk.�pmpri��r R�nh)Nebwi
❑x NOTTCE OF DEQSION FOR
MLI'2007-00006/TREEHILL PARTTTTON
�;�rro.ih��fe��«�)
� t1MENDEDNOTIC�
� City of Tigan�i P�annina Director
A copy of the said notice being hereto attached,marked E�thibit"A",and by reference made a part hereof,w�as mailed to each
named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on
ul 9 2007 and deposited in the United States Mail on ul 9 2007,postage prepaid.
���� � �
(Pexson that Pre ared No� e�
STATE OF ORE GON
County of Washington ss.
City of Tigard
f�
Subscribed and sworn/affirmed before me on the � � — dayof ���t��c� ,2007.
OFFICIAL SEAL
KRISTIE J PEERMAN /
�`"�• � � NOTARYPUBUC-0REGON � ����
COMMISSION N0.419242
t MY COMMISSION E%PIRES JULY 28,2011 NOTARY PUBLI OF OREGON
My Cot7unission E�ires: � �2� !/
� � EXHIBIT�..
NOTICE OF TYPE II DECISION
�,
MINOR LAND PARTITION (MLP) 2007-00006 :
TREEHILL PARTITION
120 DAYS = 9/19/2007
SECTION I. APPLICATION SLJMMARY
FILE NAME: TREEHILL PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00006
PROPOSAL: The applicant is requesting approval for a Minor Land Partition to partition one (1) e�Listing
.82-acre lot into three (3) parcels for detached single-familyresidences.
APPLIC.ANT/ Medallion Development, Corp. APPLICANT'S Land Tech, Inc.
OWNER Attn: Steve Close REP.: Attn: Chris Goodell
17418 SW Hoodoo Ct. 8835 SW Canyon Ln., Suite 402
Beaverton, OR 97007 Portland,OR 97225
COMPREHENSIVE
PLAN
DE SIGNATION: R 4.5;Low Density Residential.
ZONE: R 4.5 Low Density Residential. The R 4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a m;n;mum lot size
of 7,500 square feet. Duplexes and attached single-family units are pernzitted conditionally.
Some civic and institutional uses are aLso permitted conditionally.
LOCATION: 11940 SW Treehill Ct.;WCIIVI 2S110BA, Ta�c Lot 2300.
PROPOSED PARCEL 1: 12,816 Square Feet.
PROPOSED PARCEL 2: 8,409 Square Feet.
PROPOSED PARCEL 3: 9,961 Square Feet
APPLICABLE
RE VIE W
CRITERIA: CommunityDevelopment Code Chaptexs 18.390 (Decision-Making Procedures); 18.420 (Land
Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Cu-culation);
18.715 (Density Computations); 18.745 (Landscaping and ScreeningJ; 18.765 (Off-Street
parking and Loading Requirements); 18.790 (Tree Removal); 18J95 (Visual Clearance Areas);
and 18.810 (Street and UtilityImprovement Standards).
SECTION II. DECISION
Notice is hereby given that the City of T'igard Community Development Director's designee has APPROVED the
above request. The findings and conclusions on which the decision is based are noted in the full decision, available at
City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION. ,,
All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be
obtained for twenty-five cents (25�) per page,or the current rate charged for copies at the wne of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice 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 JLTLY 9, 2007 AND BECOMES
EFFECTIVE ON JULY 24, 2007 UNLESS AN APPEAL IS FILED.
�A- �e-al-:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as�provided in Section 18.390.040.G.1 may appeal this decision in
accordance with Section 18.390.040.G.2 of the Tigard Commurury Development Code wluch provides that a
written appeal together with the required fee shall be filed with the Director within ten �10) busuiess day_s of the
date the Notice of Dec�sion was mailed. The appeal fee schedule and forn�s are ava able from the Plaruling
Division of Tigard CityHall, 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 ident�fied in the wntten comments subirutted by the parties during the comment period. Additional
evidence concern�ng�ssues,properly raised in the Notice of Appeal may be subrrutted by any party durin_g the appeal
hearing,subject to any additional rules of procedure that maybe adopted from time to tune by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON ULY 23, 2007.
Fo�estions:
r infom�ation�please contact the Plaru�ing Division Staff Planner, Che Caines at (503) 639-4171, T"igard
City Hall, 13125 SW HaII Boulevard,Tigard, Oregon 97223 or by email to c ery cCa?tigard-or.gov.
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2S110BA-09800 2S1108A-07500
ANDERSON DAVID L 8�JILL B CARSTENS LESLEY A&
11909 SW TREEHILL CT HENRY A
TIGARD,OR 97224 12457 SW MCFARLAND BLVD
TIGARD,OR 97224
2S110BA-00900 2S110B8-06300
ANDERSON KAREN RAE TRUSTEE CHAN WADE 8 ALICE M
14225 SW 117TH 12005 SW TREEVIEW CT
TIGARD, OR 97224 TIGARD,OR 97224
2S11DBA-07100 2S110B8-05200
ANDERTON JAMES G&BRENDA K DEAN PAUCG 8�KRISTIN K
11975 SW WILDWOO�ST 14104 SW 1215T AVE
TIGARD, OR 97223 TIGARD,OR 97224
2S1106B-O6500 2S1106A-0120D
ATKINSON STEVEN M&NANCY M DEHAAN ROBERT 8 GAIL
11999 SW TREEVIEW CT 14105 SW 117TH AVE
TIGARD,OR 97223 TIGARD,OR 97224
25110BA-07400 2S11oBA-10100
BALDOCK LANA M&MARK S DEHARPPORT DALE C LIV TRUST
12195 SW WILDWOOD ST BY DALE/ELAINE DEHARPPORT TRS
TIGARD,OR 97224 11867 SW TREEHILL CT
TIGARD,OR 97224
2S110BA-05700 2S710BB-06700
BALMER ROXANN D 8 MARK J DEHARPPORT DAVID J&SUSAN B
11885 SW WILDWOOD ST PO BOX 1577
TIGARD,OR 97224 BEAVERTON,OR 97075
2 S 1106 B-05100 2S1108,4-05600
BLACK KENNETH A&GRETA A DEIGNAN JOHN E&MARY
14082 SW 121 ST AVE 470 W NORTH CAMANO DR
TIGARD,OR 97224 CAMANO ISLAND,WA 98282
251106A-06300 2S1108A-D4200
BROWN KEVIN R AND MARY E DUNCAN THOMAS R 8�FELISA P
14227 SW VISTA VIEW CT 14330 SW MCFARLAND BLVD
TIGARD,OR 97224 TIGARD,OR 97224
2511068-06000 2S1108A-04500
BUBLITZ MARTIN&HILARY FUJITANI KIY05H1 F AND
14155 SW 120TH PL JANET T
TIGARD,OR 97224 14335 SW MCFARLAND BLVD
TIGARD,OR 97224
2S1108A-0140a 25103CC-01300
BUSEY JEFF S FUNKHOUSER JEFF&JUANITA
11720 SW GAARDE ST 11925 SW GAARDE ST
TIGARD,OR 97224 TIGARD,OR 97224
• � .• •
2S110BA-01700 2S110BA-06400
FURMAN LINDA JEAN INKENS DEREK GAYLE&JANELLE
PO BOX 23202 12204 SW WILDWOOD ST
TIGARD,OR 97224 TIGARD,OR 97224
251106A-04401 2S1106A-04000
GABLER DAVID M JENKINS ROBERT EBEN&
KADIE-GABLER MARY KATHLEEN WENDY MK
14315 MCFARLAND 14380 SW MCFARLAND
TIGARD,OR 97224 TIGARD,OR 97224
2S110BA-09900 2S11088-00100
GOODYEAR GREGORY P/MONICA L JUSTICE JANICE T
11899 SW TREEHILL CT 14059 SW 119TH PL
TIGARD,OR 97224 TIGARD,OR 97224
2S�ioBe-ossoo 2S110aA-oa800
HALE DARIN R 8 KELLY K KAUFMANN RANDALL
11955 SW TREEVIEW CT Go KAUFMANN RANDALL 8 MARY TRUST
TIGARD,OR 97224 PO BOX 357
MOOSE,WY 83012
2511066-06100 2S110BA-05900
HENRY GARY E& KELLY MARK B&GAIL E
HENRY JEANNE E 14260 SW MCFARLAND BLVD
14111 SW 120TH AVE TIGARD,OR 97224
TIGARD,OR 97224
2S1106A-06500 251106B-05300
HICKMAN BRADLEY T/JEANNE KIM MOOKI&SANGWON
7709 GARDEN OAKS DR 14146 SW 121 ST AVE
AMARILLO,TX 79118 TIGARD,OR 97224
2S110BA-01000 2S110BA-10000
HICKOK WILLIAM H&SHARON K KIRBY SUSAN G
14185 SW 117TH 11879 SW TREEHILL CT
TIGARD,OR 97224 TIGARD,OR 97224
2S1108A-03700 251106A-04700
HOOPER VANNON 8 KNAUSS HARVEY L
KELLIE 14383 SW MCFARLAND BLVD
11645 SW CLOUD CT TIGARD,OR 97224
TIGARD,OR 97224
2S11068-05500 2S110BA-05500
HOSMAN ROBERT MILLS JR LACHENMEIER PETRICE L&
14210 SW 121 ST AVE RICHARD L CO-TRUSTEES
TIGARD, OR 97224 11835 SW WILDWOOD ST
TIGARD,OR 97224
2S110BA-01100 2S1108B-00400
HURD SUSAN J LAMBERT WILMA C 8 RONALD E
14145 5W 117TH 14125 SW 119TH PL
TIGARD,OR 97224 TIGARD,OR 97224
2S110BB-00200 2S1 BA-01900
LANE KATIE OLSE J N W&FLORENCE M
12000 SW GAARDE ST 1176 GAARDE ST
TIGARD,OR 97224 ARD,OR 7224
2S1108A-04301 2511086-05600
LEASK LISA A PARSONS SUSAN E
14310 MCFARLAND BLVD 14252 SW 121ST
PORTLAND,OR 97224 TIGARD,OR 97224
2 10BA-04403 2S1108A-03900
LEA L A POLSON JAMES C AND ELIZABETH A
143 FARLAND BLVD 14400 SW MCFARLAND BLVD
P RT�AN ,OR 97224 TIGARD,OR 97224
2S103CD-03701 2S703CD-03800
LINN GARY D/ELAINE J PORTER HERMAN
11805 SW GAARDE 11875 SW GAARDE ST
TIGARD,OR 97224 TIGARD,OR 97224
2S110BA-02300 2S7106A-10200
MEDALLION DEVELOPMENT CORP REDWOOD VISTA HOMEOWNERS
17418 SW HOODOO CT ASSOCIATION
BEAVERTON,OR 97007 PO BOX 1577
BEAVERTON,OR 97075
2S110BA-�3800 2S1108B-06800
MORENO FERDINAND A AND RED OD A HOMEOWNERS
R JEAN ASSOCI ON
14430 SW MCFARLAND BLVD PO X 15
TIGARD,OR 97224 VERTON,OR 97075
2S110BA-04600 2S110BA-10300
NIELSEN KENT A&TINA M R WOOD VI TA HOMEOWNERS
14355 SW MCFARIAND BLVD ASS I N
TIGARD, OR 97224 PO 77
VERTO ,OR 97075
zsiiosa,-ozzoo 2S11086-06900
NORIN ROBERT S/SANDRA KAY RE OOD TA HOMEOWNERS
14170 SW 119TH PL ASSO ON
TIGARD, OR 97224 PO 1 7
AVERTON,OR 97075
2S110BA-01500 2S110BB-07000
OLSEN JOHN W&FLORENCE M R OOD STA HOMEOWNERS
11760 SW GAARDE ST ASSO ION
TIGARD, OR 97224 PO X 7
AVERTO ,OR 97075
2S BA-0180 2S110B,4-06000
OLSE N W 8�FLORENCE M ROTH DAVID&LESLIE
117 SW AARDE ST 14252 SW MCFARLAND BLVD
GARD, OR 97224 TIGARD,OR 97224
2S110BA-09700 2S110BA-06100
RUSSELL DOUGLAS M&PAULA R STRAND DONNA D
14150 SW 119TH PL 14236 SW VISTA CT
TIGARD,OR 97224 TIGARD,OR 97224
2S11068-D6200 2S110BA-06200
SAM SOPHAL&SIPHANNA SWANSON LOWELL N TRUSTEE
12010 SW TREEVIEW CT 14230 SW VISTA VIEW CT
TIGARD,OR 97224 TIGARD,OR 97223
2S110BB-05400 2S110BA-01600
SCHOBLASKE JON& TERRY THOMAS R
ELTING-SCHOBLASKE ANN T 11746 SW GAARDE ST
14158 SW 121 ST AVE TIGARD,OR 97224
TIGARD,OR 97224
2S11068-02300 2S11066-00500 .
SCHRUPP ALISON&RICHARD B TIGARD WATER DISTRICT-Attn%�1=hr'� s ��
14300 SW HAZELHILL DR 8777 5W BURNHAM ST
TIGARD,OR 97224 PO BOX 23000
TIGARD,OR 97223
2S110BA-04100 2S110BA-07300
SCHUTTE EDWARD C W III WEBBER JOHN D REVOC LT&
AND JACKLYNN E WEBBER CARLA J REVOC LT
14350 SW MCFARLAND 12155 SW WILDWOOD ST
TIGARD,OR 97224 PORTLAND,OR 97224
2S110BA-07200 2S110B8-05900
SEMINARIO STEVEN JOSEPH& WISEMAN WILLARD M&JILL C
SEMINARIO PATRICIA WHITE CO-TRS 14199 SW 120TH PL
12009 SW WILDWOOD ST TIGARD,OR 97224
TIGARD,OR 97224
2S110BA-02000 2S11D68-06400
SETNIKER JOHN WILLIAM WOODWARD JASON R
11830 SW GAARDE ST 12001 SW TREEVIEW CT
TIGARD,OR 97224 TIGARD,OR 97224
2S103CC-01400 2S110BA-01300
SMYTHE ROBERT L JR 8 YOUNG ROBERT W 8 HAZEL G
SMYTHE BARBARA PICKELL 11700 SW GAARDE ST
11975 SW ROSE VISTA DR TIGARD,OR 97224
TIGARD,OR 97223
2S103CD-03600
SPENCER PHILLIP C 8�LORINDA C
11765 SW GAARDE
TIGARD, OR 97224
2S1108A-05801
STEVENS BRADLEY R&LISA M
11905 SW WILDWOOD ST
PORTLAND,OR 97224
Charlie and Larie Stalzer Susan Beilke
14781 SW Juliet Terrace 11755 SW 114th Place
Tigard, OR 97224 Tigard, OR 97223
Craig Smelter David Walsh
PO Box 1467 10236 SW Stuart Court
Tualatin, OR 97062 Tigard, OR 97223
Harold and Ruth Howland
13145 SW Benish
Tigard, OR 97223
Kevin Hogan
14357 SW 133�Avenue
Tigard, OR 97224
Gretchen Buehner
13249 SW 136th Place
Tigard, OR 97224
CPO 4B
Holly Shumway, Chair
14535 SW Wootlhue Street
Tigard, OR 97224
Beverly Froude
12200 SW Bull Mountain Road
Tigard, OR 97224
Barry Albertson
15445 SW 150'�Avenue
Tigard, OR 97224
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CPO 46
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
CITY OF TIGARD - WEST INTERESTED PARTIES fov. I of Il fi:lcurolnlsetun\IabeIslCIT West.docl UPDATED: 4-Mav-07
► �
��
AFFIDAVIT OF MAILING -
I, Patricia L. Lunsford bein� first duly sworn/affirm, on oath depose and say that I am a Planning Administrative
Assistant for the City of�I'iga , Washington County, Oregon and that I served the following:
[aeckAppnyr�e&isl�l&�k,w;
x❑ NOTTCE OF DEQSION FOR
MLI'2007-00006/TREEHILL PARTTTION
(��r;�,iN:,�r�rPre�e)
� AMENDEDNOTI(�
� City of T'igard Plannuig Director
A copy of the said notice being hereto attached,marked E�ibit"A",and by reference made a part hereof,was mailed to each
named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and byreference made a pan hereof,on
ul 9 2007 and deposited in the United States Mail on ul 9 2007,postage prepaid.
,
;
,
,���ll� �- G'��
(Pe�on that Pre red Nouce)
STATE OF ORE GON
County of Washington ss.
City of Tigard
Subscribed and sworn/affirmed before me on the Z `� � day of �J ,2007.
OFFICIAL SEAL �� �
KRISTIE J PEERMAN
`.7 N07ARY PUBLIC-ORECiON �y PUBL OF OREGON
COMMI8SION NO.419242 I
MY COMMISSION EXPIRES JULY 28,2011 My Comrriission E�ires: 7�L�3 / �!
EXH I B IT.�...
NOTICE OF TYPE II DECISION
,�
MINOR LAND PARTITION (MLP) 2007-00006 :
TREEHILL PARTITION
120 DAYS = 9/19/2007
SECTION I. APPLICATION SUMMARY
FILE NAME: TREEHILL PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00006
PROPOSAL: The applicant is requesting approval for a Minor Land Partition to partition one (1) existing
.82-acre lot into three (3) parcels for detached single-family residences.
APPLICANT/ Medallion Development,Corp. APPLICANT'S Land Tech,Inc.
OWNER Attn: Steve C1ose REP.: Attn: C1u-is Goodell
17418 SW Hoodoo Cx. 8835 SW Canyon Ln.,Suite 402
Beaverton,OR 97007 Portland,OR 97225
COMPREHENSIVE
PLAN
DESIGNATION: R 4.5;Low DensiryResidential
ZONE: R 4.5 Low Density Residential. The R 4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a r,,;r,�rr,um lot size
of 7,500 square feet. Duplexes and attached single-family units are perniitted conditionally.
Some civic and institutional uses are also perniitted conditionally.
LOCATION: 11940 SW Treehill Ct.;WCTM 2S110BA,Tax Lot 2300.
PROPOSED PARCEL 1: 12,816 Square Feet.
PROPOSED PARCEL 2: 8,409 Square Feet.
PROPOSED PARCEL 3: 9,961 Square Feet
APPLICABLE
RE VIE W
CRITERIA: CommunityDevelopment Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land
Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation);
18.715 (Density Computations); 18.745 (Landscaping and Screening�; 18.765 (Off-Street
parking and Loading Requirements); 18J90 (Tree Removal); 18.795 (Visual Clearance Areas);
and 18.810 (Street and UtilityImprovement Standards).
SECI'ION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the
above request subject to certain conditions. The findings and conclusions on wiuch the decision is based axe noted in
Section V.
NOTICE OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 1 OF 20
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO SITE WORK:
e app icant s prepare a cover etter an su rrut it, a on wi any suppo�mng ocuments an or p ans
that address the following�requirements to the PLANNING�IVISION, ATTN: CITY ARBORIST 503-639-
4171. The cover letter sha11 clearly identify where in the submittal the required infom�ation is found:
1. Prior to commencing site work, the applicant shall submit construction drawings to both Planning and
Engineering that include:
A. The approved Tree Removal,Protection and Mitigation Plan;
B. A construction sequence including installation and removal of tree protection devices, clearing,grading,
and paving;
G A note prolubiting eguipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any
other constr�ucuon-related acuvities in any tree protecuon zone;and
D. A note stating�that only those trees identified on the approved Tree Removal plan are authorized for
removal by this report. Notwithstanding any other prov�sion of this title, any party found to be in
violation of this chapter [18.790] pursuant to Chap ter 1.16 of the T"i ard Municipal Code shall be
sub'ect to a civil penalt.y of up to $500 and shall 6e required to reme�y any damage caused by the
vio�ation. Such remediation shall include, but not be lunited to, the followui : 1 Replacement of
unlawfully removed or damaged trees in accordance with Section 18.790.06� (l�) o} the T'igard
Development Code; and 2) Payinent of an additional civil penalty representing the estimated value of
any unlawfull�removed or darr� ed tree as determined using the most current Internauonal Society of
Arboriculture s Giude for Plant Agppraisa�.
2. Prior to commencing site work, the applicant shall establish fencing as directed by the project arborist to
�rotect the trees to be retained. The applicant shall call for an inspection and allow access by Planning Staff
or the purpose of monitoring the tree protection to verifythat the tree protection measures are performulg
adequately.
3. Prior to commencing site work, the appli�cant shall submit a copy of a contract that ensures that the Project
Arborist submits wntten reports to the C'ity Arborist,at least once every two weeks from initial tree protecuon
zone (`fPZ) fencing installation through building construction. The reports shal� include the condition and
location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced
then the Project Arborist shall justi�y why the fencul�g 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). Failure to
follow the plan, or inaintain tree protect�on fencuig in the des� nated locations shall be grounds �or immediate
suspension of work on the site until remediauon measures and�or civil citauons can be processed.
4. Prior to commencing site work, the.applicant shall submit a cash assurance (letter of credit or cash deposit)
for the equivalent value of mit�ig ation required (number of caliper inches times $125 per caliper inch =
$8,437.50). Any trees successfull�planted on or off-site, in accordance with an approved Tree Mitigation
plan and TDC; 18.790.060.D will be credited agauist the assurance for two years follow�ng final plat
approval. After such time, the applicant shall pay the remauung value of the assurance as a fee in-lieu of
planting.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
e app icant s prepare a cover etter an su mrt it, a ong wi any suppomng ocuments an or ans
that address the foliowmg requirements to the PLANNING DIVISION ATTN C�IERYL CAINE�503-
639-4171, EXT 2437. The cover letter shall clearly identify where in the su�mittal the required information is
found:
5. Prior to final plat the applicant shall submit a revised site plan for review and approval that shows the location
and type of screening to be provided along the private street (Tract A).
6. The applicant shall submit a revised site plan for review and approval that shows a tumaround for Tract A that
meets the code requirements of 18.705.030.I.4,or provide sign-offs from 1�1F&R and the garbage hauler that a
turnaround is not necessary.
NOTTCE OF DEQSION MLI'2007-00006/TREEHILL PARTIT'ION PAGE 2 OF 20
7. Prior to final plat approval, the applicant shall submit a surrunary of the biweekly arborist reports prepared
by the Project Arbonst. The sununary shall document the eftect of the approved tree protection plan,
account for anyviolations, and certifythe condition of protected trees.
8. Prior to final plat, the app licant shall submit a revised plat that shows the visual clearance areas accurately, in
accordance with T"igard C.:ommunity Development Code (TC�G� Section 18.795.040.
9. Place a note on the final plat for visual clearance easements to the benefit of the City of Tigard. Said easements
are subject to the C'iry of T'igard Visual Clearance Area standards that restrict the height of plantings and
structures (Tigard Development Code Chapter 18.795).
The applicant shall prepare a cover letter and submit it, along with any supporti�ng documents and/or plans
that address the following requirements to the ENGINEERING DIVISION,ATTN: HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall cleariy identify where in the submittal the required information is
found:
10. A Public Facility Improvement (PFI) pernut is requ.ired for this project to cover the public sewer extension and
any other work in the public nght-of-way. Tfu-ee (3) sets o} detailed public improvement plans shall be
submitted for review to the Engineer�'ng llepartment. NOTE: these plans are in addiuon to any drawing s
requu-ed by the Buildin Div�sion and should only include sheets relevant to ublic improvements. Pub�ic
Facility Improvement �'FI) permit pla��ns shall conform to City of T�igard �ublic Improvement Design
Standards,which are available at Caty Hall and the Cit�s web page (www.tigard-or.gov).
11. The PFI permit plan submittal shall include the e�ct legal nam�e, address and telep hone number of the
individual or corporate entity who will be designated as the "Pernuttee", and who wiIl provide the financial
assurance for the public unprovemenu. For example, specify if the entity is a co oration, lu�uted partnership,
LLC, etc. Also spec�fy the state withui which the ent�ty is incorporated and prov�e the name of the corporate
contact person. Failure to provide accurate inforn�anon to the Engineering Department will delay processing
of project documents.
12. Prior to final plat approval,the applicant shall paythe addressing fee. (STAFF CONTACT: Bethany Stewart,
Engineering�.
13. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street
will be�ointlyowned and maintained bythe private propenyowners who abut and take access from it.
14. Prior to approval of the final Plat,the app licant shall prepare Conditions,Covenants and Restrictions (CGBzR's)
for this pro�ect,to be recorded with the final plat,that clearlylays out a maintenance plan and a�reement for the
�roposed�pri��vate street(s). The applicant shall submit a copy of the oC&R's to the Engineenng Department
Kim McNIillan) prior to approval of the final plat.
15. The a licant's construction drawings shall show that the pavement and rock section for the proposed private
street�s�shall meet the Cat�s public street standard for a local residential street.
16. The applicant's construction drawings shall show"NO PARKING" signs on the private street.
17. An erosion control plan shall be �rovided as part of the Public Faciliry Improvement (PFI) permit drawings.
The plan shall conform to the Erosion Prevenuon and Sediment C:ontrol Design and Plannu�g Manual,
February2003 edition."
18. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit�s global
positiorung system(GPS) geodetic control network(GC 22) as recorded in Washington County survey records.
These monuments shall be on the same line and shall be of the same prec�sion as required for the subdivision
plat boundary. Along with the coordinates, the plat shall contaui the scale factor to convert ground
measurements to gnd measurements and the angle from north to grid north. These coordinates can be
established by:
. GPS tie networked to the Cit�s GPS survey.
. By random traverse using conventional stuveyuig methods.
NOTTC�OF DEQSION MLI'2007-00006/TAEEHILL PARTTTION PAGE 3 OF 20
19. Final Plat Application Submission Requirements:
A. Submit for City review four (4) pa�per copies of the final plat prepared by a land surveyor licensed to
practice in Oregon,and necessarydata or narrative.
B. Attach a check uz the amount of the cun-ent final plat review fee (Contact Plannu�g/Engineering Pernlit
Technicians,at (503) 639-4171,e�.2421).
C. The final plat and data or narrative shall be drawn to the m�n;mum standards set forth by the Oregon
Revised Statutes (ORS 92.05),Washington County,and bythe Cityof Tigard.
D. The tract dedication for the pnvate street 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 Engineenng Department uzdicatulg that the City has reviewed the fuzal plat and submitted
comments to the a�ppIicant's surveyor.
F. After the City and�oun have reviewed the final plat, submit two mylar copies of the finalp lat for
City Enguzeer signature(for partrtions), or City Engineer and Commuruty Development I�irector
signatures (for subdiv�sions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BLTILDING PERMITS:
e app icant s �prepare a cover etter an su mrt it, a ong wi any supporting ocuments an or�p ans
that address the folIowmg requirements to the PLANNING DIVISION, ATTN: C�IERI'L CAINES 503-
639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is
found:
20. Prior to issuance of building ermits, the applicant shall demonstrate that the site coverage, height, and front,
rear, and side yard setbacks �or structures are as required in the base zone, or as otherwise adjusted. This
includes a 20-foot garage setback measured from the back of the sidewalk.
21. Prior to building pernut issuance, the applicant shall submit revised development plan that indicates the size,
sp ecies, and location of street trees along Treehill Court and Tract A for the City Staff's review and approval.
Spacing of such trees shall be in accordance with Section 18.745.040.C.2.0 of the Tigard Development Code.
22. At the time of submittal for building permits for individual homes within the development, the developer shall
submit materials demonstrating that one (1) off-street parking�space, which meets inu�unum dimensional
requirements and setback requu-ements as spec�fied in Title 18,will be provided on-site f or each new home.
23. Prior to issuance of building perniits,the applicant (developer or builder) shall:
A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of
tree protection fencing, and the location of mitigation trees, if any. Attach copies of the ap�roved Tree
Protection and Miti ation Plans.
B. Su mit a statement and signature of approval from a certified arborist regarding the siting and
construction techniques to be employed ui building the house with respect to any protected trees on
site.
C Install requ�ired tree protection fencing as specified bythe project arborist and call for an inspection by
the City Arborist.
D. Subrrut biweekly reports, prepared by a certified arborist, through final i.nspection documenting the
status of required tree protection fencing.
24. Prior to issuance of building perniits, the applicant shall record a deed restriction to the effect that any
existing tree greater than 12 uiches diameter may be removed onl�if the tree dies or is hazardous according
to a cert�fied arborist. The deed restriction may be removed or w�ll be considered invalid if a tree preserved
in accordance with this decision should either die or be removed as a hazardous tree.
The applicant shall prepare a cover letter and submit it, alon with any supporti�ng documents and/o�r plans
that address the following requirements to the ENGINEERI�G DIVISION,ATTN: HIM MQVIILLAN 503-
639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is
found:
25. Prior to issuance of building pernlits, the applicant shall provide the Engineering Department with a
"photomylar" copy of the recorded final plat.
NOTIC�OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 4 OF 20
26. Prior to issuance of building perniits�he �pplicant shall provide the Cit�with as-built drawings of the public
im�provements as follows: 1) 3 mil m ar 2 a diskette of the as-builts in DWG" format,if available;otheiw�se
"DXF" will be acceptable, and 3) the as-�wlt drawing s shall be tied to the Cit�s GPS network The applicant's
engineer shall provide the Caty with an electronic fiie with pomts for each stnicture (manholes, catch basins,
water valves hydrants and other water system features) in the development, and their respective X and Y State
Plane Coorc�uiates,referenced to NAD 83 (91).
27. 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 pemlit.
28. 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 dnveway or street.
29. Prior to issuance of building perniits,the applicant's engineer shall submit a final sight distance certification for
the proposed access.
30. During issuance of the building perniit for Parcels 1,2 &3 the applicant shall pay the standard water quality and
water quanuryfees per lot (fee amounts will be the latest approved byCWS).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL BUILDING INSPECTION:
e app icant s �p repare a cover etter an su mrt it, a on wi any supporting ocuments an or ns
that address the foliowmg requirements to the PLANNIN�DIVISION, ATTN CHERYL CAINE�503-
639-4171, EXT 2437. The cover letter shall cleariy identify where in the submittal the required infotmation is
found:
31. Prior to final inspection,the applicant shall submit a final rePort bythe Project Arborist certifying the health of
protected trees. Tree protecaon measures may be removed and final inspection authorized upon review and
approval by the City Arborist.
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE
EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION
OF THIS DECISION.
SECI'ION III. BACKGROUND INFORMATION
Site and Vicini Infornlation
e .82 acre site is accesse via Treehill Court which is at the end of SW 119'i'Avenue. Both of these streets are private
and located within the Redwood Vista subdivision. The .82 acre site is zoned R 4.5 (Low Densiry Residential).
Properties to the north and east are also zoned R 4.5 and the Redwood Vista subdivision has a Planned Development
overlay. Parcels to the west are zoned R 3.5,and R 2 zoning is found to the south.
Pm e H�sto .
A searc o Caty records shows that a lot line adjustment was approved between the site and the parcel to the west in
Ju1y2006. No other land use approvals were found affectulg this parcel.
Pro osal Descri tion
e owner is ro�posing a three lot partition for construction of sin le-family homes. Parcel # 1 will be 12,816 square
feet,Parcel#�wiIl be 8,409 square feet and parcel#3 will be 9,961. �e site�s cucrentlyvacant.
SECTION IV. PUBLIC COMMENTS
The Tigard CommunityDevelopment Code re uires that propertyowners within 500 feet of the subject site be notified
of the proposal, and be given an oppommity�or wntten coirunents and/or oral testimony pnor to a dec�sion being
made. In addition,staff has posted a notice on the site,visible from both streets.
NOTICE OF DEQSION MLI'2007-00006/TAEEHILL PARTITION PAGE 5 OF 20
Comments were received from a couple of neighbors. Mr. Don Leask, a neighbor to the south, was inquiring about
tree limbs that overhang onto his property The applicant is proposing to remove the trees closest to his property luie
thus alleviating the problem. Mr. Dale Deh• port who lives within the Redwood Vista subdivision was concernec�
with shared ir�aintenance of the private streets�119�'Street and Treehill Court) and storm water facilities,which owners
of the new lots will utilize. Maintenance and ownership of the facilities was established through the Redwood Vista
subdivision. Plat notes and maintenance agreements outIine access ri�hts and maintenance reqwrements that include all
properties within the Redwood Vista subdivision and some neighbonng parcels. The agreement dsd not reguire these
sites outside of the subdivision to become part of the Redwood Vista�Iome Owner's Association, but did state that
upon redevelopment Successors and Assigns will be responsible for an equal share of maintenance of the SW 119`''
Street,Treehill Court,and private storm drauiage facilities. The streets,facilities and agreements involved are all private.
Enforcing the terms of the agreements is beyc>nd the scope of this decision.
SECTION V. APPLICABLE REVIEW CRITERIAAND FINDINGS
Land Partitions (18.420�:
The proposed partition complies with all statutory and ondinance requirements and regulations;
The proposed partition complies or can be made to comp l�y with all statutory and ordinance requirements and
regulations as demonstrated by the analysis contained within this administrative dec�sion and through the imposition of
condinons of development approval. All necessary conditions must be satisfied as part of the development and
building process. Therefore,tivs cntenon�s met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement
Standards). Based on the analysis provided herein, Staff finds that adequate pubhc facilities are available to serve the
proposal. Therefore,this cntenon�s met.
All proposed improvements meet City and applicable agency standards;and
The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter
18.8 r0 (Street &Utility Improvement Standards). Improvements will be reviewed as part of the ernzit process and
m
during constxuction, at which time the appropnate review authoriry will ensure that City an applicable agency
standards are met. Based on the analysis in this decision,Staff finds that this criterion is met.
All proposed lots confo�n to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning
district
The minimum lot width required for the R 4.5 zoning district is 50 feet. Parcel# 1 is 72 feet wide but has a storm and
sanitary sewer easement nuuiulg along�a portion of the northern boundary. The building envelope is still 52 feet wide.
Parcels #2 and#3 are both 60 teet wi�de with an envelope of 50 feet. Therefore,th�s standard has been met.
The lot area shall be as required by the applicable zoning district In the case of a flag lot,the accessway may
not be included in the lot area.
The ininirnum lot area requirement in the R 4.5 zonu� district is 7,500 square feet for detached
single-family units. The proposed partition creates three (3) rots that are 12,816, 8,4D9 and 9,961 square feet
respectively. This criterion has been met.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a
legally recorded minimum 15-foot wide access easement
The proposed partiuon plat illustrates that all three lots front onto the new private street (Tract A). Each lot has access
to a publ�c street, Gaarde Street,via Tract A,Treehill Court and 119`�Avenue. These are all pnvate streets. The parcel
was granted an access agreement across these streets with the subdivision plat for Redwood V-ista. This criterion�s met.
NOTTCE OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 6 OF 20
Setbacks shall be as required by the applicable zoning distric�
Setbacks for the R 4.5 zoning district are as follows:front,20 feet;side,5 feet;street side, l5 feetz and rear, l5 feet. The
setbacks for the future homes will be reviewed at the time of building permit submittal. A condition of approval under
the Residential Zoning Districts section will ensure the applicant shows the correct setbacks on the builduzg site plans.
T�vs criterion can be met condiuonally.
When the partitioned lot is a flag lot,the developer may deternune the location of the front yard,provided that
no side yar�d is less than 10 fee� Structures shall generally be located so as to maximize separation from
existing structures.
All three lots have frontage on the proposed private street (Tract A). Because there are no flag lots proposed, this
criterion is not applicable.
A screen shall be provided along the property line of a lot of recorci where the paved drive in an accessway is
located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be
required to maintain privacy for abumng lots and to provide usable outdoor recreation areas for proposed
development
The appli�cant states under 18.745.050 that a vegetative buffer is proposed along the private street, but no detaiLs were
given. This cntenon can be met conditionally.
The fire district may require the installation of a fire hydrant where the length of an accessway would have a
detrimental effect on fire-fighting capabilities.
There is an existing hydrant at the terniuius of SW 119�'Place ap proximately 50 feet from the site. The applicant states
that all portions ot the site are within 600 feet of this hydrant. C;omments subrrutted byTualatin ValleyFue and Rescue
did not require an additional hydrant. This requirement�s met.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure
access and maintenance rights shall be reconded with the approved pa�tition map.
A private street isp roposed within Tract A. Access and maintenance will be handled by placing a note on the final plat
and Conditions, C�OVenants and Restrictions (CC&R's). There �s a condition of approval to ensure th�s requirement �s
met.
Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Circulation.
This standard is addressed under Chapter 18.705 (Access,Egress and Grculation) later in this decision.
Where landfill and/or develo ment is allowed within or adjacent to the one-hundred year floodplain, the city
shall require consideration o�the dedication of sufficient open land area for greenway adjoining and within
the floodplain. This area shall include portions at a suitable elevation for the construction of a
pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway
plan.
The partitioned lots are approximately 6,500 feet to the southwest of the nearest 100-y�ar floodplain. Therefore, this
standard does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in accordance with
Chapter 18.370,Variances and Adjustrnents. The applications for the partition and variance(s)/adjustment(s)
will be processed concurrendy.
No variances or adjustment requests have been proposed.
FINDING: The Land Partition standards have not been fully met but can be as conditioned below.
OONDITTON: Prior to final plat the applicant shall submit a revised site plan for review and approval that
shows the location and type of screening to be provided along the pnvate street (Tract A).
NOTIC�OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 7 OF 20
Residential Zonin Ih_ '�(18.510�
Development standards in residential zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 Parcell Parcel2 Pat�cel3
Minimum Lot Size
-Detached unit 7,500 sq.ft 12,816 sq.ft. 8,409 sq.ft. 9,961 sq.ft.
-Duplexes
-Attached unit
Average Minimum Lot Width
-Detached unit lots 50 ft. 72 fr. 60 fr. 60 ft.
-Duplex lou 90 ft
-Attached unit lots
Maxixnum Lot Covera e - N/A N/A N/A
Miiumum Setbacks Can be met Can be met Can be met
-Front yan3 20 ft
-Side facing street on comer&through lots l5 ft
-Side yaid 5 ft
-Rear ya�i ]5 ft
-Side orrearyan-i abutting moie restrictive zoning district --
-Distance between properiy line and front of garage 20 ft.
Ma�mum Hei ht 30 ft. Can be met Can be met Can be met
Minimum Landsca e Re uirement - N/A N/A N/A
A inuiunum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard. No
particular setbacks are proposed, but the applicant states that the standards will be met. Site and building plans for
each parcel will be reviewed through the bwlding pernut�process to ensure compliance with the R 4.5 development
standards, including setbacks and height restrictions. Staff-notes that because the street sidewalk is within an easement,
the applicant shall measure the garage setback from the back of sidewalk.
FINDING: Based on t�ie analys is above, the Residential Zoning District Standards will be met pursuant to
the following conditions:
CONDITION: Prior to issuance of building pernzits, the ap licant shall demonstrate that the site coverage,
height, and front, rear, and sideyard setbacks �or structures are as required in the base zone, or
as otherwise adjusted. This includes a 20-foot garage setback measured from the back of the
sidewalk.
Access,E ress and Cir�ulation�18.705�
Access to t e subject site is via two private streets (119`�' Place and Treeehill C�urt) from SW Gaarde, a public street.
These private streets were developed�nth the Redwood Vista subdivision,which is a Planned Development. Typically
only su� units can be accessed via a private street, unless the subdivision is a Planned Develo ment. At the tune of
approval, access to the subject site was ranted. A note was� placed on the plat of Redwood �ista establishing access
nghts across the existing pnvate streets �W 119`i' Place and�reehill Court). The land use decision for Redwood Vista
states that Treehill Court (Tract B) is adequ�a��teyl desi�ned to accommodate up to eight lots. With the five existing
homes and the three proposed parcels,Treehill C:ourt w�ll be providing access to eight lots as allowed.
Continuing obli�ation of p%perty owner. The provisions and maintenance of access and egress stipulated in
this tide are cont�nuing requirements for the use of any structure or par�cel of real property in the City.
Joint Access. Owners of two or more uses, stiuctures, or parcels of land may agree to utilize joindy the same
access and egress when the combined access and egress of both uses, structures, or�par�els of land satisfies
the combined requirements as desi nated in this title, provided: Satisfactory legal evidence shall be presented
in the form of deeds, easements,�eases or contracts to establish the �oint use; and copies of the deeds,
easements, leases or contracts are placed on permanent file with the City.
NOTICE OF DEQSION MLI'2007-00006/TREEHILL PARTTTION PAGE S OF 20
The three parcels will be accessed via several private streets (119�'Place,Treehill Court and Tract A). Treehill and 119`''
were developed as part of the Redwood Vista subdivision. Access was granted to the subject site for futz.u-e
redevelopment through the recorded plat. The proposed private street, Tract A,shall be owned and maintauied by the
pro�perties served by them (proposedlots 1-3). A note �s required on the final plat, along with Conditions, Covenants
and Restrictions to clanfymaultenance (see conditions 13 &14).
Cutfi cuts. Curb cuts shall be in accordance with Section 18.810.030N
Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall
connect direcdy with a public or private street approved by the City for public use and shall be maintained at
the required standards on a cont�nuous basis.
All proposed parcels will have direct access onto Tract A which is a private street yet to be named. Tlvs standard is
met.
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 stackin�g needs, sight distance
and deceleration standards as set by ODOT, Washington County,the City and AASHTO.
Land Tech Inc. has submitted a prelimiriarysight distance certification,dated May 7,2007,for the Qroposed access onto
Treehill Court� a private street. The speed lurut alon Treehill Court is 25 mph requiruig a minunum of 250 feet of
sight distance u-i each d�rection. The engineer states �at the sight distance from the proposed access was measured to
be 105 feet to the east due to the roadwayterniinus and 250 feet to the west,therebymeetuig this criterion.
Upon compleaon of the .private street construction the applicant's engineer shall submit a final sight distance
certification. Tlus certificauon must be accepted prior to issuance of building perniits.
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 spacin��of drivewa�ys and streets along an artenal shall be 600 feet The minimtun
spacing of local streets along a local street shall be 125 feet
The proposed private street is approximately 190 feet from Treeview Court,therebymeeting this criterion.
Minimum access requirements for residential use. Table 18.705.1 states that the minimum vehicular access
and eg�ress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-
foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement
Each parcel will have access through individual driveways. Twenty feet of pavement is shown for the proposed public
street.
Private residential access drives shall be provided and maintained in accordance with the provisions of the
Uniform Fire Code.
Comments received from Tualatin Valley Fire and.Rescue state that no approved fire turnaround has been provided.
Automatic sprinkler systems within all dwellings in heu of a fire apparatus turnaround will meet code requirements.
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) A cir�cular,paved surface Fiaving a minimum turn radius measured
from center point to outside edge of 35feet; b) 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; c) The maximum cross
slope.of a required turnaround is 5%.
The site is accessed by three private streets. A n.unaround (small bulb) was provided at the end of 119`�'Place when the
Redwood Vista subdivision was developed. From 119`'' the site is accessed via Treehill Court and a new private street
(Tract A). Because Tract A is not over 150 feet in length,the a� pplicant states that this standard is not applicable. The
access measured from the turnaround on 119`'' to the end of Tract A�s over 150 feet. Therefore this standard does
apply but has not been met.
FINDING: No turnaround was provided for access drives in excess of 150 feet in length.
CONDITTON: The applicant shall submit a revised site,plan for review and a roval that shows a turnaround
{or �ract A that meets the coc�e reqturements of 18J05.03��.4, or provide sign-offs from
TVF&R and the garbage hauler that a tumaround is not necessary.
NOTICE OF DEQSION MLI'2007-OOOOG/TREEHILL PARTITION PAGE 9 OF 20
Density Comvutations and Limitations (18.715�
Chapter 18.7 implements the Compre ensive Plan by establishin� the criteria for determinin the number
of dwellin units perrnitted. The number of allowable dwellin umts is based on the net deve�opment area.
The net area is the remaining pa�el area after exclusion of e nsitive lands and land dedicated for public
roads or parks. The net area is then divided by the minimum lot size pemutted by the zoning distnct to
determine the number of dwelling units that may be developed on a site.
Based on the formulas in Ckiapter 18J15 of the.City of T'igard Community Development Code, the inaximum and
ininunum number of units permitted on the site �s based on the net developable area, subtracting sensitive land areas,
land dedicated to public parks, land dedicated for public right-of-wa�y, and�land for private streets from the total site
area. Of the total site area 35,711 square feet), 4,526 square feet will be a private street (Tract A). The resulting net
area is 31,185 sguare feet. �erefore the maximum nLUnber of lots pemutted on this site is 4 and the ininunum number
of lors is 3. The applicant's proposal to create 3 lots for single-family detached homes meets the maxunum and
min;mum density reqwrements of the R 4.5 zone.
FINDING: Based on the analysis above,the Density Standards have been satisfied.
Landscaping and Screening�18.745�
Street trees: Section 18.745.040
Section 18.745.040.A.: All development projects frontin� on a pu�blic street, private street or a private driveway
more than 100 feet in length approved after the adophon of this tide shall be required to plant street trees in
accordance with the standards in Section 18.745.040G
T1vs proposed project has frontage on the proposed private street and along Treehill CAUrt. Street trees are required
along both frontages and shall be planted uz accordance with the standards for size and spacing in this title, under
Secaon 18.745.040.0 The applicant's development plan shows street trees along both private streets, but no particular
size or species is proposed.
FINDING: Based on the analysis above, the Landscaping standards have not been fully met. However, if
the applicant comphes unth the condition below the standards will be met.
CONDITTON: Prior to building perniit issuance, the applicant shall submit a revised developm� ent plan that
indicates the size, species, and location of street trees along Treehill Court and'I"ract A for the
Cary Staff's review and�approval. Sp acing of such trees shall be in accordance with Section
18.745.040.C.2.0 of the Tigard Deveiopment Code.
Off-street Parking and Loadin�Requirements (18.765�
T is apter is ap� e or evelopment pro�ects when there is new construction, expansion of e�sting
use, or change of use in accordance with Secbon 18.765.070 Minimum and Ma�cimum Off-Street Parking
Requirements.
The proposed partition will create three lots for single-family construction. Submittals of detailed plans for the
construction of any home within the development are not necessary at this time. Table 18.765.2 requires that one (1)
off-street parking space be provided per detached dwelling urut. The a�pplicant states that this standard can be met.
There is no max�xnum lunit on parking allowed for detached single-family dwellul s. There is also no bicy�le parking
requirement for single-farruly dwell�ings. To ensure that homes constructed in t� development comply with these
standards,the followuig condition sha[1 apply:
CONDITTON: At the time of submittal for building perniits for individual homes within the development,the
developer shall submit mater�ials demonstraung that one (1) off-street parkin�g space, which
meets muuinum dimensional requu-ements and setback requu-ements as specified in Tide 18,
will be provided on-site for each new home.
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 1�-inch diameter at breast height (dbh) or mitigate for their
removal, i�ent�fication of trees to be removed and a protection program defining standards and methods that
will be used by the applicant to protect trees c�uring and after construction.
NC71'IC�OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 10 OF 20
As required for partitions, the applicant submitted a tree plan conducted by Walt Knapp and Morgan Holen, certified
arbonsts. The report contains the four required components and�s therefore acceptable.
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;
The Arborist Report identified the location,size and species of all existing trees,consistent with this standard.
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
followmg�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 e}ustin�trees over 12 inches in caliper requires that two-thirds
of the trees to be removed be mitigated in accordance with Section T8.790.Q60D;
c. Retention of from 50% to 75% of e�stin�trees over 12 inches in caliper reyuires that 50 pe�ent
of the trees to be removed be mitigated in accordance with Section T8.790.060D;
d. Retention of 75°/o or greater of existing trees over 12 inches in caliper requires no mitigation.
There are a total of 4 viable trees on site greater than 12 inches which are subject to mitigation. The applicant's tree
removal lan indicates the trees on the pro erty that are to remain and those pro osed for removal. The arborist and
tree planpboth indicate that three �3) of-th eviable trees are slated for removal. I�one (1) of the four (4) trees will be
retained,then according to the rrutigation schedule above,2/3 of the diameter inches must be mitigated.
The sum total of diameter inches of the trees which will be removed is 90. The amount of tree miu�auon inches
required for this project is 67.5 inches. To satisfy this requirement,the applicant may plant trees onsite,ot�site,or pay a
fee-ui-lieu at the rate of $125.00 per inch ($8,437.50). Any tree mitigauon plan must be approved by City Planrung
Staff.
Mitigation is proposed for the full 90 inches byplanting 45,two-inch trees or a fee-in-lieu of$11,250.00 ($125 x 90). A
spec�fic riutigation program is not outlined. A condition of approval will ensure this criterion is met.
3. Identification of all trees which are proposed to be removed;
All of the trees proposed to be removed are identified in the applicant's survey.
4. A protection program defining standards and methods that will be used by the applicant to protect
trees during and after construcbon.
The guidelines for tree protection are outlined in the arborist report.
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 plan, in accordance with Section 18.790.030, or as a condition of
a� pproval for a conditional use, and shall not be subject to removal under any other section of this chapter.
The pro erty owner shall record a deed restriction as a condition of approval of any development permit
affected�y 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 forrn of
tlus deed restriction shall be subject to approval by the Director.
No trees over 12 inch ca�l�i�per will be retained on the site;but if trees are preserved,removal of such trees is restricted. A
condition of approval willensure that this standard is met.
FINDING: Based on the analysis above� the Tree Removal standards will be met, if the applicant
complies with the conditions hsted below:
NOTIC�'.OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE I1 OF 20
CQNDITTONS:
♦ Prior to commencing site work, the applicant shall submit construction drawings to both
Planning and Engineeruig that ulclude:
A. The approved Tree Removal Protection and Mitigation Plan;
B. A construction sequence inc�uding installation and removal of tree protection devices,
clearing,grading,and paving;
C. A note prohibiung equipment,vehicles,machinery, grading,dumping,storage, burial of
debris,or any other construction-related activities m any tree protection zone;and
D. A note stating that only those trees identified on the approved Tree Removal pl�an are
authorized for removal by this report. Notwithstanding any other provision of this title
any arty found to be in violation of this chapter[18.790l pursuant to Chapter 1.16 0�
the �igard Murucipal Code shall be sub�ect to a civ�l penalty of up to $500 and shall be
requu-ed to remedy any damage caused�y the violanon. Such remediauon shall include
but not be]imited to,the followul� 1) Replacement of unlawfully removed or damagec�
trees in accordance with Section 1 J90.Ob0 (D) of the.Tigard Development Code• and
2) Payment of an additional civil penalty representuig the estimated value of any
unlawfully removed or damaged tree, as detemuned usulg the most current
Internauonal Socieryof Arboricultiue's Gi.ude for Plant Appraisal.
♦ Prior to commencing site work, the applicant shall establish fencing as directed by the
pro�ect arborist to protect the trees to be retained. The applicant shall call for an inspection
an� allow access by Planrung Staff for the purpose of monitoring the tree protection to
verifythat the tree protection measures are performuig adequately.
• Prior to commencing site work,the applicant shall submit a copy of a contract that ensures that
the Project Arborist subrruts wntten re orts to the City Arborist, at least once every two weeks,
from irutial tree protection zone ('I'PZ}Pfencing installation through building construction. The
reports shall include the condition and location of the tree protection fencmg and whether an�y
chan�es occurred. If the amount of TPZ was reduced then the Project Arborist shall �ustity
why the fencing was moved, and shall certify that the construction activit�es to the trees did not
adversely impact the overall, long-term health and stability of the tree(s). Failure to follow the
plan, or mamta.in tree rotection fencing in the desi�nated locations shall be grounds for
unmediate suspension o�work on the site until remediauon measures and/or civil citations can
be processed.
• Prior to commencing site work, the applicant shall submit a cash assurance �letter of credit
or cash deposit) for the equivalent value of mitigation required (number ot caliper inches
times $125 per caliper inch = $8,437.50). Any trees successfully planted on or off-site, in
accordance with an ap roved Tree Mitig�ation plan and TDC 18.7�0.060.D will be credited
against the assurance �or 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 final plat approval, the applicant shall submit a summary of the biweekly arborist
reports prepared by the Pro�ect Arbonst. The sumrnary shall document the effect of the
approved tree protection plan, account for any violations, and certify the condition of
protected trees.
• Prior to issuance of building pemzits,the applicant (developer or builder) shall:
A. Submit site plan drawings showing the accurate location of the trees that were
preserved,the location of tree protecuon fencuig,and the location of mitigation trees,if
any.Attach co ies of the a roved Tree Protection and Nliti ation Plans.
B. Submit a statement an signature o approv rom a cert ie orist regarding the
siting and construction techruques to be employed in building the house with respect to
anyprotected trees on site.
G Install required tree pr�otection fencing as specified by the project arborist and call for
an inspection by the�'ity Arborist.
D. Applicant shall submit biweekly reports, prepared by a certified arborist, through final
uispection documenting the status of reqwred uee protection fencing.
NOTIC�OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 12 OF 20
• Prior to issuance of building pernzits,the applicant shall record a deed restriction to the effect
that any existing tree greater than 12 uzches diameter maay be removed only if the tree dies or
is hazardous accordin to a certified arborist. The deed restriction may be removed or will
be considered invalid � a tree preseroed in accordance with this decision should erther die or
be removed as a hazardous tree.
♦ Prior to final insp ection, the applicant shall submit a final report by the Project Arborist
cenifying the health of protected trees. Tree protection measures may be removed and final
inspection authorized upon review and approval by the Ciry Arborist.
V'isual Clearance Areas 18.795 :
This Chapter requires at a clear vision area shall be maintained on the corners of all property adjacent to
intexsecting� nght-of-ways or the inteisection of a public street and a private driveway. A clear vision area
shall contain no vehicle, hedge, pl�anting fence, wall structure, or temporary or permanent obstruction
exceeding three �3) feet in heiglit �I'he coc�e provides that obstructions that may be located in this area shall
be visualIy clear etween three (3) and eight(�) feet in height Trees may be placed witlun this area provided
that all branches below eight (8) feet are removed. A visual clearance area is the triangular area fornied by
measuring from the corner, 30-teet along the right-of-way and along the driveway and connecting these two
points with a straight line.
The applicant states that future homeowners will maintain visual clearance area standards for the proposed driveways.
Vision CYearance for the intersection of Tract A and Treehill Court is not addressed. This standard has not been
satisf ied.
FINDING: Based on the analysis above,the Vision Clearance Standards are not met.
CONDITIONS:
• Prior to final plat, the.applicant shall submit a revised plat that shows the visual clearance area
for Tract A and Treelull Court accurately,in accordance with TCDC Section 18.795.040.
♦ Place a note on the final plat for the visual clearance easement on lot 1 to the benefit of the City
of T'igard. Said easements are sub�ect to the Ci of T' ard Visual Clearance Area standards that
restnct the height of plantings an�structures (I�gard�evelopment Code Chapter 18.795).
Impact Study_(18.390�
Sectian 18.360.090 states: "The Director shall make a finding with res�ect to each of the following criteria
when approving, approving with conditions or denying an application:'
Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of
development on public facilities and services. For each public facility system and tYpe of impact the
study shall ropose improvements necessary to meet City standard, and to minimize�he impact o� the
developmen�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 s pecifically concur with a requ- irement for public right-of-wa dedication, or,provide
evidence that supports �hat the real property dedica�ion is not rou,ghly proportional �o the projected impacts
of the develo inent_ Section 18390.D40 stafes that when a condit�on of ap roval reguires fhe transfer to the
public of an interest in real propetty,the approval authority shall adopt findin�s whicf�support the conclusion
�hat the interest in real property to be transferred is roughly proportiona to the impact the proposed
development will have on fhe public.
The appli�cant has submitted an impact study. Parcels 1 &2 will be served with sanitary sewer by e�ctending the public
line in TI'reehill Court into the pro-posed pnvate street. An e�cisting sanitary lateral to the south will serve Parcel 3.
Water will be provided by the pub�ic luie within Treehill Court. Storm draui runoff �s proposed to be handled by the
existing storm facility for the Redwood V�sta subdivision. Parks system development charges will be collected for each
new home at bwlding pernzit issuance as well as traffic unpact fees.
The Washington County Traffic Impact Fee ('ITF �s a mitigation measure that is required at the time of development.
Based on a transportation unpact study prepared �y Mr. David Larson for the A Boy Expansion/Dolan II/Resolution
95-61, TTF's are e�ected to recapture 32 percent of the traffic impact of new develo ment on the Collector and
Arterial Street system. The applicant will be required to pay TIF's of approxunately$3,20� (Effective July 1, 2007) per
new dwelling urut.
NOTI�OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 13 OF 20
Based on the estimate that total TTF fees cover 32 percent of the imp act on major street imp rovements cityvvide, a fee
that would cover 100�ercent of this projects traffic impact is $30,000 ($9,600 divided by.32)._ The difference between
the TIFpa.id, and the ull impact,is considered the ururutigated u'np act on the street system. The Luunitigated impact of
this pro�ect on the transportation system is $20,400 ($30,000 - $9,600). No public street improvements are requu-ed
with this project.
PUBLIC FACILITY CONCERNS
Street And Utili Im rovements Standards Section 18.810 :
Chapter 18.810 provi es construction stan ards or the implementation of public and private facilities and
utilities such as streets,sewe�, and drainage. The applicable standa�is are addressed below:
Future Street Plan and E�rtension of Streets: Section 18.810.030.F states that a future street plan shall be filed
which shows the pattern of existing� and proposed future streets from the boundaries of the proposed land
division. This section also states that where it is necessary to give access or pernut a satisfactory future
division of ad'oining land, streets shall be extended to the boundary lines of the tract to be developed and a
barricade sha� 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 suc-h time as the
adjoining property is developed. A barricade shall be constructed at the end of the street by the property
owners wluch shall not be removed until authorized by the City Engineer,the cost of which shall be included
in the street construction cos� Tem orary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess o�150 feet in length.
The applicant submitted an off-site circulation plan to illustrate there re no oppomuliues for future streets or street
e�tensions due to pre-e�sting development and street alignment. The confi�uration of the existing Redwood Vista
Subdivision and the pnvate streets also elimuiate the possib�lity of street e�ensions due to lunitations on the number of
lots that can be provided access.
Street Alignment and Connections:
Section 18.810.030.I�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-existu� developments, lease
provisions, easements; covenants or other restrictions ex�stuig pnor to May 1, 1995 which preclude street connecuons.
A full street connection may aLso be exempted due to a regulated water feature if regulations would not pernut
construction.
Section 18.810.030.�L2 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? e�sting development patterns or stnct adherence to other standards ui this code. A street connecuon or
e�ension �s precluded when it �s not p�ossible to redesign, or reconfigure the street pattern to provide required
extensions. Land�s considered topographically constrained�f the slope�s greater than 15% for a cUstance of 250 feet or
more. In the case of environmental or topograplucal 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 applicant submitted an off-site circulation plan to illustrate there are no oppom.u�ities for future streets or street
extensions due to pre:existing development and street alignment. The configuration of the existing Redwood Vista
Subdivision and the pnvate streets also eluninate the possibiliry of street extensions due to hmitations on the number of
lots that can be provided access.
Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the
City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such
as a recorded maintenance agreement I'rivate streets servin�more than suc dwelling units are pemutted only
within planned developments, mobile home parks,and mult�-family residential developments.
The proposed private street,Tract A,will only serve three parcels. However,to arrive at Tract A from the public street
system at Gaarde Street a vehicle must travel on S.W. 119th Place and S.W. Treehill Court, both of w�uch are also
pnvate streets. Treehill Court and 119th Place are private streets that were created through the subdivision and planned
development process for Redwood Vista. A planned development allows more than s�dwe11u1g units to access pnvate
streets. In the case of Redwood Vista the future development of tlus parcel was taken into account for access and
utilities, as outlined in the land use decision and the recorduig of the final plat.
NOTTCE OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 14 OF 20
The applicant shall place a statement on the face of the final plat indicating the private street(s will be owned and
rnauitained by the properties that will be served by it/them. In addit�on, the applicant s record Conditions,
Covenants and Restnctions (CC&R's) alon with the fuial plat that will clarify how the pnvate property owners are to
maintain the private street(s). These �s shall be reviewed and approved by the City prior to approval of the final
plat. The Cat�s public imp�rovement design standards requ.ire private streets to have a pavement sect�on equal to a
pubhc local street. The ap plicant will need to provide this e o} pavement section. The private street that is proposed
will have the minimum 20}oot wide pavement secuon,whi�does not allow for parking. The applicant's plans shall be
revised to include "NO PARKING" signs and be reviewed with the PFI Pemiit submittal.
Block Desi ns - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with
due rega�to providing adequate buildin sites for the use contemplated, consideration of needs for
converuent access, cimulation, control an� 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, wedands 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.
Due to e�stin development surrounding the property there are no possible street connections or opportunities to
create shorter b�ock lengths that meet the cun-ent standard.
Section 18.810.040.5.2 also states that bicycle and pedestrian connections on public easements or right-of-
ways shall be provided when full street connection is notpossible. Spacing between connections shalibe no
more than 330 feet, exce�t where precluded by environmental or topographical constraints, e�usting
development patterns,or smct adherence to other standa�is in the code.
Due to the placement of homes surmunding the property, a bicy�le/pedestrian connection is not possible at this time,
nor is a connection l�kely in the future.
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 pancel is less than 1.5 times the minimum lot size of the applicable zoning distric�
Only parcel 1 will be greater than 1.5 times the minunum lot size, but the proposed depth is not more than 2.5 times
the average lot width.
Parcel# 1 is 12,816 square feet, 178 feet deep,while being 72 feet wide (72 x 2.5 = 180).
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 ap lies, wl�uch requires a par�el to
either have a minimum 15-foot frontage or a mitumum 15-foot wide reco�ed access easement In cases
where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet
Parcel 1 has 84 feet of street fronta e along the proposed private street, Tract A and 94 feet along Treehill Court.
Parcel2 has approximately66 feet of�rontage along Tract A and parcel3 has 26 feet fronting Tract A.
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 indicate they will construct a 5 foot wide sidewalk along one side of the proposed private street,
thereby meeting tivs cnterion.
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 focth in
Design and Consttuction Standards}or Sanitary and Surface Water Management(as adopted by Clean Water
Services in 1996 and including any future revrsions or amendments) and the adopted policies of the
comprehensive plan.
NOTT�OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 15 OF 20
Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional
development within the area as projected by tlle Comprehensive Plan.
The applicant's plans indicate they will extend the public sanitary sewer to serve lots 1 and 2 from the existin manhole
at the end of Treehill Court. Lot 3 will be served from an e�sung lateral located on the south propertyline. � lateral
extended to Tax Lot 2200, but will be vacated and a new service provided f rom the new pub�ic sewer line extension in
the private street.
Storm Draina�e:
General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm
water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culveit or other drainage facility
shall be lar�e enou h to accommodate potential runoff from its entire upstream drainage area,whetIler inside
or outside the deve�opmen� The City Engineer shall approve the necessary size of the facility based on the
pro� visions of Design and Construction Standards for Sarutary and Surface Water Management�as adopted by
Clean Water Services in 2000 and including any future revisions or amendments).
There are no upstream dxainage w�ays 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 resultin from the development will overload an exist�ng drainag e facility, the
Director and Engineer shall wi�old 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 b���y the development in accordance with the Design and Construction Standards for Sanitary and
Surface Water Management(as adopted by Gean Water Services in 2000 and including any future revisions or
amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Ca-eek and adopted the Fan.no Creek
Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a
stormwater detention/effective imp ervious area reduction pro ram resultu'�in no net increase in storm peak flows up
to the 25-year event. The City wi11 require that all new deve�opments resuZting in an uzcrease of impervious surfaces
provide onsite detention facilities,unless the develo�pment is located adjacent to Fanno C�eek. For those developments
adjacent to Fanno Creek,the storm water nanoff wiIl be pernutted to d�scharge without detention.
It would be impractical to require an on-site detention facility to accommodate treatment of the storm w�ater from
Parcel2. Rather the CWS standards provide that applicants should pay a fee in-lieu of constructing a faciliry if deemed
appropriate. Sta�f recoirunends payment of the fee ui-lieu on this application.
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 under�ro� und, except for surface
mounted transforme� surface mounted connection boxes and meter cabinets wiuch may be laced above
ground, temporary uti�ity service facilities during constiuction, high capacity electric lines opera�ng at 50,000
volts or above,and:
. The developer shall make all necessary arrangements with the serving utility to provide the
under�round seivices;,
. The (..:ity reserves the nght to approve location of all surface mounted facilities;
. All underground utilit�es, incIuding sanitary sewers and storrn drains installed in streets by the
developer,shall be constiucted�p rior to the surfacing of the streets;and
. Stubs for seivice connections sFiall be long enough to avoid disturbing the street improvements when
service connections are made.
Exception to Under-Grounding Requirement Section 18.810.120.0 states that a developer shall pay a fee in-
lieu of under-grounding costs when the development is pro osed to take place on a street where existing
utilities which are not underground will serve the develo men�and the approval authority detemiines that the
cost and technical difficulty of under-grounding the u�lities 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,situa�ion is a sho�t frontage development for which under- rounding would result in
the placement o�addit�onal poles, rather than the removal of above-ground utilities�acilities. An apphcant 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.
NOTICE OF DEQSION MLI'2007-00006/TREEHILL PARTTTION PAGE 16 OF 20
There are no existing overhead utilitylines along the frontage of SW Treehill Court.
ADDITIONAL CITY AND/OR AGENCY CONC�RNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Fire and Life Safe .
propose resi ences are to be sprinklered per T�1F&R unless an approved fire apparatus turnaround is provided.
Public Water S stem:
The Caty o Ti ar rovides service in this area. The applicant shall obtain and coordinate the placement of the meters
with the City�ater�epartment.
Storm Water ali :
The City s agree to enfotre Surface Water Management (SWM) regulations established by C1ean Water
Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construct�on of on-site water quality facil�t�es. The facilities shall be desi ned to remove 65
percent of the phosphorus contained in 100 percent of the storm water runoff�enerated�rom 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.
The C'WS standards include a provision that would exclude small proJ ects such as residential land partitions. It would
be imp ractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcels 1
2, and 3. Rather the CWS standards provide that apphcants should pay a fee in-lieu of constructing a facility if deemec�
appropriate. Sta�f recommends payment of the fee m-lieu on this apphcauon.
Grading and Erosion Control:
CWS Des�ig n and Constiuction Standards also regulate erosion control to reduce the amount of sediment and
other polI-utants reaching the public storm and surface water system resulting from development,
construct�on, grading, excavahn�, clearing, and any other activity wluch accelerates erosion. Per CWS
regulations the apphcant 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 develo.per will be required to obtain an NPDES pemut from the City prior to
construction. This pernut will be issued along with the site and/or building pemut
An erosion control plan is required and must be approved prior to construction.
Address Assi nments•
e Ciry o ig is responsible for assigning addresses for parcels within the City of Tigard and within the Urban
Service Boundary.(LJSB). An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be
pa.id to the Citypnor 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 6y the given driveway or street. This will assist emergency services personnel to
more easilyfind a particular home.
Surve Re uirements•
e app �cant's in p at shall contain State Plane Coordinates AD 83 (9� 1)] on two monuments with a tie to the
Cit�s global positionuig system (GPS) geodetic control network(�GC 22). These monuments shall be on the same line
and shall be of the same prec�sion as required for the subdivision plat boundary. Along with the coordinates, the plat
shall contain the scale factor to convert ground measurements to gnd measurements and the angle from north to gnd
north. These coordinates can be established by.
• GPS tie networked to the Cit�s GPS survey.
♦ By random traverse using conventional surveyulg methods.
In addition, the applicant's as-built drawin�s shall be tied to the GPS network The applicant's en�uieer shall provide
the City with an electronic file with pomts or each structure (manholes, catch basins, water valves, ydrants and other
water system features) in the development, and their respective X and Y State Plane C��rdinates, reterenced to NAD
83 (91).
NOTIC�OF DEQSION MLP2007-00006/TAEEHILL PARTITION PAGE 17 OF 20
SE CTION VI. OTHE R STAFF COMMENTS
The City of Tigard Public Works Department was sent a copy of the proposal,but no comments were received.
The Cit}�s Building Division reviewed the proposal but has no objections.
Tigard Police has requested that a sign be placed at the foot of Treehill Court identifying the addresses of the
proposed homes. Condition#28 will ensure th�.c request is met.
SECTION VII. AGENCY COMMENTS
Clean Water Services has reviewed the proposal. Comments have been incorporated into the decision and
conditions.
Tualatin Valley Fire and Rescue endorses this proposal predicated on the following criteria and conditions of
approval:
1) FIRE APPARATUS ACC�SS ROAD DISTAN(� FROM BLJILDING AND TURNAROLJNDS:
Access roads s e wit � 150 eet o portions o t e e�erior w o e irst story o t e � as
measured by an approved route around the exterior of the building. An approved turnaround�s required�the
remaining distance to an a pmved inteisecting roadway, as measured along the fire apparatus access road, is
greater than 150 feet. (IFC�03.1.1)
2) DEAD END ROADS: Dead end fire ap aratus access roads in excess of 150 feet in length shall be provided
wi an approve turnaround. (IFC 503.2.5�
There is no turnaround on the submitted drawings that meets fire district standarcis.
3) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUI"OMATIC SPRINKLER
PROTECI'ION: When bwldings are completely protected wit an app rove automatic ire sp � er system,
e requirements or fire apparatus access may be modified as approved 6ythe fire code official. (IFC 503.1.1)
The fire district would accept automatic sprinkler systems in all dwellings in lieu of a fire apparatus
turnaround.
4) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCCE: Fire a�p aratus,access
roa s ave an uno structe wi o not ess an 20 eet 12 eet or up to two dwe7Gng_u__ruts 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 26 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. (IFC 503.2.1)
The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway
width is not provided.
5) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked
ve �c es and 20 eet o unobstructed drivu-ig surface, "No Parkuig" signs shall be installed on one or both sides
of the roadway and in tzunarounds as needed. Roads 26 feet wide orless shall 6e 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. S�'gns shall read
"NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Si ns
shall be 12 inches wide by 18 inches high and shall have red letters on a white reflecuve background. (I�C
D 103.6)
6) SURFACE AND LOAD CAI'ACITIES: Fire app aratus access roads shall be of an all-weather surface that is
eas�y � tin�u�s a e rom e surroun u1g area and�s capable of su porting not less than 12,500 pounds point
load (wheel load) and 60,000 pounds live Ioad (gross velucle weight�You may need to provide documentat�on
from a registered engineer that the design will be capable of supportuig such loadu7g. (IFC D102.1)
NOTIC�OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 18 OF 20
7) BRIDGES: Where a bridge or an elevated swface is �p�art of a fire apparatus access road, the bridge shall be
constructe and mainta.ined in accordance with AASHTO Sta�a�zl Sp�rzfrcation far Ht Bridga. Bridges and
elevated swfaces shall be designed for a live load sufficient to carry the u'n�osed loads of�paratus.Vehicle load
l u i u t s s h a ll b e pos t e d at b o t h entrances to bri d ges w hen require d by t h e t u e c o de o f fic i a l. W�ere e levat e d s u r faces
des i g ned for eme�gen c yvehicle use are ad jacent to surfaces which are not designed for such use a p roved
bame�, approved s�gns or both shall be uistalled and maintained when required by the fire code o ffic� (IFC
503.2.6)
8) TURNING RADIUS: The inside turning radius and outside turnin radius shall be not less than 28 feet and
48 eet respectively,measured from the same center point. (IFC 503.2.� &D103.3)
9) SINGLE FAMILY DWELLINGS - RE UIRED FIRE FLOW: The minunum available fire flow for
sing e 'y we � s an up exes serve y a municip water sup ply 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 detemuned according to IFC
Appendix B. (�FC B 105.1)
10) FIRE HYDRANTS - ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES:
Where a portion o a structure is more than 600 eet rom a hydrant on a ire apparatus access roa as
measured ui an approved route around the extenor of the structure(s), on-site fire hydrants and mains shal� be
provided. (IFC 508.5.1)
11) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
apparatus access roa ways an ire ig ting water supp 'es s e inst e an operational pnor to any
combustible construction or storage of combustible matenals on the site. (IFC 1410.1 &1412.1)
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was 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 JULY 9,2007 AND BECOMES
EFFECTIVE ON JULY 24,2007 UNLESS AN APPEAL IS FILED.
A eal:
The Director's Decision is final on the date that it is mailed. All persons entided to notice or who are otherwise
adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in
accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written
ap eal to�gether with the regu.ired fee shall be filed with the Director withui ten(10) business days of the date the Notice
o}�ecision was mailed. The a eal fee schedule and forn�s are available from the Planning Div�sion of Tigard Caty
Hall, 13125 SW Hall Boulevard,�igard,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 wntten comments submitted by the parties during the comment period. Additional
evidence concerning issues properly raised in the Notice of Appeal may be subrrutted by any party durul�the appeal
hearing, subject to anyaddrtional rules of procedure that maybe adopted from time to tune bythe appe ate body.
NOTICE OF DEQSION MLP2007-00006/TREEHILL PARTITION PAGE 19 OF 20
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 23,2007.
I�esuons:
e any questions,please call the City of T'igard Plannuig Division,T"igard City Hall, 13125 SW Hall Boulevard,
Tigard,Oregon at (503) 639-4171.
('�Lr,t� .�� � ('�'�c�,c�.,�% ul 9 2007
PREPARED B : e Caines ATE
Associate Planner
ul 9 2007
APPRO D BY: Ric ar Bew rs ATE
Planning Manager
i:\curpin\cheryl\mlp\m1p2007-0000G(Tmehill)\m1p2007-00006 decision.doc
NOTICE OF DEQSION MLI'2007-00006/TREEHILL PARTITION PAGE 20 OF 20
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17118 SW MOODOO CT .„ "MNA`�� 119�0$W TREEHILL CT
BEAVERTON, OREGON 91007 -�����I��IILC. ' ���AT TIGARD, OR
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Medallion Development Corp.
Attn: Steve Close MLP2007-00006
17418 SW Hoodoo Court TREEHILL PARTITION
Beaverton, OR 97007
Land Tech,Inc.
Attn: Chris Goodell
8835 SW Canyon Lane, Suite 402
Portland, OR 97225
Don Leask, Sr. Loan Officer
14310 SW McFarland Blvd.
Portland, OR 97224
Don Leask, Sr. Loan Officer
10228 SW Capitol Hwy.
Portland, OR 97219
Dale C. Deharppon Living Trust
By Dale/Elaine Deharpport TRS
11867 SW Treehill Cx.
Tigard, OR 97224
John Setniker
6103 N. Vancouver
Portland, OR 97217
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PR&APP.HEID BY
CITY OF TIGARD PLANNING DIVIS
:
�" LAND USE PERMIT APPLICATIOI�AR o s 2007
Caty g�Tig�zrd Perrrat C�,erner 13125 SWHaII Blu{, Ti�zrc� OR 97�,�Y UF TlGARD
Phon� 503.639.4171 Fax: 503.598.1960 p�qNNlNGIENGINEERIN(3
File# o'�.�,�, _p��, Other Case f� �2 �� 1�•` ( _. :�, . ,'�
Date � �' � By � Receipt# �`'�-�''`t�% Fee ,3 �'� �' Date Complete a
TYPE OF PERMIT YOU ARE APPLYING FOR
❑Adjustment/Variance(I or II) �Minor Land Partition(II� ❑ Zone Change (III)
❑ Comprehensive Plan Amendment(IV� ❑Planned Development(III� ❑Zone Change Annexation(I�
❑ 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)
: ��
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a"When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written
authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form
or submit a written authorization with this a lication.
ROP AL Y(P ease spec ic
- �Y C 1 f ' b ►-1 ��. C 'cr� o t��'
S l ' � •
APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS
DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMEN?S"INFORMATION SHEET.
i:\curpin\masters\land use applications\land use permit app.doc j
i
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 e�ibits transmitted herewith, are
true; and the applicants so acknowledge that anypermit issued, based on this application,map be revoked if it is
found that anysuch statements are false.
♦ The applicant has read the entire contents of the application,including the policies and criteria, and understands I,
the requirements for approving or denying the application(s).
SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED.
� C Z�Z�O /D ��
Owne�'s Signature � Date
Owne�'s Signature Date
Owner's Signature Date
Owne�'s Signature Date
Ownet's Signature Date
Applicant/Agent/Representative's Signature Date
Applicant/A.gent/Representative's Signature Date
CITY OF TIGARD
LAND USE APPLICATIONS �
BASIC SUBMITTAL REQUIREMENTS
This checklist identifies the basic submittal requirements for a land use application.
�S(C INFORMATION•
Completed Master"Land Use PermiY'Application with property owner's signature or name of agent and letter of
� authorization �
Titfe transfer instrument or grant deed
Written summary of proposal
❑ Narrative demonstrating compliance with all applicable development standards and approval criteria (as
cified in the Pre-Application Conference notes)
,�k;" o (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject
p� � property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope
�`��submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see
�� request for 500' property owner mailing list form).
Documentary evidence of Neighborhood Meeting for the following: Site Development Review, Subdivision,
� Conditional Use, Sensitive Lands Review, Zone Change, Comprehensive Plan Amendments.
� Neighborhood Meeting A�davits of Posting & Mailing Notice, Minutes, Sign-in Sheets
� Service Provider Letter
/ Impact Study per Se�tion 18.390.040.B.2.(e)
C��I Copy of the Pre-Application Conference notes
I�' Filing Fee (see fee schedule)
PLANS REQUIRED•
In addition to the above basic information, each type of land use application will require one or more of the following maps
or. plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (See separate
attachment for details on what information to include on each plan):
❑ Vicinity Map ❑ Prelirninary Grading/Erosion Control Plan
❑ Existing Conditions Map ❑ Preliminary Utilities Plan
❑ Subdivision Preliminary Plat Map ❑ Preliminary Storm Drainage Plan
❑ Preliminary Partition/Lot Line Adjustment Plan ❑ Tree Presen,�ation/Mitigation Plan
❑ Site Development Plan O Architectural Drawings (elevations &floor plans)
❑ Landscape Plan ❑ Sign Drawings
� Public Improvements/Streets Plan
�
NUMBER OF COPIES REQUIRED•
The City requires multiple copies of submittal materials. The number of copies required depends on the type of review
process. FOR PURPOSES OF REVIEWING YOUR APPLICATION FOR COMPLETENESS, ONLY 3 COPIES ARE
NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE DEEMED COMPLETE, TO
MAKE YOUR APPLICATION SUBMITTAL COMPLETE.
h:lpatty\masterslapplication submittal requirements.doc
UPDATED: 26-Jun-02
�
= LAND USE PR4POSAL DESCRIPTION
. . .
120 DAYS = 9/19/2007
FILE NO.: MINOR LAND PARTITION (MLP} 2007-0000G
FILE TITLE: TREEHILL PARTITION
APPLICANT/ APPLICANT'S
OWNER: �ledallion Development Corp. REP.: Land Tech, Inc.
l�ttn: Steve Close �ttn: Chris Goodell
17418 SW Hoodoo Court 8835 SW Canyon Lane, Suite 402
Beaverton, OR 97007 Pordand, OR 97225
REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing .82 acre parcel into
three (3) parcels for detached single-family residences. Proposed lots range from 8,409 to 12,816
square feet.
LOCATION: 11940 SW Treehill Court;Washington County Tax Map 2S110B��,TaY Lot 2300.
ZONE: R-4.5: Low Densin� Residenrial. The R-4.5 zoning district is designed to accommodate detached
single-famil�- homes wirh or without accessory residential units at a irutumum lot size of 7,500 square
feet. Duplexes and attached single-family units are permitted condirionall�-. Some civic and
insriturional uses are also permitted conditionally�.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18J45, 18,765,
18.790, 18.795 and 18.810.
DECISION MAI�NG BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ T'YPE IV
COMMENTS WERE SENT: ,TUNE 4, 2007 COMMENTS ARE DUE:�UNE 18, 2007
❑ HEIIRINGS OFFICER (MON.) D�TE OF HE��RING: TIME: 7:00 PM
❑PI.ANNING COI�ZMISSION (MON.) DATE OF HEr1RING: TIME: 7:00 PM
❑CITY COL'NCIL (TUES.) D�TE OF HEr�RING: TIME: 7:30 PM
� STAFF DECISION (TENTATIVE) Dr1TE OF DECISION: JULY ZO, 2007
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
VICINITY�1�P � DRr�INAGF. P1.r1N � SITF: DISTANCE CERTIF.
� SITE PLAN � STORI�Z W�7'ER ANr1LYSIS � IMP�CT STLTDY
� NARR�ITIVE � :-�RBORIST REPORT � OTHER: :�TISCELL��NEOL S
STAFF CONTACT: Cheryl Caines,Assistant Planner (503) 639-4171, Ext. 2437
City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223
��
�
.
.-lpril 10, ?007
Ste�•e Close
' ' /
�Iedallion De�-elopment
17418 S�Y/ Hoodoo Ct.
Bea��erton, OR 97007
RE: Completeness Treehill �iinor Land Paruuon,
Case File No. �fLP2007-00006
Dear �1r. Close:
The Cih- has recei�-ed�-our applicarion for a minor land parution (�ILP2007-0000G) to di�-ide
a .5� acre site into three parcels. Z'he de�-elopment site is located at 11940 S��1 Treehill
Court. Staff has completed a preliminan' re�-iew of the submittal materials and has
determined rhat the follo«-ing addiuonal informarion is necessar�- before the application can
be deemed complete:
• Submit 7 copies of complete application packets. This includes plans and all
application materials that ha�-e been submitted to the Citt-. If items ha�-e been re�-ised,
plcase onh� include the re�-ised�-ersion.
♦ Submit 8 additional copies of plan sets. "I'hese ma�- be reduced copies pro�-ided the�-
are legible.
• Submit two sets of pre-stamped, pre-addressed envelopes. Properh- o�vner list
must be produced b�- Patn- Lunsford in the Planning Department, 503-639-4171, e�t.
?-�38. , .
Should �-ou ha�-e an�- questions ��•ith regard to these items, please contact me at 503-G39-
2-�37. . .
Sincerel�-,
�,.`�'...�`" ��
Chen-1 Caines
.�ssistant Planner
r. �ILP2007-0000G Land L"se File
Chris Uoodell, Land Tech, Inc.
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772
� ���� J3 �� l � ��� z3��
PUBLlC FAC1LlTY PLAN Project: ehil! Court MLP
COMPLETENESS CHECKL/ST Date: 4/10/07
GRADING
� Existin and ro osed contours shown.
❑ Are there radin im acts on ad�acent arcels?
❑ Ad�acent arcel rades shown.
❑ Geotech stud submitted?
STREETISSUES
❑ Ri ht-of-wa clearl shown.
❑ Centerline of street s clearl shown.
� Street name s shown.
� Existin / ro osed curb or ed e of avement shown.
❑ Street rofiles shown.
❑ Future Street Plan: Must show street profiles, topo
on ad'acent arcel s , etc.
Traffic Impact and/or Access Report Provide preliminary sighf distance
cerfification for proposed privafe streef
Tract A
❑ Street rades com liant?
StreeUROW widths dimensioned and a ro riate?
Private Streets? Less than 6 lots and width Tract A is serving Lots 1 -3 and is therefore a
appropriate? private street. A 5 foot sidewa/k is required
along one side in an easement. The private
street shall be constructed to fhe local sfreet
secfion standards.
❑ Other:
SANITARY SEWER ISSUES
� Existin / ro osed lines shown.
❑ Stubs to ad'acent arcels re uired/shown?
WATER ISSUES
� Existin / ro osed lines w/ sizes noted?
Existin / ro osed fire h drants shown?
Pro osed meter location and size shown? Ca/l out t ical meter size
Proposed fire protection system shown? Call out sprinkler systems for homes per
NFR
S ORM DRAINAGE AND WATER QUALITY ISSUES
Existin / ro osed lines shown? Show existin lines -not 'ust a manhole
Preliminary sizing calcs for water quality/detention Provide information from previous
provided? development to support using the water
quality facility(capacity?) and show that
detention is not required(storm system has
capacity for this additional deve/opmenf).
This lot drains east and the system the
a licant is ro osin to connect to is
REVISED: 04/10/07
northwest of, sight. Was this properfy
taken into account in fhe sizing of the pipes
and water ualit facilit ?
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
❑ Facilit shown outside an wetland buffer?
❑ Storm stubs to ad�acent arcels re uired/shown?
The submittal is hereby deemed �COMPLETE � INCOMPLETE
'S- �-O
By: Date: 4/10/07
REVISED: 04/10/07
L.��ifl USE APPLI�A. �0�1 D t�ect: ��� � ��� - o����
C��lPLETENESS REViEW ❑ COMPLETE ❑ INCOMPLETE
ST FORM t�:�_.
� Deed/TiUe/Proof Of Ownershi ' � , , Impact Study(18.390)
U eNice rovider etter ' ❑ #Sets Of Application Materials/Plans
[�' Pre-Application Conference Notes ❑ Envelopes With Postage(Verify Count)
PROJECT STATISTICS:
❑ Building Footprint Size ❑ %Of Landscaping On Site ❑ %Of Building Impervious Surface On Site
❑ Lot Square Footage
PLANS QIMENSIONED:
� �din Foo�rint �- � � � ndude Accessible&Bike Parkin
❑ Building s)�--���Q-Space-Vtlhere-f��4+sable
❑ Access Approach And Ais1e ❑ Visual Clearance Triangle Shown
ADDITIONAL PLANS:
[� Vcinity Map ❑ Archit�turaFWsn � Tree Inventory
['f E�asting Conditions Plan ❑ �andscap�Phan
[� Site Plan ❑ _ligbfing.PJau.
TREE PLAN 1 MITIGATION PLAN:
� Ct`_��c'SS :.,t �� ��J 'Ltr1 �' I'y�1 -� C�U-11c1,1
� f t e �1 l: �l + � C�r'�5 '� '�-1 ' �1
ADDfTI�NAL REPORTS: (list any speaal reports)
� [ir �� . � � t �
❑ ❑
❑ ❑
RESPONSE TO APPLICABLE CODE SECTIONS:
❑ 18.330(Condioonal Use) ❑ 18.620(Tgard 7riarg�e Design Star�dards) [� 18.765 OrtStreet Parki
18.340 D�s In ( r�Loading Requrements)
❑ t terPretation) ❑ 18.630(Washigton Square Regional Cente� ❑ 18.775(Sensrove lands Review)
❑ 18.350(P�anned Devebprnent) [� 18.705(a,ccess�qresyC;ra,taoo„► ❑ 18.780(Syru)
❑ 18.360(s+ce oereioprr,ent Re��ew� ❑ 18.71 O(Accessory Residen0al lJnRS) ❑ 18.785(remporary use Permi�)
❑ 18.370{vanances/Adjusonents) � 18.715{Density CompuiaboRS) [� 18.790(iree Removaq
❑ 1 S.�O(Zo�irg Mapffext Amendme��s) ; ❑ 18.720(Desgn Compaub�uty Standardsl ❑ 18.795(Ysua�Ctearance Areas)
❑ 18.385(Misceilaneous Pertnits) 'I � �i� ' ' �' " ❑ 18.725 Envwnmental Perfortnance Standards
_ � --� ( 1 ❑ 18.797(Water Resour�es(SNRj Overtay Dismct)
❑ 18.390(Deasion Maiting Procedure&lmpact SNdy) ❑ 18.730(Enceptions To Devebpment Standards) ❑ 1$.79${wireless Communicaoon Fadtiues)
❑ 18.41 O(Lot Line Adjustrnents) ❑ 18.740(H6toric oYer�ay) ❑ 18.810{Street&11�iry Improvement Srandards)
[✓]� 18.420(Lar,d Par�tions) - -�- Sc-t e�;-,� ❑ 18.742(Home Oaa�pa6on Permits)
❑ 18.430(Subdivisans) [.� 18.745(landscaping 8 Saeenmg Standards)
� 18.510(Resdentia�Zornng��str�cts) ❑ 1 a.750(AAanu(achiredllvfobil Home Regulations)
❑ 18.520(Commeraa�2oning D�smcts) ❑ 18.755(Maed Sord waste�Recyclu,g Srorage)
❑ 18.530(ir,d�smai zonmg Damcu� ❑ 18.760(NonconfoRn�ng Srtuaeons)
ADDITfONA�ITEMS:
I:lcurpinlmasters\revised\land use application compieteness review.dot REVISED: 17-Ja�-oi
City of 7'igard, �regon • 13125 SW Hall Blvd. • Tigara, JR 97223
��
�
�
:1pri1 10, 2007
Ste�-e Close � � i
��edallion Derelopment
17418 SW Hoodoo Ct.
Beac-erton, OR 97007
RF,: Completeness Treehill��inor Land Partirion,
Case File No. �1LP2007-OOOOG
Dear;�fr. Closc:
The Cin- has recei�-ed�•our applicarion for a minor land partirion (:�1LP2007-0000G) to di�-ide
a .55 acre site into three parcels. The det-elopment site is located at 11940 SW Treehill
Court. Staff has completed a preliminary- re�-iew of the submittal materials and has
determined that the follou-ing addiuonal informauon is necessar�• before the applicauon can
be deemed complete:
1. The applicarion shows �fedallion Dei-elopment Corporarion as the owner, but the ride
report still sho�cs Robert and Sandra I�a}- Norin as the o�vners of the propertt•. Please
proride proof of ownership of the subject parcel. If Robert and Sandra still own the
propem-, please pro�-ide an application signed by-both.
2. �ccess. The Redwood �'ista plat notes refer to ingress and egress for the benefit of
lands described in documents. Please pro��ide the recorded documents that show the
subject parcel has access across Tracts B &D.
3. Public Facilit�- Items. Please pro�-ide the information required b�- our derelopment
re�-ie«- engineer, as sho�vn on the attached sheet.
Should cou ha�-e an�- quesuons with regard to these items, please contact me at 503-639-
2437.
Sincerel�-,
��h� ���
Chen-1 Caines
�ssistant Planner
c: �fLP2007-00006 Land �'se File
Chris Goodell,Land Tech, Inc.
Phone: 503.639.4171 . Faz: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772
PUBLIC FACILlTY PLAN Project: _ ehill Court MLP
COMPLETENESS CHECKL/ST Dafe: 4/10/07
GRADING
� Existin and ro osed contours shown.
❑ Are there radin im acts on ad�acent arcels?
❑ Ad'acent arcel rades shown.
❑ Geotech stud submitted?
STREETISSUES
❑ Ri ht-of-wa clearl shown.
❑ Centerline of street s clearl shown.
� Street name s shown.
� Existin / ro osed curb or ed e of avement shown.
❑ Street rofiles shown.
❑ Future Street Plan: Must show street profiles, topo
on ad�acent arcel s , etc.
❑ Traffic Impact and/or Access Report Provide preliminary sight distance
certification for proposed private street
Tracf A
❑ Street rades com liant?
❑ Street/ROW widths dimensioned and a ro riate?
❑ Private Streets? Less than 6 lots and width Tract A is serving Lots 1 -3 and is therefore a
appropriate? private street. A 5 foot sidewa/k is required
along one side in an easement. The private
street shall be constructed to the local street
section standards.
❑ Other:
SANITARY SEWER ISSUES
� Existin / ro osed lines shown.
❑ Stubs to ad�acent arcels re uired/shown?
WATER ISSUES
� Existin / ro osed lines w/sizes noted?
❑ Existin / ro osed fire h drants shown?
❑ Pro osed meter location and size shown? Call out t ica!mefer size
❑ Proposed fire protection system shown? Call ouf sprinkler sysfems for homes per
NFR
STORM DRAINAGE AND WATER QUALITY ISSUES
❑ Existin / ro osed lines shown? Show existin lines-not 'ust a manhole
❑ Preliminary sizing calcs for water quality/detention Provide information from previous
provided? development to support using the water
quality facility(capacity?) and show that
detention is not required(storm system has
capacity for this additional deve/opment).
This lot drains east and the system the
a licant is ro osin to connect to is
REVISED: 04/10/07
. � �
northwesf of�. sight. Was this property
taken info account in the sizing of the pipes
and water ualif facilit ?
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
❑ Facilit shown outside an wetland buffer?
❑ Storm stubs to ad'acent arcels re uired/shown?
The submittal is hereby deemed ❑ COMPLETE � INCOMPLETE
By: ' Date: 4/10/07
REVISED: 04/10/07
�LAN D TEC H
INCORPORATED
LT I Engineering•5urveying•Planning
and Environmental CanSUlting
May 7, 2007 ���`� �
,
Cheryl Caines ' �
City of Tigard ����Y �;ir ; `=�ARD
13125 SW Hall Blvd. ��,q�yNINGIENGiNEERING
Tigard, OR 97223
RE: Completeness Review for Treehill Minor Land Partition, Casefile MLP2007-00006
Ms. Caines,
Thank you for your review of the Treehill Minor Land Partition development application.
In response to your request dated April 10`h, I am offering the following additional
information for your consideration:
1. The application shows Medallion Development Corporation as the owner, but the
title report still shows Robert and Sandra Kay Norin as the owners of the
properry. Please provide proof of ownership of the subject parcel. If Robert and
Sandra still own the property, please provide an application signed by both.
Applicant's Response:
The ownership of the property has been transfened to Medallion Development
Corporation. An updated Subdivision Guarantee showing Medallion Development as the
owner of the property is included in this resubmittal package.
2. Access. The Redwood Vista plat notes refer to ingress and egress for the benefit
of lands described in documents. Please provide the recorded documents that
show the subject parcel has access to Tracts B& D.
Applicant's Response:
Additional documentation has been obtained from Fidelity National Title Company
demonstrating the development site's access rights to Tracts B & D. Plat Note 6 listed on
Page 3 of 3 of the Redwood Vista Plat states that Tracts B (SW Treehill Court) and D
(SW 119`h Place) "are subject to a right of ingress and egress for the benefit of those
lands as described in" Deed Book 1150 Page 953 and BoE�k 1129 Page 416. These two
documents (Deed Books I 150 Page 953 and 1129 Page 416) describe the subject site and
the neighboring parcel to the west, and therefore, in accordance with the Redwood Vista
Plat, provide access rights to the subject site.
visit us at: www.landtechesp.com
8835 SW Canyon Lane • Suite x402 • Portland, OR 97225 • Phone: 1503) 291-9398 • Fax: (503) 291-1613
.-— ;
3. Public Faciliry Items. Please provide the information reguired by our
development review engineer, as shown on the attached sheet.
Applicant's Response:
Engineering plans have been revised to include all items listed on the Public Facility Plan
Completeness Checklist. A Drainage Report has been included with the revised plans, in
order to address water quality facility capacity concerns. A preliminary sight distance
certification is also included in the resubmittal package, per your request.
Included with this memo are three copies of the revised and amended application
materials. Please let me know if there is anything else that I can provide for your review
of this project.
Your thoughtful consideration in these matters is greatly appreciated.
.�-�-�
Chris Goodell
Applicant's Representative
LAND TECH, INC.
8835 SW Canyon Lane, Suite 402, Portland,OR 97225
(503)291-9398 FAX: (503)291-1613
LETTER OF TRANSMITTAL
TO: City of Tigard DATE: Monday, May 07,2007
ADDRESS: 13125 SW Hall Blvd. JOB NUMBER: 1569.1
JOB NAME: Treehill Partition
CITY: Tfgard ST: OR ZIP: 97223- CASEFILE NO.: MLP2007-00006
ATfN: Cheryl Caines CATEGORY: APPL
DESC: Resubmittal Padcage
WE ARE FORWARDING BY: �, MAIL J MESSENGER :� OTHER: Morgan
N0.OF COPIES DESCRIPTION
1 Letter addressing April 10th Campleteness Review I Letter
3 Copies of Prelininary Sight Distance CeRification 8�Drainage Report
3 Sets of Revised Prelininary Engineering Plans
3 Copies d Updated Subdivision Guarantee,showing Medallion's ownership oF paroel
3 Copies d Redwood Vista Plat,Book 1150 Page 953 and Book 1129 Page 416
STATUS: SENT FOR YOUR: PLEASE NOTE:
� PRELIMINARY � APPROVAL 0 REVISIONS
� FINAL �I SIGNATURE � ADDITIONS
� REVISED � USE � DELETIONS
� APPROVED � FILE � CORRECTIONS
� RELEASED � INFORMATION � NOT FOR CONSTRUCTION
�� REVIEWED � REVIEW!COMMENT
REMARKS
Thankyou. `���l����D �
MAY 0 7 Z007 �
CITY OF�"iGARD �
��f A:.�3; -r-r,�Rlfi
coPiES ro: LAND TECH, INC.
BY: Morgan Brakken
RECEIVED BY:
DATE RECEIVED:
J
LAND TECH, INC.
8835 SW Canyon Lane, Suite 402,Portland,OR 97225
(503)291-9398 FAX: (503)291-161 � � ,
' ' � .;,,i �f,�, ti,
LETTER OF TRANSMITTAL '-o
2 � ��n7
TO: City of Tigard DATE: Tuesday, May 22,2007
ADDRESS: 13125 SW Hall Blvd. JOB NUMBER: 1569.1
JOB NAME: Treehill Partition
CITY: Tigard ST:OR ZIP: 97223- CASEFILE NO.: MPL2007-0006
ATTN: Cheryl Caines CATEGORY: APPL
DESC: Extra copies of application packages
WE ARE FORWARDING BY: � MAIL � MESSENGER 0 OTHER: In-person delivery
NO.OF COPIE DESCRIPTION
7 Complete application packages
8 plan sets
2 pre-stamped/pre-addressed envelopes
STATUS: SENT FOR YOUR: PLEASE NOTE:
� PRELIMINARY � APPROVAL � REVISIONS
� FINAL � SIGNATURE � ADDITIONS
� REVISED � USE � DELETIONS
� APPROVED � FILE � CORRECTIONS
� RELEASED � INFORMATION � NOT FOR CONSTRUCTION
� REVIEWED � REVIEW/COMMENT
REMARKS
Cheryl, I
Here are the additional application packages,plan sets and mailing envelopes. I,
I Thanks for your help with this application, -Chris
coPiES ro: LAND TECH, INC.
BY: Chris Goo II -�
�
RECEIVED BY:
DATE RECEIVED:
City of Tigard, Oregon - 13125 SW Hall Blvd. • Ttgard, OR 97223
��
�
' � /
�1a�• 31, 2007
Steve Close
i�ledallion De�-elopment, Corp.
17418 SW Hoodoo Ct.
Bea�-erton, OR 97007
RE: Completeness Re�-iew—Treehill Partirion
Case File No. �1LP2007-00006
Dear:�ir. Close:
The Cin• of Tigard receiced `•our original applicarion submittal for a 3-lot �iinor Land
Partiuon on :�larch 6, 2007. The de�-elopment site is located at 2S110B:�, Ta1 Lot 2300.
Staff has completed a review of the supplemental materials received �iaj• 22, 2007 and has
determined that��our applicarion is now complete for the purpose of beginning the 120-da�-
review period for a final decision.
The formal comment and re�-iew process will take appro�imately� 6-8 weeks. It should be
noted that staff has not re�-iewed the applicarion submittal for compliance with the rele�-ant
code criteria, and that additional items ma�- arise during the applicarion re�-iew which ma�-
require further clarification.
If you ha�-e an�• quesrions regarding this letter or��our application,please contact me at (503)
718-2437.
Sincerel�-,
��Ira.�L (��:-�-�J
Chert•1 Caines
.�ssistant Planner
cc: �ILP2007-00006 Land L se File
Chris Goodell, Land Tech, Inc.
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov • TTY Relay: 503.684.2772
I
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—LAN D TEC H
INCORPORATED
LT I Engineering•5urveying•Planning
and Environmental ConSUlting
A Development Application for
Preliminary Plat Review for:
Treehill Partition
Submitted to:
City of Tigard, Oregon
Submitted: March 6, 2007
Applicant: Applicant's Representative:
Medallion Development Land Tech, Inc.
Steve Close Chris Goodell
17418 SW Hoodoo Ct 8835 SW Canyon Ln, Ste 402
Beaverton, OR 97007 Portland, OR 97225
vi5it u5 at: www.landtechesp.corn
8835 SW �anyon Lane • Suite x402 • Portland, OR 97225 • Phone: 1�03) 291-9398 • Fax: (503) 291-1613
Treehill Partition 1
� 'Written Findings 3/6/2007
I. BACKGROUND FINDINGS
The intent of this submittal is to obtain preliminary approval of a Minor Land Partition for the '�!
future construction of three detached single-family dwellings on a lot of record located within the
incorporated city limits of the City of Tigard. The site is generally located south of SW Gaarde
Street, north of SW McFarland Blvd, east of SW 1215` Avenue and west of SW 117`h Avenue.
The 0.82-acre, R-4.5-designated subject site is described as Tax Lot 2300 of Tax Lot 2S1 10 BA.
All surrounding properties are similarly designated R-4.5 and are fully developed. The properties
to the north of the site were created through the Redwood Vista Subdivision Plat, recorded in
1999. The properties to the south of the site were created through the Shadow Hills Subdivision
Plat, recorded in February of 1978. The subject site contains no existing structures.
All three lots will be provided access from a proposed shared driveway, Tract "A." Tract "A"
shall gain access from SW Treehill Court, which was created as a part of the Redwood Vista
Subdivision (SUB-97-0005), approved in February 1998. Lots within the Redwood Vista
Subdivision range in size from 5,656 square f'eet to 9,349 square feet. According to City of
Tigard Planning Commission Final Order No. 97-07-PC, SW Treehill Court, or Tract `B" of the
Redwood Vista Subdivision, "is adequately designed to accommodate up to eight lots" upon the
redevelopment of the subject site (Tax Lot 2300). Currently, SW Treehill Court provides access
to six (6) lots, including the subject site. With the approval of the requested 3-parcel partition,
SW Treehill Court will provide access to a total of eight (8) lots. Copies of the Redwood Vista
plat and Final Order No. 97-07-PC are included in this submittal package.
II. APPLICABLE STANDARDS
Chanter 18.420 Land Partitions
18.420.050 Approval Criteria
A. Approval Criteria. A request to partition land shall meet all of the following criteria:
1. The proposed partition complies with all statutory and ordinance requirements
and regulations;
Applicant's Response:
This written narrative, accompanying documents and preliminary plan set serve to document
compliance with all statutory and ordinance requirements and regulations.
2. There are adequate public facilities available to serve the proposal;
Applicant's Response:
A full range of public facilities including vehicular and pedestrian access, sanitary sewer, storm
sewer and water service, exist to serve the proposed three-parcel partition. A new private storm
Treehill Partition 2
` 'Written Findings 3/6/2007
drain line is proposed to be constructed through Tract "A", connecting into an existing storm
sewer line north of the property, to serve all three parcels. New public sanitary sewer line is
proposed to be constructed through Tract "A", connecting to an existing sanitary sewer line north
of the property, to serve Lots 1 and 2. Lot 3 will be served by an existing sanitary sewer lateral
along the southern property line of the proposed parcel, connecting into an manhole located in
Tax Lot 4200. Please refer to the Composite Utility Plan and to the applicant's response to
Chapter 18.810 for further discussion.
3. All proposed improvements meet City and applicable agency standards; and
AppGcant's Resuonse:
All proposed improvements have been designed in accordance to City and agency standards.
Compliance shall be ensured through final design, plan review, permit implementation, and
construction inspection.
4. All proposed lots conform to the specific requirements below:
a. The minimum width of the building envelope area shall meet the lot
requirement of the applicable zoning district.
Apalicant's Resnonse:
The proposed building envelope widths for all three lots meet the requirements of the R-4.5
zoning district. The average minimum lot width in the R-4.5 district is 50-feet; the proposed lots
within the Treehill Partition range in width from 60- to 72-feet, with an average width of 64-feet.
The minimum side yard setbacks range from 15-feet for Lot 1 on the north (abutting SW Treehill
Court) to 5-feet for all other side yards. Lot 1 can therefore have a 52-foot wide building
envelope, and Lots 2 and 3 can therefore have 50-feet wide building envelopes. Please see the
applicant's response to Chapter 18.510 (Residential Zoning Districts) for further discussion.
b. The lot area shall be as required by the applicable zoning district. In the
case of a flag lot, the accessway may not be included in the lot area
calculation.
Applicant's Response:
All three proposed parcels meet the lot area requirement of the R-4.5 zoning district (7,500
square feet minimum for detached lots). Lot 1 wi�l be approximately 12,816 square feet, Lot 2
approximately 8,409 square feet, and Lot 3 approximately 9,961 square feet. Please see the
applicant's response to Chapter 18.510 (Residential Zoning Districts) for further discussion.
c. Each lot created through the partition process shall front a public right-
of-way by at least 15 feet or have a legally recorded minimum 15-foot
wide access easement.
Treehill Partition 3
� 'Written Findings 3/6/2007
Applicant's Response:
All proposed lots are shown to have in excess of 15-feet of frontage on the proposed shared
driveway Tract "A." Please see the preliminary site plan for conclusive evidence. This standard
is met.
d. Setbacks shall be as required by the applicable zoning district.
Applicant's ResAOnse:
At this time, structures are not proposed to be constructed. Setbacks for future dwellings for all
three parcels will meet the requirements of the R-4.5 zoning district. Please see the applicant's
response to Chapter 18.510 (Residential Zoning Districts for further discussion.
e. When the partitioned lot is a flag lot, the developer may determine the
location of the front yard, provided that no side yard is less than 10 feet.
Structures shall generally be located so as to maximize separation from
existing structures.
AppGcant's Response:
The partitioned lot, T� Lot 2300, is not a flag lot., and no flag lots are proposed.
f. A screen shall be provided along the property line of a lot of record
where the paved drive in an accessway is located within ten feet of an
abutting lot in accordance with Sections 18.745.050. Screening may also
be required to maintain privacy for abutting lots and to provide usable
outdoor recreation areas for proposed development.
Applicant's Response:
Screening, in the form of a hedge, and fencing exists in the area that is slated for the future
accessway. Please refer to the preliminary plan set and the applicant's response to Section
18.745.050. .
g. The fire district may require the installation of a fire hydrant where the
length of an accessway would have a detrimental effect on fire-fighting
capabilities.
Applicant's Response:
There is an existing hydrant near the terminus of SW 119`h Place approximately 50 feet from the
subject site. All portions of the site are located within 600 feet of this hydrant. Therefore, the I. �'?
proposal shall not have a detrimental effect on fire-fighting capabilities with respect to hydrant
availability and access.
Treehill Partition 4
' `Written Findings 3/6/2007
h. Where a common drive is to be provided to serve more than one lot, a
reciprocal easement which will ensure access and maintenance rights
shall be recorded with the approved partition map.
Applicant's Resuonse:
Tract "A" shall provide access for Lots 1, 2 and 3. Necessary easements and maintenance rights
shall be provided on the final partition plat.
5. Any accessway shall comply with the standards set forth in Chapter 18.705,
Access, Egress, and Circulation.
Applicant's Resnonse:
Please see the applicant's response to Chapter 18.705 (Access, Egress and Circulation).
6. Where landfill and/or development is allowed within or adjacent to the one-
hundred-year floodplain, the City shall require consideration of the dedication of
sufficient open land area for greenway adjoining and within the floodplain. This
area shall include portions at a suitable elevation for the construction of a
pedestrian/bicycle pathway with the floodplain in accordance with the adopted
pedestrian/bicycle pathway plan.
Applicant's Response:
The project site is not within or adjacent to the one-hundred-year floodplain.
7. An application for a variance to the standards prescribed in this chapter shall be
made in accordance with Chapter 18.370, Variances and Adjustments. The
applications for the partition and variance(s)/adjustment(s) will be processed
concurrently.
Applicant's Response:
Varianccs to thc standards of Chapter 18.420 are not necessary or requested at this time.
Chapter 18.510 Residential Zonin�Districts
18.510.020 List of Zoning Districts
D. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential units at
a minimum lot size of 7,500 square feet. Duplexes and attached single0family units are
permitted conditionally. Some civic and institutional uses are also permitted.
Applicant's Resuonse:
Treehill Partition 5
� 'Written Findings 3/6/2007
The subject site is designated R-4.5 on the City of Tigard Comprehensive Plan.
18.510.030 Uses
ApAliCant's Response:
In accordance with Table 18.510.1, the proposal for detached single-family residential dwellings
is a use permitted outright in the R-4.5 District.
18.510.040 Minimum and Mazimum Densities
A�plicant's Response:
Please see the applicant's response to Section 18.715 (Density Computations).
18.510.050 Development Standards
B. Development Standards. Development standards in residential zoning districts are
contained in Table 18.510.2.
T.?iBLE 18.;I0.2
DE�'ELOPIIE\T SI'A�D�RDS Iti RESIDE\TI?�L ZO\ES
Sr��D.�lI:i1 R-1 P-'- R-;.� R-J.5 R'
hiinicnun3 Let S�zr
-TJetache�i ittiit 30,004 sc�.ft '4.004 sq.ft. 1�J.000 sq.ft 7,�00 sq.8 a.QG�J sq.ft.
-�ipleses 10;04G sq.ft. 1�.G�fl sq.f;
-?ttaci�ed iuut 1 ;.OuO 3 .ft.
a•s erage\�Iuumum L�c�l'idth
-�etached iuut lots 100 ft 1G0 ft. 6�fl. �4]ft ?(1 ft.
-�ipi�x dots 40 ft. 90 fr ��S ft.
-.3ctached imit lot� ;C�.
hlasin:u:u Let C'o.�era t - - - - Sp�� '
niininn�m Setbacks
-Frcnt�:ard 30 ft. 3U ft '_0 ft. `rJ� 1�ft.
-Sick iacm2 sneer on
:orner fi throu2h lots ?0 ft. ?0 ft '0 fl. 1>fr. 14 ft.
-5,cfr�.3rd :i ft. ;ft. �ft �ft. :f*
-�tar yard 35 ft. ?5 ft 1 a ft. 1�ft 1�ft.
-S�de nr rear��ard abuttii�g more
resmcts•.-e zuaine district 3C�ft.
-4Jiszance Lxn��een proptrtp line
and:rc�ut af saraee ?0 ft. ?0 ft ?(�ft. ?0 8 'G ft.
Afatimur�,Heighc 3G R 3Q it 3Q ft. ?fl fr �:ft.
hli:iisntuu Lasndica e Rt tureme:it - - - - �p��G
Applicant's Response:
The preliminary plat demonstrates that all lots exceed the minimum lot size of 7,500 square feet,
and that it is feasible for all lots to comply with the minimum yard setback standards as listed in
Table 18.510.2. Please see the preliminary site plan for conclusive evidence.
Treehill Partition 6
' 'Written Findings 3/6/2007
Chapter 18.705 Access/Egress/Circulation
18.705.020 AppGcability of Provisions
A. When provisions apply. The provisions of this chapter shall apply to all development
including the construction of new structures, the remodeling of existing structures (see
Section 18.360.050), and to a change of use which increases the on-site parking or
loading requirements or which changes the access requirements.
Applicant's Response:
The proposed project includes the construction of new structures; therefore, the provisions of
Chapter 18.705 are applicable.
18.705.030 General Provisions
C. Joint access. 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:
1. Satisfactory legal evidence shall be presented in the form of deeds, easements,
leases or contracts to establish the joint use; and
2. Copies of the deeds, easements, leases or contracts are placed on permanent file
with the City.
Anplicant's Resaonse:
Private Street Tract "A" shall provide access to proposed Lots 1, 2 and 3. Legal evidence shall
be provided through an access easement, which shall be placed on permanent file with the City.
D. Public street access. All vehicular access and egress as required in Sections 18.705.030H
and 18.705.030I shall connect directly with a public or private street approved by the City
for public use and shall be maintained at the required standards on a continuous basis.
Applicant's Response:
Vehicular access and egress for Lots 1, 2 and 3 shall connect directly to Private Street Tract "A."
All street connections shall be approved by the City and shall be continually maintained. Please
see the applicant's response to Section 18.705.030.H.
E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N.
Applicant's Response:
Treehill Partition 7
' ' Written Findings 3/6/2007
Please see the applicant's response to Section 18.810.030.N.
F. Required walkwav location. On-site pedestrian walkways shall comply with the
following standards:
Applicant's Response:
The walkway standards of Section 18.705.030.F do not apply to single-family detached
residential developments. Walkways are therefore not required or proposed for this project.
G. Inadequate or hazardous access.
2. 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.
AppGcant's Response:
All proposed lots will be provided access from a shared driveway, Tract "A", which is provided
access from a private street, SW Treehill Court. Direct access onto an arterial or collector is
therefore not proposed.
3. 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.
Applicant's Response:
This standard does not apply to single-family dwellings, and does therefore not apply to this
project.
H. Access Management
1. 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 (depending on
jurisdiction of facility.)
Treehill Partition 8
' 'Written Findings 3/6/2007
Applicant's Response:
The preliminary plans verify that the design of the private, shared driveway Tract "A" is safe and
designed in accordance to applicable standards set by the City and AASHTO.
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.
Apnlicant's Response:
The subject site does not front on a collector or arterial street; driveways providing access for the
partition are not proposed to be placed in the influence area of a collector or arterial street.
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.
Applicant's Response:
The site does not front on a collector; driveways and / or streets along a collector are therefore
not proposed with this project.
4. The minimum spacing of local streets along a local street shall be 125
feet.
Applicant's Response:
The proposed shared private driveway, Tract "A", shall be provided access from a private street,
SW Treehill Court, which connects to SW 119t" Place approximately 200 feet to the west of
Tract "A." This standard is therefore met.
I. Minimum access requirements for residential use.
Treehill Partition 9
' ' Written Findings 3/6/2007
1. Vehicular access and egress for single-family, duplex or attached single-
family dwelling units on individual lots and multi-family residential uses
shall not be less than as provided in Table 18.705.1 and Table 18.705.2;
7.�BLE ls.?0�.1
��HICtiL:�R�CCESS.EGRESSFEQL"II''.EJiE�T�:
RESILtE\TI�,L L'SE{G OR�E1S�R E"`ITS)
'�uuik.�er D�eilinz '.liinimu�n�uinbei•ot lSiiximum.�ccess 1Z'idth tlinirnu�n P�ti•ement
L'nitrLots Dx•iti•er�•a�•s Rr uired ��"idtl�
1 �r� 1 1�' ;��
;-5 1 ��" ,v-
Applicant's Response:
Vehicular access and egress for Lots 1, 2 and 3 shall be provided from a shared driveway, Tract
"A," which shall be approximately 26-feet wide with 20-feet of pavement. This standard is met.
2. 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;
Applicant's Response:
Multi-family structures are not proposed with this project; therefore, this standard does not
apply.
3. Private residential access drives shall be provided and maintained in
accordance with the provisions of the Uniform Fire Code;
Applicant's Response:
The proposed shared driveway is 20-feet wide and �vill serve three units. Oregon Fire Code states
that Fire apparatus access roads serving more than 2 units "shall have an unobstructed driving
surface width of not less than 20 feet." Therefore, the proposed private access drive Tract "A"
has been designed and shall be maintained in accordance with the provisions of the Uniform Fire
Code.
4. 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:
Applicant's Response:
The proposed access drive Tract "A" is less than 150 feet in length, measured �lp�g th�
centerline; therefore, a turn-around is not req'iu red. Please refer to the preliminary plans for
further information.
Treehill Partition 10
' 'Written Findings 3/6/2007
Chapter 18.715 Density Computations
18.715.020 Density Calculation
A. Definition of net development area. Net development area, in acres, shall be determined
by subtracting the following land area(s) from the gross acres, which is all of the land
included in the legal description of the property to be developed:
Applicant's Response:
According to the property's legal description, the gross area of the subject site is 0.82 acres
(35,711 square feet). After subtracting Tract "A" (pursuant to 18.715.020.A.4), the net
development area of the site is 0.72 acres (31,185 square feet).
1. All sensitive land areas:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wetlands.
Applicant's Response:
The site does not contain any"sensitive land areas."
2. All land dedicated to the public for park purposes;
Applicant's Response:
The site does not contain any land to be dedicated to the public for park purposes.
3. All land dedicated for public rights-of-way. When actual information is not
available, the following formulas may be used:
a. Single-family development: allocate 20% of gross acreage;
Applicant's Response:
It appears that adequate right-of-way exists; therefore, public dedications shall not be required
with this development.
4. All land proposed for private streets; and
Treehill Partition 11
' ' Written Findings 3/6/2007
Applicant's Response:
The proposed private shared driveway, Tract "A", is 4,526 square feet, as reflected on the
preliminary site plan.
5. A lot of at least the size required by the applicable base zoning district, if an
existing dwelling is to remain on the site.
Applicant's Response:
The site contains no existing dwelling units.
B. Calculating maximum number of residential units. To calculate the maximum number of
residential units per net acre, divide the number of square feet in the net acres by the
minimum number of square feet required for each lot in the applicable zoning district.
Applicant's Response:
The maximum number of residential units for the site shall be four(4) (31,185/ 7,500 square feet
= 4.16). The proposal for three lots complies with this standard.
C. Calculating minimum number of residential units. As required by Section 18.510.040, the
minimum number of residential units per net acre shall be calculated by multiplying the
maximum number of units determined in Subsection B above by 80% (0.8).
Applicant's Response:
The minimum number of residential units shall be three (3) (4 x 0.80 = 3.20). The proposal for
three lots complies with this standard.
Chapter 18.725 Environmental Performance Standards
18.725.030 Performance Standards
A. Noise. For the purposes of noise regulation, the provisions of Sections 7.40.130 through
7.40.210 of the Tigard Municipal Code shall apply.
B. Visible emissions. Within the commercial zoning districts and the industrial park (IP)
zoning district, there 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 of
Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070)
apply.
Applicant's Response:
Treehill Partition 12
' ' Written Findings 3/6/2007
The development is not located within the commercial zoning district or the industrial park
zoning district; therefore, the visible emissions standards do not apply to this project.
C. 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.
AppGcant's Resnonse:
It is anticipated that the proposed project (three-parcel partition for future construction of single-
family residential dwellings) will not create discernible vibrations.
D. Odors. The emission of odorous gases or other matter in such quantities as to be readily
detectable at any point beyond the property line of the use creating the odors is
prohibited. DEQ rules for odors (340-028-090) apply.
Applicant's Response:
Odorous gases shall not be emitted with the proposed partition and future construction of three
single-family residential dwelling units.
E. 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 the 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.
Applicant's Response:
Neither floodlights nor high temperature processes are proposed with this project; therefore,
direct or sky-reflected glare shall not be produced as a result of the proposed partition.
F. 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.
Applicant's Response:
Future homeowners shall be responsible for storage of all materials, including wastes, so as to
prevent the propagation of insects or rodents.
Treehill Partition 13
' ' Written Findings 3/6/2007
Chapter 18.745 Landscapin� & Screenin� Standards
18.745.020 Applicability
A. Applicabilit� The provisions of this chapter shall apply to all development including the
construction of new structures, remodeling of existing structures where the landscaping is
nonconforming (Section 18.760.040.C), and to a change of use which results in the need
for increased on-site parking or loading requirements or which changes the access
requirements.
Apqlicant's Response:
This project includes the future construction of new structures; therefore, the standards of this
Chapter are applicable.
18.745.030 General Provisions
A. Obli�ation to maintain. Unless otherwise provided by the lease agreement, the owner,
tenant and his agent, if any, shall be jointly and severally responsible for the maintenance
of all landscaping and screening which shall be maintained in good condition so as to
present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary,
and shall be kept free from refuse and debris.
Applicant's Response:
The future owners of the proposed properties shall be responsible for maintenance of
landscaping and screening on their own private properties.
B. Pruning required. All plant growth in landscaped areas of developments shall be
controlled by pruning, trimming or otherwise so that:
1. It will not interfere with the maintenance or repair of any public utility;
2. It will not restrict pedestrian or vehicular access; and
3. It will not constitute a traffic hazard because of reduced visibility.
Applicant's Response:
The future owners of the proposed properties shall be responsible for the control of plant growth
on their own private properties in accordance with Section 18.745.030.B.
C. Installation requirements. The installation of all landscaping shall be as follow°s:
1. All landscaping shall be installed according to accepted planting procedures;
Treehill Partition 14
' ' Written Findings 3/6/2007
2. The plant materials shall be of high grade, and shall meet the size and grading
standards of the American Standards for Nurberg Stock (ANSI Z60, 1-1986, and
any future revisions); and
3. Landscaping shall be installed in accordance with the provisions of this title.
Apulicant's Resnonse:
Required landscaping shall be installed in accordance with accepted planting procedures, with
the provisions of this title, and with the standards of the American Standards of Nurberg Stock.
D. Certificate of Occupanc� Certificates of occupancy shall not be issued unless the
landscaping requirements have been met or other arrangements have been made and
approved by the City such as the posting of a bond.
Applicant's Response:
Landscaping requirements shall be fulfilled prior to occupancy of any new dwelling unit within
the proposed partition.
E. Protection of existin� vegetation. 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
individual trees).
Applicant's Response:
Existing on-site vegetation shall be protected to the extent practicable. Please see the attached
arborist report for further information.
F. Care of landscapin alon�public ri�hts-of-wa� Appropriate methods for the care and
maintenance of street trees and landscaping materials shall be provided by the owner of
the property abutting the rights-of-way unless otherwise required for emergency
conditions and the safety of the general public.
AppGcant's Response:
Existing on-site vegetation shall be protected to the extent practicable. Please see the attached
arborist report for further information.
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
Treehill Partition 15
' ' Written Findings 3/6/2007
development review and in no instance shall be less than that required for conventional
development.
H. Height restrictions abutting�public rights-of-wa�No trees, shrubs or plantings more than
18 inches in height shall be planted in the public right-of-way abutting roadways having
no established curb and gutter.
Applicant's Response:
The site does not abut any public right-of-way. Therefore, this standard is not applicable.
18.745.040 Street Trees
A. Protection of existin� 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.
Applicant's Resnonse:
Street trees shall be planted as required by Section 18.745.040 prior to occupancy.
B. Street tree �lanting list. Certain trees can severely damage utilities, streets and sidewalks
or can cause personal injury. Approval of any planting list shall be subject to review by
the Director.
Applicant's Response:
The applicant will select street trees from the City Street Tree Planting List.
C. Size and spacing of street trees.
1. Landscaping in the front and exterior side yards shall include trees with a
minimum caliper of two inches at four feet in height as specified in the
requirements stated in Section 18.745.040.C.2 below;
2. The specific spacing of street trees by size of tree shall be as follows:
Applicant's Resnonse:
Street trees shall be planted as required above.
18.745.050 Buffering and Screening
A. General provisions.
Treehill Partition 16
' ' Written Findings 3/6/2007
1. It is the intent that these requirements shall provide for privacy and protection and
reduce or eliminate the adverse impacts of visual or noise pollution at a
development site, without unduly interfering with the view from neighboring
properties or jeopardizing the safety of pedestrians and vehicles;
Applicant's Resnonse:
A buffer is proposed along the proposed street access drive where it abuts an off-site property.
An existing fence currently delineates this boundary.
B. Bufferin� and screening requirements.
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Applicant's Resnonse:
According to Table 18.745.1, an on-site buffer is not required; the existing use of the site is
vacant residential, and the proposed use of the site is for single-family detached residential
dwellings. A vegetative buffer is proposed along the proposed street access drive where it
abuts an off-site property. An existing fence currently delineates this boundary. Please see
the development plan for further information.
C. Screenin�: special provisions.
1. Screening and landscaping of parking and loading areas:
AppGcant's Response:
The site does not contain a "parking and loading area." Therefore, this special provision is not
applicable to this application.
2. Screening of service facilities. Except for one-family and two-family dwellings,
any refuse container or disposal area and service facilities such as gas meters and
air conditioners which would otherwise be visible from a public street, customer
or resident parking area, any public facility or any residential area shall be
screened from view by placement of a solid wood fence or masonry wall between
Treehill Partition 17
' � Written Findings 3/6/2007
five and eight feet in height. All refuse materials shall be contained within the
screened area;
Applicant's Response:
The proposed partition is for the future construction of single-family dwellings; therefore, this
standard is not applicable.
3. Screening of swimming pools. All swimming pools shall be enclosed as required
by City of Tigard Building Code;
Applicant's Response:
Swimming pools are not proposed with this development; therefore, this standard does not apply.
4. Screening of refuse containers. Except for one- and two-family dwellings, any
refuse container or refuse collection area which would be visible from a public
street, parking lot, residential or commercial area, or any public facility such as a
school or park shall be screened or enclosed from view by placement of a solid
wood fence, masonry wall or evergreen hedge. All refuse shall be contained
within the screened area.
Applicant's Resnonse:
The proposed partition is for the future construction of single-family dwellings; therefore, this
standard is not applicable.
18.745.060 Re-vegetation
A. When re-vegetation is required. Where natural vegetation has been removed through
grading in areas not affected by the landscaping requirements and that are not to be
occupied by structures, such areas are to be replanted as set forth in this section to
prevent erosion after construction activities are completed.
Applicant's Response:
Proper erosion control measures shall be implemented prior to any clearing, grading and/or other
site disturbing.
B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for
grading and construction is to be stored on or near the sites and protected from erosion
while grading operations are underway; and
1. Such storage may not be located where it would cause suffocation of root systems
of trees intended to be preserved; and
Treehill Partition 18
' ' Written Findings 3/6/2007
2. After completion of such grading, the topsoil is to be restored to exposed cut and
fill embankments or building pads to provide a suitable base for seeding and
planting.
Applicant's Response:
Any topsoil removed through the grading process shall be stored and restored in accordance with
Section 18.745.060.B.
C. Methods of re-ve etation.
1. Acceptable methods of re-vegetation include hydro-mulching or the planting of
rye grass, barley, or other seed with equivalent germination rates, and:
a. Where lawn or turf grass is to be established, lawn grass seed or
other appropriate landscape cover is to be sown at not less than
four pounds to each 1,000 square feet of land area;
b. Other re-vegetation methods offering equivalent protection may be
approved by the approval authority;
c. Plant materials are to be watered at intervals sufficient to ensure
survival and growth; and
d. The use of native plant materials is encouraged to reduce irrigation
and maintenance demands.
Applicant's Response:
Proper erosion control measures shall be implemented prior to any clearing, grading and/or other
site disturbing.
Chanter 18.765 Off-Street Parking/Loading Requirements
18.765.020 Applicability of Provisions
A. New construction. At the time of the erection of a new structure within any zoning
district, off-street vehicle parking will be provided in accordance with Section
18.765.070.
AppGcant's Response:
The standards of Chapter 18.765 apply to this application.
18.765.030 General Provisions
Treehill Partition 19
' � Written Findings 3/6/2007
A. Vehicle parking plan requirements. No building or other permit shall be issued until
scaled plans are presented and approved as provided by this chapter that show how
access, egress and circulation requirements are to be fulfilled. The applicant shall submit
a site plan. The Director shall provide the applicant with detailed information about this
submission requirement.
Apulicant's Response:
A site plan is included in this submittal package which demonstrates compliance with all
applicable access, egress and circulation requirements. ,
B. Location of vehicle parking. The location of off-street parking will be as follows:
1. Off-street parking spaces for single-family and duplex dwellings and single-
family attached dwellings shall be located on the same lot with the dwelling(s);
Applicant's ResUOnse:
The preliminary site plan demonstrates that all off-street parking spaces shall be located on the
individual lots (garage and driveway parking).
18.765.040 General Design Standards
B. Access drives. With regard to access to public streets from off-street parking:
Applicant's Response:
Off-street parking for all three lots shall be provided access from a private shared driveway,
Tract "A." Because access to public streets from off-street parking is not proposed, the standards
of this section do not apply.
18.765.070 Minimum and Mazimum Off-Street Parking Requirements
Applicant's Response:
In accordance with Table 18.765.2 (Minimum and Maximum Required Off-street Vehicle and
Bicycle Parking Requirements), bicycle parking is not required for single-family residential
dwelling units. One off-street parking space per dwelling unit is required per single-family
detached unit. Each lot shall be provided in excess of one space. Therefore, the standards of
Section 18.765.070 can bet met.
Chanter 18.780 Signs
Applicant's Response:
Treehill Partition 2p
' ' Written Findings 3/6/2007
Signs are not proposed as a part of this subdivision at this time. Therefore, the standards of
Chapter 18.780 are not application to this application.
Chanter 18.790 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.
Applicant's Resnonse:
Please refer to the attached Arborist Report and Tree Protection Plan prepared by Walter Knapp
and Morgan Holen, Certified Arborist, for findings relating to the required Tree Plan.
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 18.790.060D;
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;
Treehill Partition 21
' ' Written Findings 3/6/2007
4. A protection program defining standards and methods that will be used by the
applicant to protect trees during and after construction.
Applicant's Response:
Please refer to the attached Arborist Report and Tree Protection Plan prepared by Walter Knapp
and Morgan Holen for findings relating to the required Tree Plan.
C. Subsequent tree removal. Trees removed within the period of one year prior to a
development application listed above will be inventoried as part of the tree plan above
and will be replaced according to Section 18.790.060D.
Applicant's Response:
Please refer to the attached Arborist Report and Tree Protection Plan prepared by Walter Knapp
and Morgan Holen for findings relating to the required Tree Plan.
18.790.050 Permit Applicability
A. Removal permit required. Tree removal permits shall be required only for the removal of
any tree which is located on or in a sensitive land area as detined by Chapter 18.775. The
permit for removal of a tree shall be processed as a Type I procedure, as governed by
Section 18.390.030, using the following approval criteria:
Applicant's Resnonse:
The site does not contain ay "sensitive land area" as defined by Chapter 18.775. Therefore, tree
removal permits shall not be required for this project.
Chapter 18.795 Visual Clearance Areas
18.795.020 Applicability of Provisions
A. When provisions apply. The provisions of this chapter shall apply to all development
including the construction of new structures, the remodeling of existing structures and to
a change of use which increases the on-site parking or loading requirements or which
changes the access requirements.
Applicant's Response:
The standards of this section apply to this proposed partition.
18.795.030 Visual Clearance Requirements
Treehill Partition 22
' � Written Findings 3/6/2007
A. At corners. Except within the CBD zoning district a visual clearance area shall be
maintained on the corners of all property adjacent to the intersection of two streets, a
street and a railroad, or a driveway providing access to a public or private street.
Applicant's Response:
All future homeowners shall maintain visual clearance areas, as applicable, for the proposed
driveways, in accordance with Section 18.795.030 (Visual Clearance Requirements) and Section
18.795.040 (Computations).
Chauter 18.810 Street& Utilitv Improvement Standards
18.810.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved
access to a public street.
Annlicant's Response:
The site has frontage on and is provided access from SW Treehill CouR and SW 119`h Place, and
approved access to SW Walnut Street (a public street).
All three lots will be provided direct access from a proposed shared driveway, Tract "A." Tract
"A" shall gain access from SW Treehill Court, which was created as a part of the Redwood Vista
Subdivision (SUB-97-0005), approved in February 1998. According to City of Tigard Planning
Commission Final Order No. 97-07-PC, SW Treehill Court, or Tract "B" of the Redwood Vista
Subdivision, "is adequately designed to accommodate up to eight lots" upon the redevelopment
of the subject site (Tax Lot 2300). Currently, SW Treehill Court provides access to six (6) lots,
including the subject site. With the approval of the requested 3-parcel partition, SW Treehill
Court will provide access to a total of eight (8) lots. Copies of the Redwood Vista plat and Final
Order No. 97-07-PC are included in this submittal package.
2. No development shall occur unless streets within the development meet the
standards of this chapter.
Applicant's Response:
The site maintains frontage on SW 119`h Place and SW Treehill Court are approved private
streets, constructed to City standards. Treehill Court is 28-feet wide with 20-feet of paving. The
proposed shared driveway, Tract "A", meets the standards of Chapter 18.810.
3. No development shall occur unless the streets adjacent to the development meet
the standards of this chapter, provided, however, that a development may be
approved if the adjacent street does not meet the standards but half-street
Treehill Partition 23
' ' Written Findings 3/6/2007
improvements meeting the standards of this title are constructed adjacent to the
development.
Applicant's Response:
The site maintains frontage on SW 119`" Place and SW Treehill Court are approved private
streets, constructed to City standards. Treehill Court is 28-feet wide with 20-feet of paving. The
proposed shared driveway, Tract "A", meets the standards of Chapter 18.810.
4. Any new street or additional street width planned, as a portion of an existing
street shall meet the standards of this chapter;
Applicant's Response:
The site maintains frontage on SW 119`h Place and SW Treehill Court are approved private
streets, constructed to City standards. Treehill Court is 28-feet wide with 20-feet of paving. The
proposed shared driveway, Tract "A", meets the standards of Chapter 18.810. Additional width
is not proposed or required for SW Treehill Court or SW 119`" Place.
7. The approval authority may approve adjustments to the standards of this chapter if
compliance with the standards would result in an adverse impact on natural
features such as wetlands, steep slopes, or existing mature trees. The approval
authority may also approve adjustments to the standards of this chapter if
compliance with the standards would have a substantial adverse impact on
existing development or would preclude development on the property where the
development is proposed. In approving an adjustment to the standards, the
approval authority shall balance the benefit of the adjustment with the impact on
the public interest represented by the standards. In evaluating the impact on the
public interest, the approval authority shall consider the criteria listed in Section
18.810.030 E.1. An adjustment to the standards may not be granted if the
adjustment would risk public safety.
Applicant's Response:
Adjustments to the standards of Chapter 18.810 are not requested.
B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created
through the approval of a final subdivision plat or major partition; however, the Council
may approve the creation of a street by acceptance of a deed, provided that such street is
deemed essential by the Council for the purpose of general traffic circulation:
Applicant's Response:
Shared driveway Tract "A" shall be created through the approval of the final partition plat. This
private access drive should not be considered a"right-of-way."
Treehill Partition 24
' � Written Findings 3/6/2007
C. Creation of access easements. The approval authority may approve an access easement
established by deed without full compliance with tliis title provided such an easement is
the only reasonable method by which a lot large enough to develop can be created:
Applicant's Response:
The proposed access easement/ shared driveway(Tract "A") is in full compliance with this title;
therefore, this standard is not applicable.
D. Street location, width and grade. Except as noted below, the location, width and grade of
all streets shall conform to an approved street plan and shall be considered in their
relation to existing and planned streets, to topographic conditions, to public convenience
and safety, and in their appropriate relation to the proposed use of the land to be served
by such streets:
Applicant's Resnonse:
All proposed lots will gain access from a shared private driveway, Tract "A". New streets are
not proposed with this project; therefore, this standard does not apply.
E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved
street plan, or as needed to continue an existing improved street, street right-of-way and
roadway widths shall not be less than the minimum width described below. Where a
range is indicated, the width shall be determined by the decision-making authority based
upon anticipated average daily traffic (ADT) on the new street segment. (The City
Council may adopt by resolution, design standards for street construction and other
public improvements. The design standards will provide guidance for determining
improvement requirements within the specified ranges.) These are presented in Table
18.810.1.
Apnlicant's Resnonse:
New streets are not proposed with this project. The proposed shared driveway is subject to
private street standards. Please see the applicant's response to Chapter 18.705 (Access/Egress/
Circulation).
F. Future street plan and extension of streets.
1. A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a
subdivision or partition. The plan shall show the pattern of existing and
proposed future streets from the boundaries of the proposed land
division and shall include other parcels within 530 feet surrounding and
adjacent to the proposed land division. At the applicant's request, the
City may prepare a future streets proposal. Costs of the City preparing a
future streets proposal shall be reimbursed for the time involved. A
Treehill Partition 25
' � Written Findings 3/6/2007
street proposal may be modified when subsequent subdivision proposals
are submitted.
b. Identify existing or proposed bus routes, pullouts or other transit
facilities, bicycle routes and pedestrian facilities on or within 530 feet of
the site.
Applicant's Response:
An Offsite Circulation Plan is included in the submittal package, illustrating that there are no
opportunities for future streets or street extensions due to pre-existing development and street
alignment.
G. Street spacing and access management. Refer to 18.705.030.H.
H. 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 l, 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.
Applicant's Response:
There are no opportunities for street connections due to pre-existing surrounding development
patterns. Please refer to the Offsite Circulation Plan for conclusive evidence.
2. 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 considered precluded when it is not possible to redesign or
reconfigure the street pattern to provide required extensions. Land is considered
topographically constrained if the slope is greater than 15% for a distance of 250
feet or more. In the case of environmental or topographical constraints, the mere
presence of a constraint is not sufficient to show that a street connection is not
possible. The applicant must show why the constraint precludes some reasonable
street connection.
Applicant's Response:
The site does not abut any neighborhood routes and/or collector streets. Therefore, this standard
is not applicable.
Treehill Partition 26
' � Written Findings 3/6/2007
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.
Applicant's Response:
There are no proposed street and/or street extensions with this project. All proposed lots will
gain access from a new shared driveway, Tract"A". Therefore, this standard does not apply.
4. All developments should provide an internal network of connecting streets that
provide short, direct travel routes and minimize travel distances within the
development.
Aaplicant's Resaonse:
The relatively small size of the proposed development (0.82 acres and 3 parcels) and topography,
together with the existing surrounding development patterns, ppreclude the development of an
internal network of connecting streets. All proposed lots will gain access from a new shared
driveway, Tract"A". Therefore, this standard does not apply.
I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right
angle as practicable, except where topography requires a lesser angle, but in no case shall
the angle be less than 75o unless there is special intersection design, and:
AppGcant's Response:
Although new streets are not proposed with this development, the shared driveway, Tract "A"
has been designed to intersect with SW Treehill Court at a 90-degree angle as practicable.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are
of less than standard width, additional rights-of-way shall be provided at the time of
subdivision or development.
Applicant's Resnonse:
The site does not abut any existing rights-of-way; therefore, this standard is not applicable.
K. Partial street improvements. Partial street improvements resulting in a pavement width of
less than 20 feet; while generally not acceptable, may be approved where essential to
reasonable development when in conformity with the other requirements of these
regulations, and when it will be practical to require the improvement of the other half
when the adjoining property developed.
Applicant's Resnonse:
Treehill Partition 27
` � Written Findings 3/6/2007
Street improvements, partial or whole, are not proposed. Therefore, this standard is not
applicable.
L. Cul-de-sacs.
Applicant's Response:
Cul-de-sacs are not proposed; therefore, this standard is not applicable.
M. Street names.
Applicant's Response:
New streets are not proposed; therefore, this standard is not applicable.
N. Grades and curves.
1. Grades shall not exceed ten percent on aRerials, 12%on collector streets, or 12%
on any other street (except that local or residential access streets may have
segments with grades up to 15% for distances of no greater than 250 feet), and
Applicant's Response:
The grade of the proposed shared driveway does not exceed 15%. Please see the Grading Plan
for conclusive evidence.
2. Centerline radii of curves shall be as determined by the City Engineer.
Applicant's Response:
The proposed shared driveway does not contain any curves; therefore, this standard is not
applicable.
O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair,
bicycle ramps and driveway approaches shall be constructed in accordance with
standards specified in this chapter and Section 15.04.080; and:
1. Concrete curbs and driveway approaches are required; except
2. Where no sidewalk is planned, an asphalt approach may be constructed with City
Engineer approval; and
Applicant's Response:
Treehill Partition 28
` � Written Findings 3/6/2007
Concrete curbs and/or driveway approaches are not required with this project because sidewalks
are not proposed. The shared driveway, Tract"A", shall contain a 20-foot-wide paved (concrete)
surface.
3. Asphalt and concrete driveway approaches to the property line shall be built to
City configuration standards.
Applicant's Response:
The shared driveway, Tract "A" and future driveways, constructed to and onto the individual
lots, will be constructed to City configuration standards.
P. Streets adjacent to railroad right-of-way.
Applicant's Resuonse:
The site or proposed shared driveway is not adjacent to a railroad right-of-way; therefore, this
standard does not apply.
Q. Access to arterials and collectors. Where a development abuts or is traversed by an
existing or proposed arterial or collector street, the development design shall provide
adequate protection for residential properties and shall separate residential access and
through traffic, or if separation is not feasible, the design shall minimize the traffic
conflicts. The design shall include any of the following:
Applicant's Response:
The site does not abut or traverse an existing or proposed arterial or collector street. Therefore,
this standard does not apply.
R. Alleys, public or private.
Applicant's Response:
Alleys are not proposed with this project; therefore, this standard is not applicable.
S. Survey monuments. Upon completion of a street improvement and prior to acceptance by
the City, it shall be the responsibility of the developer's registered professional land
surveyor to provide certification to the City that all boundary and interior monuments
shall be reestablished and protected.
Applicant's Response:
Street improvements are not proposed; therefore, this standard does not apply.
T. Private streets.
Treehill Partition 29
' ' Written Findings 3/6/2007
1. Design standards for private streets shall be established by the City Engineer; and
Applicant's Response:
The proposed private, shared driveway conforms to all established City Engineering standards
for private streets, and will be reviewed and approved by the City Engineer prior to construction.
The proposed 26-foot wide driveway will have 20-feet of pavement with 3-inches of asphalt
pavement over 2-inches of leveling course, over 8-inches of base rock, as shown on the
development plan.
2. The City shall require legal assurances for the continued maintenance of private
streets, such as a recorded maintenance agreement.
Applicant's Resuonse:
Legal assurances for the continued maintenance of the private, shared driveway, will be provided
in the form of a recorded maintenance agreement prior to tinal plat approval.
3. Private streets serving more than six dwelling units are permitted only within
planned developments, mobile home parks,and multi-family residential
developments.
Applicant's Resnonse:
The proposed private, shared driveway will serve fewer than six dwellings; therefore, this
standard does not apply. Please refer to the background findings for a thorough discussion of the
history of Treehill Court.
U. Railroad crossings. Where an adjacent development results in a need to install or improve
a railroad crossing, the cost for such improvements may be a condition of development
approval, or another equitable means of cost distribution shall be determined by the
public works Director and approved by the Commission.
Applicant's Response:
The subject site is not in the vicinity of a railroad line or crossing; therefore, this standard will
not be applicable to the project.
V. Street signs. The City shall install all street signs, relative to traffic control and street
names, as specified by the City Engineer for any development. The cost of signs shall be
the responsibility of the developer.
Applicant's Response:
Treehill Partition 30
' ` Written Findings 3/6/2007
The applicant will pay for the installation of signs by the City, as applicable, as approved and
specified by the City Engineer.
W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with
each joint mailbox serving at least two dwelling units.
1. Joint mailbox structures shall be placed adjacent to roadway curbs;
2. Proposed locations of joint mailboxes shall be designated on a copy of the
preliminary plat or development plan, and shall be approved by the City
Engineer/US Post Office prior to final plan approval; and
3. Plans for the joint mailbox structures to be used shall be submitted for approval
by the City F.ngineer/US Post Office prior to final approval.
Applicant's Response:
Mailboxes, complying with the standards of Section 18.810.030.W will be shown on the final
construction plans.
X. Traffic signals. The location of traffic signals shall be noted on approved street plans.
Where a proposed street intersection will result in an immediate need for a traffic signal,
a signal meeting approved specifications shall be installed. The cost shall be included as a
condition of development.
Applicant's Response:
New traffic signals are not required or proposed as a part of this project.
Y. Street light standards. Street lights shall be installed in accordance with regulations
adopted by the City's direction.
Applicant's Response:
Street lights are not required or proposed as a part of this project.
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop
signs and other signs may be required.
Applicant's Response:
If required, a street name sign and / or stop sign will be installed at the intersection of the private
street SW Treehill Court and the private shared driveway Tract "A".
Treehill Partition 31
' ` Written Findings 3/6/2007
AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed
on all new constructed public roadways prior to final City acceptance of the roadway and
within one year of the conditional acceptance of the roadway unless otherwise approved
by the City Engineer. The final lift shall also be placed no later than when 90% of the
structures in the new development are completed or three years from the commencement
of initial construction of the development, whichever is less.
Applicant's Response:
This standard applies to new construction of public roadways and is therefore not applicable to
this application.
AB. Traffic Calming.
Applicant's Response:
The applicant does not anticipate that this proposal for a three-parcel partition will necessitate
traffic calming measures.
AC. Traffic study.
Applicant's Response:
It is not anticipated that this proposal for a three-partition will necessitate a Traffic Study.
18.810.040 Blocks
A. Block design. The length, width and shape of blocks shall be designed with due regard to
providing adequate building sites for the use contemplated, consideration of needs for
convenient access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
Applicant's Response:
Existing surrounding development patterns preclude the logical creation of a through street in
this location. Therefore, new blocks are not proposed to be created through this development,
and this standard is therefore not applicable to the proposal.
B. Sizes.
l. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured
along the centerline of the streets except:
a. Where street location is precluded by natural topography, wetlands or
other bodies of water, or pre-existing development; or
Treehill Partition 32
' Written Findings 3/6/2007
b. For blocks adjacent to arterial streets, limited access highways,
collectors or railroads.
c. For non-residential blocks in which internal public circulation provides
equivalent access.
Applicant's Response:
Existing surrounding development patterns preclude the logical creation of a through street in
this location. Therefore, new blocks are not proposed to be created through this development,
and this standard is therefore not applicable to the proposal.
2. Bicycle and pedestrian connections on public easements or right-of-ways shall be
provided when full street connection is exempted by B.1 above. 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.
Applicant's Response:
The project does not include any public easements and/or rights-of-ways and is therefore exempt
from this standard.
18.810.050 Easements
A. Easements. Easements for sewers, drainage, water mains, electric lines or other public
utilities shall be either dedicated or provided for in the deed restrictions, and where a
development traversed by a watercourse, or drainageway, there shall be provided a storm
water easement or drainage right-of-way conforming substantially with the lines of the
watercourse.
Applicant's Resaonse:
Easements have been provided for necessary services and utilities. The site is not traversed by
any waterway. Please see the Composite Utility Plan for further information.
B. Utility easements. A property owner proposing a development shall make arrangements
with the City, the applicable district and each utility franchise for the provision and
dedication of utility easements necessary to provide full services to the development. The
City's standard width for public main line utility easements shall be 15 feet unless
otherwise specified by the utility company, applicable district, or City Engineer.
Applicant's Resuonse:
Easements have been provided for necessary services and utilities. The site is not traversed by
any waterway. Please see the Composite Utility Plan for further information.
Treehill Partition 33
' � Written Findings 3/6/2007
18.810.060 Lots
A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location
of the development and for the type of use contemplated, and:
Apulicant's Response:
The proposed lots have been designed as appropriate for the location and use (single-family
detached residential).
1. No lot shall contain part of an existing or proposed public right-of-way within its
dimensions;
Applicant's Response:
None of the proposed lots contains any part of an existing or proposed public right-of-way.
2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the
parcel is less than 1-1/2 times the minimum lot size of the applicable zoning
district;
Applicant's Resnonse:
The average width of the proposed lots is 64 feet. While Lots 1 and 3 exceed 160 feet in depth,
Lot 3 is less than 1.5 times the minimum lot size of the R-4.5 zone (7,500 square foot minimum
x 1.5 +11,250). While Lot 1 exceeds this standard, the existing shape of the parent parcel
precludes shorter or wider lots.
B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a
width of at least 25 feet unless the lot is created through a minor land partition in which
case Subsection 18.162.050 (C) applies, or unless the lot is for an attached single-family
dwelling unit, in which case the lot frontage shall be at least 15 feet.
Applicant's Response:
All proposed lots will be created through a minor land partition and will have at least 15 feet of
frontage on a private street. Please see the preliminary plans for supporting evidence.
C. Through lots. Through lots shall be avoided except where they are essential to provide
separation of residential development from major traffic arterials or to overcome specific
disadvantages of topography and orientation, and:
Applicant's Response:
Through lots are not proposed.
Treehill Partition 34
" � Written Findings 3/6/2007
D. Lot sidelines. The sidelines of lots, as far as practicable, shall be at right angles to the
street upon which the lots front.
A�plicant's Response:
To the extent practicable, lot sidelines have been designed to be at right angles to fronting streets.
E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely
to be re-divided, the Commission may require that the lots be of such size and shape, and
be so divided into building sites, and contain such site restrictions as will provide for the
extension and opening of streets at intervals which will permit a subsequent division of
any tract into lots or parcels of smaller size. The land division shall be denied if the
proposed large development lot does not provide for the future division of the lots and
future extension of public facilities.
Applicant's Response:
The proposal fully develops the site and does not create large lots that could be re-divided in the
future.
18.810.070 Sidewalks
A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City
standards along at least one side of the street. All other streets shall have sidewalks
meeting City standards along both sides of the street. A development may be approved if
an adjoining street has sidewalks on the side adjoining the development, even if no
sidewalk exists on the other sidc of the street.
Apnlicant's Response:
Because Tract "A" is a private driveway servicing three parcels created by a Minor Land
Parition, sidewalks are not required or proposed.
B. Requirement of developers.
1. As part of any development proposal, or change in use resulting in an additional
1,000 vehicle trips or more per day, an applicant shall be required to identify
direct, safe (1.25 x the straight line distance) pedestrian routes within 1/2 mile of
their site to all transit facilities and Neighborhood Activity Centers (schools,
parks, libraries, etc.). In addition, the developer may be required to participate in
the removal of any gaps in the pedestrian system off-site if justified by the
development.
Applicant's Resnonse:
Treehill Partition 35
' � Written Findings 3/6/2007
The three-parcel partition will result in significantly fewer than 1,000 additional vehicle trips per
day; therefore, this standard is not applicable.
2. If there is an existing sidewalk, on the same side of the street as the develop►nent,
within 300 feet of a development site in either direction, the sidewalk shall be
extended from the site to meet the existing sidewalk, subject to rough
proportionality (even if the sidewalk does not serve a neighborhood activity
center).
Applicant's Resaonse:
There are no existing sidewalks on the same side of the street as the proposed development,
within 300 feet of the proposed development; therefore, sidewalks are not required or proposed.
C. Planter strip requirements. A planter strip separation of at least five feet between the curb
and the sidewalk shall be required in the design of streets, except where the following
conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on
predominant portions of the street; it would conflict with the utilities, there are significant
natural features (large trees, water features, etc) that would be destroyed if the sidewalk
were located as required, or where there are existing structures in close proximity to the
street (15 feet or less). Additional consideration for exempting the planter strip
requirement may be given on a case-by-case basis if a property abuts more than one street
frontage.
Applicant's Response:
Sidewalks are not proposed to be constructed as a part of this project; therefore, planter strips are
not required with this development.
E. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing
obligation of the adjacent property owner.
Applicant's Response:
The owner of Lot 1 shall be responsible for continued maintenance of the curb on SW Treehill
Court along the lot's frontage; no other curbs, sidewalks or planter strips abut or are proposed
with the project.
F. Application for permit and inspection. If the construction of a sidewalk is not included in
a performance bond of an approved subdivision or the performance bond has lapsed, then
every person, firm or corporation desiring to construct sidewalks as provided by this
chapter, shall, before entering upon the work or improvement, apply for a street opening
permit to the Engineering department to so build or construct:
Applicant's Response:
Treehill Partition 36
' ` Written Findings 3/6/2007
Sidewalks are not proposed with the project; therefore, this standard does not apply.
18.810.090 Sanitary Sewers
A. Sewers required. Sanitary sewers shall be installed to serve each new development and to
connect developments to existing mains in accordance with the provisions set forth in
Design and Construction Standards for Sanitary and Surface Water Management (as
adopted by the Unified Sewerage Agency in 1996 and including any future revisions or
amendments) and the adopted policies of the comprehensive plan.
Applicant's Resaonse:
The proposed lots will be serviced with sanitary sewer by extending the existing public 8" sewer
main currently terminating in the southwest corner of lot 14 of the Redwood Vista subdivision.
A sanitary sewer easement will be provided on the north and west sides of lot 1, the west side of
lot 2 and over tract "A" as indicated on the preliminary plans.
B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and
proposed systems prior to issuance of development permits involving sewer service.
Applicant's Response:
A sanitary sewer systems plan is included in the plan submittal for review and shall be approved
by the City Engineer prior to the issuance of development permits.
C. Over-sizing. Proposed sewer systems shall include consideration of additional
development within the area as projected by the Comprehensive Plan.
Applicant's Response:
Because this project does not abut any uphill properties that are not already served by sanitary
sewer, oversizing should not be required.
18.810.100 Storm Drainage
Applicant's Response:
The proposed parcels and Tract "A" will be serviced with storm drainage by extending the
existing private 12" storm main currently terminating in the south-west corner of lot 14 of the
Redwood Vista subdivision. A private storm sewer easement will be provided on the north and
west sides of lot 1, the west side of lot 2 and over tract "A" as indicated on the preliminary plans.
The proposed lots will be provided with laterals for connection of roof drains. A catch basin will
be installed at the low point of the private drive for collection of runoff from the pavement area.
All surface water shall drain to the existing water quality swale constructed as part of the
Redwood Vista Subdivision. Therefore, on-site water quality mitigation measures should not be
Treehill Partition 37
" Written Findings 3/6/2007
required. Similar to the Redwood Vista site, no downstream restriction exists that would warrant
on-site detention. Therefore, on-site detention should likewise be unnecessary for this project.
A. General provisions. The Director and City Engineer shall issue a development permit
only where adequate provisions for storm water and flood water runoff have been made,
and:
1. The storm water drainage system shall be separate and independent of any
sanitary sewerage system;
Anplicant's Resqonse:
The proposed storm water drainage system is separate and independent of the proposed sanitary
sewer system; please see the Composite Utility Plan for additional information.
2. Where possible, inlets shall be provided so surface water is not carried across any
intersection or allowed to flood any street; and
Applicant's Response:
Storm water inlets have been provided as required; please see the Composite Utility Plan for
additional information.
3. Surface water drainage patterns shall be shown on every development proposal
plan.
AppGcant's Response:
Surface water drainage patterns have been shown on the included plans as necessary.
B. Easements. Where a development is traversed by a watercourse, drainage way, channel or
stream, there shall be provided a storm water easement or drainage right-of-way
conforming substantially with the lines of such watercourse and such further width as
will be adequate for conveyance and maintenance.
Applicant's Resuonse:
The development is not traversed by a watercourse, drainage way, channel or stream; therefore,
this standard does not apply.
C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large
enough to accommodate potential runoff from its entire upstream drainage area, whether
inside or outside the development, and:
I. 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
, � Treehill Partition 38
� Written Findings 3/6/2007
Management (as adopted by the Unified Sewerage Agency in 1996 and including
any future revisions or amendments).
Applicant's Response:
Please refer to the attached Impact Study for relevant findings.
D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the
additional runoff resulting from the development will overload an existing drainage
facility, the Director and Engineer shall withhold approval of the development until
provisions have been made for improvement of the potential condition or until provisions
have been made for storage of additional runoff caused by the development in accordance
with the Design and Construction Standards for Sanitary and Surface Water Management
(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions
or amendments).
Applicant's Resnonse:
Please refer to the attached Impact Study for relevant findings.
18.810.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
l. As a standard, bike lanes shall be required along all Arterial and Collector routes
and where identified on the City's adopted bicycle plan in the Transportation
System Plan (TSP).
Applicant's Resnonse:
Bicycle lanes are not required or proposed along the site's frontage on SW Treehill Court, which
is designated as a private local street not identified on the City's bicycle plan.
18.810.120 Utilities
A. Underground utilities. All utility lines including, but not limited to those required for
electric, communication, lighting and cable television services and related facilities shall
be placed underground, except for surface mounted transformers, surface mounted
connection boxes and meter cabinets which may be placed above ground, temporary
utility service facilities during construction, high capacity electric lines operating at
50,000 volts or above, and:
1. The developer shall make all necessary arrangements with the serving utility to
provide the underground services;
2. The City reserves the right to approve location of all surface mounted facilities;
A # , � Treehill Partition 39
Written Findings 3/6/2007
3. All underground utilities, including sanitary sewers and storm drains installed in
streets by the developer, shall be constructed prior to the surfacing of the streets;
and
4. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
Applicant's Response:
To the extent possible, new utility distribution facilities shall be placed underground. The
location, design and installation of new utilities shall be coordinated with the applicable service
provider and carried out with minimum feasible site disturbance, and constructed in accordance
to Section 18.810.120.
B. Information on development plans. The applicant for a development shall show on the
development plan or in the explanatory information, easements for all underground utility
facilities, and:
1. Plans showing the location of all underground facilities as described herein shall
be submitted to the City Engineer for review and approval; and
2. Care shall be taken in all cases to ensure that above ground equipment does not
obstruct vision clearance areas for vehicular traffic.
Applicant's Response:
Utility easements and underground facilities locations are shown on the attached preliminary
plans. Any necessary aboveground equipment shall be designed to avoid obstruction of vision
clearance areas for vehicular traffic.
CONCLUSION:
The required findings have been made for all of the applicable Plan requirements and Code
Sections. Therefore, the applicant respectfully requests preliminary partition plat approval for
the proposed development.
r e s
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BTATE OF OAE30N t �
County of Wa�hlnoton l
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Doc : 99002462.2
Rect: 223709 41.00
01/09/1999 02:46:OOpm
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/ After recording retwn to:
�.J Fo�D Conahuction
� PO Box 1577
� Hoaverton�OR 97075
� REDWOOD HISTA PLANNED DEVELOPMENT
1'RIVATE ROADWAYS,STORM D1tAINAGE,AND WATER QUAW'd'Y
4�X FACIL.ITY MAINTENANCE AGREEMENT
AS RECORDED IN PLAT BOOK ZZZ .PA(3ES 1,2 & 3 �PLAT RECORDS
FOR WASHIMOTON COUNTY
WHEREAS, Four D Construction desires to dedicate private roadways,showa
on Ihc piat es tracts A,B,C,D,E,storm dreinage,auid weter quality facility within
Rodwood Viata plenaed development for the beneSi ot'Lots 1•14 of Redwood Visia.
WHEREA9, Lots 1 tluough 14 in the Itedwood Vista plenned development abut
and ere benoSted by the private roadways and water quality facility known es Tracts A.B,
C,D,E in the Cow►ty of Waehington,State of Oregon;and
WHEREAS, Tracts A,B,C,D,E aro owned by Lots 1 through 14 in the
Redwood Vista plenned development and share a one-fourteenth undivided interest in
Trects A,B,C,D,B;and
WI�REAS, The privata roadways are not a part of the Washington County or
City of Tigard Road System;and
WHEREAS, The owners of Lots 1 through 14 in tha Redwood Vista plenned
development will�c desirous of providing for the proper maintenance of the private
roadways and water quality faciliry;hereinafter refemd to as"Private Roadways,storm
dreinage syatem,and WQF"and to delegate authority of maintenauce.
NOW,THEREFORE,it is hereby agreed:
(I) By acceptance of the deed to pmpercy within said Redwood Vista planned
development,whether or not it shall be so expressed in such deed or other conveyance,
the grantee shall become a party to this Agreement. Such graatees are hereinafter referred
to as"affected ow,�ers". The coasideration for this Agreement is the mutua)promises of
the owners to share in the cost of maintenanc;e of said Private Roadways,starm drainage
system,and WQ�.
(2) The affected owners in Redwood Vista pianr►ed development shall meet on the
first of Juiy of each year to eleci a i.hair�r�u,i aji��e�iew iha candit;on of she°riv»�e
Roadways,storcn drainage system,and WQF and discuss any maintenance needs and
costs.
Redwood Vista Road Maintenance Agreement
Pego 1 of4 �
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(3) The at�'ectod owners shall be enUtled to onc vote per lot in decisione regsrding the
meintec�anco of tho Prlvete Roadways,storm draipage system,and WQF,the olection of e
Cheirperson,or changes to tlus AgreomcM;axccpt,however,in the case of e tie vMe.the
oxisting Chairporson shatl be eAdticd to two votea.
(4) At the meeting held eech yeer,the at�'ectcd owners shell eixt a Cheirperaon to
represent the af�'ect�d owners in a!1 rnatters regazding maintenance of the Private
Roadways,and atorm dreinage system,and WQF for the coming year. 1'}ie privete
Roadways and WQ�shall be maintained to a standacd appropriate for ap-westher paved
roads.
(S) The qaantity and quality far the work to be perforrued on the Private Roadways,
siorm drainega system,aad WQF ereas shall be detesmined by a majority vote of the
a�'acted ownars in accordance with Paragraph(3)above.
(6) The costs for rond ropairs shell be xpportioned equally among the affectsd ownars
on a per lot basis regardless of frontage,location,or improvements. If an individual
ovmer shall causc the Private Roadways,storm draipage systcm,or WQF to be demeged,
that owner shall be solely responsible for the entire cost of ropeidng the road to the
satisfaction of the othar owners within thirty calender days of the damage.
(7} An undivided one-fourteent6 interest in said Tracts A,B,C,D,E aze hereby
atteched to each of the fourteen Lots 1 through 14 in Redwood Vista and title to esch
undivided one-fourteenth shall pess with each uansfer of each lot.
(S) No vehicle or other pariciag shall be allowed ip"No Parking"zones as posted on
the Private Roadways and access to WQF. AU owners shail keep a!1 of the Private
Roadways and WQF accesa&ee end clear for velucle a�id emergency vehicle access.
(9) Enforcement of the Agreement shall be by pracecdings at law or in eyuity against
any person or persons violadng or attempting to vioIate the Private Roadways,sWrm
drainage system,and WQF Agreement,either to restrain violation or to recover dameges.
1n case suit or acdon or request for arbitration is instituted,the pzevailing party shall be
enGtled to all costs aad expenses,including reasoaable attorney fees,at trial and upon
aPP�• '�Chairperson,at his or her dixretion,mey 6Ie a statemem of claim with an
arbitra6on servioe. In tlus event,the decision�f the arbitrator shall be bindiag upon the
parties and the fee for the arbitretor shall bc bome equally by the parties unless the
arbivawr determines that d►e fee should be bome unequally and allocatcs the fee. In the
eveat of a vio)ation ar ett�u�pt�viutaiion of'iius Agreement,the Chairperson shall also
be entitled to reoover all costs end expenses,incl�diag reasonable auomey fees tiut shall
azise&om enforcing mry provision of this Agreemcnt ev�though no suit or action or
nquest for arbitration is uisti'tuted.
Redwood V ista Road MsiiRerw�ce Agreemem �
Page 2 of 4
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� (10) The owners of the fourteen lota shall shere equelEy on a per!ot basis ir�the
liability of tho Private Roadways,storm drainege system,and WQF areas. Eac;h owner
shall obtain homeowner's liability insurance wttich includes all risks ari9ing directly or
indirecdy out of the public use of the Private Rosdways,storm dreinage system,and
WQF areas at a level deurnuned by e majority vote of the at�'ected owners. The owners
mey,by tliair mejority vote,csrry a single insurence poGcy which covers all of them
against liability out of public use of the Private Roadways,storm druinage system,and
WQF areas,sharing the cost equally among them,'rf such inaurance ia evailable and
desirable.
(11) The Chairperson shell be empowered to bormw monies where necessary to
complete road maintenance and to pay interest at a reasoneble rate for such sums av ara
borrowed.
(22) Within twenty days after tlie exprnditure of such sums,the Chai�person shall send
a written notice to each affected owner setting forth their share of the bill. The aniount
billed shell be due and payable within thirty days thereafter,end if not so paid the
Chnitperson may prepare a notice entitled"Lien Notice"setting forth the legal description
of the pmperty for which an assessment has not ban paid,name of owners or reputed
owners,the date of the assessment,and the amount thereo.f. Said Lien Notice,over the
Chairperson's signsture,shall then be recorded in the lien notices in Washington County
and shall constitvte a Iien on the described premiscs for a pedod of one yrar. The
Chairperson shall malce charges for interest on any amounts unpaid under this agreement
at the rate of 20%per annum(to be pro•rated to tite date paid)or at the maximum rate
petmitted under any epplicable law for past-due obligations,whichever i�less.
(13) During the period of the yeaz tite Chaitperson may,after having given ten days
wriuen notice,institute proceedings to foceclose the lien as provided under ORS 87.060
in the State of Oregon Said foreclosure shall provide for the costs of filing thc lien,
attorney's fees and such legal fees as is necessary for the prosecution of the cause. Duriag
the one year period the af�ected owners may,over the signature of the Chairperson,sue
for the assessment withoot foreclosure and in such suit shall be entitled to costs and
reasonable attorney's fees.
(14) Invaiidation of any provisions of this Agreement by judgment or court order shall
in no way effect any of the other provisions of this Agreement,which shail remain in fu11
force and effect.
(15) In the event those lands as described in deed document no 97-095264(Deed Hook
1150,paoc:9531 tngPthPr with rir,�LmPrit*.1L�Q$-1?�7SC�,98-13??57,(L�eed book 212°,
page 41�or Dced book 356,page 646)is subdivided and developed,access shall be
grunted from Tracts B and D. A11 future owners of any and all lots created on above
described propertiv�s shall be obligated and bo�utd to the terms and conditions of this
Conditions,Covenants and Restrictions end Privaie Road Meintenance Agreement and
the CC&R's for Redwood Vista,
Redwood Vista Road Maintenenca Agroement
Pego 3 of 4
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THIS A(3REEMENT ehall bo dcemed a Covenant running with the land and ie
biading upon the uwaere of Lots 1 tlu+ouah 14 in the l�aiwood Vista pLmnod
developmeat.their heire,aucceesoce,and eseiyns.
M WI'INESS WHEREOF,the owner or owners of dl of the abova doscribed lots
si�ned thie Agreement on the dato aad yeer set forth below.
�/ . Uate:��-- �y'9
Four Cons on 2+�c.. ' '—
by 17novld].DeHorppDrt
�
STATE OF QgE O i
Couaty of WASHMGTON f�.
This iustiument was acknowiedged before me on fhis 4TH dey of JAAIUARY, 1999,by David
J.DeHarpport as Prcsident of Four D Cosstn�ctiou Co.,an Oregon cor�oration.
` �. i
��' Wotary Pubfic for Oregon
���� My commission expires 10-08-99
MY ODhM11N10N D{r+iRii OCT.�,1iiY
Radwood Viata Rord 1�NNntonanca pg�tement �
P�e 4 of4
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� BTAtE OR Of1EEdON � �
Cowily of W�shlnqton
I,Jerry n�� r o1 A�st-
ment and n yi to County
Gerk for 11q rtlty that
tAa wll �ir p1. cdved
end re rtls . of �ald
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Doa : 99002463.1
Rec�: 223704 51.00
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PO Box 157'i
y 8esvartoa,OA 97073
'�/1 CONDITION3,COVENANTS AND RESTI2ICTIONS
REDWOOD VISTA HOME OWNERS ASSOCIATION
AS &ECORDED IN PI,AT HOOK 122 ,PAG� 1.283 ,WASHINGTUN COUNYTY pLAT BECORDS
DEC T[ON
The Aenocitllon e6�ll 6�ve the power�and obligrulons xt forth iu ffiia Dec(arstion�nd dwll we wch
powen and obllgetlw�e for the beneftt of�ll the rnmere.
ARTICLE ls ORGANIZAT[ON OF A85iOC[ATION
OrQwls�tioa Tha Aesocution elull be a noaproflt carporati�under the Oeneral Nonprofit Corporetion
Lawa of the Slate of Orogon. The Articles of Incotporsdon oFlhe Assocfatiw��ha��provide for fb
pe�pepul e�d�tence,but in the event the Aeaociellon fa u rny time diesolved,whether inrdvaitan0y or
dolita�:tety,it ahall�iuPuuirtlwlly 6o wccaeded by�n unincarporeted sasociation of the aame n�ma To We
graten extant pcwible,eny eucoeewr unincorporeted nanprotit uaociulon edall be govemed by the
Articka of Incorporatioa end Bylawe of gnverning documeMS of the unincorporated sssociu;on, The
uaincorporated auociatia►�lull not be diuolved wlthout the prtor coneeat of the counry.
Member�hlp Every owner of one of more uaits in Redwood Viate aheU,Lmuediately upon creallon of tho
Associadon�nd thercsfter d�uing tho eatire period of euch ownaship,be o momber of the Aawciation.
Such membership ehall commance,wcist and continue simply by virtue of such ownership,ahall expire
auWmaticapy upon tamiinntlon ofsuch ovmeraiilp,and need not be confirmed or evidenced by any
certiRcate w acceptance of inemberahip.
VotlnQ RiQhh Each ovimer aiu�li Iatve one vote for a►ch dwelling unit or lot owned. Perteiuing ro joiM
ownaahip of ona lot joiM oxmers�II hsve a wtal of one vou for one bG
Powen o[t6e As�ocbtiop '['de As�ociation ehaTl havo etl of tlte powe�s grented by thls Decleration end by
Ihe laws o£the State of Oregon,as iimlted by thie Aecleratioa Such powers may from time to tuac be
emended,ropealed,enlargod or msMcted by amendments to tbis Decleretion,accoropanied as naessuy by
changes in the Articlea of Incorporetion or Bylaws of tho Assaiuion.
Rdpancibilities of tAe Aaoeiallon In addition to duties end obligations smted elsewLero in thiy
Declaretion,tlie Association elwll hsve the following rosponebWties:
Insurnnee For the bene6t of dx Associetion epd the owrtors,the Baard of D'uectors ahell obfain ond
mainlsin at all times,and ahall pay for out of the cownon ozpape flmds,irourancn ay provided in the
Redwood Vieq Bylaws.
Payment of Tata The AesocW ion ahall pay tocel taxos ansoc►ated with the Common Propeaty or
otherwise not directiy allocable to a�y Unit.
Ea(orcement of CovenaoU T6e Auociation shall enforce the Coven�us,
Redwood Visca CC&R's Page 1 of 7 �
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lauHm Ho�rd�Turaov�r MeeWQ Ueot�v�at�lall twve the r[�ht oo yqwlnt w intarlm bond of Wree
� dlrocton,who ehall�mve a the Bard untq repT�ed by Decl�rnnt or wrtU thetr wcce�eon hsve been
e�ecced by the Ownen�t the hvnover moetlnQ deaaibed In thle Sectlon, Docler�nt�h�ll cdl s meedn�by
�ivin��rotlae W each Owner a provlded In the bylvwo,for the purpose of twnin4 ovar�dminl�drat{ve
rapoosibltlty for Redwood V[ua W the Asioclulon not laur dpn 120 d�yn sfler the eultai of(�)I�nwry
1,1999,or(b)when pec�eru�t ha�eold and convayed�eventyflva percent(73•/r)or moro otthe!04 W
Owaars other thRn the Declarant. If beolwnt doe�not c�U the meetlna rcqulrod by IhD 9ectfon wlthin liw
�4u�pe����ny Ow+ur may call wch a meatinQ md�ive notfce u rcqulred by thb 3ecllon. At the
aunover meettng,the interGn dtrectoro�6d1 real4n a�d t6eir auccaseore ehs11 be olected by the Ownen
(including Declwnt)n provlded fn tAis Decf�ntlon and the Bylew�. At 1he tumover meeNaQ,Uectannt
ahall deo deiiver ro the Aeaxiulon tho�e ltmne�pecitied in ORS 94.616(3). After t)w tumover maatinQ,
Declwn or ita npraenMadve ehsll bo svail�ble to meet wf�h the Boerd a prov[ded wdx ORS 44.616(4),
Lirbllity Neither tha Associallon nor rny ofticer of inember o£the Oosrd ohe116e liable to my Ouraer for
sny damaQe,loss or prejudIce�:ft'ond or claimad on account ofany rct or failure W nct by the AuocltNon,
�uy of Its offiura or any member of tho Board,provfded only that tha ofl�cer ot Boatd member hw acted in
good Caith in accordance wilh his or har actnal latowladge.
Iademulty T6e Associatlon shell inda�mi�any officer or member ofthe eoud egelnst liabiiity vteing out
of or in eny way mlated w any ect or fellura to aa on behalf of the pesocietion,prov(ded only tiut the
Mticer or Boud awmber act«!or failad to act in gaod faith,in accordance wid�his or her actual
Imowlcdge.
ARTlCLE 2:PROPERTY RIGHTS IN THB COMMON AR�A51
Tifle to Common Properltes. At w�y time efter Uoclaront h�+completed the intended improvoments,
Decla:ant may tranafer ownenhip of the Common Properties W the Association. AU privato sereeta(Tracp
A,B,C,D)shall be eqoally owned end maintained by owners of tots 1•!4 per Private Roadway
Mdntenance Agroement. Further,the A9societion shalt succeed to Declarant'a dgtin and powors to enforce
tha prov6ioav of this aeclar+atia�of Rwtrictions. However,Declerent,at its election,may erbi4arily not
traosfer owuership m indicatad unNl seventy-five porcent(75'/0)of Wo lot�have been sold.
Extcot of Member�'Easomeats The rights and easements of enjoymont created hareby shall bo subject to
the foltowing:The rlght of tha Aaeaiution to dedicate or uaosfer all w any psrt of the Privato Streets
(Tracts A,B,C,D).to any publie agency,authority w uUliqr for euch purposos and subject to nuch
condiNons es may 6e agread w by the Memben,providod Wrt no such dedicetion or trenafer,detemiirwtion
as to the purpasea or a�to the conditiona thueof,stwll be ett'eciive unlaes an instrumrnt algoed by owners
of threafowiLa(3/4)of the lote hav been recorded,agroeing to such dedication,treosfer,pu�pose w
conditions,and unless wriucn notice of tho propoaed agrcement end action thereunder is xnt to every 1ot
owner at least ainety(90)days in advence of any action takrn,and The City of Tigord hav approved i�
writing the haasfer of tha proparty.. Such City approval shell be basod on the terms of the approvel of the
Radwood Viata aubdivision.
ARTZCLE 3: EASEMENTS
AU easements desigoated as public o tho Aedwood Vista plat ue U►e responsibility of tha public agenciea w
which they pertain. All private eaaemenu,�acv,and the private facilit[as�herein aze the rwpoasibillty of
the Redwood Viats Home Ownen Aiaociopon
Redwood Vlate CC6tR'a Pago 2 of 7 �
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ARTICLE 1: US$OF THE PROFBRTIB.S
p Raldeul4l Purpo�e. No lot eh�ll bo wed for any purpose other tben reaida�tlol purpoaea,�nd no bullding
o �hall be erocted,�hared,p�aced or permitted to raiuin on�ny lot other th�n on dngle fimily dwelling,with
�he exception of hane occupetions as allowed in singk(emUy dweUiogs In�he R•7 wne[the City of
Ti�rd Devekpmeat Code.
Butldfn;Sfie Dwelttnga on aech tot�hall coatain a minimum of 2,000 equue feet of onclosed,�oaa ftoor
vea,exclusive of gurgea
Nuluiuce No noxioue or offeroive rotiviry�11 be urtied on upon any lot nar ehall wything be dora
ti�eroupon,or fa any einglafimiiy dweUinQ erected thereon,which may be,or may become,aa ennoyence
or ouieence w tha neighboriaod.
Tempor�ry 3trueture�,Recnatbrul Vehtefa No struclure of�temporuy ch�recter,tniler,barement,
teut,g�rage,b�m or other outbulldin�,ehdl be wkd on ury lot at my dme,es s roeide�e,either
tempontliy or persnana�tly. Ftiuti�er,no tniler,c�nper,boat trailx or oquipment or vehicle other then
piwesgar cars,panel or pIckup trucks,may be etored or pariced pemianently outaidn of a gerege or ahoiter
without wrltten perimiseion from the Auoclatlon.
SIQai No eiQn of u�y kl�ahsll Ix diapl�yed to the public view ou�oy lot or imyroven�a►t except one
profoysEuaal aigi�advertieing tho propaty for sale or rent. Tl�is ratriction doea not appEy to signs used by
DeclareM dudng the construdion and eab ofthe 1ots.
Aolmd�No anio�als,Iiveatock or poultry of any kind shaU be nited,brod or kept oa eny lot,except dogs,
cat�or othor houseF+old pets mry bo kept,provided rhet thay are not kept,bred or meintairted for eny
oomroealsl PurPa+es�end provlded t4Aher ao dog mey be pernifned to raem at larga.
Aateunn Wifh ttie excaptiaa�of digital TV a�tellite di�hes les�tlan two fat in diameter,no television
antemea,or antetmes of eny o14er type,may be iaqalled fn such�rtaona es w be vieible ouvfde of aay
bwlding.
Roofi AU building roob�ha�be constructod of orchltaaural gnde comp�ite ahingk materisl or
comp�reble quelity maurial in"Ea9t(iray"color or complimentay colm,ell e�determined by the Board or
its Mchtucti¢al Review Committee.
GarbaQe tJo traeh,garbage,oshea or mher rcfiue,jw�k vohklw,uaderbnuh or otha unsighlly growths w
obJects,shall be ttvown,duenpcd or albwed[o accumubue on the properties. 'IYa96,garbage or oUror waste
ahall not Fx kept axcept in�anitary conuiners. All conteb�ae eholl be kept in a cken and seailary
wndiUoo. No atcuage or containero,including gerbsge uid rocycling receptacles shell be altowed outside
of swcwres except oa 11w day of pkla�p.
Utldtia All utNBies on the propertie�,i�luding water,xwor,�Imm sower,elcetric�l ad ga�,ahall be
io�alkd unde�nund in oompGmwa with a governmenal rogulrtion for the iiW�Uation�nd meintenence of
the same.
SoUr Dcvice�v AI!propoaad eotar coIleaion devicea s1uU be stiow�on the drawing�aubanitted to the
Design Review Coremittee. No such wlv or wind-actu�ted deviox shell bo installed w ratrofitted without
pri�roview a�d a�rovel by d�e Aesi�s Roview Cuuuuiltec iu U�c wuna�orwke�zvlcw.
Vehtctea in Dbrepalr No owner shdl pemiit any vehtcle,whicM ia inoperable or fn en extreme etete of
disrepair W ebandoned or to ranaln perlced outside of mry gvage for a period in excess of 72 irours.
Red�vood V uta CCacR'e Pege 3 of 7
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[.�nd�capla4 The owner of ach la�hall ba rapoadble for the mNntaunce of the Iwdsc�ping on hb
property In�ro�nner�nd ikquency co�ui�tent wlth�ood propaPtY muu�ement ThI�duty Inoludo�,but fe
rot Nmitad to pmfonninQ reaso�ubie u�d proper weeding,Irrlwtlon,mowin�of I�wne,mdnvinin�of
�rouod coven.controfllna pati�nd pLnt diuuei,cle�ak��,pnmloa,fatilixin��nd ropl�enwnt ot
datroyed or diseated plet matedals.
AItTICL6 S: AItCH[TECT[1RAL ABVIBW
Archkeetoral Revbw No bulldin�,fenca,wdl or other structuro alull be cammonded,oreaed,pl�ced,
�Itercd or mdntained oo nry bulldiaa!ot by�o owaer wnil the dc�i`n pl+w md speeidcationa ahowing the
muue,abape,helghu,meterials,colon and propooed loc�tfon ofthe wno ahall Mve beon�ubmitted w md
�pproved in wriNaQ by 14e Boerd. No change in the exterbr caior of my atru�ture erated or md�uained
upoe aaY bultding lot shall bo mede unlese eubmitted to and epproval in writing by Uw Bard. It b tLo
intant end pucpox of t6b Dalv�tlon w achievo s high�underd of qwtity of woricmwlup and eaoterids
wd to a�wro h�mony of extomal da1Qn whd oxlrting improvemenb.
Mceltecwnl Revtew CommNta The Borrd mey�ppoiot an Mchitectural Revlew Commfuee eompwed
of three or mrn reprosauativw. If appoiMad,the Architectunl Revlew Committee ehdl act in place of fho
Bosrd uader tlils Article.
Procedure 11te Boud�ray adopt design md color guidcllncs and beso ila deculoi�s tLerowa. 'flw Board
�all r�der lts deci�ion on en appltcMiou for�pprovd of ti►e desigin of m improvement or a�y other
propoaal aubmiaed to it for approval or co��sent whhin I S ao�icing d�ys eRer it has raeived a completo
wriuen eppllcution t6erefor. A complete apptication shall specifj�the epproval or conunt requdted w�d be
accompanied by ali msterial reasonably required or desired by{t to m�ke m fnfortnod decision on such
appllcation. If the Board fails to rendar epprovsl or disapproval of wch appUcadon wilhin thlrty(30)
working days eftw it hae received a comple�e applicadon,or if no wit w enforce the tenns of tl�is
Declarrtion ha�bee commeucrod withia one year after comptetion of construction of the improvement,
�rovd will not ba requirod end the releted provisionr of this 1?eclaration shall be damed to have been in
complianco.
Board Dlscretbn 'f6e Boerd may,at its aole discretion,w1tL{�oW consent to�ny proposed improvemant if
it finds the proposed improvemau would be iireppropriate for the particuler building Iot or incompatibfe
with tLe design standards ihat t!re Roard intends for Redwood Vista. Conslderation of siting,shape,size.
color,design,height,soler accesa,impairmant of ffie view from other building lota withm Redwood V ista,
offect on the enjoyment of othor buildiuQ lots or thc Common Proporty,dislurbeaa of e�eisting terrain and
vegeution and m�y other fectors which the Boerd reaeon�bly beliaves ro the rolevam,may be raken into
ecoount by the Hoerd in detem►ining w6etha or not to approve or coadition iu�pprovai of aay propoaed
improvanent
Lirbillty 1'ha scope of t6e arc4itectural review under this erticle is oot inronded to inclade any roview or
anelysis of structural,geophyaical,enginxrtng or other similar congiderations. Neither the Boivd nor any
member thereof(or of the Architactunl Review Committee,if euch is appointed by the Boer�shall be
Iiable ro any owner,cecupent,bullder,or devoloper for aay damege,losa or prejudice suPferod ur claimed
on account of any action or failnre to act,so long es sucb action or failure to act is in good faith.
Non-vreiver Conseat by the eoard to u►y mattm proposed to it or whhin its jurisdidion ehal!not ba deemed
to constiAUe n precedent or waiver impeEring its rlght to withkold approval as to any similar matter
thereaRer propx,ed or subnimd to it for consaat.
Appeal If the Board hes rppointod an Architectwal Reviow Committoe,any owner adversely rffected b,y
an aainn of wch caamittee may appeal such action to the Boerd. Apnau shall be m�de in writtng wlthin
ten days after the canmittee'a ection and shall contein specific objections or mitigating circumatances
jwUfytng the�pyeal. A final,cuncluslve docision shall ba made by the Boud wlthin 1 S working days after
receipt of such nottce.
Ralwood Visia CC&R's P�ge 4 of 7 �
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BQeMive PKlod oi Cosuol The Hard'�coa�a�t to my pro�waed Improvemait�iull eutom�tlally be
OO rovokod ona yar�tkr lw+mce unle�coiutruetba of the wa�C ha�baa com�paued or tho owxer iw
� apylted for and rocelved m extenrbn of clme fi'an 1ho 8oard.
Coo�ractbs 6r Dal�not Improvemaw coneuvcted by DacLruit on�nY W�Y owsxd by Declr�
an aot wbject W tha requiremeata of�bb Actick B.
A[tTICLB 6:ASS&SSMBNTS
AU o[the toq I-14 tlull be aubject w�n ennwl c6v�e or wa�ement�heroin�Rer tpect(ied;provtdad,
however,Nut the chvge or aasmsment u hamLulter epecffied�II not apply to w►y buUdtn�slte unql a
re�idance hu been con�tructad theroon�d tlw residence has been oaupied es a dwelling,or the bulldlnQ
eho hee 6ew dceded w an owner who ln�end�w aeupy the seme a�a dwoUla�,wfikhever event occun
�.
Such�nnual clurge m axsament,w6an impoeed,ahell ba upon md tgdnat ach buiidin�ahe mbject
ffimeto�nd the whok drorcoE The unount�hall be d�enoined au�u�qy by the boud oPdtreaon.
1Ue rtgfU w tix(subJect w the 16oitnttom heroia prescdbed),colleM md enforcc the wllection of wch
cherga+or wsemmenW LkJuding interoat thereoa,eud expond it,aheU be vested in 1he Aasocirtion.
Eed�ach muw�l ctrrQe or meewnent thaq be tix�ed in�dvena on or about tlu furt day of Juy of e�ch
ending year,commeneing in 1999 cov�ring tM ensuing 12 mo�nUu ending the 30th dqy of Jw►e of the
foflowing year. Each wch cherge m esxument dtall be due end psyeble on thc 15th day of TJovember in
ffie yeu in which h b l3xed and if not Utao paid,shdl in thcraAer be delinquent end bw iMerpt u die rate
of ten porant(10'�L)per anaum The aecretary of Ihe Aasocletion sh�U fik in the office of the County
Clork oi Wnhington Couaty,State of Orogon,withio 120 days efter delinqua�cy,�etatanent of the amount
of wy�rges ar rexssr�ara,togeiiar with intmeu es afores�id,wbich have become QelG�queat with
ra9pect to any potiion of said property and upon payment in fu0 fhuwf shell execute and 111e e proper
telwe of the Ikn aecuring the aane.T4a�egaco rmount ot wch usoumrnt with inurast ea rforaeid
ahsll conetitute e lien on the whok buildiag aito witii respect to w6ich it is flxed Gom the drte the notice of
deliaqvency thereaf is Ated irt tho office of tho County CI�lc of Washington County,State of Oreg�,until
Ihe ume is raleased av herein provided. Such lien may be enforced by the Associstioa in the mraner
providad by law with rapect W a lien on ral property;end in the event of fonclwure of suc6 lien,iho
property owner shNl be Iieble for the cos4s and deabarsemerrts inc{uding re�ble qttomey few of
Deopvanc or of the Asaociatlon,all of which coste,d'uburaemenrs aad fae ehall be ucwed by euch lien.
1iro purchasen of lots or buitding aitea by the accryNaace of deeds therefore whelher Gom llecleront or
subsequent ownars thereof,or by tha signing of contracta or agreemen�s to purchasa tha same,ehall becouw
peisonally obIIgeted to pey such chergos or ossa+sments,including irtereat,upon the portion or portionn of
db iot or building st0e so pur�at or agrecd to be purchesed by than and ehall thereby becorae eubject to
the ri4M and power of the Aswciotfon to inatltute proceedinga for the wllecNon of such cherges,
wasehronts and irterost uid the enforament of the lion aecurin�tiw same. Such righu�nd powon shall
conHnue in die Aasuciatton and such obligations a6a11 run with the Iand so tbu the 9ucceswr owner of
record of any iot or buildiag site and the hofdor or holdero of contrecte or egraements for the purchax
thereof sfinl!u�h�ru M4ome�i�ble fnr t�e payment of wch cherges ot a�edsmenn,tog�ther with intere�t on
wch u mey Fuve baonw dalinquent. Delinquent cfurges or eosesame+us,togerher wlth intoreat and ca+t of
collection,shall be a continuing Ifon on tho property tn tha henda oi tha then owner or conhact purchaser,or
euccessora ie interoaG
My eate or trmefer of aaid property p�vevant to a decree of foreclosure or eny other proceeding in liw of
forecloe�uo shell not relievo such properry fl�om liability for my chuge�or asses�mente tlwreaftm becoming
due not from the iien of eny such subsaquent charge or arewamont.
Redwood Vfeu CC&R'a Pege 3 of 7 �
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The proceeds rcceived from the cher�e or asseeamenu ahall be sppflad to U�e paymont of any or all of tha
followlnQ:Expen�ea{neidont w the enfwcamant of tho roefrict(one,condklona,covenants,c6argea and
tg�'wmente conta{ned in thl�decler�don end eoltectlon ofthe eherges or easessments provlded for in thte
aticio.'fiie coxt ufmainp�lning or imy�roving tlro etr�t t+ghta,entraace etgns,plllare and releted atructurea
d+d 8rounda,The co�t of maintalning Troct E veaetadon end Any improvanents locakd within Trnct E not
mAintalned by ihe Clty of Tiaerd or publlc udlity.
ARTIC[,�7: ADDIT[ONAL PROVI$�ONS
Ralrkdon�op�'urt6er Subdlvbba No lot ahsll be further aubdivided inro�maller lot�by nny owner,
nor wny eaeement or mha lnterat heroln ehell be convayed or treneforred by ao owner whfch reduces the
ot�'ecUve usage area of ia existing Io� Thie secUon eUall not prohibit deede of coneclioo,dads ro rasolve
6ouoday df eputes end aimilaz correcttve feeewmente.
9wersblllty Invaildation uf any one oftheae conditions,wvenenw or res4ictlons by judgmeat or court
order cJuill aot aftect ti�e other provieions harcof end tho eeme ehell romatn in CuU force end effect.
Amendmeat of Deebr�tton My oEtl�o provisions of t�is decleretion oxapt those provieions ofArticle 2
end 3►+iey be amen8ed by the!ot ownrrs. Arttclos 2 end 3 shelI remain ip perpetuity. Alt such amendmonts
must be raeorded in the apprapriate[tecordy of Washington County,Oroguu in order tu i,e,;�ne aPiectiva
u�d shep bo eftbctive upon the date or rocording, It is underotood,however,that ameadment of this
daluadon will not emend,repaal or render uqenforceabie any ofthe su6division requiremems es appruved
by the Crty of Tigerd,
Duntioa The conditions,covenents and rostrictions of this Decleretion shell nm wlih and bind tlu land,
and shall insure to the benefit of�►d bo enforeeable by the owner of my Iot which is subject to this
Decleretion or their successors in iateraat,for a krm of ten p O)yeazs from tl�e data or reconling of this
1?eclaretiort,oxcept that rhe provisions of Articlas 2 and 3,aqd ownership end memtenarice of common
�►��PWP��I,&+erc easemenu grented w tha public and utilities.
�+ture Devefopment In tha event thoso lands as descriyad in deed documene no 97-095264(Deed Hook
1150,page 453}togather with document no 98-131756,9&131757,(Deed book!129,page 41�or Iked
book 356,page 6A6)iy subdivided and developed,access sheil be greuted from Tracts B and D. A11 future
ownors of any and ell lots created on above described properties shell be obligated end bound to the tem�s
and conditions of tttis CondiNoas,Covenants end Reshictions and Privste Road Maintenance Agreement
and Uu CCBcR's for Redwood Vis�a.
DISCLAIMBlt 5TATEMBNT
These covenants constituto a private agreement among the owners of lots within Redwood Viste and wiii
not 6e enforced by the Cily of Tigard. These covene�ct�heve aat been approved or disapproved by the city
and do rcoi restr'�ct the Ciry's withority to adopt or ame�id its development reguletions. Thero may be
conflicting requirementa botwean these cove�iants and the City's reguletione. The City wiil limit its review
of a devalopment application and the iasuance of permits to the requirements of iu rcgulations and eny
coadition of approvei. [t ts the duty of overy peraon engaged in davelopment within Redwood Visla to
know the roquirements of thes�;covenents.
ln tlu event thero is e conilict between a City regulation and tltese coveaents,eny question regardiag these
deed reatrictions shaif be d'vected to the Architectural Revicw Committee, The City wfll not be liuble for
eny epprovals or permit'a w6tch are granted m compitance with City ragu[ations,but which are not!n
compllattce witte these covensnls.
Redwood Vista CCBtR's PAge 6 of 7 7
' ' . + •- 5a+��a �
� � _t^ ,.,— .,e�.
������ � � �� ��� �°..`
�� �.
_.���, ., ., _,�
' �' '� �-
. .' • .
, , .
iN WiTNBSS WHF.RB�F,tha partla heroW have executed tua�e CONDl4'tONS,COVBNAN7'S,AND
R697RICi'IONS on a 19
HY:
.�'o c D Ce arlWet�eiJ �'NG.
i
STATE OF OREQQN t
COUIIIy Of WASHINd��N f 99.
This lnstrumeat was acknowledged befote me on thie 4TH day uf JANUARY, 1999,by David
7, DeHarppoR as Prcaidcnt of Four D Construction Co.,an Oregon corporstion.
� �-2 /2�e,..�v_.e. �.1.._,_ J
Notary Public for Oregon
i
�
' oFr'ccu�s� My commisaion expires 10-OB-99
� NOTM�BL'U IC-0H�pON
COMMIS810N N0.Otblbp
MY OO�MrtliYlpN ExP1RE8 OCT.0,fOYp
I
i
�
Redwood Viote CC<'s Prga 7 of 7
- --•,•r,���y--q-�--r-- �:�-, T .�pr� -
� i .. :,u��- --ci�iF` -.. ��� ■Il ! �
�� � ' Y �, P � �
w. � �'M�3�� .
=� � Fidelity National Title �ampany of Oregon
1C01 SW Fifth Avenue, Suite 4a0 • Portland, OR 97204
(503} ZZ3-8338 • FAX (503) 227-8425
SUPPLEMENTAL
SUBDIVISIQN GUARANTEE
FOR THE
PR�POSE� PLAf OF
Medaliion Dgvelopment 2
ORDER NO.: 01-5040019E-28 FEE: $200.4d
DATED: Apri( 1 1, 2047
Fidelity Natianal Title ]nsurance Company
GUARANTEES
Any County ar City within v�hich the subdivision or propased subdivisian is located:
That the estate ar interest ii7 the land which is covered by this Guarantee is:
A Fee
According to the public rec�rds which impart constructive notice of matters affecting title to the
premises described on Exhikit "One°, we find that as of April 4, 2007,at 5:00 p.m. the last deed of
record runs to:
Medallion DevelopmE:nt Corp., an Qregon corparation
We also find i'r►e following aF parent encumbrances,which incfucie `Blanket Encumbrances' as defined
by ORS 92.305(1), and also easements, restrictive covenants and rights af way.
N07E: taxes as follows:
Praperty taxes f�r the fiscal year 2046-2Q07,paid in full.
Amount: 53,506.52
Account No.: R491382
Map No.: 2S 110BA-Q22p0
Levy Code: 023.74
Affects: the Westerly part of the premises, and �tiditianal property
Order No. Q1-50000136-28
Prqperty taxes f��r the fiscal year 2Q06-2007,paid in full.
Amount: S535.85
Account PVo.: R491391
Map No.: 2S110BA-0234Q
Levy Code: 023.74
Affects: The Easterly part �f the premises
The parcel described herein was created by a property line adjustment, recorded August
3, 2006, Recor ier's No. 2046-092892. The 2007-2007 taxes were based on the
configuration of the tax lots prior to the adjustmeni. Current Assessor's map shows
these prernises �ts 2S1106A-�2300.
1. City liens in favc�r of the City of Tigard, if any.
2. Matters contain��d in that certain document entitled "Road Maintenance Agreement",
dated April 14, �987, by and between Tigard Water District, Herbert Olson, Erma F.E.
Olson, Fiobert S. Narin, Sandra K. Norin, Edward J. Erickson and Diane J. Erickson,
recorded April :'Q, 1987, Recorder's No. 87019411, which document, among other
thi�gs, contains ar provides for: "perpetual maintenance of a roadway as described".
Reference is ma�e to said document for full particulars.
3. Easementis) for the purposslsf sl�own below and rights incidental thereto as granted in
a document.
Granted to: Owne�s of adjacent property
Purpose: Sanitary sewer side lateral
Recorded: May 12, 1994, Recorder's No. 94046628
Affects: Reference is made to said document for full particulars.
4. Matters contain�;d in that certain document entitled °Private Easement/Sanitary Sewer
Side Laterals", �iated May 11, 1994, by and between Fred E. Truesx and Syl�ia V.
Trueax, grantors, and Robert S. Norin and Sandra Kay N�rin, grantees, recorded May 12,
1994, Recorder's No. 94046629.
Reference is maje to said document for full particulars.
SvbdivisionGu.rrntea IGUAR[371 Pege 2
Order No. 0�-50400 1 9 6-2 8
5. Line of credit De ed o# Trust, to secure an indehtedness as shown below and any other
obligation securE�d thereby:
Amaunt: S 32$,d00.00
Dated: February 15, 2007
Grantor: Medallion Development Corpo�ation
Trustee: Fidelity National Title
Beneficiary: Homestreet Bank
Loan No.: RC80$33-P
Recorded: February 16, 2007, Recorder's No. 20a7-018Q76
CC:
Medallion Devet��pment, Attn: Steve Clase
Land Tech, Attn: Chris
Fidelity National Title Company of Oregan, Attn: Terrie Boyd
We have also searci�ed ou� General Index for judgments and state and federal liens agai�st the
grantees named above and find:
NONE
This is not a report issued pr�?lirninary i� the issuance of a title insurance policy. Our search is limited
and its use is intended a:� an informational report only, to be used in conjunction with the
development of real propert�. Liability is limited to an aggregate sum not to exceed S 1,Q00.00.
Fidelity Nation Title Insurance Company
B :
Kerry teinmetz, 9 r�io Project Coordinator
�
NOTE - ORS 92.305f 1) reads as follows:
"Blanket encumbrance° m��ans a trust deed or martgage or any other lien or encumbrance,
mechanics' lien or otherwisE�, securing or evidencing the payment of money and affecting more than
one interest in subdivided o� se�ies partitioned land, or an agreement affecting more than one such
lot, parcel or inte�est by which the subdivider, series partitioner or developer holds such subdiv�sion
or series partition under an �ption, contract to sell or trust agreement.
Subdiviabn Ou�r�ntw(6UAR07� Page 3
Order No. Q1-5U040196-28
EXHIBIT "ONE"
The premises are in WASHI VGT�N County and are described as follows:
A tract af land in the Northeast quarter of the Northwest quarter of Section 10, Township 2 South,
Range 1 West, Willamette Meridian, City of Tigard, Washingtan County, Oregon being more
particularly dascribed as follaws:
Beginning at the Southeast corner of that tract con�eyed to Edward J. Erickson, et ux, by Deed
Recorded May 27, 1954 in Book 356, Page 466, Deed Records, said beginning point bears West
99�.0 feet and South�0°4�•'West 66Q.a feet from the North quarter corner of said SecEion 10, also
being a point on the North tine of "Shadow Hills° a duly recorded subdivision in the Washington
County Plat Records; and ru�tining thence along the East(ine of said Erickson 7ract, PVorth 00°41'30"
East, 192.01 feet to an iroii rod to the Northeast cvrner of that property described in Deed Sook
1150 Page 953, also being the Southeast c�rner af "Redwood Vista" a duly �ecorded plat in the
Washington County Pfat R�;cords; thence South 89°56'55" West, along the North line thereof,
277.73 feet; thence 53.401eet along the arc of a non-tangent 104.5d foot radius curve to the left,
thraugh a central angle of 29°16'36",and the long chord bears South 74°1 1`42"East 52.82 feet;
thence 34°22`30" East 117.73 feet; thence South 01°35'33" West 25.02 feet; thence South
15°03'35" West 57.24 fe�:t to a point on the South line of said Erickson Tract; thence North
89°58'15°East 173.69feet to the true point of beginning.
Su6di�4ion Gwr�nte�{GVARG)} Page 4
,Business Registry Business Namc Search Page 1 of 2
QREGON SECRETARY QF STATE �
�
H��;E . � Corp�rat�or� Division ;� ��
SE.'�1�CH i
tayTatr�s business referral cQnter " � - onegan bus'iness guitie ;� '
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New Se_arch Printer Friend_l� Business Entit Data 04-12-2007
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Registry Nbr T e Status �urisdiction Date Date Date
147778-90 DBC ACT OREGON OS-15-2003 OS-15-2007
EntitY Name EDALLION DEVELOPMENT CORP.
Foreign
Name
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Addr 1 17418 SW HOODOO CT
Addr 2
CSZ EAVERTON R 97007 Country TED STATES OF AMERICA
Please click Izere or eneral in ormation about re istered a ents and service o rocess.
Type G GISTERED AGENT Start Date 004 Resign Date
Name CHAEL SCOTT
Addr 1 C/O SCOTT HOOKLAND LLP
Addr 2 9185 SW BURNHAM
CSZ IGARD OR 7223 Country TED STATES OF AMERICA
Type RE RESIDENT Resign Date
Name STEVE LOSE
http://egov.sos.state.or.us/br/pkg_web_name_srch_inq.show_detl?p_be_rsn=966125&p_sr... 4/12/2007
I3usiness Registry Business Name Search Page 2 of 2
Addr 1 17418 SW HOODOO CT
Addr 2
CSZ EAVERTON OR 97007 Country NITED STATES OF AMERICA
Type SEC SECRETARY Resign Date
Name STEVE CLOSE
Addr 1 17418 SW HOODOO CT
Addr 2
CSZ EAVERTON OR 97007 Country UNITED STATES OF AMERICA
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, Recejved Event (Event Succeeded)
Date: 4/12/2007 Time: .43 AM
Pages: 3 Duration: 1 min 14 sec
Sender: 503 640 1836 Company:
Fax Number: Subject:
Type: Fax Remote CSID: 503 640 1836
04/12/2007 70 46 FAX 503 640 1�36 FIDELITY HILLSBORO f�C�V2;003
rw..w�p..,cw�.r.ono.� 2007-01 807 5�
,� '' en�ermo�D�:ls:a w�
RECORP�Np REOUESTEO 6`/ ¢� �"�`������R
f�OEUn'NATIOrtnL TRLE COMPANY Oi OREGON N0.001�-00 511-0�i��LOE•i�•WT��
GRANTOR'S NAME �II�Y�III0�I;�II ����IIII (�I�II��II II�
f� Rohen 5.Norin,ExchonQa and Sarxfra Key Norin, �p
L E%CA3�BI ��YI�iMpMM� WnwrMNM��M ,Tr,;`
i�P�/tl F-0��GvM O�M WMMMr� � �
C�'.Onpn a.1�hW�W M W.�Nn !Y/ �.t
GRANTEE'SNAME r••uO"��""����� w�,�;.
�� . ..e�rn.uwd��us �pr'�- ,�A;�
MedeUion Oevelopme�t Corp. � ��""'��'�� .,.:;'
r�nvrtr..�oyn.c«.m� �••r��mc l.',;_-�
SlND TA7[$7q7EMEfVYS T0:
Mede���on Development COry.
��� 17418 SW H00000 Ct.
Eeavarton,Oa s7007
�I�lR nccppDWO NE7tMN T0;
Mada�4on DrvebDment Corp.
17418 SW Moodoo Ct.
Bea��on,OF 97007
'S-U5E
STATUTORY WARRANTY DEED
Robart NoAn,rso known as Robut i.Norin, i�A Kry Norin, also Mnown ac 3andn Kiv Norin,as tonanic Ey 1he
enlinty,Glantor,c0�vtys and warrants to
M�dallon Devslopment Corp.,�Orapon Corporstlen,Gremee,the foi�owfnp daseribed reai praparty,fi�e and cteu of
eneumbnnce6 azcept as speC+fieally set forth below,ai�alod in the Counry of Washingtnn,6tste of O�egon,
� SEE EXhiIB1T ONE ATTACHED HEAETO AND MADE A?ART HEAEOF
1
� wASHINGTON CDU[vl'Y
Q 8uh�aat w u+d exceptin9: FFJ�LPROPERTYTN�MSFERT�%
� �c �S_�p DA7
Cownifltf,Co��Uons,restriclani and paemen�of record.
1
� BEFORE SIGNING OR ACCEPTING THIS INSTRUMFNT,TME PERSON TRANSFERPoNG FEE TITLE�FiOU.D INaV1RE
Q ABOU7 THE PERSON'S RIGHTS,IF ANY,UNDER ORS 197.352.THIS INSTRUMENT 40ES NOT ALLOW USE OF TTiE
PROPERTY DEbCRIOED IN TFiIS INSTRUMENT IN VIOLATIpN OF APP�.�CA9LE LANDUSE lAW S AND REGULATIONS.
� BEfOPE SIGNINO OR AGG�rING THIS INS7RUMENT,7HE PERSON AGpU1RiNG FEE T1TCE 70 THE PROPERTY
SHOULD CHECK WfTH THE,4PPROPRIATE CITY OR COUNTY P�.NNING DEPARTMEN7T�VERIFY APPROVEDUSES,
� TO DE7ERMINEANY LIMITS ON LAWSVITS AG4INST FARMfNG OR FOREST PPIAC710E5 AS DEFM�ED IN ORS 30.930
ANO TO INOUIRE A60U7 THE RIGFffS OF NEIGH60RIN(S PROPERTY OWNERS,IF ANY,UNDER OF5 197,352.
� TME TPUE AND AC7IJAL GONSI�FRATION FOfl 7lil$CONVFYAPlCE l3 4410,OOD.04•fSee ORS 93.0301
•which is 6ald to en accommo0ator pursuant to e 1031 hx daterred mcchanpe
4
} DATEO: Fapruary 11,10U7 �! ...� ('����
� /Cdb+�/1 l!
avpert s.NOrn
7a.w�r a �`�s. \V QCVy
Smdrs KeY Nofin `
6TATE�F OflEGON
COUN7Y OF Washlnmo�
This Inctrunxnt wro acknowltaged befOrs me on
Fslxuliv !�.2007
U�18FJ11
bY rin r TFIERE$A J.BOYp
►�OTARV PuaX'.,oNeeal
n courq��p�e IU�uE 2 tA01
Y�UM.IC fOR O EGON
MY COMM1�S�ON IX►111E t NE 2 2
FORU-31] [Rw Z146) STATUTOPY wA0.wAnTY DEEO
(a nv tl r�d.wo d1106.oe 1
2
. �Rec�ived Event (Event SucceedP�+1
Date: 4/12/2007 Time: i 0:43 AM
Pages: 3 Duration: 1 min 14 sec
Sender: 503 640 1836 Company:
Fax Number: Subject:
Type: Fax Remote CSID: 503 640 1836
64%12��007 10 46 FAH 503 6d0 1836 FIOELIYV HTLL�BORO
�003%G03
Y eweW Ne. OB-600�Di&TJ62B
TIW�rd��No.06007018
EXHIBIT ONE
A Vaet ol land i�t�0 NorthsB9t qUirtlr of ths NartMve3t quirtlf Of 50Cti0n 10,ToWnship 2 SOVV4 Renpe 1 Wect,
Wlllameite Msrid�an,Giry ot Yyard,WrshinQron Car+tY,Qrepen belnp more particular�y desp�DeO iS tollows:
eeylnniny at me so�Tneaat comer ef Mrt uect conveyed to Edward�.Erickson,et u■,by Deed Racorded May 27,
1954 I�Book 358,Paqe 466,DeaA Records,yeid be0����8 Doint beara West$80.0 fee�and So�M�00°a��Weat
660.0}eet Trom thc Horth vuarter carner o}sa�d Se��on 10,also bain9 a po;m on the North ina of SM,400W wL�S,
o duly rxor0ect eundivision I�Washinp[on Cou�ly plat racorAo;AND RUNNING THQIJCE abng thC Ees[Ifne ot Caitl
Erickcon Tr�ct,Nwv+po°41'30' uat, 192.01 feet to an won rod and to ihe Northeas[cornsr ot the� property
da[ribed in Oeed Book 1150,Pa9a 853,a16C bel�p th9 Southeast corne�of HEDWOOD V157A,a dulr�eeorded plai
in the Washinpcon County p�at�ecads;t�mce Souch 89°59'55'WaL a�o�g�t+e North Ifne thereot.277.73 feet;
Nentt 83.��feet slonp t�e aic oi a non-tangent iDa.60�oot redius turve b�he lek,�hrouph e cantrol 3ngle ot
29°1B'36',Bnd[he lonp Chard b�OfL SO�tfi 74°11'42•Eaat 62.82 feac;thmce 9outh 3a�21•30'Eaot t 77.731eec;
chance South Ot°a5•33'Wcst t5•02 Icet Nence 5ouM 16°03'35`Wast 57.2a feat io a poim on tha Sou�h Gne ot
aoq Erickson[�act;u+ence Non�69•58'1 b'Eo�i 173.99 itee to 1he trve polnt ol beB�nninp.
TOGETHFR WI7H inBress and e0�osa overTracts'B'a�+d'D'.REOW000 VISTA,�e aet forth in racorded pist ther00�•
3
REDWOOD VISTA PLA7 �OOK_1�� PAGE_L
SITUA7ED IN THE N.W. QUARTER OF SECTION 10, TOWNSHIP 2—SOUTH, RANGE 1—WEST, RECORDED AS DOCUMENT N0. q9Gb�
WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY
DATE: 6/3/98 JOB N0: 97-3 SCALE: 1'- 50' HeREer ceRnFr n+�t n+is
BASIS OF BEMINCS AND BWNDARY �AGNC IS A %AC7 CQPY OF
OEIERMINAl10N PER SURVEY 27,7E0: NORTH 1/4 CORNER OF SEC110N 10 AT 7NE INTERSECTION TH ORI �L�
�I or s,w. 1161h AVE, TD T1E INiERSECTION OF 1211h AVE. BEiNO j
THE CCNIERUNE OF OAAROE ST. ANU 111E SEC110N LINE.
Q ri1 l.. Mo OlE
NoRn/1/�Cd+r+[x siCnw fo PRU�E4SIONHL
� e LR.�.Y.P.C. MELD 7'MASS CAP N YONI/MUIi Lu'70 $URV[YOR
�MYERS�LS I0�1� Bp%AT MIERSECfIpI Of S.W. I�OT1 A14 n�rtwa-roron�ou usocune� �IZC.
D+Oi.7/; I0.�1 RI. �p�OY.]D CEOOE�C REfEFOIGE CC-011-OOE E11tlNEERS-SUIIKTORS • J
N� LE711[IIUN[ANp Md1T1 lRK SCCTOM�0 $ p�,M M• E �iso eewo aoornc cc«rna vrn+r 12Sl7 S.%NHL llW. '
BA515 OF BEARIN6S N �0'00'00' W ���' ]7s OF A/RYEY GC-1� nau+o,(a+�t��-exe� o n[
^ PER S.IL 27..Mi —4� pf/�(lO�J��llY'Itl2� NR11nM L,�Atll
� r+po•oo•ao•w ��xs.q•
3 4 --------- ----�e•titr. --- S� - - $-'�1�fTm.�i �o�
N C.R. 411 $.W. GAARDE ST. �+ei.e w.ot et� r [mirtcs it-n-oe
ir.a•�oana+K I,I'67'N
I I j p�►uepu�c�at a w�r�_� :g.°oo
I I I ��•�' � INITIAL POINT
I I I I ��.�'
I� I� I � OEEO�411��� SHEET INDEX
� � �E u� � i� N�,Y
SNEET 1: PIAT, CUfiVE DATA
I�I ��x�`� I� SHEET 2: DETAILS l� B, C AND D
I�I� �°�w.��'0:6�'�'�m$�� � ,�,o�.vo''"'� � �F LO Ea �TOrot waar t s!ar stroio cs.rss�vec SHEE1 3: SUR4EYOR'S CERTIFlCATE
� n �lo �9 L0T 6 �4T26'6E �zoo• a+.ei� ».ar s:�so:vw PI.AT NOTES, DECIARATION
1�I�`► I X "��F � � T �}o�r��— �i.00• s:.�r tz.or ser�e��4•w AND APPROVALS.
�or e d=szieoi �z.00• �e.s�• N� 1�•w
I N(N I 8 $ ` � wT e -4s:ri ie.ar is.xe� ��.ee• r+erso�� w
I I p/a'I.R.F.r.r.c. � z al� wT e —eriaa ie.00• zn.o�• t. • s�sxi��i w
I�I� c�nur ns asr l �- -a+•�rs •t.ar ss.�e• s�.00� sevis o�•E
• 'b I I 8 sN ioe�a I �ot P -srea•� ie.ao• ia.zo• izti�• Neoev e c
(oEID i�SO�) � SE � lAT i -�I'31'16 ♦2.00' JO.J9' 79.70' NSIaJ'SS C N
I N ea ae'oa• e so�.io' a��
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WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY
DATE: 8/3/98 JOB N0: 97-3 SCALE: AS SH01NN
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WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY
DATE: 8/3/98 JOB N0: 97-3
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NNOM�Ll MEM CT MESC PRCSENiS T7NT fOUR�0' CONSTRUCTqII CO.,�N OREOON E%-OFT%70 NTY CIRFA�K
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10.7M3 SUEOMSqN R SU6IECT TO TME CONDrtiOHS OF MGRWK YO1 GR'I 0� T'RK SUM1dl Of 7N1!SUBOINS�ON PUt.TO!E A i�VE/�M��/�GT
M.WD C15E FILE No.97-0009. ME Ni0 T1Ni R N RCCOROfO ON TNC._.C�W�
INiERIOR CORNER AIONUTAENTATION: . a 1H/l�AT i:�L_oancK �,n�n�t
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ce,nveys $nd wbfrsnts fo Rc�r�R� 5 x�t�"I,?I, a�ld, �,1,-tI1Rl� �. t)IiT�l, iiusl�ti*ti�i 3i�ct,,wt f� {{{ ,
w'� - ....... ._, . ._,.. .. .. �.. .. . ._ . . -- -- CrRntee,'[he followinB deatrib�d real property �
� .�Iree�,±�nai,xtbrances ercept.a.s apecifically aet forth herEin•situatad in.: ��sirington Cbunty; bte�on, to-wf.t: �
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; `�� Berinning at tk�e:.,5outliwexC cornez oE tite7t .tra�t CoaveYCd .t0 i.dw�rd J,. ::�1C�:SO�1, -�[ ux by � ,:
need..recoxc�ed }f�y:. 27, ,1954, in i3ook 35C�, pa�;e 466, i;eed ?ecorcis; of t�asiiin�lod: Countys U�e$ , ' ,
( ssid �oi�c beiug Tr'es�..1332.5 .feet..and.�ouclt OpG4' 61est Gu^v,0.feet �rom tiic T+orCi� 1/4 cdr�i��
� ..of Section. 1��_T6�t�tship 2 `;qtit�l�..Rtiq�e �.;1•;z�C,_4:'illatnette 'r(�ridi�u, �lagkiington Councy, ;� - --- ,
,,,`, Ors,b,dn, ti�ence albn�; .the South liae of sai� tr�ct in .saiJ �ac�'�c and Page �:ast 218.OU feet cc�l
�ti a� iroii rori;- tt:ence *;ortti Q°GG' l:a.s: 192.U� feet Co an iron �'.od; Chence t•test 218.00 feet --�i -
,� to an iron rod or. the blest line af said Erick�.nn "Ya_t•, tnenc� �lon� said idesC }i.De SouCh I �
� '�°G4.' S�?est 192:0 feefi.�o the point "of be�inning. TOGF,THI:R s•ritt; a p�i:petual easement :or
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acces9 arid egress from [tie ahove �lescrilied c�ro?�erty Co 5,4;,. Caarde Street, over the follo�ai'
�� in� stri.�, uf land: I --
Fe�innin,v, on the '�orCh Iine;ef 6e�tion lp, �ok�nship L South, ?,an�e 1 l�est, r��.11actette �
� _ CO?}TIP?ili:i) 0.� AF.VFRSF SIhF ,� ..
� I � � � . �. - �IF.SPACE iNSUFFiC1ENT, CONT��UE DESCRlPIION ON.REVERSE SiDEI. � � � I .
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The said.pzoperty rs free hom encumbrances escept 5tatutor j powers Of tlle Jui.f_ied Seweraga A�;eney �
I of i•lashington Co.uuty;..P.igkits of Elie puL•lic in streets,zoads �nd f�i�h�.a.ys, . ;�usem2i�C o£
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I The L-ue.con'sideration toi fhis conveyance is$.... �..'�.��.�.� ��._.. (Here comply saifh the requirements of ORS 93:030) : ;�h- �,
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�, ,_ STA7'E�pF OREGON, Counfy.'of.'..' as��ngton,.. .)u. :._ November:. 3 0,.: , 19.. 7 6 � . ;
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' � ...•: ' "Personally appeared the above r.amed _�d�aril,.J._ LrYC�.son and �iane; J.
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r , TNlS CON RACT Mode fh�c ZSu „�p o� Jdtlud.[y �y 77 Letwrm '� {'
^4�� i $DWl.RD J, . ERICK50N & DIANE J; E1�ICKSON ' ' '� • ���?d
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n ; ,heremnftu cnlled the buyer. Ij ��,,.
WITNESSETH:T1inf in cnnudernfion of the mutva!eo��ennnfa nrrd nQreanenfs herein cnnfained, fhe ''�rr�y
�.� �.{ sellet nQrees to sell unfo N�e buycr nnd�he S y r u reca to Aurcfiase Irom fhe ar a nI tJie foJ(owine dr 1'�� . �,��,.,�
,�� j acribed/rnds und premius sitimted rn �as�ifng�on ��'ef�06 .y
'��.���� Covrtfy,State of ,to•wit:
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��z ;: PARCEL 2: �?v,
� Seginninq at the Southeast corner of that tract conveyed to Edwsrd J. ?�..�
-�,� �I Erickson, et ur, by deed recorded May 27� 1954 in Book 356, paqe 466, �,^,�
�::,�-� Deed Recordsr said beginning point bear.s Weat 930.0 feet and South r
'� �� �; 0"44� West 660.0 Feet from the North '� Corner of Section 10� Township �"
x ; 2 South, ftanqe 1 Weat, Willamette Meridian, washington County, Oregon; . ;y��;�
��i and runnlnq thence along the East line oi sa�d Erickson tract N�z�th , �:�"
;'� CO', 0•44' East 192.00 feek to an iron rod� thence West 124.50 faot t� an ��'C*�
3 � iron rodi thence South U•44� Weat 192.00 feet to an iron rod on the '`��"
�� I South lin� of said Erickson tracti thence along the said Soutls line l���`^
�9 �� East 12A.50 feet to the point oE beqinning. � �t
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, !or th.e sum oL�I�j'�T THOUSlWD,TbfO HUNDR�D & NO/1Q0------�5�1 l��8�200.00'"1 ' ��.�
� i TMlO THOU5AND TW�'�IUNDRED & NOl100 � �� �'Z
v, (hereinafter called tlie urchase price),on occovnl o/whrch �}t,
;I Dolloro(j.zt.200•��)is pnid on the execution herto!(the receipt ol which is he r a otvledged by!he s}�
t.' aella);the buyer egreee!o pay�ho remainder ol aaid p�r�hryy 6 r b��•� � �1+_
i Ul priro(ro�vir:j �� R-.
�-� �I of fho st!!er in monthly paymcnfe of nof leas thon - � J�o the order . c�'
•J ;i Dolfera(S.76..•�l. ��a�i,, monthf which paymeet incTudea prfncipal and " �Y,� '
s�� ;� inte;est.(Taxes t� pe paid.in additfon by Ehe buyer) � `
� . .
......
�; payable on tho Y .. _ . npril /7 ,
� 15G da of cach month hcrcaftrr beqinning wifh the inonfh o! .._ .. _ _.,J9. ..
i and tontinuin�unti!said purchase price is fu!!y paid.Ail ol soid purchase priu may be pufd at any lime;
nl!defarred Lalanees af said pwchu,e prica shn!!6eor intereat at the rate of.,..9 per cunt per annum/rom
;` MdtCh...3,5�....1°.7.7... ., .. . unti!puid,infcraaf fo bo paid ?!Orithlx __nnd�'�"'��p°"'Q�
��'' � f!m minimum monthl . .. .... �. ... . �bclna includcd in �
y Y payments above rnquired.Taxea on suid prcmisce for tho current fox yerir sha!!be pro•
r� i rated bafwcen tha perfrca heroto aa o/fhe dafe of thra contracL '
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I �Edward J. Ericksan & '�- , "
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57'ATE OF OREGON, '
�iana J. Ericiceon .
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��:«e�•+•��,�o.00nc�� Coun/y o! �
� Robert Norin & ! crrti(y fhnt fhe�vifhin insfru- -, •
Kay Norin «�e�r ivns rocrived for rernrd on the
dny ol ,19 '
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:I �r �.� �ur.. �_ �,u.«nc.su in bonk on pn�e or as
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J.A.PATERSON REALTY CO.INC. �.�oeo�.�usr lile/rer!number
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Walter H. Knapp
Selviculture& Urban Forestry
February 22, 2007
TREEHILL PARTITION
ARBORIST REPORT AND TREE PROTECTION PLAN
Site Description
The property at 11940 SW Treehill Court in Tigard has a variety of tree species,
including five small ornamental cherry trees in fair condition. Two of the 14 trees
inventoried are on neighboring properties. Of the 12 trees located on the property, two
(17%) are non-sustainable because of poor condition. No serious defects were noted on
four large deodar cedar trees and one small, but vigorous larch. One deodar cedar
(1174) will be retained on site. A complete description of all trees is included in Table
1.
Table 1. Tree invento for 11940 SW Treehill Court.
Treatment
Point# S ecies DBH Comments—Condition Prescri tion
Dead branches;stem decay likely; Protect on neighboring
1 176 bi leaf ma le 26 antennae cabled to it ro e
Vigorous; dense foliage from top to Protect on neighboring
1241 Dou las-fir 13 bottom;ato stee slo e ro e
1 ]67 noble fir ]4 Double-to with included bark Remove for condition
Axe scar at base of tree-watersprouts
]168 noble fir 14 resent; dead branches—lower bole Remove for condition
Small ornamental tree(largest co-
1198 che 1 1 dominant stem diameter is noted) Remove for construction
]198.1 che 4 Location: 12-feet S42E from#1 198 Remove for construction
1]98.2 che 8 Location: 27-feet S68E from#1]98 Remove for construction
1198.3 che 3 Location: 39-feet S53E from#1 198 Remove for construction
Small ornamental tree(largest co-
1 199 che 7 dominant stem diameter is noted) Remove for construction
1205 larch 6 No defects noted Remove for construction
1 171 deodar cedar 34 Lar e scaffold branches; oor runin Remove for construction
" Dead branches along lower bole;
]172 deodar cedar 28 .�no defects noted Remove for construction
Dead branches along lower bole; black
1173 deodar cedar 28 !"hone dew"at base Remove for construction
Bole curves at base;black "honeydew"
at base; dead branches along lower
1 174 deodar cedar 33 bole—safe nme Retain
761 S SW Dunsmuir Lane,Beaverton, OR 97007
Phone: (503) 646-4349 Fax: (S03)265-8117
" � Page 2
0708 Treehi!!Parlilion Reporl 2-22-07
Tree Protection: Adjacent Properties
Two of the 14 trees inventoried are on neighboring properties (#1176 and #1241). In
addition, two pine trees and one Douglas-fir tree are located on the property just south
of inventoried trees #1167 and #1168, and two bigleaf maple trees are located on the
neighboring property just west of inventoried tree #1174. Excavation should not
occur within the dripline of these trees. Tree protection fencing will be needed at the
edge of disturbance to prevent soil compaction and other root damage.
Tree Mitigation
Excluding the trees to be protected on neighboring properties, six trees exceed 12-
inches in diameter. One of these (17%) will be protected and retained during
construction. Two trees will be removed for poor condition, and three non-hazardous
trees exceeding 12-inches DBH will be removed for construction.
Table 2. Prescri tion Summa for Treehill Partition.
Prescri tion Number of Trees Sum of DBH
Protect and retain on site 1 33
Remove for condition 2 2g
Remove for construction (<l2") 6 39
Remove for construction (>12") 3 90
Total 12 190
According to Section 18.790.030B.2.a of the City of Tigard tree ordinance, retention of
less than 25% of existing trees over 12 inches in caliper requires a mitigation program
of no net loss of trees. The tree code provides the option of replanting of suitable trees
on site or in an approved location in the city, or payment in lieu.
A total of 90 diameter inches will need mitigation. This is the equivalent of planting 45
trees of 2-inch caliper. Payment in lieu would be approximately $11,250 based on a cost
of$125 per inch removed. The specific mitigation option will be decided later.
Tree Protection Requirements
Before Construction:
1. Tree Protection Zone. The project arborist shall designate the Tree Protection
Zone (TPZ). Where feasible, the TPZ shall be established at the dripline of the
tree or grove as a minimum. If infrastructure(roads, sidewalks, and utilities)
must be installed closer to the tree(s), the TPZ may be established within the
761 S SW Dunsmuir Lane,Beavenon, OR 97007
Phone: (503) 646-4349 Frrx:(S03)265-8117
` � ' Page 3
0708 Treehill Parlitron Repor�2-22-(!7
dripline area if the project arborist determines that the tree(s) will not be unduly
damaged. The location of the TPZ shall be shown on construction drawings.
2. Protection Fencing. All trees to be retained shall be protected by chain link
fencing. Protection fencing shall be secured to steel posts placed no further
than 15 feet apart and shall be installed at the edge of the TPZ.
3. Designation of Cut Trees. Trees to be removed shall be clearly marked with
construction flagging, tree-marking paint, or other methods approved in
advance by the project arborist.
4. Preconstruction Conference. The project arborist shall be on site to discuss
methods of tree removal and tree protection prior to any construction.
During Construction:
1. Tree Protection Zone Maintenance. The protection fencing shall not be
moved, removed, or entered by equipment except under direction of the project
arborist.
2. Storage of Material or Equipment. The contractor shall not store materials or
equipment within the TPZ.
3. Ezcavation within the TPZ.
• Excavation with the TPZ shall be avoided if alternatives are available.
• If excavation within the TPZ in unavoidable, the project arborist shall
evaluate the proposed excavation to determine methods to minimize impacts
to trees. This can include tunneling, hand digging, or other approaches.
• All construction within the TPZ shall be under the on-site technical
supervision of the project arborist.
4. Tree Protection Inspection. The project arborist shall monitor construction
activities and progress, and provide written reports to the developer and the City
at regular intervals.
5. Final Report. After the project has been completed, the project arborist shall
provide a final report that describes the measures needed to maintain and protect
the remaining trees.
Summary
Two trees will be removed for poor or hazardous condition and six trees less than 13"
DBH will be removed for construction. Three trees requiring a total of 90 diameter
inches of mitigation are currently planned for removal because of construction. One
tree exceeding 12-inches in diameter will be protected and retained on site and seven
trees on adjacent properties will be protected during construction.
� �
�
Walter H. Knapp Morgan E. Holen
Certified Forester, SAF 406 Certified Arborist, ISA PN-6/45A
Certif ed Arborist, ISA PN-0497 Forest Biologist, PBS Environmentaf
761 S SW Dunsmuir Lane,Beaverton, OR 97007
Phone:(S03) 646-4349 Fax:(S03)265-8I17
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reasonable tlMes for the purpose of Ins tln �t°e��r�e ProJ�ct slte at all
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Baaed o�= revlew of the above Iqformation and the requlr�ments of Clean Water Service�
Deafgn and Construct(on Standards Resolutlon and prder No.04-9;
� SenaltHe areas potp,ntially�xl.gt an slte or withln 200'af the alte, i'H�APPLICqNT MU57
pERFORM A SlTE C6RTIFICA7'ION PRIOR TQ lSSUAN��p�q g�Ry�GE pFtpVipER, {�
Sansitive qreas ex�t on the gite or within Z00 Teot on adJacant propertias,�Na��l
Resources Assessment Report rr�ay also be requfred.
� &ensltive arg��do n4t app�ar to nxlst ar,slte or withln z00'af the slte. Thl�pre-a�reenln
sne assessm�nt does MQT ellminate the nsed tv evaluate end protec!water qualfty �
�ensltive ate�$M they are subsequantly dlsc.overed. thla document wlll s�rve as yuur
senrice Provkier lett�r as requlred by Resolunon and Or�der p4.9,gectlon 3.p2.1, All
r�qulred permps 8nd ePprovals must be obtalned and completed under applkablQ Iac�1,
sente.a�nd foder�i r�w.
�-1 7�►e P►nposed activlty d�es not meek the deflnition of develapment NO 31T�qS3ESSMENT
CR SERYICE pROVID�R I.E'1'TEa Ig REQUIREti,
Revlewer Comments:
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Revlewed By;
Date: �� _`
PqBt-It�'Fax Note 7671 Uate q vt �ff�ciaZ �se only
To From�
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CoJDepL Co. � MQJI F(JY p( C.`ounlr.r
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- - LAN D TEC H
INCORPORATED
LT I Engineering•Surveying�Planning
and Environmental Consulting
PRELIMINARY SIGHT DISTANCE CERTIFICATION
May 07, 2007
City of Tigard
CD —Development Engineering
13125 SW Hall Blvd., Tigard, OR 97223
(503) 639-4171 - Fax (503) 624-0752
Attn: Kim McMillan
RE: Treehill Minor Land Partition—Preliminary Sight Distance Certification
Casefile No.: MLP2007=00006
The access for this proposal is located 20 feet east of the site's west property line,onto SW TreeHill
Ct. (Private Street). The speed limit along SW TreeHill Ct.is 25 M.P.H.,based upon the Oregon's
Basic Speed Rule, requiring 250 feet of sight distance in both directions, in accord with Tigard
Development Code Section 18.705.030.H.1.
As required by Code Sections 18.705.030.H.1, sight distance from the access to SW TreeHill was
measured to be 105 feet to the east of the access in one direction due to roadway end terminus and
250 feet to the west of the access in the other direction. The Code Sections requires 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).
In conclusion, I hereby certify that intersection sight distance at the proposed access for Treehill
Minor Land Partition conforms to the requirements for sight distance as set forth in the Tigard
Development Code.
���EQ PRQFFS
��5 �NGINEF9 si�A
Vu Nguyen, P.E. ��`' 55000PE �
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"�9 OREGON o`�
l��Gq RY 1��Z���
y NGU�I
EXPIRATlQP!D11TE:12/31!�b
vi5it u5 at: www.landtechesp.com
8835 SW Canyon Lane • Suite �402 • Portland, OR 97225 • Phone: 15031 291-9398 • Fax: (503) 291-1613
PRE-APPLICATI4N
:
�' CONFE RE NCE RE QUE ST
Caty of Ti�rz�Pern¢t Center 13125 S W Hall Blzd, Tigzrc� OR 97223
Phon�• 503.639.4171 Fax:503.598.1960
GENERAL INFORMATION �
APplican� __ ��Q/�`L L lDll� ��I���L D�/�'�EIl1 r L D�I'
FOR STAFF USE ONLY
Address: ��H�g S� ���OG �-T• Phone: ����475 SO'¢D
Ciry: ��f�-V E 2�°!� Zip: �70C 7 Case No.: ��i a.t�'06 _(}-n"Q��
ContactPerson: �r€��� GLUS�� Phone: ��3�'4"?S'��'� �ceiptNo.: �-tfi'D(oLi�33
Application Accepted By: c�-��
Property Owner/Deed Holde�{s): gbg � SA NflR� N 0,�1 � Date: lO1Ff O�
DATE OF PRE-APP.: /l��01�/(��
Address: 1� l y l� S� `��'� �:t� Phone: TIME OF PRE-APP.: /� • �
Ciry: 1 i��i� �- Zip: PRE-APP.HELD WITf-L•
—�
Pro e Address/Location s : 2 S l L ����5��
P � � � �1 C '� �� 1 L`J i:\curpin\mastecs\land u5e applications\Pre•App Request App.doc
l lq �{-o S� �(-'�L� 1�: l
REQUIRED SUBMITTAL ELEMENTS
Tax Map&Ta�c Lot{t(s): � �JOC7 a S � !p��} (Note: applications will not be accepted
without the required submittal elements)
ZO�g' �` � � Pre-Application Conf.Request Fonn
Site Size: C� • S S D�G`C�2.-S 5 COPIES EACH OF THE FOLLOWINC�:
Brief Description of the Proposal and any
PRE-APPLICATION CONFERENCE INFORMATION site-specific questions/issues that }�u would
like to have staff research prior to the
All of the information identified on this form are required to be submitted by meeting.
the applicant and received by the Planning Division a rr,;n;r„um of one fl) Site Plan. The site plan must show the
week �rior to officially scheduling a �re-a��lication conference date/time to proposed lou and/or building layc�uts drawn
allow staff ample time to prepare for the meeting. to scale. Also, show the location of the
subject property in relation to the nearest
A pre-application conference can usually be scheduled within 1-2 weeks of the streeu; and the locations of driveways on the
Plaruung Division's receipt of the request for either Tuesdav or Thursday subject propertyand across the street.
momin�s. Pre-application conferences are one (1� hour long and are rypically ��Vicini Ma ����
held between the hours of 9:00-11:00 AM. � P� P
• The Proposed Uses. �l�o%��•�
PRE-APPLICATION CONFERENCES MUST BE SCHEDLTLED IN Topographic Inforniation. Include Contour
PERSON AT THE COMMUNITY DEVELOPMENT COLJNTER Lines if Possible.
FROM 8:00-4:00/MONDAY-FRIDAY.
If the Pre-Application Co ence is for a
IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE MONOPOLE project, applicant must
PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE attach a copy of the le r and proof in the
INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM form of an affidavit of mailing, that the
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE collocation protoc w�as completed (see
GROUP. Section 18J98.6 f the Tigard Community
Development e).
� Filing Fee$362.00
October2006 November2006
S M T W T F S 3 M T W T F S
1 2 3 4 5 6 7 � 2 3 4
8 9 10 11 12 13 14 5 6 7 8 9 10 11 I
15 16 17 18 19 20 21 � 12 13 14 15 16 17 18 I
22 23 24 25 26 27 28 i 19 20 21 22 23 24 25
zs ao s� i Tuesday, October 24, 2006 i zs z� za zs ao ,
-Pre-A s CD Meetin s
� Early --— -- —- .._
�
8:00 AM '
I 9:00 AM (9:00 AM- 10:00 AM) Lana Williams 503-684-0709 10190 SW View Terrace HOPII
' la
I
10:00 AM (10:00 AM- 11:00 AM) Pre-App(Medallion Dev. Corp. Steve Close 475-5040 11940 SW Treehill Ct 3 lot�
i� partition) !,,
�
' 11:00 AM
12:00 PM
1:00 PM
2:00 PM
3:00 PM
4:00 PM
5:00 PM
Late
Tasks
� Notes
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-- i
Shirley Treat 1 10/6/2006-9:55 AM
LAND TECH, INC.
8835 SW Canyon l,ane, Suite 402, Portland,OR 97225
(503)291-9398 FAX: (503)291-1613
LETTER OF TRANSMITTAL �'�J'
�
� �n,,,,
TO: Cdy of Tigard DATE: Thursday,October 05,2006
ADDRESS: 13125 SW Hall Blvd JOB NUMBER: 1569
JOB NAME: Treehill Court Feaslbilky
CITY: Tigard ST: OR ZIP: 97223- CASEFILE NO.:
ATTN: Gary Pagenstecher CATEGORY: APPL
DESC: Pre-Appliption Conferenoe Request
WE ARE FORWARDING BY: J� MAIL ` MESSENGER � OTHER:
NO.OF COPIES DESCRIPTION
1 Chedc in the amount d E362.00
1 Application Fortn
5 Copies ofAdditional Required Ir�formation
STATUS: SENT FOR YOUR: PLEASE NOTE:
C PRELIMINARY � APPROVAL �J REVISIONS
� FINAL � SIGNATURE � ADDITIONS
� REVISED � USE � DELETIONS
� APPROVED � FILE � CORRECTIONS
[] RELEASED � INFORMATION � NOT FOR CONSTRUCTION
� REVIEWED !-1, REVIEW/COMMENT
REMARKS
coPiES To: LAND TECH, INC.
BY: Morgan Brakken
RECEIVED BY:
DATE RECEIVED:
Pre-Application Proposed Project Description
11940 SW Treehill Court in the City of Tigard
Lot 2300 of Tax Map 2S 1 10 BA
The 0.55-acre, R 4.5-zoned site is currently vacant. The applicant seeks to create a three-
lot partition for single-family residential dwelling units.
Site-specific questions/issues:
• The applicant proposes to use SW 119`h Place and SW Treehill Court to access
the site. What problems and/or issues would this cause, if any?
• What are the tree preservation requirements for this site?
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PRE-APPLICATION CONFERENCE NOTES - E'
� �
➢ ENGINEERIHG SECTI�N Q CRydilllarr.Oregen
Community�Devefopment
SFin ' A BetterCommun'
PUBLIC FACILITIES Tex Map[sl: 2S1106A
Tax�oas�: Z3oo
Use Type: MLP
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.
Riqht-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 to feet
❑ SW to feet
❑ SW to feet
❑ SW to feet
Street improvements:
❑ 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:
CI1Y OF TIGARD Pre-Applicatlon Conference Notes Page 1 of 6
Englneering D�partment Sectlon
❑ 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.
❑ 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 finro-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 TI6AR� Pre-Application Co�erence Notes Page 2 of 6
Englne�ring UepartmeM Sectlen
❑ Other:
Aqreement 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
Prior to , 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 Private Drive B.
The proposed development must be connected to a public sanitary sewer. It is the developer's
responsibility to provide separate connections to each proposed lot.
Water Supply:
The City of Tiqard (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.
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
CI1110F T16ARD Pre-Applicatlon Cor�erence Notes Page 3 of 6
Engln�sring�spartm�nt SecUon
drainage plan for the site, ar�' �ay be required to prepare a sub�' in drainage analysis to ensure
that the proposed system will . �mmodate runoff from upstream p. , arties when fully developed.
Detention may be required. Provide downsfream information for existing storm sewer provided with
the PD/SUB.
Storm Water Qualitv:
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.
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) Provide documentation that the parce!and proposed parcels have access rights.
2) Must connect to the storm sewer line or outlet through curh.
3) Contact Water Dept for meter placement
4) Contact TVFR for fire flow/hydrant requirements
TRAFFIC IMPACT FEES
In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic
Impact Fee program collects fees from new development based on the development's projected
impact upon the City's transportation system. The applicant shall be required to pay a fee based upon
the number of trips which are projected to result from the proposed development. The calculation of
the TIF is based on the proposed use of the land, the size of the project, and a general use based fee
category. The TIF shall be calculated at the time of buildinq permit issuance. In limited
circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupancy
permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than
$5,000.00.
CIT11 OF i16ARD Pre-Applicatlon Comerence Notes Page 4 of 6
Englns�ring OsparlmeM SecU�n
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: If an PFI Permit is required,the applicant must obtain that
permit prior to release of any permits from the Building Diuision.
Building Division Permits:
The following is a brief overview of the type of permits issued by the Building Division. For a more
detailed explanation of these permits, please contact the Development Services Counter at
503-639-4171, ext. 304.
Site Improvement Permit (SIT). This permit is generally issued for all new commercial,
industrial and multi-family projects. This permit will also be required for land partitions where lot
grading and private utility work is required. This permit covers all on-site preparation, grading
and utility work. Home builders will also be required to obtain a SIT permit for grading work in
cases where the lot they are working on has slopes in excess of 20% and foundation
excavation material is not to be hauled from the site.
Building Permit (BUP). This permit covers only the construction of the building and is issued
after, or concurrently with, the SIT permit.
Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all
work necessary for building construction, including sub-trades (excludes grading, etc.). This
permit can not be issued in a subdivision until the public improvements are substantially
complete and a mylar copy of the recorded plat has been returned by the applicant to the City.
For a land partition, the applicant must obtain an Engineering Permit, if required, and return a
mylar copy of the recorded plat to the City prior to issuance of this permit.
CITY OF i16ARD Pre-Applicatlen CoMerenca Notes Page 5 of 6
EnglnesHng oeaartm�m S�ctien
Other Permits. There . ; other special permits, such as m` .�anical, 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: �' :�° �''� �.-�- .- G • 2� • �
ENGINEE NG DEPARTMENT STAFF DATE
Phone: [5031639-41T1
Fax: [5031624-0752
dowment2
Revised: September 2,2003
CIIY OF TI6ARD Pre-Applicatlon Comerence Motes Page 6 of 6
Englnssring Dspartment Ssctlon
♦
ITY 4F TIGARD ,,
PRE-APPLICATION CONFERENCE NOTES °
(Pre-Application Meeting Notes are Yalid for Six (6) Months)
_ . _ _—--------
> `:<
PRE-APP.MTG.DATE: IO 'a�" D(p (�^�* '1-t�� �
;
� 'l,^,� y •�
STAFF AT PRE-APP.: � ��/'` �"` ` �
� _ ___ _ _ - RESIDENTIAL
APPLICANT: �iek�i!�c , D,„���,:.,.� .�-� c'_�; r� .
AGENT: J te �z C�-��- �'-
Phone: (��`_,) �i�s --����+c� Phone: (
) sn�
PROPERTY LOCATION:
ADDRESS/GENERAL LOCATION: � I�1 y� S�." i�t i-E; �I
TAX MAP(S)ILOT #(S): _ :�5 i i D �A - o,�3 p v
NECESSARYAPPLICATIONS: � I�t lrP - M �.i o,- L�-�d Pn �-F,-1, u -,
��f^� - ���in✓i2d. �c'vQIJO.��.,f (Z�� Y �.� �zCA..� _G�L �� G'1Q+T 2.
PROPOSAL DESCRIPTION: �rzn��t� 3 I o� oR��� -I� u.� .
COMPREHENSIVE PLAN
MAP DESIGNATION: � � �I 5- �.� �-- <<�r,5 , �� -;�, ,a c��-.+; �`i
ZONING MAP DESIGNATION: � - �I .5"
iONING DISTRICT OIMENSIONAL REQUIREMENTS tRefer to Code Section 18. � ► � l
MINIMUM LOT SIZE: 7�5c,c> sq. ft. Average Min. lotwidth: s�' ft. Max. building heighfi �'��' ft.
Setbacks: Front �� ft. Side J ft. Rear �> ft. Corner i � ft. from street.
MAXIMUM SITE COVERAGE: — % Minimum landscaped or natural vegetation area: — %.
GARAGES: �o ft.
� NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handoutl
THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED
PARTIES, AND THE CITY OF TIGARD PLANNING DIVIS�nN 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
submittinq vour 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 Page 1 of 9
ResidenGal ApplicatioNPlanning Division Section
[�' NARRATIYE [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 reason to
consider an application incomplete and delay review of the proposal. The applicant should review
the code for applicable criteria.
�' IMPACT STUDY [Refer to Code Seciions 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.
[k�" ACCESS [Refer to Chapters 18.705 and 18.7651
Minimum number of accesses: Minimum access width:
Minimum pavement width:
❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.7051
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: �,s,-�i� t�-�u i S�a -���a���
All sensitive lands areas includinq: �,65� ��fi�,�,c�.kd ac.��e�s�����,.�-
➢ Land within the 100-yearfloodplain; sfx�-� ��a-
➢ Slopes exceeding 25%; 3 ,�
➢ Drainageways; and •— 7 5 a�
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. _ � � �� e' � M�'X
Public right-of-way dedication: 3 �� `�� � '"�`'
➢ 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.
E)(AMPLE OF RESIDENTIAL DENSITY CALCULATIONS:
EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS
Single-Family Multi-Family
43,560 sq,ft. of gross site area 43,560 sq.ft. of gross site area
_8,712 sq.ft. (20%)for qublic riqht-of-way 6,534 sq. ft. (15%)for public right-of-way
NET: 34,848 square feet NET: 37,026 square feet
- .050 (minimum lot areal - 3.050 fminimum lot areal
= 11A Units Per Acre = 12.1 Units Per Acre
�The Ue�elopmem Code requires that the net slte area exlst for the nex[whole dwelling unit NO ROUNDING UP IS PERMITiEU.
�Mlnlmum Prolect Denslry Is SO%of the maximum allowed densiry.TO DETERMINE TNIS STANDARU,MUITIPLY THE MAAIMUM NUMBER OF UNIiS BY.8.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9
Residential ApplicationlPlanning Division Section
� � SPECIAL SETBACKS [Refer to C�. oection 18.1301
➢ 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 requiremems.l
� fLAG LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapter 18.1301
MAXIMUM HEIGHT OF 1'/z 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 onlv 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 vour 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 18.745,18.765 and 18.1051
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 finro (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 18.755]
Applicant should CONTACT FRANCHISE NAULER 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
Residential ApplicatbNPlanning Division Section
� � PARKING [Refer to Code Chapt�. .6.765 a 18.1051
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 SPA ES. 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 parkin� 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 18.1651
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.
❑ SENSITIYE LANDS [Refer to Code Chapter 18.T15)
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
identifv sensitive land areas, and their boundaries, is the responsibilitv of the applicant. Areas
meetinct the definitions of sensitive lands must be clearlv 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.O70.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.
[�f CIEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R�0 96-44/USA Regulations-Chapter 3l
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 ApplicaGoNPlanning Division Section
� .LE 3.1 VEGETATED CORRIDOR WIDTHS
SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION 8 ORDER 96-44
SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED
TO SEN5ITIVE AREA CORRIDOR PER 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 onds
• 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 starting
• 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 top
of ravine'
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring
boundary, andlor 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.
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 18.7801
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 18.790.030.C.1
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 9
Residenlial ApplicatioNPlanning Division Section
� THE TREE PLAN SHALL I, _UDE 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 inches in
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.
0 MITIGATION [Refer to Code Section 18.790.060.E.1
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
�" CLEAR VISION AREA [Refer to Code Chapter 18.7951
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. The size
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
Residential Application/Planning Division Section
[�' FUTURE STREET PLAN AND ExTENS. .OF STREETS [Refer to Code Seciion 18.�.�.030.FJ
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.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/z TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1'/2 times the minimum lot size of the applicable zoning district.
� 4G
.� BLOCKS [Refer to Code Section 18.810.�98�
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.
CODECHAPTERS
_ 15.330(Conditional Use) 'I H.F)ZO(Tigard Triangle Design Standards) � �$.765(Off-SUeet ParkinglLoading Requirements)
_ 1 B.34O(Director's Interpretation) �H.Fi30(Washington Square Regional Center) _ 18.775(Sensitive Lands Review)
� 18.350(Planned Development) _� 18.705(AccesslEgress/Ciroulation) � 18.780(Signs)
_ �H.3F)O(Site Development Review) 'I H.7�O(Accessory Residential Units) _ 'I$.7$5(Temporary Use Perrnits)
_ �H.37O(VarianceslAdjustments) C 18.715(Density Computations) X 18.790(Tree Remova�)
_ �S.3HO{Zoning MaplText Amendments) �8.720(Design Compatibility Standards) !� �8.7J5(Visual Clearance Areas)
_ 18.385(Miscellaneous Permits) X �S.T25(Environmental Performance Standards) _ 'I$.7Q$(Wireless Communication FaciliGes)
� �H.39O(Decision Making Proceduresllmpact Study) �8.730(Exceptans To Devebpment Standards) X 18.8�O(Street 8 Utiliry Improvement Standards)
_ �H.4�O(Lot Line Adjustments) �8.740(Historic Overlay) _
_� �S.42O(Land Partitions) 18.742(Home Occupation Permits)
_ 18.430(Subdivisions) x 'I H.745(Landscaping&Screening Standards)
�L 18.5�O(Residen6al Zoning Districts) �H.�SO(ManufacturedlMobil Home Regulations)
_ 1 S.52O(Commercial Zoning Districts) 18.755(Mixed Solid WastelRecycling Storage)
_ 15.530(�ndustrial Zoning Districts) 18.7FiO(Nonconforming Situa6ons)
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Residential Application/Planning Division Section
� ADDITIONAL CONCERNS OR COMMENTS.
� i��ct,i,, � ,� �}� � i ��. ,lc'.if (5 C' 11, wi'.,t, �.: (]i �' �:;J Uc'CQ�L1c' i ` - ���% f�� IS �,�
l�Y iu c7-� ���Zl'"� CL�� C�+n1 � —F'L�-Z vl�t �-� b�' �,a �i�., -�j (a i' t' rJ1� c� 4�-L '"i
� ������ -� T�.e �-1-� I � c�+ .
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(�u c�u.+�S �t3 b� ��u�� • �7�P �'r C G�-h�o-� W; f 1 r'!C t al �-/� � !l�.J �-�h o.l z Y?�'�..,
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�, � � ,� rc� F� � Y�. �/.-��� ��c� E!
7r 1 tl(.�C+S � (�'.' CIlC��S l��J�,vl�,',i�l ,.�J 1lUr (`� i. �t �� ����C'r�� rYlir�l •�yjl,({v'1 �U� SiZt' .
� �C2..�S �Sriv-tS � Il ��c 1� S Ot �.�v }z�'r �1'1 'Y�15�`\ ��1G1� � �'1Qr2 2�7
C'-+�e v-�2.�C.a-� U�_�t� �I e / ��C�� .� ,�t b� � ( � E -42i r r�u ru��-�<.�. 1 8. '7 U 5. U.S U . L � �
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 dro ed off at the counter without Plannin Division acce tance ma be
returne . he Planninq counter closes at 5: M.
Ma s submitted with an a lication shall be folded IN ADVANCE to 8'/z" x 11". One 8'/z" x 11"
ma o a ro osed ro'ect shall also e su mitted or attac ment to the sta re ort or
a ministrative decision. pplications with un o de maps s a not e accepted.
The Planning Division and Engineering Department will perform a preliminary review of the
application and will determine whether an application is complete within 30 days of the counter
submittal. Staff will notify the applicant if additional information or additional copies of the submitted
materials are required.
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9
Residential ApplicatioNPlanning Division Section
The administrative decision ,�ublic hearing will typically occur apF ,�cimately 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 . A basic flow chart
which illustrates the review process is available from 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 [Couni�Surueyors Office: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are re� 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.
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 buildinq permit issued in the development (UNLESS OTHERWISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an no es canno cover a o e requiremen s an aspec s re a e o
site planning that should ap ply 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 an questions of Cit staff relative to Code re uirements prior to submittin an ap lication.
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 PLANNING DIYISION - STAFF PERSON HOLDING PRE-APP. MEETING
PHONE: 503-639-4111 FAX: 503-684-7291
EMAIL: �:carr:fin��ame�@ci.tigard.or.us
TITLEI8(CITY OF TIGARD'S (OMMUNITY DEYELOPMENT CODE)INTERNETA�DRESS: WWW.CI.ligard.01'.IIS
H:lpattylmasterslPre-App Notes Residential.doc Updated: 15-Dec-04
(Engineering section:preapp.eng)
CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9
ResidenGal Application/Planning Division Section
t
rc�� v� �
Q � or
Drainage Report
For
TREEHILL MINOR LAND
PARTITION
3-Lot Partition
Casefile No.: MLP2007-00006
City of Tigard
Applicant:
Medallion Development
Steve Close
17418 SW Hoodoo Ct.
Beaverton, OR 97007
Engineer:
Land Tech, Inc.
April 25, 2007
Project #1569.1
����D PRDF£s
�� ,��GIN��� �/D�
� ��,oaoPE �
OREGON
GG✓�ti. ��, 2�°y��
H NGv
Exp. 12-31-
�
,
Calculations executed with HydroCad and Civil Tools software. Santa Barbara
Urban Hydrograph (SBUH) is SCS Type-lA distribution. Shallow/concentrated
and pipe flow components of time of concentration are assumed negligible. Existing
storm drains information area based on As Built of Redwood Vista Subdivision.
EXISTING CONDTIONS
The project is located at the end terminus of SW Treehill Ct., about 550 feet south of
intersection of SW Gaarde St. with SW 119th Pl. or further described as tax lot 2300 on
Washington County tax assessor's map 1S1 10 BA. The existing site occupies about 0.82
acres. Per SCS —Soil Survey of Washington Countv, Ore�,the surrounding soil type
is Cornelius (11 C), Hydrologic Group C.
PROPOSED SITE
The proposal is to build 3 new homes on the site with a private driveway. The post-
developed impervious area for this project is 11,020 ftz. Prior to discharge into existing
drainage channel, all runoffs from proposed project are collected to the existing
conveyance system and then routed to existing water quality swale that built under
Redwood Vista subdivision to get treatment. The total impervious area that be treated by
the existing swale for both Redwood Vista subdivision &Treehill partition is 59,160 ftz
(see calculation under water quality swale section).
WATER QUALITY
This project proposes to use existing water quality swale for water quality treatment of
the surface water runoff. The existing water quality swale is approximately 102-foot long
with slope at 1.5%, and has a bottom width of 4 feet. For the summer storm event, 0.12
ft3/sec of water quality flow is going through the swale at 0.1883 ft/sec. This swale
provides 9.03 minutes hydraulic residence time (see calculation under water quality swale
section).
DOWNSTREAM ANALYSIS
Storm water runoffs from proposed project are running through a series of storm drain
conveyance systems that were built under Redwood Vista subdivision prior to discharge
into the drainage charuiel. Per calculation (refer to downstream analysis section}, all
existing storm drain pipes will handle additional peak runoff from �roposed project at 25-
year storm event. Therefore, onsite detention is not required.
.
PROPOSED CONVEYANCE SYSTEM
Stornl drain conveyance systems on the proposed site are 12-inch with minimum 0.35%
slope. Pipe under these conditions is calculated to allow up to 2.11 cfs to pass through
when flowing full. The maximum peak flow rate for the entire site basin during 25-year;
24-hour storm event is 0.41 cfs. Therefore all proposed storm drain conveyance systems
will handle the 25-year post-developed peak runoffs.
Please find all the references enclosed.
2S 1 106B 2S 1 10BB
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WATER QUALITY SWALE
.
IMPERVIOUS AREA for EXISTING REDWOOD VISTA & TREEHILL PARTITION
EXISTING REDWOOD VISTA SUBDIVISION
#OF EXISTING LOT 11 2640 ft2 Per Each 29,040 ft2
EXISTING PAVEMENT 19,100 ftz
TOTAL EXISTING 1MPERVIOUS AREA 48,140 ft2
1.11 acres
PROPOSED TREEHILL THREE LOT PARTITION
PROPOSED NEW LOT 3 2640 ftZ Per Each 7,920 ftZ
NEW PAVEMENT 3,100 ft2
T�TAL POST-DEVELOPED IMPERVIOUS AREA 11,020 ft2
0.25 acres
TOTAL 1MPFRVIOUS
AREA REQUIRED TO BE TREATED = 59,160 ft2
1.36 acres
i
WATER QUALITY VOLUME AND FLOW CALCULATION
Wafer Qualify Volume (ff3) = 0.36 (in) x Impervious Area (ftZ)
12 (in/ft)
Water Quality Volume (ft3) = 0.36 (in) x 59,160 (ft2)
12 (in/ft)
Water Quality Volume (ft3) _ ��' a'� r �
Water Quality Flow(ft3/sec) = Water Qualify Volume (ft3)
(4 hr) (60min./hr) (60 sec/min.)
Water Quality Flow (ft3/sec) = 1,775 ft3
(4 hr) (60min./hr) (60 sec/min.)
Water Qualify Flow (ft3/sec) = 0.12 (ft3/sec)
t
Existing swale calculator
Given Input Data:
Shape . . . . . . . . . . . . . . . . . . . . . . . . Trapezoidal
solving for . . . . . . . . . . . . . . . . . . . . . �epth of Flow
Flowrate . . . . . . . . . . . . . . . . . . . . . . . . 0.1200 cfs
slope . . . . . . . . . . . . . . . . . . . . . . . . 0.0150 ft/ft
Manning's n . . . . . . . . . . . . . . . . . . . . . 0.2400
Height . . . . . . . . . . . . . . . . . . . . . . 6.0000 in
Bottom width . . . . . . . . . . . . . . . . . . . . 48.0000 in
�eft slope . . . . . . . . . . . . . . . . . . . . . . 0.2500 ft/ft (v/H)
Right slope . . . . . . . . . . . . . . . . . . . . . 0.2500 ft/ft (v/H)
Computed Results:
Depth . . . . . . . . . . . . . . . . . . . . . . . . . . . 1.6777 in
velocity . . . . . . . . . . . . . . . . . . . . . . . . 0.1883 fps
Full Flowrate . . . . . . . . . . . . . . . . . . . 1.1710 cfs
Flow area . . . . . . . . . . . . . . . . . . . . . . . 0.6374 ft2
Flow perimeter . . . . . . . . . . . . . . . . . . 61.8344 in
Hydraulic radius . . . . . . . . . . . . . . . . 1.4844 in
Top width . . . . . . . . . . . . . . . . . . . . . . . 61.4214 in
Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.0000 ft2
Perimeter . . . . . . . . . . . . . . . . . . . . 97.4773 in
Percent full . . . . . . . . . . . . . . . . . . . . 27.9612 %
.
HYDRAULIC RESIDENCE TIME CALCULATION OF WATER QUALITY SWALE
L (swale length) = 102 ft
V(velocity) = 0.1883 ft/sec
T(residence time) _ ? sec
T = L /V
T = 541.69 sec
T = � , ,� " � EXCEED THE REQUIREMENT
,
,
DOWNSTREAM ANALYSIS
,
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El(ISTIN417 EJfISTINOSTORMMH ��
OUTFALI N1 TINOIOTIT09
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exisnno�r qa
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E%19TIN0 STORM MH EXI$TINO 17 PIPE � �TR4�T D
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E%ISTINOSTORMMM ��3R
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,
E%ISTING STORM MH EXISTI 17 PIPE EXISTIN�STOitM MN
M4 �MS
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. " EXISTIrvy 17'PIPE EXISTINO LOT 17.�1 6
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EXISTINOSTORMMN PROPOSEOTREEHIIL
P6
Subcat Reach on Link Drainage Diagramfor 1569.1-Pipe Sizing
Prepared by Land Tech, Inc. 4/24/2007
HydroCADO 7.10 s/n 001083 m 2005 HydroCAD Software Solutions LLC
.
1569.1-Pipe Sizing Type IA 24-hr 25-Year Rainfal1=3.90"
Prepared by Land Tech, Inc. Page 2
HydroCADO 7.10 s/n 001083 O 2005 HydroCAD Software Solutions LLC 4/24/2007
Time span=0.00-24.00 hrs, dt=0.01 hrs, 2401 points
Runoff by SBUH method
Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method
Subcatchment 1S: PROPOSED TREEHILL Runoff Area=0.550 ac Runoff Depth>2.92"
Tc=5.0 min CN=91 Runoff=0.41 cfs 0.134 af
Subcatchment 2S: EXISTING LOT 13, 14 8�TR. B Runoff Area=0.420 ac Runoff Depth>3.02"
Tc=5.0 min CN=92 Runoff=0.33 cfs 0.106 af
Subcatchment 3S: EXISTING LOT 10, 11 & 12 Runoff Area=0.440 ac Runoff Depth>2.92"
Tc=5.0 min CN=91 Runoff=0.33 cfs 0.107 af
Subcatchment 4S: TRACT D Runoff Area=0.160 ac Runaff Depth>3.66"
Tc=5.0 min CN=98 Runoff=0.15 cfs 0.049 af
Subcatchment 5S: EXISTING LOT 4 TO 9 &TR. C Runoff Area=1.210 ac Runoff Depth>3.02"
Tc=5.0 min CN=92 Runoff=0.95 cfs 0.304 af
Reach 1 R: EXISTING 12" PIPE Peak Depth=0.19' Max Ve1=7.4 fps Inflow=0.74 cfs 0.239 af
D=12.0" n=0.013 L=128.5' S=0.0756 '/' Capacity=9.80 cfs Outflow=0.74 cfs 0.239 af
Reach 2R: EXISTING 12" PIPE Peak Depth=0.60' Max Ve1=2.2 fps Inflow=1.08 cfs 0.346 af
D=12.0" n=0.013 L=238.2' S=0.0020 '/' Capacity=1.60 cfs Outflow=1.07 cfs 0.345 af
Reach 3R: EXISTING 12" PIPE Peak Depth=0.65' Max Ve1=22 fps Inflow=1.22 cfs 0.394 af
D=12.0" n=0.013 L=40.0' S=0.0020 '/' Capacity=1.59 cfs Outflow=1.22 cfs 0.394 af
Reach 4R: EXISTING 12" PIPE Peak Depth=0.38' Max Ve1=8.0 fps Inflow=2.16 cfs 0.698 af
D=12.0" n=0.013 L=158.1' S=0.0402'/' Capacity=7.15 cfs Outflow=2.16 cfs 0.698 af
Reach 5R: EXISTING 12" PIPE Peak Depth=0.33' Max Ve1=9.4 fps Inflow=2.16 cfs 0.698 af
D=12.0" n=0.013 L=84.0' S=0.0630 '/' Capacity=8.94 cfs Outflow=2.16 cfs 0.698 af
Reach R: EXISTING 12" OUTFALL Peak Depth=0.24' Max Ve1=14.7 fps Inflow=2.16 cfs 0.698 af
D=12.0" n=0.013 L=63.0' S=0.2214 '/' Capacity=16.77 cfs Outflow=2.16 cfs 0.697 af
Pond P1: EXISTING STORM MH#1 Inflow=2.16 cfs 0.698 af
Primary=2.16 cfs 0.698 af
Pond P2: EXISTING STORM MH#2 Inflow=2.16 cfs 0.698 af
Primary=2.16 cfs 0.698 af
Pond P3: EXISTING STORM MH #3 Inflow=1.22 cfs 0.394 af
Primary=1.22 cfs 0.394 af
Pond P4: EXISTING STORM MH#4 Inflow=1.07 cfs 0.345 af
Primary=1.07 cfs 0.345 af
1569.1-Pipe Sizing Type !A 24-hr 25-Year Rainfa11=3.90"
Prepared by Land Tech, Inc. Page 3
HydroCADO 7.10 s/n 001083 O 2005 HydroCAD Software Solutions LLC 4/24/2007
Pond P5: EXISTING STORM MH#5 Inflow=0.74 cfs 0.239 af
Primary=0.74 cfs 0.239 af
Pond P6: EXISTING STORM MH #6 Inflow=0.41 cfs 0.134 af
Primary=0.41 cfs 0.134 af
Total Runoff Area=2.780 ac Runoff Volume= 0.699 af Average Runoff Depth = 3.02"
1569.1-Pipe Sizing Type IA 24-hr 25-Year Rainfa!l=3.90„
Prepared by Land Tech, Inc. Page 4
HydroCADO 7.10 s/n 001083 O 2005 HvdroCAD Software Solutions LLC 4/24/2007
Subcatchment 1 S: PROPOSED TREEHILL
Runoff = 0.41 cfs @ 7.91 hrs, Volume= 0.134 af, Depth> 2.92"
Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Type IA 24-hr 25-Year Rainfa11=3.90"
Area_�ac) CN Description
0.300 86 Pervious (Grass cover on > 75% of the area)
0.250 98 Impervious
0.550 91 Weighted Average
Tc Length Slope Velocity Capacity Description
(min) (feet) (ft/ft) (ft/sec) (cfs)
5.0 Direct Entry,
Subcatchment 1 S: PROPOSED TREEHILL
Hydrograph
O.a6 '�. . . __._ ,__ __ ._
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0.42 . .__.._t---'-- -- -- -'---- � --
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Tlme (hours)
1569.1-Pipe Sizing Type !A 24-hr 25-Year Rainfa11=3.90"
Prepared by Land Tech, Inc. Page 20
HydroCADO 7.10 s/n 001083 O 2005 HydroCAD Software Solutions LLC 4/24/2007
Pond P6: EXISTING STORM MH #6
Inflow Area = 0.550 ac, Inflow Depth > 2.92" for 25-Year event
Inflow = 0.41 cfs @ 7.91 hrs, Volume= 0.134 af
Primary = 0.41 cfs @ 7.91 hrs, Volume= 0.134 a#, Atten= 0%, Lag= 0.0 min
Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Pond P6: EXISTING STORM MH #6
Hydrograph
D _ � ' �Inflow
0.46 '� - -- ai��s � . ❑Primary
0.44 �, ..�. _ , .. _ .. .---�-----�-----
I nflow Area=0.55Q ac
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0.1 " '
0.08 "� . __ . : __ . - ' - ___ ,. ,:
0.06 , ' - I ._ . _._-- _
0.04 ",�
0.02
0
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Time (hours)
, 1569.1-Pipe Sizing Type /A 24-hr 25-Year Rainfa11=3.90"
Prepared by Land Tech, Inc. Page 5
HydroCADO 7.10 s/n 001083 O 2005 HvdroCAD Software Solutions LLC 4/24/2007
Subcatchment 2S: EXISTING LOT 13, 14 & TR. B
Runoff = 0.33 cfs @ 7.90 hrs, Volume= 0.106 af, Depth> 3.02"
Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Type IA 24-hr 25-Year Rainfa11=3.90"
Area (ac) CN Description
0.220 86 Pervious (Grass cover on > 75% of the area)
0.200 98 Impervious
0.420 92 Weighted Average
Tc Length Slope Velocity Capacity Description
(min) (feet) (ft/ft) (ftlsec) (cfs)
5.0 Direct Entry,
Subcatchment 2S: EXISTING LOT 13, 14 & TR. B
Hydrograph
. _ _. _ . . .
0.36 —.—. ;._ __ , -� r ----,. . �Runoff
, �
0.34 , , . , o.as crs
• --•--- � - ---- . _ _
. --�----�
0.32 '� , i � i
, .. --- -• -- . , -- ;--. _ Type IA 24-hr 25-Year
, , , ;
. ,
0.3 . , , ,
--- -- � --�--- -�- ---�-----�----�-----. � __
- ; : . ; : ; ainfa11=3.90., _
0.28 R
, , ,
--- '----------� � � ,
�-------- - ' ----
,-°-------'- - - - --- ----_ . .�
. ,
0.26 ' , , �
- ..: . ....r- - ; :-- ---;- -�--�-- � ,-._ Runoff Area 0.420 ac
�.24 � ; ; ; '
0.22 - -- ---- ---- -- -- - -. - Runoff Volume=0.106 af
_ -- �- --�-- . _ __
, __......�---�
-
� �.2 _ '---� -� � ;
_
_ . . Runoff Depth>3.02"
; 0.18 ' ' --� i ;
o � -----.�......---.,
�. 0.,6 -�� � � Tc=5.0 min
, ,
o.,4 � . ,
. , .
•- - � � :
__. �----, ;.
. , ----._-- - ---- --- - ----- -- N=9
o.,z . ,
,. � , � �-- - 2
o., '
; , , _
o.oa - :- ' , ' �
o.os �"� �
o.oa _. _. ._ , : ,
o.oz '
0
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Tlme (hours)
1569.1-Pipe Sizing Type IA 24-hr 25-Year Rainfa!l=3.90"
Prepared by Land Tech, Inc. Page 9
HydroCADO 7.10 s/n 001083 O 2005 HydroCAD Software Solutions LLC 4/24/2007
Reach 1 R: EXISTING 12" PIPE
Inflow Area = 0.970 ac, Inflow Depth > 2.96" for 25-Year event
Inflow = 0.74 cfs @ 7.91 hrs, Volume= 0.239 af
Outflow = 0.74 cfs @ 7.91 hrs, Volume= 0.239 af, Atten= 0%, Lag= 0.5 min
Routing by Stor-�nd+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Max. Velocity= 7.4 fps, Min. Travel Time= 0.3 min
Avg. Velocity= 4.2 fps, Avg. Travel Time= 0.5 min
Peak Depth= 0.19' @ 7.91 hrs
Capacity at bank full= 9.80 cfs
Inlet Invert= 356.28', Outlet Invert= 346.56'
12.0" Diameter Pipe, n= 0.013
Length= 128.5' Slope= 0.0756 '/'
Reach 1 R: EXISTING 12" PIPE
Hydrograph
- -- - _ _. _
-
■Inflow
- --- •- - o.�a��s --' ,-- • _ ._ _._ . _. . _ ._ �Outflow
0.8 " . ; ;
0.75
�-- ------------- -- 0�4� - -----.-----�--- ----,--Inftow Area=0:970 ac--
---- ---- - _---- --�---- . _.
°.' � � ' - Peak Depth=0.19'
--- -------- ._
-- - ------------ -.
0.65
- ---� -�---------:.. --- --�----•-------- . _.
o.s Max Vet=7.4 fps
----.--- �
. , . _..-----�-- .. _ _
0.55 •" .,.. ., .
. ,
. -
• ----� - �-----. .,-. -�-----�----•----•.... ... .__ . _
D-12.0"
0.5 .
„ .
�+ ---- ----- . , . _ ---- -- - - -
` 0.45 n=0.Q13
.
. ,
---- - - �, ---------------- -- - -. _
; 0.4 . , .
. f . .
,
, �
o , . ,
- -----� ---,----�----: 9 �----j-----�---- --- �--- . - 5�
'L 0.35 . , �----.-
. . .-- - -�--- .._-- - ._. �
0.3 .• , . .
,_ : _ - . _ _ S=0.0756 'I'
0.25
0.2 - - ----- - ,�Capacity=9.80 cfs
----;-----�----, - - _ -
0.15 .- -
------- - , . __ �..--,__ _ .
0.1
0.05
0
0 1 2 3 4 5 6 7 8 9 10 71 12 13 14 15 16 17 18 19 20 21 22 23 24
Tlme (hours)
.
1569.1-Pipe Sizing Type lA 24-hr 25-Year Rainfa11=3.90"
Prepared by Land Tech, Inc. Page 19
HydroCADO 7.10 s/n 001083 O 2005 HvdroCAD Software Solutions LLC 4/24/2007
Pond P5: EXISTING STORM MH #5
Inflow Area = 0.970 ac, Inflow Depth > 2.96" for 25-Year event
Inflow = 0.74 cfs @ 7.91 hrs, Volume= 0.239 af
Primary = 0.74 cfs @ 7.91 hrs, Volume= 0.239 af, Atten= 0%, Lag= 0.0 min
Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Pond P5: EXISTING STORM MH #5
Hydrograph
_ -- - _.
--- -- _:
--� -- - _ _ _ � Inflow
_.. _ __ -- .
0.8� ' I o�a crs . O Primary
;.. '---- o.�acrs -,�----F- -
0.�5 ,., ; , .lnflow Area=0.970 ac
. �
. . ...-------. -- � ----. _
- --- ._ .
o.� , ,
,
, ,
----�-�--- --:.- - ,-----,-•...�....:.... ._
, , , __ __
0.65
� , . ,
---- ------°�----------=----- _---•-----�--°•----�-----�--------------------�----•-----�---------�---- —
0.6
� ,
, � ,
_ _ ..—�----,.....�..... --�-•
..--- ..:....-;•----' ' -- - -- ---- ---------- --- -
� -- �
0.55 � , , ; �----,----- . . ,
. _.— r- •-�-----•.. �
� � .. . .. . -- --
.-•---�----�..... .... ......�--�-
0.5
� , ,
, ,
N . .. �. . .. � . . . .' ' ' " '
' "' '"i""' """ ' "�""� , �
�
"�'""'"�""'"i"" " i .
'� 0.45 ' � � �•----• .,.. .-� -,�- - -.,. ,_.
`.
— � --�------. , - � - - - -- - -- .. . .
, ,
.-- -- - --•
�- �;--
3 0.4 � --- '
,
o , �
,
, , .
� ' �'_____;___�J�����1���_� _ __���L����L����..____�L____J______ ' _ __ _ _ J____ __ ____ � _
LL 0.35 ' , , ; � _.
� � --- --•----� ----� ,�_• -- --- - - -- - - - --
0.3 �
-- .�--- -_ ._.. : ,_ _ _
_- --- -, -_ ,.__. :.
0.25 i
,
0.2 ,
- - ,- ., _ _ __ ._
0.15
-' -- __
-- - - - -._;_
0.1 '
0.05
0
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Time (hours)
1569.1-Pipe Sizing Type !A 24-hr 25-Year Rainfa11=3.90"
Prepared by Land Tech, Inc. Page 6
HydroCADO 7.10 s/n 001083 O 2005 HydroCAD Software Solutions LLC 4/24/2007
Subcatchment 3S: EXISTING LOT 10, 11 8� 12
Runoff = 0.33 cfs @ 7.91 hrs, Volume= 0.107 af, Depth> 2.92"
Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Type IA 24-hr 25-Year Rainfa11=3.90"
Area (ac) CN Description
0.260 86 Pervious (Grass cover on > 75% of the area)
0.180 98 Impenrious
0.440 91 Weighted Average
Tc Length Slope Velocity Capacity Description
(min) {feet) (ft/ft) (ft/sec) (cfs)
5.0 Direct Entry,
Subcatchment 3S: EXISTING LOT 10, 11 8� 12
Hydrograph
_ ,_ � _- - � -- __; _ .
._�_.. _:_ _ . .
0.36- i.. ' , �Runoff
..,.. . _ ---.. ,
-
�.34 � . :. 0.33 tFS , ; . �,
• - � -- -•_-" ""-'-' . - .-... ....__. .. -- -' .
0.32 -�� � : � . � Type IA 24-hr 25-Year
. .
, .
. , „
0.3 '
,
, , ,
--- ------�----------•-- �------ _--, ---- -- - - -
, ,
0.28 ' ' ; 1 , � a�n a .� �
0.26 � . _. _ . ___ ._ . Runoff Area=0.44Q ac
o.za ��. ----�-----� - ;- --- -..._ . ` ' _
�.22
� � � - �' - � Runoff Volume-0.'107 af
... � � .. _ _..- - -_
N ,.
- - --�- ---�.... .
.. --�- �
v a.2 � --- ;-----�-- �- ----- - --._ � Runoff Depth>2.92:,.
3 0.18 _. . -- -
, .
.
o .... .••- --.. . . _ -- - __ �
. _.,
. , , -
. .
�
0.16 ' ' , , �
LL , � , . . . , � �. . .
, -'c : min
, . .
, . � , � ,
.
0.14 , , .� , , , � �
... .�.....�. .. . �` ----�----�-�--.�----------- -----
... ; . . , ; , . - , _, _ CN-91
a.,z �
. , . .
. .
o., --------�---- - --- --- - -- -- _;---- �----,--- - �--- --�---
0.08 ' .:_. . .
0.06 _;-- - .
0.04 "
0.02 '.
0
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Tlme (hours)
a
1569.1-Pipe Sizing Type IA 24-hr25-Year Rainfa11=3.90"
Prepared by Land Tech, Inc. Page 10
HydroCADO 7.10 s/n 001083 O 2005 HydroCAD Soffinrare Solutions LLC 4/24/2007
Reach 2R: EXISTING 12" PIPE
Inflow Area = 1.410 ac, Inflow Depth > 2.94" for 25-Year event
Inflow = 1.08 cfs @ 7.91 hrs, Volume= 0.346 af
Outflow = 1.07 cfs @ 7.97 hrs, Volume= 0.345 af, Atten= 0%, Lag= 3.2 min
Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs .
Max. Velocity= 2.2 fps, Min. Travel Time= 1.8 min
Avg. Velocity= 1.3 fps, Avg. Travel Time= 3.1 min
Peak Depth= 0.60' @ 7.94 hrs
Capacity at bank full= 1.60 cfs
Inlet Invert= 346.56', Outlet Invert= 346.08'
12.0" Diameter Pipe, n= 0.013
Length= 238.2' Slope= 0.0020 '/'
Reach 2R: EXISTING 12" PIPE
Hydrograph
■Inflow
t oe crs : �Outflow
� � '°'�S ` -Inflow Area=1 .410 ac
' Peak Depth=0.60'
Max Ve1=2.2 fps
D=12.0�.
� n=0.013
;
�° L=238.2'
S=0.0020 '/'
` .�� _ Ca acity=1 .60 cfs
� , � � ,� �� � „ �
0
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Tlme (hours)
1569.1-Pipe Sizing Type IA 24-hr 25-Year Rainfa11=3.90"
Prepared by Land Tech, Inc. Page 18
HydroCADO 7.10 s/n 001083 O 2005 HydroCAD Software Solutions LLC 4/24/2007
Pond P4: EXISTING STORM MH #4
Inflow Area = 1.410 ac, Inflow Depth > 2.94" for 25-Year event
Inflow = 1.07 cfs @ 7.97 hrs, Volume= 0.345 af
Primary = 1.07 cfs @ 7.97 hrs, Volume= 0.345 af, Atten= 0%, Lag= 0.0 min
Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Pond P4: EXISTING STORM MH #4
Hydrograph
p Inflow
;o�crs ❑Primary
, . .. __ '_�__"__,..- 1 Oi C15 :- .:.....�""'"'"""' ..
lnflow Area=1 .41 Q ac
, �
`u /
3
0
LL
�
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Tlme (hours)
1569.1-Pipe Sizing Type IA 24-hr 25-Year Rainfal1=3.90"
Prepared by Land Tech, Inc. Page 7
HydroCADO 7.10 s/n 001083 O 2005 HydroCAD Software Solutions LLC 4/24/2007
Subcatchment 4S: TRACT D
Runoff = 0.15 cfs @ 7.88 hrs, Volume= 0.049 af, Depth> 3.66"
Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Type IA 24-hr 25-Year Rainfa11=3.90"
Area �ac) CN Description
0.000 86 Pervious (Grass cover on > 75% of the area)
0.160 98 Impervious
0.160 98 Weighted Average
Tc Length Slope Velocity Capacity Description
___(min) {feet) (ft/ft) {ft/sec) (cfs)
5.0 Direct Entry,
Subcatchment 4S: TRACT D
Hydrograph
. . _ __ . _ ; . .
0.16 ' ' ' , O Runoff
— *--- - --- --_
0.15 ; : : o�5cts i
-- ----'----�_ . . ' .._ .
0.14 Type IA 24-hr 25-Year
----- ---------------- _ _ ---- ---- - _ . .
, . , .
0.13 ; ; ; � : T
. -�--------�--- ----------------_ ...;._ . .-- -- . _ __ _ Rainfa11=3.90..
, .
,
,. ,
�.,2 . , . ,
-- ---�----. ---,---..t----- R —
o.,,
�---,-- �--- unoff Area-0.160 ac
o., � -� - - �� Runoff Volume=0.049 af
� . - .-----. .-- - ---- - . - --� - _
� 0�09 - -- -- Runoff Depth>3.66"
, , ,
,
0.08 , , , �
; , . ,
,
,
o . - �-----,----;.. .,. _ -�--- -- -- - __ _
LL oo, Tc-5.0 min
. •-----�----�.. .. . .---- - . -- - - _
, , �-----�.. .... .... .: . .�- -;
, , , ,
o.os , , , , . . , �� — 8
, , . , . . , . . , CN-9
� , .
. , . �
0.05 . � , ,
, ,
. �
-_- __T___ '�' __- ' ..� . . i � � .. .. . � .
�.�4 ' � .. � . i i . .
0.03 ..
0.02
0.01
0
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Time (hours)
1569.1-Pipe Sizing 7ype lA 24-hr 25-Year RainfaN=3.90"
Prepared by Land Tech, Inc. Page 11
HvdroCADO 7.10 s/n 001083 O 2005 HydroCAD Software Solutions LLC 4/24/2007
Reach 3R: EXISTING 12" PIPE
Inflow Area = 1.570 ac, Inflow Depth > 3.01" for 25-Year event
Inflow = 1.22 cfs @ 7.96 hrs, Volume= 0.394 af
Outflow = 1.22 cfs @ 7.97 hrs, Volume= 0.394 af, Atten= 0%, Lag= 0.5 min
Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Max. Velocity= 2.2 fps, Min. Travel Time= 0.3 min
Avg. Velocity= 1.3 fps, Avg. Travel Time= 0.5 min
Peak Depth= 0.65' @ 7.96 hrs
Capacity at bank full= 1.59 cfs
Inlet Invert= 346.11', Outlet Invert= 346.03'
12.0" Diameter Pipe, n= 0.013
Length= 40.0' Slope= 0.0020 '/'
Reach 3R: EXISTING 12" PIPE
Hydrograph
■Inflow
i.zz cts ' 0 OuHlow
, ,��fs � Inflow Area=1 .570 ac
- - - - - -- � - Peak Depth=0.65'
� ' Max Ve1=2.2 fps
� D=12.0,,
� n=U.013
LL L=40.0'
� S=0.0020 '/'
, Ca acit�=1 .59 cfs
o .
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Time (hours)
1569.1-Pipe Sizing Type IA 24-hr 25-Year Rainfa11=3.90"
Prepared by Land Tech, Inc. Page 17
HydroCADO 7.10 s/n 001083 O 2005 HydroCAD Software Solutions LLC 4/24/2007
Pond P3: EXISTING STORM MH #3
Inflow Area = 1.570 ac, Inflow Depth > 3.01" for 25-Year event
Inflow = 1.22 cfs @ 7.97 hrs, Volume= 0.394 af
Primary = 1.22 cfs @ 7.97 hrs, Volume= 0.394 af, Atten= 0%, Lag= 0.0 min
Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Pond P3: EXISTING STORM MH #3
Hydrograph
' ■Inflow
i zz�rs 0 Primary
'�`� Inflow Area=1 .570 ac
;-----;�---i-...--- _ �-�--� .. - - --
�
� , ', ' :
o '
LL
`
�
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 78 19 20 21 22 23 24
Tlme (hours)
1569.1-Pipe Sizing Type lA 24-hr 25-Year Rainfal1=3.90"
Prepared by Land Tech, Inc. Page 8
HydroCAD�7.10 s/n 001083 O 2005 HydroCAD Software Solutions LLC 4/24/2007
Subcatchment 5S: EXISTING LOT 4 TO 9 8� TR. C
Runoff = 0.95 cfs @ 7.90 hrs, Volume= 0.304 af, Depth> 3.02"
Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Type IA 24-hr 25-Year Rainfa11=3.90"
Area (ac) CN Description
0.640 86 Pervious (Grass cover on > 75% of the area)
0.570 98 Impervious
1.210 92 Weighted Average
Tc Length S�ope Velocity Capaeity Description
(min) (feet) (ft/ft} (ft/sec) (cfs)
5.0 Direct Entry,
Subcatchment 5S: EXISTING LOT 4 TO 9 & TR. C
Hydrogreph
- -=--- --•----�-----�---- •--- '-- -• -= --= -=----- ---- - - -- - - �
❑Runoff
�
o.ss crs
��
Type IA 24-hr 25-Year
Rainfal1=3.90"
' Runoff Area=1.210 ac
Runoff Volume=0.304 af
" � Runoff Depth>3.02"
�
0
�, Tc=5.0 min
,:,
, CN=92
0
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Time (hours)
1569.1-Pipe Sizing Type !A 24-hr 25-Year Rainfa11=3.90"
Prepared by Land Tech, Inc. Page 12
HydroCADO 7.10 s/n 001083 O 2005 HvdroCAD Software Solutions LLC 4/24/2007
Reach 4R: EXISTING 12" PIPE
Inflow Area = 2.780 ac, Inflow Depth > 3.01" for 25-Year event
Inflow = 2.16 cfs @ 7.94 hrs, Volume= 0.698 af
Outflow = 2.16 cfs @ 7.95 hrs, Volume= 0.698 af, Atten= 0%, Lag= 0.6 min
Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Max. Velocity= 8.0 fps, Min. Travel Time= 0.3 min
Avg. Velocity = 4.4 fps, Avg. Travel Time= 0.6 min
Peak Depth= 0.38' @ 7.94 hrs
Capacity at bank full= 7.15 cfs
Inlet Invert= 346.04', Outlet Invert= 339.68'
12.0" Diameter Pipe, n= 0.013
Length= 158.1' Slope= 0.0402 '/'
Reach 4R: EXISTING 12" PIPE
Hydrograph
■Inflow
z.tscts �Outtlow
' � ' : 2.16 cfs ,:: . ; - �
----- ---------=------ _. .-----.--- Inflow Area=2.780 ac
2 Peak Depth=0.38'
Max Ve1=8.0 fps
D=12.0,.
� n=0.013
. , , . , , , , ,
;----�-----�-----�----;- � � ---�---:----�-----=---------------�
;
_ _ _ r-----, ,--- __ _ _ _
° , ' L=158.1''
' , ,S=0.0402 '/'
�--> Ca acity=7.15 cfs
0
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Time (hours)
1569.1-Pipe Sizing Type IA 24-hr 25-Year Rainfa/1=3.90"
Prepared by Land Tech, Inc. Page 16
HydroCADO 7.10 s/n 001083 O 2005 HydroCAD Software Solutions LLC 4/24/2007
Pond P2: EXISTING STORM MH #2
Inflow Area = 2.780 ac, Inflow Depth > 3.01" for 25-Year event
Inflow = 2.16 cfs @ 7.95 hrs, Volume= 0.698 af
Primary = 2.16 cfs @ 7.95 hrs, Volume= 0.698 af, Atten= 0%, Lag= 0.0 min
Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Pond P2: EXISTING STORM MH #2
Hydrograph
' �Inflow
z,iscts 0 Primary
; i i � I 2.lscfs ' . � �
� � Inflow Area-�.780 ac
2 � �
N
u ,
....
{ , , :. . . � .�... � .. . ...i.. _ ...
.""'�' . .. ..... _.... _____ ' ._
.... ..
3 . � � . � . .r. '�.' ' " �.
O
LL ,
'� .,. . ', ��-
� .
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Time (hours)
1569.1-Pipe Sizing Type IA 24-hr 25-Year Rainfa11=3.90"
Prepared by Land Tech, Inc. Page 13
HydroCADO 7.10 s/n 001083 O 2005 HydroCAD Software Solutions LLC 4/24/2007
Reach 5R: EXISTING 12" PIPE
Inflow Area = 2.780 ac, Inflow Depth > 3.01" for 25-Year event
Inflow = 2.16 cfs @ 7.95 hrs, Volume= 0.698 af
Outflow = 2.16 cfs @ 7.95 hrs, Volume= 0.698 af, Atten= 0%, Lag= 0.3 min
Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Max. Velocity= 9.4 fps, Min. Travel Time= 0.1 min
Avg. Velocity= 5.2 fps, Avg. Travel Time= 0.3 min
Peak Depth= 0.33' @ 7.95 hrs
Capacity at bank full= 8.94 cfs
Inlet Invert= 339.68', Outlet Invert= 334.39'
12.0" Diameter Pipe, n= 0.013
Length= 84.0' Slope= 0.0630 '/'
Reach SR: EXISTING 12" PIPE
Hydrograph
■Inflow
2.lscts 0 Outflow
� ; ; , .2.16 cfs "- � . ; . .
- ;-----�-----_ � --� -- ;--- - -- Inffow Area=2.780 ac
z Peak Depth=0.33'
Max,Vel=9.4 fps
D=12.0�,
� � � � ' n=0.013
„
�-----�-----�-----._ ------- -- --- ----
3 . , -- -----; � ___
LL � , L=84.U'
',S=0.0630 '/'
�-,� Caaacity=8.94 cfs
0
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Time (hours)
1569.1-Pipe Sizing Type IA 24-hr 25-Year Rainfal1=3.90"
Prepared by Land Tech, Inc. Page 15
HvdroCADO 7.10 s/n 001083 O 2005 HydroCAD Soffinrare Solutions LLC 4/24/2007
Pond P1: EXISTING STORM MH #1
Inflow Area = 2.780 ac, Inflow Depth > 3.01" for 25-Year event
Inflow = 2.16 cfs @ 7.95 hrs, Volume= 0.698 af
Primary = 2.16 cfs @ 7.95 hrs, Volume= 0.698 af, Atten= 0%, Lag= 0.0 min
Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Pond P1: EXISTING STORM MH #1
Hydrograph
p Inflow
zibca �Primary
; ;. . __!. .���.__ zlscfs '� ,. ..'.._..;.--
� !nflQw Area=2.780 ac
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0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Time (hours)
1569.1-Pipe Sizing Type IA 24-hr 25-Year Rainfal1=3.90"
Prepared by Land Tech, Inc. Page 14
HydroCADO 7.10 s/n 001083 O 2005 HydroCAD Software Solutions LLC 4/24/2007
Reach R: EXISTING 12" OUTFALL
Inflow Area = 2.780 ac, Inflow Depth > 3.01" for 25-Year event
Inflow = 2.16 cfs @ 7.95 hrs, Volume= 0.698 af
Outflow = 2.16 cfs @ 7.95 hrs, Volume= 0.697 af, Atten= 0%, Lag= 0.1 min
Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs
Max. Velocity= 14.7 fps, Min. Travel Time= 0.1 min
Avg. Velocity= 8.1 fps, Avg. Travel Time= 0.1 min
Peak Depth= 0.24' @ 7.95 hrs
Capacity at bank full= 16.77 cfs
Inlet Invert= 334.39', Outlet Invert= 320.44'
12.0" Diameter Pipe, n= 0.013
Length= 63.0' Slope= 0.2214 '/'
Reach R: EXISTING 12" OUTFALL
Hydrograph
�Inflow
z.iscrs ' �Outflow
i , � ;
--;----------------,_. z,6�rs , - - ----- -- -Inflow Area=2.780 ac
2- Peak Depth=0.24'
, Max Ve1=14.7 fps
D=12.0,�
� n=0.013
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3 - ,---� --- ---- ----- --- ----
�° , L=63.U'
;S=0.2214 '/'
' , Ca acity=16.77 cfs
0
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Tlme (hours)
REFERENCE
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SOIL SURVEY OF WASHINGTON COUNTY, OREGON �
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(J$[� Natanl Rcsourccs Web Soil 5urvey 1.I 4/24/2007
� Coaserr.tion Service National Cooperative Soil 3urvey Page 1 of 3
SOIL SURVEY OF WASHINGTON COUNTY, OREGON
MAP LEGEND MAP INFORMATION
Soil Map Units
o c�t�eg Source of Map: Natural Resources Conservation Service
� Detailed Counties Web Soil Survey URL: http://websoilsurvey.nres.usda.gov
Q Detailed States
Interstate Highways Coordinate System: UTM Zone 10
Roads Soil SurveyArea: Washington County, Oregon
�� Rads Spatial Version of Data: 2
' �'ef Soil Map Compilation Scale: 1:20000
Hydrography
Oceans
A�A�A�A� EscarpmenT,bedrock
vnvnvnv. Escarpment,nor�bedrock
'��'•�� Gulley
mnnwwu Levee
........ Slope
� Blowout
� Barrow Pit
� Clay Spot
• Depression,dosed
= Eroded Spot
X Gravel Pit
Gravelly Spot
'� Gulley
/� Lava Flow
� Landfill Map comprised of aerial images photographed on these dates:
J. Marsh or Swamp 8�5/2���
Qo Miscellaneous Water
v Rock Outcrop
+ Saline Spot
. Sandy Spot
;� Slide or Slip
O Sinkhole
pf Sodic Spot
x Spoil Area The orthophoto or other base map on which the soil lines were compiled and
a Stony Spot digitized probably differs from the background imagery displayed on these maps.
As a result, some minor shiftin of map unit boundaries may be evident.
pp Perennial Water
USDA tv■wni e�our�a 'Y Vuet Spot Web Soil Survey 1.1 4/24/2007
�Coaservatioo Smice National Cooperative Soil Survey Page 2 of 3
` Soil Survey of Washington County,Oregon
Map Unit Legend Summary
Washington County, Oregon
Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI
I 1C Cornelius a�id Kinton silt]oa.ms, 0.4 100.0
7 to 12 percent slopes
USDA Naturil Resourca Web Soil Survey 1.1 4/24/2007
� conserv■don Ser,ice National Cooperative Soil Survey Pa e 3 of 3
B
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STORMWATER MANAGEMENT MANUAL FOR THE PUGET 50UND BASIN
Table III-1.3 SCS Weetern Waehington Runoff Curve Numbera
(Publiahed by SCS in 1982) Runoff curve numbere for selected agricultural,
suburban and urban
land uee for T e lA rainfall distribution, 24-hour atorm duration.
LAND USE DESCRIPTION CURVE NUMBERS BY
HYDROLOGIC SOIL GROUP
A B C D
Cultivated land(1) : winter condition 86 91 94 95
Mountain open areas: low growing bruah & graselande 74 82 89 92
Meadow or paeture: 65 78 85 89
Wood or foreet land: undieturbed 42 64 76 81
Wood or foreet land: young aecond growth or brush 55 72 81 86
Orchard: with cover cro 81 88 92 94
Open epacea, lawns, parks, golf courses, cemeteries,
landacapinq.
Good condition: grase cover on r75$ of the 68 80 86 90
area
Fair condition: grass cover on 50-75$ of 77 85 90 92
the area
Gravel roada & parkinq lota: 76 85 89 91
Dirt roade & arkin lots: 72 82 87 89
Impervious surfacea, pavement, roofe etc. 98 98 98 98
en water bodiea: lakes, wetlands, onds etc. 100 100 100 100
Single family reeidential(2) :
Dwelling Unit/Gross Acre BImpervious(3) Separate curve number
1.0 DU/GA 15 ahall be selected for
1.5 DU/GA 20 pervious & impervious
2.0 DU/GA 25 portions of the eite
2.5 DU/GA 30 or basin
3.0 DU/GA 34
3.5 DU/GA 38
4.0 DU/GA 42
4.5 DU/GA 46
5.0 DU/GA 48
5.5 DU/GA 50
6.0 DU/GA 52
6.5 DU/GA 54
7.0 DU/GA 56
PUD'e, condos, apartments, $impervious
commercial bueineesea & muet be
induetrial areas computed
(1) For a more detailed description of aqricultural land use curve numbers refer
to National Engineering Handbook, Sec. 4, Hydrology, Chapter 9, August 1972.
(2) Assumes rcof and driveway runoff is directed into street/etorm system.
(3) The remaining pervious areas (lawn) are conaidered to be in good
condition for these curve numbers.
III-1-12 FEBRUARY, 1992
,
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x:�.�po�� M �:;;.s`� w ,�;�, AND�ROFiLES >yo
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� a� u
LAN D TEC H
INCORPORATED
LT I �ngineering•$urveying•Planning
and Environmental ConSUlting
I
I
� Impact Study
� For
� Treehill Court MLP
i
3 Parcel Minor Land Partition
I City of Tigard
Applicant:
� Steve Close
Medallion Development Corporation
I 17418 SW Hoodoo Court
Beaverton, OR 97007
� Engineer:
Land Tech, I nc.
I February 15, 2007
Project #1569.1
�
�
�
�
I vi5it u5 at: www.landtechesp.com
8835 SW Canyon Lane • Suite 1s402 • Portland, OR 97225 • Phone: (503) 291-9398 • Fax: (5031 291-1613
Treehill Court MLP
Table of Contents
Impact Study:
Introduction ............................................................................... Page 1
Transportation ........................................................................... Page 1
Services .................................................................................... Page 3
Conclusion ................................................................................ Page 4
Attachments:
Excerpt from Casefile No. PUD 97-0005 ............................................... "A"
Redwood Vista Subdivision Plat .......................................................... "B"
Redwood Vista Subdivision As-Builts ..... ........................................... "C"
1.
Introduction
Medallion Development is requesting approval of a Minor Land Partition of a lot
of record within the incorporated limits of the City of Tigard. Chapter 18.390.040
of the Tigard Development Code requires that an application for such
development contain an impact study to quantify the effect of development on
public facilities and services. The following study evaluates existing public and
private facilities and services in the project's vicinity, describes proposed
treatments and/or alterations, identifies potential impacts and prescribes methods
of mitigation (if necessary) with respect to the proposed project.
Transportation System
Bikewavs:
The subject property is positioned along a ridge of a fairly steep hillside (8
percent) and is not located along any bikeway corridor as indicated in the City's
TSP. Existing surrounding development patterns and topography preclude the
logical creation of bikeways through this site as part of this Minor Land Partition.
Streets:
SW Treehill Court: The project site is located on the south side of SW Treehill
Court, which can be further described as Tax Lot 10200 of Washington County
Assessor's Tax Map 2S 10BA. The subject property maintains frontage on and
is provided access by way of this dead-end street. The applicant's proposal is to
access SW Treehill Court with a single shared private driveway along the site's
western boundary line.
SW Treehill Court is privately owned and maintained as Tract "B" of the
Redwood Vista Subdivision and currently provides access to 5 existing single-
family detached residential homes in the subdivision. That subdivision was
reviewed and approved through City of Tigard Casefile No. SUB 97-0005. Page
28 of the Planning Commission Final Order for that Casefile includes the
following findings with regard to further future use of SW Treehill Court (AKA
Tract "B"):
Other Private Streets (Tracts A &8)
The plan proposes that Lots 1-3 wil!be served from "Tract A"extended from the end of the
eastM�est cul-de sac. Likewise, Lots 10-14 wil!also be served from "Tract 8"extended from the
end of SW 119"'Place. The private street"Tract 8"wi!!also provide access to Tax Lots 2200 and
z.
2300 of WCTM 2S1108A, as they are presently landlocked. "Tract 8"may serve more than six
units in the fufure if that fax lot is developed in the fufure. If further development occurs on Tax
Lof 2300, Tract 8 is adequately designed accommodate up to eighf lots. The final plat wil!need
to clearly indicate, on its face that Tract 8 will serve as access fo Tax Lots 2200 and 2300.
All necessary easements, including right of ingress / egress and public services
and utilities were provided to the subject property across Tract "B" {SW Treehill
Court) through recordation of the subdivision plat. Please review to Notes 1, 2,
3, 4 and 6 (Sheet 3 of 3 Redwood Vista Subdivision Plat) for evidence that all
necessary easements were properly provided to service this project.
SW Treehill Court is constructed with a 20-foot wide paved section and is
approximately 160-feet in length. Surface water drainage is captured by a catch
basin at the streets' easterly terminus via sheet flow and curbing, which is
included on all sides of the facility.
SW 119th Place: SW Treehill Court extends from the cul-de-sac terminus of SW
119th Place. SW 119th Place can be further described as Tax Lot 10300 of
Washington County Assessor's Tax Map 2S 10BA. SW 119th Place is privately
owned and maintained as Tract "D" of the Redwood Vista Subdivision and
currently provides access to 14 (total) existing single-family detached residential
homes in the subdivision and the home located on Tax Lot 2200 of Tax Map 2S
10BA.
Similar to SW Treehill Court, all necessary easements, including right of ingress /
egress and public services and utilities were provided to the subject property
across SW 119�h Place through recordation of the Redwood Vista Subdivision
Plat. Please review to Plat Notes 1, 2, 3, 4 and 6 (Sheet 3 of 3) for evidence that
all necessary easements were properly provided to service this project.
SW 119�h Place is constructed with a 22-foot wide paved section and is
approximately 450-feet in length. Surface water drainage is directed to roadside
curbs by way of a crown section. A curb tight-sidewalk exists along the west side
of the street while only small sections of sidewalk exist along it's east side,
presumably to be completed upon the abutting property's future redevelopment.
SW Gaarde Street: Ultimately, public street access is provided to the subject
property through SW Gaarde Street, A City Collector Street. Adequate
intersection sight distance and other critical safety issues at this location were
assured through the proper construction and inspection of the Redwood Vista
Subdivision public improvements. Impacts to SW Gaarde Street and the greater
City/County Road Transportation System associated with 3 new home sites are
offset by payment of a Traffic Impact Fee by the homebuilder for each future
home and property tax assessments (i.e. MSTIP) to future property/homeowners.
3.
The above narrative and attached documentation clearly establishes that with
proper engineering design, permitting, construction and inspection and payment
of a Traffic Impact Fee, the proposed project will not have a negative impact on
the surrounding public and private transportation system.
Services
Storm Drainaqe:
The proposed parcels and Tract "A" will be serviced with storm drainage by
extending the existing private 12" storm main currently terminating in the south-
west corner of lot 14 of the Redwood Vista subdivision. A private storm sewer
easement will be provided on the north and west sides of lot 1, the west side of
lot 2 and over tract "A" as indicated on the preliminary plans. The proposed lots
will be provided with laterals for connection of roof drains. A catch basin will be
installed at the low point of the private drive for collection of runoff from the
pavement area. All surface water shall drain to the existing water quality swale
constructed as pa�t of the Redwood Vista Subdivision. Therefore, on-site water
quality mitigation measures should not be required. Similar to the Redwood
Vista site, no downstream restriction exists that would warrant on-site detention.
Therefore, on-site detention should likewise be unnecessary for this project.
Sanitary Sewer:
The proposed lots will be serviced with sanitary sewer by extending the existing
public 8" sewer main currently terminating in the southwest corner of lot 14 of the
Redwood Vista subdivision. A sanitary sewer easement will be provided on the
north and west sides of lot 1, the west side of lot 2 and over tract "A" as indicated
on the preliminary plans.
Water:
The proposed lots will be serviced from the existing 6" public water main in SW
Treehill Court. A bank of ineters will be installed east of the proposed driveway
with private 1" service lines running to each lot.
Parks:
The future builder will pay a City Parks fee prior to issuance of a building permit
for individual homes.
The above narrative and attached documentation clearly establish that with
proper engineering design, permitting, construction and inspection and payment
of a City Parks Fee and other required Systems Development Charges, the
4.
proposed project will not negatively impact surrounding public facilities and
services.
Conclusion
The proposed project is uniquely positioned to take advantage of previously
approved and completed development in the area. As provided above, pursuant
to proper design, permitting, construction and inspection and subject to City and
County Systems Development Charges and other taxes, the proposed minor
land partition will not negatively impact the existing surrounding public and
private facility system.
,,A„
opin�on that if the appli�installs the additional fire sprir►kl�utection as per the UFC,
the variance request sho d be �pproved.
The appi!cant's pian inc�icates that there will be a need for�ome retaining walls within this
deveiapment, it should be noted that ihe applicant will need to obtain a building permit
ihraugh the Building Division for any retaining wal�over four feet in height.
As was mentioned abave, this street wi{I abut Tax Lots 00100 and 02000, 1t is int��ded to
s6rve any �urther develapment of those tax lots in the future, The applicant's revised
materials indicate that access easements wfll be granted to Tax Lots Oa100 an� 020t30
which will allow them to utilize the roa�iway upon devslopmer�t. Itt addition, the street wi{4
serve Tax Lots 0�400, 0�50C (City ownership}, 220fl and 2a00. Tax Lots 022�0 and
02800 are currentiy fandlocked. Tax Lut 0050Q ls the current locati�n of a water resen�olr
owned and maintained by the City.
The UFC inciicates that "No Parking" signs must be instal{ed on narrow streets to ensure
that emergency vehioles have 20 feet of clear trave! way. On a street witi� 22 geet af
paved width, "No Parking" signs would need to be installgd along both sides of the street
to en5ure that the 20 feet of clear travel way would be provided. 'fherefore, the applican�
will need to instail "No Parking" signs along both sides of SW 119th Place. The applicani
has indicated that they are willing to install these signs.
Another U�C requirement that impacts this development is the required paved radius for a
cu{-de-sac bulb; the U�C manciates a 45-foot radius inside a buib {to tho curb). The
appli�ant's plan only provides a 35-foot curb radius. However, the UFC also allows a
hammerhead-type tumaround. The ap�licant proposes to combine the area provided by
the bulb with the additional private strest extensians at the ends of each bufb to meet the
hammerhead dimensional requirements. Staff balieves this proposaf wifl function
adequately.
East/West Cuf-de-sac fPri�►ate Straet Tract Cl
There wifl a{so be a smal! cul-de-s�c near the south end of the site that intersects with
119th Place. This cul-cie-sac is shown as Tract C on the applicanYs plan. When the
applicant selects a name for this straet, it shaH be designated as a "Co�srt", per City
addressing policy.
The RUW width proposed for this street is 38 teet and #he paved width will be z4 feet.
These dimensions will he sufficier�t, but the applicant will be required ta insta4s "No
Parking" signs along both sides oF this street in order to provEde adequate clear access for
emergency vehlcles. The app!icant has indicated that they are willing to install the signs.
Other Private Streets (Tracts A and B)
The plan propases that Lots 1-3 wi11 be served from'Tract A" extended from the end of the
� aasUrr�est cul-de-sac, l.ikewise, L.ots 10-14 will also be served from "Tract B" extcnded
from the encl of SW 1 f 9th Place. The private street 'Tract E" will also provide accass to
Tax Lots �2200 and 02300 of WCTM 2Sii0BA, as they are presentty land-locked. "Tract
B" may serve more than six units in the future if that tax lot is developed in th� future. If
furthar devefopment occurs on Tax Lot 02300, Tract B is ad�quat�ly designed to
accommodate up to eight lots. The finai plat v�llll neect to c{aarly indicate, on its face, that
Tract B will serve as access to Tax Lots 022�a and 02300. Because the paved a�idth of
Tracts A and B will only be 20 feet wide, tho applicanf shall ins#a!) "No Parking" signs Qn
both sides of Tracts A and B.
SUB 97•0045 - OLSGN HEIGHTS SU8D1VIStON "URBAN SERVI�E Ai�EA"
PLAs�INING CdM�,iiSS10N FfP1AL ORDER ND 97•07 PC PAGE 26 OF 3G
1569 Redwood Aon.max
I lrj�1
c�
REDWOOD VISTA PLAT 800K�� PAGE __�s
SITUATED IN THE N.w. QUARTER OF SECTION 10, TOWNSHIP 2-SOUTH, RANGE 1-wEST, RECORDED AS DOCUMENT N0. 99�a�{�o�
WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY
DATE: 8/3/98 JOB N0: 97-3 SCALE: 1`= 50� I HEREBY CERTIFY THAT 7HI5
BASIS OF BEARINGS AND BOUNDARY TRACING IS AN E%ACT COPY Of
DETERMINATION PER SURVEY 27,389: NORTH 1/4 CORNER OF SECTION 10 AT THE INiERSEC710N TH ORIG AL PLAT.
�I OF S.W. 115th AVE. TO THE INIERSECTION OF 121th AVE. BEING
� SET � lRa55 StpEw TME CENlERUNE 01' GAARDE ST. AND THE SECiION UNE. �
Q I wILl,1 L. AAc AGLE �g R�
.Cb 3/s"i.R.�. r.RC. �T� �/��+NER secnpa t0 6 PROFESSIONAL.
MELD Y� BRA55 CAP IN YONUMENT
+r F suuucxs a�5 toss" LAND SURVEYOR
r' I 5+01.76: 1Q�I Ri. BOX Ai INTERSECnON OF S.W. I13TM AYE HARRIS-YcYON1Gla A330CGTES. (MC.
tE�0G.J0 CEODETIC REFEREMCE CC-021-OiE E�-�p�y� ,
� CEMTERUNE ANO NORTM LINE SECnON f0 AL50 BEINC CEOOEIIC CONTROL PdN7 �
.- S 90' E �2sss s.w.N�u e�w. •
I ' �BASIS OF BEARINGS N 90'00'00' W ��D�
a�rs sN. n.xa s�s a suaver x-�4 TICARD. OR i7223-64e7
3 L.��tE - ---- $ _ w�o•oo•oo'w ian.��• aHOr+e (503)l39-3�53 .°�:E..�..�
� '-'-'-'-'-'- S/e"I.R.F. n 1J07.�1 fAX: (Sp})670-12J2 MIWAM L. McMONACLF
� C.R. 411 S.W. GAARDE ST. I �6'Po�20AT RT� �,� �� T�-� e o a
El(VIRES 12-]t-96
17' a�0'ADOITIONAL
I I i DEDIGMI�T Oi WAY 10. �j � Z�0'�'S7' w
YO' 20'
�Z � � '�•�' � INITIAL POINT
' � •wEN0E0 Sv 990567/3
�� �W � � � I� n.00•����,.1 SHEET INDD(
I°' I� wl pi N 9'
I� I< ���I� � � ���
i� i W N_'i o SHEET 1: PLAT, CURVE DATA
N A r�e� SHEET 2: DETAILS A, B, C AND D
I� I� N pD&'✓���7��m g l$ � °��'����s ;. w � �� d=�r�o r o z- Rsz o o� ae� s� c su s��� S H E E T 3: S U R V E Y O R'S C E R T I F I C A T E
I= I� =I � � � vl o N LOT S �4T2E'S6� az.00• a+.a�• u.e2• szaso•�w PLAT NOTES, DECIARATION
I v�i I # I � _ J � � T�T �JO'27'3Cf 42.00' Y2.33' 22.07' S6Tb'34'W
a�� n AND APPROVALS.
�h �;� � p V LOT 6 �5718'04' 42.00' JE.34' J7.02' N7Q4E'39"W
� �� � � � L Q l0T 6 �1522'1� 18.00' 14.25' 13.8E' NBTYO'�6"W
5/8'I.R.F. Y.P.C. Z
I c I N 'CARUtF P�5�Yt'I � � LOT E �BY�3'OV' 1E.00' 26.03' 2S.2E' 5�521'31'W
N0 I x I x ����2 � ^' T�T ti �N'37't6' 4Z.00' 25.38' 25.00' SE9't5'Oa E
Ir LOT 9 �ST56'19' 1l.DO' 1E.20' 17.44' N6P59' E
NEID I W I W (9�/19671�120,-pp) NIBA���O�� E J08.10� D�E7All �I� LOT Y -41'24'10" {2.00' 30.35' 29.70' N5T43' E *r
5/B'1. F. 119.D0' �13' A I i^� LOT 9 �79'28'SY 1p.00' 2�.96' 23.01' NSP1E'26"W !r
f � .l 95J0' �' �p 49' 60.51 60.00 21��0 3 l0?9 �14'IS'2Y 121.00' 51.16' 31.OE' N1T57' W
� P.S.D.E. SEE N07F 12 � L01 1C �1CS9'�E' 82.50' 20.72 20.63 NEO'33'11'W
3. Z'e� S'.00 S'P.S.S.E. �
� ----- -
� ,�`„ �,`�' SEE NOTE 1J ix n LOT 10 .Ba'S�'07 1a.00' 20-at 19.33 NJ83s'4VW
I a TRAC7 "E" ��'�'9s'w g Q � �oT ic .�aoair s2oo• si.32 �e.ie N41'OB'2YW
� � + B.YdJ SF. � 13. E W W IN] '.� lOT 10 .172)'30' 16.00' 15.34' 13.06' N51'22'44'W
6 7
� I 5 ap'la'4y'E %.3Y �S �8 8 N � �g LOT 10 -2T24'JY 79.00' 37.79' 37.13' N1758'1',rW . � Li'
I I � m� l,O J 7 S F. s p,11t S.F. 3.Y2J SF. ra' � d T�A C T' �1 6 04'O Y 121.pp' 3J.82 33.e2 N1B36'Sg'W
ry � I c � �'�.��'i �' �' I y ��'G' -2723'S8' 100.00 {7.82 47.3) 51757'Ot E
�ial � ^ae 8 i 6.332 SF. e.��`G (.�� N y l���e 21. i .
O I p I O 60.57' �0.07' e�J� _'1 3/a'I.R.F.
� � � S 091B'�3'E �� R.tE.00' t 20'V.S.D. SN tY27 �
f� � ee.9o' J �p� �-��.zs• S.W. TREEV! W CT. a , r vue. >.�.e. N-o.se
Z � I N S2'�9�4• C �_��$'tYl �'�--'j_' v �7M1 SEE NOTf 14 3%E LR.F. �E-O.fI
� O � � o� �e.264 �PRIVA]E ROAD TRAC7 C�e�� r° 20. ! C N 89'S6' S' E Jl .45' s+ iasdz • 0 50 100
� S,�I � s oo•as srw ro..ie.s sr. '' 'Y+`
� I W a 4 • $� s.is' � � aa.00• ss.00' ss.00' iio.as• SCAIF 1. = 50.
$_ I `Tr N Gs.YJ• c ;� I
Z I _ ,� 6,{93 SF. '� � R�1 R.10.00'
-� • �-�g:�• 9 �-ZS.9e� , -- - - - --- -- n I
�° p aoo�� 13 • p LEGEND:
d"'�� I • m � 5 69'IE�41�E 5.03t� �I .J!' ��2.00' 7.Y77 Sf. ���T.�t � -�-- _ _ W � W � A626 SF. ° O
a � • iao.er � � �-30.x• � . 4= 10 W � e s/a'x�o• wari rtao s�v�n�aeo vusnc
- � S 89�J�8�15� Wi �� �2 'I TO'P.S.D.E.! 1O CM STAYPED'1Y.lMC.L5. EOE'
� g � ;'�'� �.asa s.r. �g g g � I vue. s.se. �
8 I � 78.00' scc� o s.ass sr. Q o s.�s.r. � � � s¢No� u 0 s/e•xao• �aon rtao w+n�Rm Pusnc
� Z n° I 3 H �Is i R�trN�� \� i �� H^ � S 69'S6'SS'W 3 CAP STAIIPED'W.LMt.L5. E06"
� 7.A 5 J S.F. $ '+� $44'�8�1�J�W B� i y� a v� � '�' � 4. E 1.1 9• SET ON M�R.�_ 1999 ancr�.1NON.991304�0
N JY9Q'0o'E p
� 1 � �� �$ 89����5� M� �•� i i � SEE OETAIL � 42.1J� � � .14 n � S/!' I.R.i. Y.P.4 STAMPEp 'ALPNA ENG�
� � s es7e'�a-e �3o.ES' "■ 59.65' ; � "S � -- ��ClS B k D � r • s e'i.R.r. rn�R P C STM/P[p'M�Yt 45.l06�
C � .Y � k EASEMEN7$ 6,Ef8 SF. � p p 1�T F W M D A S N O I E D
I � � J 0 0'x 1 3 0.0 0 F O p T N 7 i� p 7RACT'A' i �
PIPE LINE EASEAIEN7 70 r� i � � 55.00' 32.6�' S. • �� & �
� I THE TIGMO WA1ER pS1RICT �� �VA��� ' � • � ?I
� � � q 8 UEED BOOK J58 PAGE 61E �I ^ S.W 1 2 0 t h P L A CE 9�_yp5 2 6NT N�i z �A�T��� � _S.W. T R E E H I L L�T. z7.0090'0305 E $ {�/7 � STAAIPED wirnz w.�.w c�s EOE TM CEN'NTERUNES Oi ROADS
I � $� � �.e�s s.F. S � v�o�rr N�7��rms'� � i � •�� PR�IVA��0 �eu S�` 1z�'ioe.as' scr ow raa_� �999 �c -.�.�p�,98150440
1�15'P.SD.E. SEE NOlE �i � 3 121.62'
6,
� I I � �N��S i i =� E9'S6'S5' W 342.59' Q iHmw aaNT
� S 891E'�3'E iao.�e• R � � 12.50' ACCF55 AND PiPEt1NE � 23' NIOE MlCRE55 AND EGRE55 � �1 I.R.f. IRON ROp FWNO
� ' 155.7E' - h EASEMEMi M 1�GAR0 WAiER ;� � EASEYENT AS STAT[p iN 3 0' I.R.F. �TM ��
S.N. IESJ2
DIS7RICi PER pEEp i I pE[p gpp��p�b0µ0 N�.�97-1221�I I.P.F. IRON PIPE FOUND
MfID fOR EAST � �Z�� S/E"I.R.F. Y.P.C. R.�.C. RED PL.A571C CAP
BOOK 797 PACE p0
�OUNOARY OF I I � o � I ���� ��'C 197
ARUNGiON RIDCE'� � g 9.JI9 Sf. � �� � DEED 900K 1149 PACE�16 �SUMYER$PL �0{2
� � � � g o 5.00' PIPE 11NE EASEMENI
� I '� I� I °n y TO THE TICARO WATER i �� TM�5 EASEMENi EXTEHDS 5 p,24� r.P.c. �rr.uow vusnc c�w
ry � � \ � I � pSTRICT DEED i i I I NORiMERLY 70 S.W.CAAROE 57. W-Y 30 N-S �+aen+ - soun�
� I i � ---t----155.)}•------ � DOCUMENT Na 7E-0901 E-W EAST- NEST
Nun roa N-s Posnav� S 89'S8'15' W 155.73' I p/w rtia+r a w�r
J/1" I.P.�.BENT L I � �129 g0�1�� S.N. SURVEY NU4BER
3' MIDE PRIVATE UNOSCAFINC ESMi. 1 � I g0� � 95' fE �y7p�U�
S L9'SE'15" W 0.43' FOft OPEAATION k MAINTENANCE Of 51R�� � ��6 PI�'�'
LANDSCAPE BER4 ,N�tER a I I � p�,G� ESYT. fASEMENT
SEF NOTE 10 r(.A��3� I I P.SD.E PRIVATE SiORM DItAIN EASEMOIT
ID��646 P.SS.E. °RIVATE SANITARY$E1YER EASEIAQI7
. PUB. SS.E. PUBIIC SAl11TARV$ENER EASEYEHT
I N.T.S. AOT TO SCALF
� SHEET 1 OF 3
REDWQQD VISTA PLAT BOOK /o�Z. PAGE e2.
SITUA7E0 IN 7HE N.W. QUARTER OF SECTION 10, TOWNSHIP 2-SOUTH, RANGE 1-WEST, aEOOROEO �s ooa��.ar No. 99ooayGl
WILLAMETTE MERIDIAN, CI7Y OF TIGARD, WASHINGTON COUNTY
DATE: 8/3/98 JOB NO: 97-3 SCALE: AS SHOWN
REpSIE ED
HARR13-Ycl[ONAGLE �SSOCU?BS, INC. PROFESSIONAL
�aN�res-wRVCVaes LAND SURVEYOR 7RACINGB S ANR EXACT�COPY�OF
i�533 Sw. Hu1 B�w. 7HE ORIGfNAL PLAT.
�uto. at 91223-6ze7 �- •,�r I 20.00.
PHONE: (503)639-S1SJ � RE�' w
FAX: (303)639-1232 ,u�rEw ie� �'"' �•� Q��� �5�5� �
MAWAY L.Yd/ONACLE WILLI L. McMONA g0� �n I
a o e N�' S/�" 1 R.F. V.P.C. Y (wj t
E�t�s iz-a�-4e CAP DE57ROYED Q ��
B9'SB'05"EN-�POSI7101J� g J �
_ ; $N 19672 N.T.S. z a �
�• `---� � � EED RE�' ��2 s U�
U o o Y �C� Np q�'12� N 89'S6'S5" E 317.45� N 8960.005 E � ��
!�~ 96.00' 15.00 i �- �"�
U U $ 55.00' S5.00' � , 110.45' W � 89'S8'OS' E �t
� � II y R=�9.00� 20' PRIVATE STORM DRAINAGE � � a Z 8 r N � '�00 � i
ANO PUBLIC SANITARY SEWER
'�� EASEMENT. SEE NOTE 14 i � � �� � i
` -------- -------------------------------- -------------- ------ --------------------i oo i E 27.00�
N �n i g
' � � ���� ;^ g; i�T - ------- = DETAIL A �
,N�
LOT� q� � ; '°1 8.626 S.F. SCALE� 1'=�0'
9 ; wN Q.. N 26'38�5�' w LOT ' -
� 1 Q 10.43, --';5' �
� w$ , 2.> ,� �p LOT �0 12T � ts �
° �
� 1 �`�Q,i� 2`pp,. ��ss� 7.32� S.F. 0 6.055'S.F. � 5.656 S.F. �W , i \`,��
' \ � i 20' P.S.D.E. k LOT �9 ��N
ZY� � 0�
'� � �' �0��, g' w i o ; PUB. S.S.E. ' '��p• �j,1.
/ ' W ' 'D i n � SEE NOTE 14 w$• �
�T '� (, �� M� �s�? w o i P i S 89'S8�15'W \
� ,� on �g � S 8 9'S 6'S S' W d=O 7'18"40' � � ��
�B�t 2.I�' Q �°,��\ w; Vr,�O. o �N � 91.19' R=121.00' �
� i , . � p $ i i 1=2.77' ' �4 �
� CHORD DIST= ?.77' ' '�
; �� � `�+�, ;�; � � ; M� CHORD 5 �5'S9'39'E �
� � ; � °w� �i .�v � i �' N 26'38'S9" W w '.� `�� �
i '
� � +' �Z' 4S, W 42.00'_ cY' ' � .<v 5.27' S � ''p . �
' ; � r �y\��c� 8353___-------- r1� � .'hi g' L�T p0��y��'yD i �� h N �� 9
i ;w � Q T\� A�p� ��� ��' � JS �4 �q�6,1. � 2� � /'�� d. F
i ;i� � G� �� `\\ t��• R:g27.19' ?�y�'' 6,816 S.F. �,NO i i J N+�FE
$ �l
; i� �.0.P �h Ns5y 8•�N13'47'41'W ��20.7� 55.00' 32.64' � ; TIGARD WATER � dz Z �
, '�� �7,}g' , DI57. ESMT.
, � �,w �, 16.37� _ ; � a DETAIL B
;
rL1• � � 25.00' i 12.50� 'n SCAIE: t'=t0'
1 I• W
i �g 6353'��� �! S.W. TREEHILL CT. �
� �Z �� 16_45' � 1 0.0 0 0. '
5.00' PIPE LINE EASEMEN7 CENTER LINE ` `"-"- -"-"-----------------'-"- - - - 1- , �
� � 70 THE 71GAR0 WATER S89'S6'S5"W �36.Z9� M°� '
� � DISTRIC7 DEED ANGLE PpINi'- g PN Z0.00' ; 0 R� �42
� ; DOCUYENiNO. 7H-G9O7 Nooroa'os'w� PRIVATE DRIVE 7RACT"B" �;g � o�i,,z�
3,843 S.F. ^ 106.02' ^ 9
� i� - 100.29 15.40 - , 136.29' 1 .38" � W v� N0.
' ' $ 89�Jrs�J��J� �N 342.59� � U c + HELD FOR N-5 POSlTION
� 12.50' ACCESS AND PIPEUNE 5/8' I.R.F. pf � Q O 5/8" I.R.F. Y.P.C.
i ; EASEMEN7 70 T1GAR0 WATER jV S.N.16532 ��NE J : g SUMMERS PLS 1042'
� � BOOK1297 PAGE 90 0 6 9RE 122�42 � t U � S 89�56 55' W 0.21'
� , � ,
i 12.50' 25.00' � 25' N70E INGRE55 AND EGRE55 DETAIL D W E N� �--�--Q__________ N.7.S.
i EASEMENT AS S7ATED IN N 89'S6'SS�E
� DEED BOOK 356 PG 466 ANO x��' � 'Z�� S I '� r�
� ; S 89'S6'SS�W
� , DEED BOOK 783 PG 297 _ W v_
DEED BOOK 1129 PAGE 116 � N �'� r� ''�
e n ° N �
I �� � O
I zt. ' ao LOTo a �_.,
N �O `�' i! v`"i
� DETAIL C "�E
� scu�: ,•_,o•
SHEET 2 OF 3
R E D W O O D V I S T A P�T eooK ��� PAGE 3
SITUATED IN 7HE N.W. QUARTER OF SECTION 10, TOWNSHIP 2-SOU7H, RANGE 1-WEST, RECOROED AS DOCUYENT N0. 99DOs2y6 I
WILLAMETTE MERIDIAN, CItY OF TIGARD, WASHINGTON COUNTY
DATE: 8/3/98 JOB N0: 97-3
SURVEYORS CERTIFlCATE: PROpESSiONn�
PLAT N07ES: gARRI3-yc110NAGIE A330CL7ZS, INC. LANO SURVEYOR
ENdNEERS-SURVEYORS
1. Rl hDpfllpN TO OTHER EA$EMEN75 AS SIIOWH OR NOTED.KL LA7S ANO TRACT�C. 12SSS$.W. MALL BIVD. ' A'�%
I WILLWA L Mc1A01MGlE, HERE9Y CERTIFY iNAT I NAVE CqtRECiLY SURVEYED AND A0.1ACE11T TO PRNATE Rp1D TWCTS'K,'6,'C',AN�'U',ARE SUBJECT TO AN 71GAR0. OR 97223-62E7
MARKED WITH YROVER 40NUYENTS,/�11 �p7, 7pACf�pRHptSµ0 BOUNWRV UNE CIMNGES E.00 FOOT WIpE[A$EYQlT FpR PRNATE STORM OPAINAGE iACILRI6 ANO PNONE. 503)639-3453 0 R E G 0
IN dRECTpN iME LAND REPRESENfED IN iHE ANNIXED SUBDMSION PUT AND AT TME SIDEWAUCS, PUBLIC SANRARY SEM'Qt$, WATER SUPPLY,AND OTMER PUBLIC AND FAx: ( 3)639-1T32 du�r�a,�N�
MlfTY�L POMlT Oi BECWNING I FOUND A 5/�' �Rp� R00 WRM RW PLASTIC GP STAAIPED PRNATE REGUUTED U1IUTIES. MkLAY L. YWONACLE
!0 6
'W.LMt. L5. EO! LOGTED N 90'00•00' W 1J07.4/ ALONC THE CEHTERUNE OF Sll �. TRACiS•K,'�,'C,AND�d',ARE PRNAtE FOA05,AND ARE SUBJECi TO AN
6MRDE SfREET+�LSO BE1NG T/IE NORfH UNE OF SECTION 10,AND 5 001�'ST M' py[pp��BLANKfT EASEMEM fOR INCRE55, ECRESS, PRNATE STORII ORAINAGE f7fPIRES tI-31-9!
20.0p FEET fAOY A 2-INCH BRA$$GP YIRKING 1NE NpRfN QI,YMER CORNER OF SECTpN fACIIJTlES.AND $IOEWALI(S. PUBIIC $ANRARV SEWERS. WATER SUPPLV. AND OTMER
10;TNENCE DESCPoB�NG TME�RmWOOD VISTA' PUT BOUNOMRY,�LONG TNE WEST 11NE AS PUBLIC AHD VRNATE ftEGULATED UTILITIES.
OESCPoBED IN OEED DOCUYEM No. 97-122142 S 00'14'ST W 310.2E FEEf TO THE SW I HEREBY CER7IFY THAT THIS
CORNER 7HEREOF; TMENCE ALONG TME SOUTH l/NE Oi IAST S�ID DEFD, N 00'S6'S5 E TRACING IS AN EXAC1 COPY OF
J. TRACrS"A'� �'.'C M10'�. �RE PRNA7E RWDS.AND MtE ONRIED BT 7ME /7�{
377.�5 fEET TO THE SE CORNER Oi SUO DEED: THENCE ILONC THE FAST UNE OF 0� %�y4�w'•ORIGI AL PLAT.
REDWO00 VISTA 11011EGWNERS ASSOCMTpI,WHlq/I$R[SPONSIBLE�OR 7HE
DOCWAEM No.97-095Y03. 5 OP�1•.W W 1}p.pp fEFT TO TNE SE CORNER TIEREOF: OPERATpN ANO AWHTENANCE OF 7HESE PRN�TE ROApS. SUBJECT TO TME �
7HENCE KONG T11E SOU1H UNE OF l/lSf SAID OEE� BEINC PAR�IIEL WffM iHE NpiTH PROVISqNS MIO COHDRIOHS AS SET FORTH IN TNE PRNA R WAY 1WNTENAHCE
UNE THEREOF 5 09'S6'SS' W 3�].59 fEEf TO TME SW CORNER pF LAST Syp pEEp; ACREEMEHT AS RECOR�ED M1 DOCUNEM No Q9oo��6� . WI A�I L. MC CaLE
THENCE N 00'N'SY E 77.YY FEET;7MENCE M 26J0'S�" W 5.27 iEET;TFIENCE �
ALONG ii�ARC OF A 121.00 f00T RADN15 WRVE TO THE RIGMT W.VN�C A CpfTRAL INGIE ♦. TpACf'C.µD ALl SiORM DRAIN�GE FACIUTIES WRHIN PRNATF EASE4ENTS NID
OF 01'1E'40r (7}IE CFpRO OF WIiICi1 BEARS N 4559'39r W 2.77 FEEf)IN ARC pRNATE RO�DWAV TRAG15'A.��.'C. ANO'0'./5 SFqNM OR NOlEO ON TNIS
asr,wcE or z.n�fr ro nie Ne com+eR or o�m oocuwort ae-ia»se;rHer�ce unHC PUT,ARE PRNATE STORN DNAIH4GE FAGLfT1E5,AND SNALL bWNED AND CITY OF TIGARD APPROVALS:
111E NORTMERLY L1NE OF SAID LASt DEfD. 5 EP'Sa't5' w 7p.00 FEET;TMENCE S I.WNTMHED 6Y TIIE REDW000 VISTA FqMEOWNERS ASSOCUTION,AS SET FONfH IN �µ
44'Sa'15 W S3.YS iEET: THENCE 5 EYSE'�5 W 59.63 FEET TO THE NW CORNER O� TME PRNATE 5Tpf�y�DRNNAC ApLrtY 1WNTENAl10E ACREDAEM AS RELOROED IN �ppqpy�TM�5 I�7 p�y K T)sc��++I+/ , 199e
UIST SAID DEED;7NENCE AIONG THE WEST 11NE Of IAST SAID OEED, 5 OQN'37 W DOCUMEHf No. Y4 0�. n ����-
1s3.00 FEET TO TME S1Y CORNER THEREOF ON THE NORfM UNE OF 1HE TICARD WATFR gY: �.�
DISTRICT PROPEI[fY AS DESCRI�p IN pEEp BOp( J56 PIGE E16;THFNCE ALONG iliE S. iRICf'E. SFMLL BE SUBJECT TO AN OVERMI BlM1KEf PUBLIC 541RIiRY SEWER TY ENGINEER
NORTH 11NE Of U5T SIi10 DEED 5 OPS!'15 W 153.77 FEFT TO iHE FAST UNE OF ��T•
TME DUIY RECORpED PUT OF'ARl1NGTON PoOG�; THEHCE�LONC THE FAST UNE OF SAID '�V�
PUi, N OV�1'17 E 350.27 FEEf TO THE SW CORNER OF TFL1T W!D A$DESCRIBED IN 6. TRAC7S'B MID'D', ARE PRNA7F RONDS, ANO IJtE SUBJECT 10 A RK:IfT OF � TM�S MY OF � Ct�, 199E
DEEO RECORdNG No. 83-025{74; THENCE KONC TME SOV�M UNE OF OEED RECORqNG No. M1CRE55 ANO ECRESS, fOR TFIE BENEFlT OF TXOSE LANDS AS DESCM8E0 M1 DEED
RECOROiNG DOCUNENT No. 97-09526�TOGEiHER WRM AND SUBJECT TO iME PROPERTY ��
67-02547I INO 90-13155. N 675a'OS' E 306.10 FEET TO iHE SE CORNER 0�DEED L1NE ADdU57YEN15 AS RECORDED IN DEED DOCU4EHT No. Ya-1J17S6µ0 9�-131757, COYYUNRY DE4ELOPM HT IR� �R
RECORpNC No. 90-13155;TMENCE ALONC THE FAST IJNE OF LAST SA10 D�, ANO DEED BOOKS 115U PM,E 953, BOOK 112g PACE�1E,AND BOON J56 PAGE 64E.
N OpN'SY E 179.l3 FEEf TO iME SOUIHERLY 2p FOOT RIGHT OF WA�11NE OF SW 1HEIR SUCCESSORS ANO ASS�CNS AS MAY BE iWPl1CABlf. UPON DEYELOPIAEHT,
GMRDE SfREEf;IHfNCE 5 9000'O(r E 40.00 FEEf TO iHE INfINL POIM OF REDEVELOPMENT OR ONISqN OF THESE PROPERfIES THEY Sw�LL BE RESPONS�BLF
BECINNMIG.
fOR AN EOWL SHARE OF TME OPERATION AND wv�wwcc ov iw.cn•e�wo•o-, WASHINGTON COUNTY APPROVALS:
CANTAININC: 2.05 ACRES. �MD TME PRNATE ORAl1�lAGE�ACILRIES AS SE7 FORTH IN TfE GRNATE ROADWAY /
1WNTEKUlCE ACitEDAEM M1D i/1E PRNATE STORM DfWW10E FACIUTIES 11PPROVED THIS� OAY OF +T6i1 , 1991 q
IMINTEt1�NCE ACREEMENT AS PRUVIDED fOR IN PUT NOTES No. J ANO 1 ABOVE.
A5 PER ORS 92.070 (PAR. 2) TFIE POSf-40NUMEMATION OF 7NE INTERIOR YONUNEN75 IN 'MISI/� WNTI'S i
iH15 SUBOMS1pN WILL BE ACCOYGLISHED WffNIN 90 GILFNDAR pAYS FOLLOWING TME 7. iRACT'�,A PRNAIE RO�D, I$SU&JECT TO A RICHf OF INCRE55 AND ECRE55, gy. � A Q. �����
C0IAPLETION 0�VANNC IMPROVENENiS OR ONE YFJJt iOLLONANC THE ORId1U1 PLAT �pR T1{E BENEi1T OF i1b5E UNDS AS OESCRIBED IN DEm RECORDINC DOCUYENT No.
RECORW710N WHICHEVER OCCVRS FlR57 IN ACCORDANCE WRN ORS i2.060, p7-121142, �0-13155 AND D7-0o5261, TOCETFIER WfT}I AND SUBJECI TO TME �
PROPERTY UNE ADJUSTNEMS A$RECORDED IN OEED DOCUMEM No. 9E-131756 ANO APPROVED 7H15��IOAY O�`�ANV ARY , 199�9
CE-13175�,iHEIR SUf.CE5SOR5 AND/651GN5. UPON pEVELOGNEN�OR REDEVElOP4ENT pRECTOR OF tiS5E55MEHT AND T�fqN
OF THESE pROPE1tTIE5 THEY SIIALL BE RESPONSIBLE Fpi AN EOWL SNARE OF TME (W ON COUNiY SESSOR)
OPERAl10N ANO 6WNTENANCE OF TRACT'0' AS SET fORTH IN TIE Rd1DWAY
/WMENIINCE AGREEMEN!AS STATEO IN PUT NpTE Np, 3 BY: a�
E AlL LOiS ANO 7RACT5,ARE SU&IECT TO THE COVENANfS,CON�RqNS,AND �`� Q
OECI.ARATION: RESrnicnoNS�s s�r roRni iN 7HE'REDWOOp N A' MONE OWNERS ASSOCNTION ATTESf THIS_�=MY OF 19Y{
IS RECORDED IN DOCUMEM No. Q900�4(e,� ,WASNINGTON COUNTI'D� qRECTOR OF ASSE551IENT AHO 1AXA�M�
KNOW ALL MEN 9Y THESE PRESENTS TFIAT FDUR'V CONSiRUCT10N CO..AN ORECON RECORDS. E%-OFF�CIO ,�R1'CIERK
CORPORA?ION p0E$HEREB'�WKE, E5TABL15N ANO OECURE TNE ANNEXm MfP Of�RmW00D y_Tp/�CT•(J.A PRNATE ROADWAY PROVIDES FOR A PUBUC EASEMENT FOR WA7ER �� �� '���
VIST/i AS DEiCMBED IH TIE ACCOYPANYING SVINEYORS CERTIFlGTE A TRUE WW AND PLAT BY:
SUPPIY AND 9Y TMIS REiERENCE INCORPORATES TNOSE BENEFRS AS PREVIOUSLY ��' �-
THEREOf;ALL LOTS AND TR�CTS BEING Oi 7ME DIMENS�ONS SNOWN AND 7MEY DD NEREHY CRAH�EO TO illE?MJ1tD WA7ER p$TRICi IN DEEO BOOK 297 PAGE o0 ANO DOCUYENT �� d."� F
DEpC/�TE TO THE PUBUC,�lS PUBUC wArS fOREVER,�11 SiREEfS,AND HEREB�'GR�M N.L No. 76-6901.
iRACiS M10 EASEYEMS SET FORTH fOR iHE USES SfATED AND AS SNOYM OR HOTED ON 51YD
` �' 10. lOT 1, IS SUBJECi TO A 5.00 F007 WIOE IANp$G1PE EiISEMEM TO TME CITY Oi ►ppRpVm THIS_�y,Y OF�AUyARV , �pa� �
� i1G1RD ALONG 1HE SOUTN l0T UNE.WffHIN TH5 FASEMEM IS A 2.00 FOOT NIGN, WASHINCTON COUJITY BpAftp pF COM415510NER5
OA J. DEw�RP ORf CONIINWUS LANDSGPE NOUNO. TME MAINTENiWCE OF WNICN 511A11 BE THE
PRESIOEM RESPONSIBILITY OF THE ONRIER 0�LOT 1, ?HIS LANp5G1PE y0UN0 SMALI REMAIN NI ��„`_ ���
PUCE AT ALL TIMES TG DIRECT A POSSIBLE OVERFLpW FRpN THE T1G�RD WATER -
p$TRICT RESEiNOIR AWAY FROM TME GROOERTY.
1 7. 10T5 1 ?NROUf'�H S.AF.f SUBJECT TO A 15.00 FOOi M10E PRNATE STOR11 MID SURFACE
WATER DRNHACE EhSEMENT fOR iHE BENEFTT OF iNE REDM'OOD VIST,�Np11EOWNERS A SU80MSION PIAT CONSEM AFFlMYIT FqOY STERLJNG SAVNIG$A5$pCWiqN,
ACKNOWLEDGEMENT: essocisrae. �tausr o�e�r��cuRr, w�s ea�+ RECOaoEO in oocuuorr
' � 44�� wwsnuu-ra+courm o¢o aecorros.
Sr�TE OF OREGOH ) t1. LOT 6. IS SU&IECT TO PRNAiE SfORM DRAMAf.E FASEMEM�D�ViCENT TO TIIE
COUNiY OF WASHINCTON ) ��. NORfM lDT LINE AS SNUWN. i0R 1ME BENEFIT OF lOT 7,
8E R REMEIIBERE� TNAT ON THIS � wr or nuE��+E� , 199� i�. �or e. �s we,iccr ro� 15.00 FOQT WIOE PRN�TE SANRARY SEWER EASEYENT STATE OF ORECON
BE�ORE ME A NOTARV CUBUC IN AND FOR SUD STATE AND COUHTY AW�CEHf TO THE NORiH LOT LINE FOR TME BENEFTT OF LOT 7. CD�M1'Of M�ASMINGTON�a.
iER50NALL�APPFARED O�ND J. DEFNRPPOFff, WMO BEING WLV SNpRN DID SA�TFN7 HE IS 1 DO HOtEBY CERTI T THIS 5UE�V 510N P T, WAS RECENED FOR
PRESIDENT Of yVD fWR'fY CONSTRUCTION Co.,IN ORECON CORPORA710N,AND T/MT 5111D 1�. LO?5 10, 11, 12, 13 1ND 11,ARE SUBJECT TO A PRNATE STORM DRAINACE ANO A
INSTRUMEM WAS$IGNED ON 8EF1�LF pF y�D CARPORA7qN�lID HE ACKNOM'LEDGED SAID PUBUC $ANRARI'$EWER FASEIIEHi SET FOQTM AS FpLL0Yf5. L01S 10 ANO 11, THE ���� TH���MY OF_� IS� 199/�Ai��
�NSTRU4E�1T TO BE A(REE ACT AND DEED. NORTM 15.00 FEET, l07 12, TFIE NORTM 15 FEEf ANO 1ME EAST 5.00 FEET, LOT 1J 0'CLOCK M,AHD RE �ED IN NfY CLFRK RECOROS
AS 5110MN ON T11E GUi.M10 LO7 1�. THE WEST 12.J6 �EEf. FOR iME COAIAqN ��-�°��� ��
iN TES7IYONY WFIEREOf. I HAVE MEREUMD, SEf MY WWO ANO AfF1XW W BENEFlT OF 54D 1075 AS Y/Ell AS 7HAT LANO DESCRIpED IN OEm BOOK 1129 PAGE �� �,��,���K
OF/�lC-U�1�S,EAL TNE pAY ANO YF1R IASf ABONE WRfTTEN. �18 ANO OEED BOOK 1150 PACE 953. THEIR SUCCE$$pR$A110 ASSICIIS.
��^M �. �1ZL-OL1 ' ..�_'���.��-� 73. TIMi UND AS OESCRIBGO IH pEED OOCUMEM No. p7-pp326�. 1M5 BEEN MODIFlfD
NOTN2Y BLIC � _�;+� � �5�"'� BY A PROPETZTV UNE ADJUSTIIEM AS hPGitOVED 9Y TME CRY OF TC/Jt0 CASE iILE
�'r'�.��, : � • No. 97-0003.7T115 1r001RE0 PROPERTY BOVNWRr i5 AS SIIbMI ON TME PUT.
�, ... oa� ..n.
...�..>:`..,�.��,;,.r RERECTING 7MOSE AD.IUSTAIEHTS AS DESCR�BED�N DEEp pOCUMENiS %-1J1)�6.AND �A����
.n'CC,n�uSS:ue�Fx.�uti�•�.��-:rv0.7.mu. 9E-1S17S7. COUNTY 0�WtiSMINC'TON .
16. iMiS SUBDMSqN 5 SU&1ECT TO TiiE CONdTi0N5 Of AVPROVAL PER CITY 0� � �0 MEREHY CERTIfY iMAT iM$TRIGINC I$A CpW CIXTIFlED TO 4E,
1M.ARD GSE FllE Na. 97-0005. B1'TIIE SURVEYOR OF THIS SUBDMSN)11 p1,/�T,TO BE A TRUE AN �ACT
COPY OF TME INAL,ANO TFNT R W RECAROEO ON Y
INTERIOR CORNER MONUMENTA110N: ov »9�a �_0'CLOCN �1,IN nre
IN ACCORMNCE WfTH O.H.S 92.070, TME INTERIOR CORNERS OF THIS
CWNIY C�DS. -�7 /
SUBOMSION W.vE BEEN CORRECTIV SET wrtN PROPER MONUYE1/T5.MI /L
AFTI�AVIT Wl5 BEEN PREPARED REGARdNG THE SE'TT1NG OF SAIO �� �-
MONUYENT$M10 I$RECOROED IN DOCUwENT H0. 99036743 �OL['���,���{Q
wtiSHINCTO'l COUNtt DEED RECORDS.
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� + ' ' � . ...,,��- � I � J Sanitary 3ewer Profile5 ....._ . ...... .8 ot 10
? � � �1 �• Waterworks, Street Lighting, and Signinq Plan, T of 10
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- ��,t�°'� ,o„ FOUR D CONSTRUCTION REDWOOD ViSTA �"°'"
J �. 11985 SW RUBY ST'7r EET
8 ".�s pw,r N ��M � ;�'� °''�� BEA�FR"ION.OR. 97007 ��.
_ +[�ro[o�+'emK anOnS ip.. e^e �� � J.O.H. PM: 590-0805 �-�'+�
� �oTM���� HA.4RI5-MaMON1GLB ASSOCGTES. INC. c+-rcr.-� �
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- arr�ta rwc.vG rC.a:riEST��Rro. _. ___'___. •...�„<xv.�... C�/27:�95���_ A`yj°Owc-(so�i�ew_�.s> �---AND SIGNING PL4N �o-10
9/5/2007
.' LITY OF TIGARD 4:56:40PM
13125 SW Hall Blvd.
• � Ti�ard,OR 97223 (503)639-4171
Conditions Associated With Case #: MLP2007-00006
Project Name: TREEHILL PARTITION
CURRGNT I STATUS ( UPDATED
# DESCRIPTION STATUS* DATE BY DATE BY
l TPZ CONSTRUCTION DRAW WGS M 9/5/2007 CAC 9/5/2007 CAC
1. Prior to commencing site work,the applicant shall submit construction drawings to both Planning and Engineering that
include:
A. The approved Tree Removal, Protection and Mitigation Plan;
B. A construction sequence including installation and removal of tree protection devices,clearing,grading,and paving;
C. A note prohibiting equipment,vehicles,machinery,grading,dumping,storage,burial of debris,or any other
construction-related activities in any tree protection zone;and
D.A note stating that only those trees identified on the approved Tree Removal plan are authorized for removal by this report.
Notwithstanding any other provision of this title,any party found to be in violation of this chapter[18.790]pursuant to
Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to$500 and shall be required to remedy
any damage caused by the violation. Such remediation shall include,but not be limited to,the following: 1)Replacement of
unlawfully removed or damaged trees in accordance with Section 18.790.060(D)of the Tigard Development Code;and 2)
Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as
determined using the most current lnternational Society of Arboriculture's Guide for Plant Appraisal.
2 ESTABLISH TPZ& HAVE INSPECTED N CAC 8/6/2007 MSB
2. Prior to commencing site work,the applicant shall establish fencing as directed by the project arborist to protect the trees
to be retained. The applicant shall call for an inspection and allow access by Planning Staff for the purpose of monitoring the
tree protection to verify that the tree protection measures are performing adequately.
3 BI-WKLY ARBORIST REPORTS N CAC 8/6/2007 MSB
3. Prior to commencing site work,the applicant shall submit a copy of a contract that ensures that the Project Arborist
submits written reports to the City Arborist,at least once every two weeks,from initial tree protection zone(TPZ)fencing
installation through building construction. The reports shall include the condition and location of the tree protection fencing
and whether any changes occurred. 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). 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.
4 PAY TREE MITIGATION FEE N CAC 8/6/2007 MSB
4. Prior to commencing site work,the applicant shall submit a cash assurance(letter of credit or cash deposit)for the
equivalent value of mitigation required(number of caliper inches times$125 per caliper inch=$8,437.50).Any trees
successfully planted on or off-site, in accordance with an approved Tree Mitigation plan and TDC 18J90.060.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.
5 TRACT A SCREENING PLAN N CAC 8/6/2007 MSB
5. Prior to final plat the applicant shall submit a revised site plan for review and approval that shows the location and type of
screening to be provided along the private street(Tract A).
6 TRACT A TURNAROUND M 9/5/2007 CAC 9/5/2007 CAC
6. The applicant shall submit a revised site plan for review and approval that shows a turnaround for Tract A that meets the
code requirements of 18.705.030.I.4,or provide sign-offs from TVF&R and the garbage hauler that a turnaround is not
necessary.
7 ARBORIST SUMMARY B4 PLAT N CAC 8/6/2007 MSB
7. Prior to final plat approval,the applicant shall submit a summary of the biweekly arborist reports prepared by the Project
Arborist.The summary shall document the effect of the approved tree protection plan,account for any violations,and certify
the condition of protected trees
8 VISUAL CLEARANCE AREAS SHOWN ON P N CAC 8/6/2007 MSB
8. Prior to final plat,the applicant shall submit a revised plat that shows the visual clearance areas accurately, in accordance
Ping-CaseConditions.rpl Page 1 of 4
1
-LAN D TEC H
INCORPORATED
L� � Engineering•5urveying•f lanning
and Environmental Consulting
August 27`h, 2007
City of Tigard
Planning Division
Attn: Cheryl Caines
13125 SW Hall Blvd.
Tigard, OR 97223
Subject: Casefile# MLP2007-00006
Dear Ms. Caines:
Please accept our submittal of construction plans and evidence for your review.
The applicant has detailed the conditions of approval met in the following pages.
Please contact us with any questions, or if you require any additional information.
ncere ,
/..
r' � �
,
,am e�Mor n
�'P�j ect Planner
, ,/
vi5it us at: www.landtechesp.com
3
8835 SW Canyon Lane • Suite �402 • Portland, OR 97225 • Phone: (503) 291-9398 • Fax: (503) 291-1613
t' �
�, ,
Tualatin Valley
Fire & Rescue
August 28, 2007
Jamie Morgan
LandTech, Inc.
8835 SW Canyon Lane#402
Portland, OR 97225
Re: Treehill Partition
Dear Jamie,
The fire district will waive the requirement for a compliant fire apparatus turnaround if all homes within the
proposed project are provided with an automatic sprinkler system. These systems must meet all applicable
provisions of National Fire Protection Association Standard No. 13D.All other items noted in the letter to Cheryl
Caines continue to apply.
We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access is
concerned. If there is anything about this letter you do not understand, disagree with, or wish to discuss further,
please call me.
Sincerely,
�Pirt .�. l�ac�
John K. Dalby, Deputy Fire Marshal II
Tualatin Valley Fire & Rescue, North Division
14480 SW Jenkins Road
Beaverton, OR 97005-1152
(503) 356-4723
Nnrth Division Office
14480 SW Jenkins Road,Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com
08/B8/2007 12:56 5036256179 PRIDE DISPOSAL COMPM PAGE 02/03
f
�*�*1*�*�
DiSPbSAL CUIVx]PANY
�.0.Bax�2d Sherwood,0►R 47�44
Phane:(5U3)b2S�6t77 Fax: (503)b25-B179 _-
August S,2007
Cathetiz�e,Aaqdersson
z.andTecl�,Inc
8835 5W Canyan Ln#402
Portland,OR 97225
Ite:Private drive off of i 1440 5W Traehill Ct in Tigard,OR.
We i�a.ve reviewed the site�Iaa for the above rner►tia�nad deve�op��nrt aad grivate driv�.With the
following stipvlations,Pride Dispvsa�i will be able to servi�e itius p�ri.v�te dkxr+e and have segned
off on the attached site plan.
We will be abie to service the privat�ee drive given the wic�th showr►of 26'.All resiale�r�ts wi�l�need
to have t�ei�recep�cles curbside far collection on i�east si�e of the drive.We do rcqu.ine that
che east side af tbe drive be m��urked fo.r na st�reet pax�cir�g xu e�nswre+�ur accesa.
All residents wi11 be r�quired Uo sigin a w�iveir rele�sxl�g�ide�is�w5�1 Com.p�tty ofany liahility
�'o�d�oage t.n t�c esp�al�Frivate drives ar�e not built to the same canstnsction/�ensity standards
as publict�owaed roads so tve wilI hot a�sutne tha liabiliry far d�tnsge ta the t+tf�dt�+ay.A,Il
reside�ats n�ust si�n a waiver for us to service tbcse customers on the private drive.Lf any
reside�s do raot sign the waiver,sll residents witl b�reciuired to 6cing tl�etr receptacies to �19`�'
Place for collection.
Lf you�avc�ny addit�onal questio�s,feel Free to c4nitact me.
Sincerety, �
�vL�.F�
Kristin Leachtzer
Fride Dis�osal Company
icr�stin�Qpridedi,spcis�.com
(S03)G25-617��i24
1569.1 Pride 08-08-07.max
08/08/20H7 12:56 �636256179 PRIDE DISPOSAL CDMPM PAfE 63/H3
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Applicant's Response to the Required Conditions of Approval for
Casefile# MLP2007-00006
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO SITE WORK:
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 PLANNING
DIVISION, A'I"TN: CITY ARBORIST 503-639-4171. The cover letter shall clearly
identify where in the submittal the required information is found:
1. Prior to commencing site work, the applicant shall submit construction drawings to
both Planning and Engineering that incIude:
A. T"he approved Tree Removal,Protection and Mitigation Plan;
B. A construcrion sequence including installarion and removal of tree protecrion
devices,clearing,graciin�,and paving;
C. A note prohibit�ng eqiupment, vehicles, machinery, grading, dumping, storage,
burial of debris, or any other consttucrion-related acriviries in any tree
protection zone;and
D. A note stating that only those trees idenrified on the approved Tree Removal
plan are authorized for removal by tl�is re�ort. Notwithstanding any other
provision of this ride,any party found to be in violarion of this chapter [18.790]
pursuant to Chapter 1.16 of the Tigatd Municipal Code shall be subject to a
civil penal�y of L�p to $500 and shall be required to remedy any damage caused
by the violarion. Such remediation shall include, but not be limited to, the
following. 1) Replacement of urilawfully removed or damaged trees in
accordance with Secrion 18.790.060 (D) of the Tigard Development Code; and
2) Payment of an addirional civil penalty representtng the esrimated value of any
unlawfully removed or dama�ed tree, as detertnined using the most cutrent
Intemarional Society of Arboriculture's Guide for Plant Appraisal.
Applicanf's Response:
The requirements listed under condition one above are shown on sheet two of the
attached plan set.
2. I'rior to commencing site work, the applicant shall establish fencing as directed by
the pro�ect arborist to protect the trees to be retained. The applicant shall call for an
inspecuon and allow access by Planning Staff for the purpose of monitoring the tree
�rotection t� verifi� rhat the tree protecrion measures are performing adequately.
Applicant's Response:
Prior to commencing site work, the applicant will establish fencing as directed by
the project arborist to protect the trees to be retained. The applicant will call for an
inspection and allow access by Planning Staff for the purpose of monitoring the tree
protection to verify that the tree protection measures are performing adequately.
3. Prior to commencing site work, the applicant shall submit a copy of a contract that
ensures that the Project Arborist subrruts written reports to the City Arborist, at least
once every two weeks, from inirial tree protection zone �Z) fencing installarion
through builcling construcrion. The reports shall include e condition and location
of the tree protection fencing and whether any chan�es occurred. If the amount of
TPZ was reduced then the Project Arborist shall jusnfy why the fencing was moved,
and shall certify that the construcrion activiries to the trees did not adversely impact
the overall, long-term health and stability of the tree(s). Failure to follow the plan, or
maintain tree protection fencing in the designated locations shall be grounds for
iinmeciiate suspension of work on the site until remediarion measures and/or civil
citations can l�e processe�l.
Applicant's Response:
Prior to commencing site work, the applicant will submit a copy of above listed
contract.
4. Prior to commencing site work, the applicant shall submit a cash assurance (letter of
credit or cash deposit) for the equivalent value of mirigarion required (number of
caliper inches times $125 per cahper inch = $8,437.50). Any trees successfully
planted on or off-site, in accordance with an approved Tree Mirigarion plan and
TDC 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 remauung value of
the assurance as a fee in-lieu of planting.
Applicant's Response:
Prior to commencing site work, the applicant will submit a cash assurance as
described above.
THE FOLLOWING CONDITIONS S�IALL 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 PLANNING
DIVISION,ATTN: CHERYI. CAINES 503-639-4171,EXT 2437. The cover letter shall
clearly identify where in the submittal the required information is found:
5. Prior to final plat the applicant shall submit a revised site plan for review and
ap�roval that shows the location and type of screening to be provided along the
private street (Tracr A).
Applicant's Response:
Included on sheet nine of the attached construction plan set is a revised site plan
showing the location and type of screening to be provided along the private street
(Tract A)
6. 1'he applicant shall submit a revised site plan for review and ap roval that shows a
turnaround for Tract A that meets the code requirements o� 18.705.030.I.4, or
pxovide sign-offs from TVF&R and the garbage hauler that a turnaround is not
necessary.
Applicant's Response:
The applicant has received approval by the fire marshal, and the garbage hauler
that a turnaround is not necessary. Please see attached letter from Pride Disposal
Services, and e-mail from John Dalby of TVFR. A formal letter from TVFR is being
prepared, and will be forwarded upon receipt. F. . �-n -; ;�l ,�,�Y ; `�,` J �t' '
7. Prior to ftnal plat approval, the applicant shall submit a summary of the biweekly
arborist reports prepared by the Project Arborist The summary shall document the
effect of the approved tree protection plan, account for any violations, and certify
the condition of protected trees.
Applicant's Response:
The applicant shall submit a summary of the biweekly arborist reports prepared by
the Project Arborist prior to final plat approval.
8. Prior to final plat, the applicant shall submit a revised lat that shows the visual
clearance areas accurately, in accordance with Tigard �ommunity Development
Code ('I'CDC) Scction 18.795.040.
Applicant's Response:
The applicant shall submit a revised plat prior to final approval that shows the visual
clearance areas as described above.
9. Place a note on the ftnal plat for visual clearance easements to the benefit of the City
of Tigard. Said easements are subject to the City of Tigard Visual Clearance Area
standards that restrict the height of plantings and structures (Tigard Development
Code Cha�ter 18.795).
Applicanf's Response:
A note shall be placed on the final plat for visual clearance easements as described
above.
10. A Public Faciliry Improvement (PrI} permit is required for this project to cover the
public sewer extension and any otller work in the public ri�ht-of-way. Three (3) sets
of detailed public improvement plans shall be subrYUtted for review to the
Enginecring Department. NOTE: these plans are in addition to any drawin�s
required by the Building Division and should only include sheets relevant to pubhc
improvements. Public Facility Improvement (PFI) permit plans shall conform to
Ciry of Tigard Public Improvement Design Standards, which are available at City
Hall and nc� City's web page (www.rigard-or.gov).
Applicanf's Response:
Three sets of detailed public improvement plans are attached for review.
11. The PI�I permit plan suutruttal shall uiclu�le t�le exact legal name, address and
telephone number of the individual or corp orate enrity who will be designated as the
"Permittee", and who will provide the financial assurance for the �ublic
unprovements. For example, specify if the entiry is a corporation, hmited
partnership, LLC, etc. Also specify the state within which rhe enttty is incorporated
and provide the name of the corporate contact person. Failure to provide accurate
informarion to the Engineering Department will delay processing of project
documcnts.
Applicant's Response:
The above listed information is included on the PFI permit pfan submittal.
12. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF
CONTACT: Bethany Stewart, Eng�neering�.
Applicant's Response:
Prior to final plat approval the applicant will pay the addressing fee.
13. Z'he applicant shall cause a statemcnt to be placed on thc final �lat to indicate that
the proposed private street will be joindy owned and maintau�ed Uy the private
property owners who abut and take access from it.
Applicant's Response:
The final plat shall contain a statement indicating that the proposed private street
will be jointly owned and maintained by the private property owners who abut and
take access from it.
14. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants
and Restncrions (CC&R's) for this pro�ect, to be recorded with the final plat, that
clearly lays out a maintenance plan and agreement for the proposed �rivate street(s).
�elnapplicant jhall submit a copy of the CC&R's to the Engineeruig Department
IV�cMillan prior to approval of the final plat.
Applicant's Response:
The applicant shall prepare CC&R's for this project prior too approval of the final
plat including a maintenance plan and agreement for the proposed private street.
The CC&R's shll be submitted to the Engineering Department prior to approval of
the final plat.
15. The applicant's cunstruction cirawings shall show that the pavement and rock secrion
for the proposed private street(s) shall meet the City's public street standard for a
local residennal street.
Applicant's Response:
Sheet six of the attached construction'drawings contain the above listed
requirement.
16. The applicant's construction drawings shall show "NO PARKING" signs on the
�nvate street.
Applicant's Response:
Sheet nine of the attached construction drawings contain the above listed
requirement.
17. An erosion control plan shall be provided as part of the Public Faciliry Improvement
(PF� permit drawings. The plan shall conform to the "Erosion Prevenrion and
Sediment Contml Design and Planning Manual, February 2003 edition."
Applicanf's Response:
Sheets three and four of the attached construction drawings contain the above
listed requirements.
18. "I'he applicant's final plat shall contain State Plane Coorclinat�s on two monuments
with a tie tc� the CitY's global positioning system (GPS) geodetic control network
(GC 22) as recorded ui Washington County sun�ey records. "l�hese monuments shall
be on the same line and shall be of the sarne 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 convenrional surveying methods.
19. Final Plat Application Submission Requirements:
A. Submit for Ciry review four (4) paper copies of the final plat prepared by a
land surveyor Iicensed to pracrice uz Oregon,and necessary data or narrattve.
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 narrarive shall be drawn to the minimum standards
� set forth by the Ore�on Revised Statutes (ORS 92.05),Washington County,
and by the City of Ti ard.
D. The tract dedication�or the private stteet 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.
After the City and Counry have reviewed the final plat, submit two mylar copies of the final
plat for City Engineer signature (for partitions), or Ciry Engineer and Community
Development Director si�natures (for subdivisions).
Applicant's Response:
The applicant's final plat will contain the above listed requirements.
Cheryl Caines -Treehill Project- updated contact information Page 1 '
�
From: "Jamie Morgan" <jamie@landtechesp.com>
To: <cherylc@tigard-or.gov>
Date: 6/30/2007 10:27:49 AM
Subject: Treehill Project- updated contact information
Hello Cheryl,
I am the new planner at Landtech, Inc. Please contact me with any questions
you may have regarding the Treehill Partition Project.
I look forward to working with you.
Sincerely,
Jamie Morgan
Landtech, Inc.
8835 SW Canyon Lane - Suite 402
Portland, OR 97225
(503) 291.9398
�Cheryl Caines- Re: Treehill Partition (T) �L�aoo'7 -oa�o4� Page 1
From: Cheryl Caines
To: Dalby, John K.
Date: 8/13/2007 11:06:36 AM
Subject: Re: Treehill Partition (T)
John,
The partition went out a couple of weeks ago so I can't change the conditions at this point. I wrote it so
they could provide a turnaround or get a sign off from you and the garbage hauler to not have one. I will
put a copy of this in the file showing that it was received, but it is still up to the applicant to show that they
have all the sign-offs to meet the condition.
Thanks,
Cheryl
»> "Dalby, John K." <John.Dalby@tvfr.com> 08/13 9:58 AM »>
«Treehill Partition (T).doc»
I just got off the phone with Jamie Morgan after being advised they were intending to install automatic
sprinkler protection in all the homes within this project in lieu of a compliant turnaround. This being the
case, please list that as a condition of approval.
Thanks!!!
� �.i j;�j 1/ r.=,
Tualatin Valley '��
Fire & Rescue �
July 2, 2006
Cheryl Caines, Assistant Planner
City of Tigard Planning Division
13125 SW Hall Boulevard
Tigard, OR 97223
Re: (MLP)2007-00006 Treehill Partition
Dear Cheryl,
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. (IFC 503.1.1)
2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided
with an approved turnaround. (IFC 503.2.5)
There is no turnaround on the submitted drawings that meets fire district standards.
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. (IFC 503.1.1)
The fire district would accept automatic sprinkler systems in all dwellings in lieu of a fire apparatus
turnaround.
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 26 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. (IFC 503.2.1)
The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway
width is not provided.
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. (IFC D103.6)
North Division Ojfrce
14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com
,
,
Tualatin Valley
Fire & Rescue
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 60,000 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. (IFC
D102.1)
7) BRIDGES: Where a bridge or an elevated surFace is part of a fire apparatus access road,the bridge shall be
constructed and maintained in accordance with AASHTO Standard Specification for Highway 8ridges. Bridges
and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus.Vehicle
load limits shall be posted at both entrances to bridges when required by the flre code official. Where elevated
surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use,
approved barriers, approved signs or both shall be installed and maintained when required by the fire code official.
(IFC 503.2.6)
8) 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. (IFC 503.2.4 & D103.3)
9) 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. (IFC 6105.1)
10) FIRE HYDRANTS—ONE-AND TWO-FAMILY DWELLINGS 8 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.
(IFC 508.5.1)
71) 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. (IFC 1410.1 & 1412.1)
We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and
firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree
with, or wish to discuss further, please call me.
Sincerely,
John K . Dalby
John K. Dalby, Deputy Fire Marshal II
Tualatin Valley Fire & Rescue, North Division
14480 SW Jenkins Road
Beaverton, OR 97005-1152
(503) 356-4723
North Division Ojfice
14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com
4/1 1/2008
,.�" CITY OF TIGARD � g:ss:o�AM
13125 SW'Hall Blvd.
' � �I�igard,OR 97223 (503)639-4171
Conditions Associated With Case#: MLP2007-00006
Project Name: TRF.EHILL PARTITION
CLJRRENT I STATUS I UPDATED
# DESCRIPTION STATUS* DATE BY DATE BY
1 l YZ CONS I RUCTION DRAWINGS !VI 9 �2007 CAC 9/�'2007 CAC
1. Prior to commencing site work,the applicant shall submit construction drawin�s to both Plannin�and Engineering that
include:
A. The approved Tree Removal, Protection and Mitigation Plan;
B. A construction sequence including installation and removal of tree protection devices, clearing,grading, and paving;
C. A note prohibiting equipment,vehicles,machinery,grading, dumping, storage,burial of debris,or any other
construction-related activities in any tree protection zone;and
D. A note stating that only those trees identified on the approved Tree Removal plan are authorized for removal by this report.
Notwithstanding any other provision of this title,any party found to be in violation of this chapter[18.790] pursuant to
Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to$500 and shall be required to remedy
any damage caused by the violation. Such remediation shall include,but not be limited to,the following: 1)Replacement of
unlawfully removed or damaged trees in accordance with Section 18.790.060(D)of the Tigard Development Code;and 2)
Payment of an additional civil penalry representing the estimated value of any unlawfully removed or damaged tree, as
determined using the most current[nternational Society of Arboriculture's Guide for Plant Appraisal.
2 ESTABLISH TPZ& HAVE INSPECTED ,N'' !M `�Ji I lD�; CAC 8/6/2007 MSB
2. Prior to commencing site work,the applicant shall establish fencing as directed by the project arborist to protect the trees
to be retained. 'l�he applicant shall call for an inspection and allow access by Planning Staff for the purpose of monitoring the
tree protection to verify that the tree protection measures are performing adequately.
3 BI-WKLY ARBORIST REPORTS N CAC 8/6/2007 MSB
3. Prior to commencing site work,the applicant shall submit a copy of a contract that ensures that the Project Arborist
submits written reports to the City Arborist,at least once every two weeks, from initial tree protection zone(TPZ)fencing
installation through building construction. The reports shall include the condition and location of the tree protection fencing
and whether any changes occurred. 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). 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.
4 PAY TREE MIT[GATION FEE N CAC 8/6/2007 MSB
4. Prior to commencing site work,the applicant shall submit a cash assurance(letter of credit or cash deposit)for the
equivalent value of mitigation required(number of caliper inches times$125 per caliper inch=$8,437.50). Any trees
successfully planted on or off-site, in accordance with an approved Tree Mitigation plan and TDC 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.
5 TRACT A SCREENING PLAN N CAC 8/6/2007 MSB
5. Prior to final plat the applicant shall submit a revised site plan for review and approval that shows the location and type of
screening to be provided along the private street(Tract A).
6 TRACT A TURNAROUND M 9/5/2007 CAC 9/5/2007 CAC
6. The applicant shall submit a revised site plan for review and approval that shows a turnaround for Tract A that meets the
code requirements of 18.705.030.[.4,or provide sign-offs from TVF&R and the garbage hauler that a turnaround is not
necessary.
7 ARBORfST SUMMARY B4 PLAT N CAC 8/6/2007 MSB
7. Prior to final plat approval,the applicant shall submit a summary of the biweekly arborist reports prepared by the Project
Arborist.The summary shall document the effect of the approved tree protection plan,account for any violations,and certify
the condition of protected trees
8 VISUAL CLEARANCE AREAS SHOWN ON P N CAC 8/6/2007 MSB
8. Prior to final plat,the applicant shall submit a revised plat that shows the visual clearance areas accurately, in accordance
with Tigard Community Development Code(TCDC)Section 18J95.040.
Ping-CaseCondrtions.rpt Page 1 of 4
� »
Cheryl Caines
From: Todd Prager
Sent: Friday, April 11, 2008 8:55 AM
To: Cheryl Caines
Subject: Treehill Partition
Dear Cheryl,
I went by the Treehill Partition to inspect their tree protection fencing and it was in place. Therefore Condition 2 of
MLP2007-00006 is met.
There was one tree on the neighboring property(24" Maple)that was shown on the plan to be protected, but was
apparently cut down by the neighbor. I spoke to one of the neighbors to verify that the removal was authorized by the
neighboring property owner. Apparently it was cut by the neighbor,and not the developer, so I just made note of it on
the tree protection plan. It would have been nice for the developer or arborist to let us know, but I don't see a problem
in this case since the neighbor did the removal, and they had a right to do so.
Thanks,
Todd
�
v
-City of Tigard, Oregon � 1312s S�Hall Blvd. • Tigara, JR 97223
Januar�- 6, 2009 , ��
_ " �
LandTech, Inc.
Attn:Jamie Morgan, Project Planner ��"����``T
8835 SW Canyoii Lane, Suite #402
Pordand, OR 97225
RE: Minor Land Partition Extension Request (MLP2007-00006)
Dear Ms. Morgan,
Per your application letter dated 12/29, 2008,you have requested a one year extension for the
approval of a minor land partition (MLP2007-00006) with an effective date of July 24, 2007.
The Tigard Municipal Code Section 18.420.030 includes the following criteria for extensions:
(D) The Director shall, upon written request by the applicant and payment of the required
fee, grant an extension of the approval period not to exceed one year provided that:
MLP2007-00006 was approved on July 9, 2007 with an effective date of July 24, 2007 and is valid
for an eighteen month period through January 23, 2009. The requested extension would be for one
year or until January 23, 2010.
"1'he applicant submitted a written request on January 6, 2009 and paid the $264 applicauon fee.
1. No changes are made on the original plan as approved by the Director.
The applicant has made no changes to the approved plan.
Therefore, the request is consistent with this criterion.
2. The applicant can show intent of recording the approved partition within the one year
extension period, and
The applicant states "The applicant has full intention of recording the approved partition within the
one-year extension period. The applicant has been delayed due to financial and weather issues,
which will be resolved within the next year."
Therefore, the request is consistent with this criterion.
Treehill tilinor Land Partition (�II,P2007-00006)Extension Request
January 6,2009
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772
3. There have been no changes in the applicable Comprehensive Plan policies and
ordinance provisions on which the approval was based.
Based on review of plans and the application for extension, staff concurs with the applicant and
fmds that no substantive, applicable changes have occurred to the Tigard Development Code on
which the approval was based.
Therefore, the request is consistent with this criterion.
Conclusion:
The applicant has submitted a written request and paid the application fee. The criteria for
extensions have been met as indicated in the findings above. '1'herefore, the Applicant is granted an
extension for MLP2007-00006 not to exceed one year or until January 23, 2U10.
� ,
'���� `�
Darrel"Hap" atkins Date
Assistant Planner
Treehill Minor Land Partition(�ff,P2007-00006) Extension Request
January 6,2009
� �� .`> �b [ F
--LAN D TEC H ��
� �
INCORPORATED
LT I �ngineering•Surveying•I'lanning
and Environmental Consulting
December 29th, 2008
Dick Bewersdorff
Planning Manager
City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
Subject: Casefile# MLP2007-00006
Dear Mr. Bewersdorff:
We currently have preliminary approval of a minor land partition located on Treehill Court. The
approval is set to expire on January 29th, 2009. Our client would like to request a one year
extension as allowed per section18.420.040.D of the City of Tigard Development Code. Please
see our attached responses to the applicable code section.
Thank you in ativance for your consideration.
Please contact us with any questions, or if you require any additional information.
Sincerel
�
-r
�J e Morgan
Project Planner
LandTech, inc.
(503) 516,2350
jamie@lantltechesp.com
vi5it u5 at: www.landteche5p.com
i
8835 SW Canyon Lane • Suite #402 • Portland, OR 97225 • Phone: (503) 291-9398 • Fax: (503) 291-1613
18.420.030 Approval Process
D. Extension. The Director shall, upon written request by the applicant and payment of the required fee,
grant an extension of the approval period not to exceed one year provided that:
1. No changes are made on the original plan as approved by the Director;
Applicant's Response: No changes have been made fo the originaJ approved plan, fherefore this
secfion is nof applicable.
2. The applicant can show intent of recording the approved partition or lot line atljustment within
the one-year extension period; and
App/icant's Response: The applicant has ful!intenfion of recording the approved partition wifhin fhe
one-year extension period. The applicant has been delayed due to frnancial and weather issues, which wrll
be resolved wifhin fhe next year.
3. There have been no changes in the applicable Comprehensive Plan policies and ordinance
provisions on which the approval was based.
Applicant's Resaonse: Although there have been some minor changes to fhe Comprehensive Plan
since the preliminary approval was granfed, the changes were very specific and did not affect the
provisions on which the approval was based.
2
r
. q CITY OF TIGARD 12116/2009 ,
2 46:55PM
� �125 SW Hall Blvd.
, ` i qard,OR 97223 (503)639-4171 _
Conditions Associated With Case #: MLP2007-00006
Project Name: TREEHILL PARTITION
# DESCRtPTION STATUS STATUS DATE SEVERITY APPLIED BY AC710N BY
1 TPZ CONSTRUCTION DRAWINGS Met 9/5/07 Cheryl Caines Cheryl Caines
01. Prior to commencing site work,the applicant shall submit construction drawings to both Planning and Engineering that include:A. The approved Tree Removal,
Protection and Mitigation Plan; B.A construction sequence including installation and removal of tree protection devices, clearmg, grading, and paving, C.A note
prohibiting equipment, vehicles, machinery, grading, dumping,storage, burial of debris, or any other construction-related activities in any tree protection zone; andD.
A note stating that only those trees identified on the approved Tree Removal plan are authorized for removal by this report. Notwithstanding any other provision of
this title, any party found to be in violation of this chapter[18.790]pursuant to Chapter 1.16 of the Tigard Municipal Code shall be sub�ect to a civil penalty of up to
$500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to,the following 1)Replacement of
unlawfully removed or damaged trees in accordance with Section 18.790.060(D)of the Tigard Development Code; and 2) Payment of an addltional civil penalty
representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture"s Guide for
Plant Appraisal.
2 ESTABLISH TPZ&HAVE INSPECTED Met 4/11/08 AI Dickman Cheryl Caines
02. Prior to commencing site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call
for an inspection and allow access by Planning Staff for the purpose of monitonng the tree protection to verify that the tree protection measures are performing
adequately.
3 BI-WKLY ARBORIST REPORTS Applied 7/24/07 Cheryl Caines Shirley Treat
03. Prior to commencing site work,the applicant shall submit a copy of a contract that ensures that the Project Arbonst submits written reports to the City Arborist, at
least once every two weeks, from initial tree protection zone(TPZ)fencing installation through building construction. The reports shall include the condition and
location of the tree protection fencing and whether any changes occurred. �f 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). Failure to
follow the plan, or maintain tree protection fencing in the designated Iocations shall be grounds for immediate suspension of work on the site until remediation
measures and/or civil citations can be processed.
4 PAY TREE MITIGATION FEE Met 12/16/09 Cheryl Caines Shirley Treat
04. Prior to commencing site work, the applicant shall submit a cash assurance(letter of credit or cash deposit)for the equivalent value of mitigation required
(number of caliper inches times$125 per caliper inch =$8,437.50).Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation plan
and TDC 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.
5 TRACT A SCREENING PLAN Applied 7/24/07 Cheryl Caines Shirley Treat
05. Prior to final plat the applicant shall submit a revised site plan for review and approval that shows the location and type of screening to be provided along the
private street(Tract A).
6 TRACT A TURNAROUND Met 9/5/07 Cheryl Caines Cheryl Caines
06. The applicant shall submit a revised site plan for review and approval that shows a turnaround for Tract A that meets the code requirements of 18.705.030.1.4, or
provide sign-offs from TVFBR and the garbage hauler that a turnaround is not necessary.
Page 1 of 4
CITY OF TIGARD RECEIPT ,
. q
13125 SW Hall Blvd..Tigard OR 97223
503.639 4171
Receipt Number: 176325 - 12/16/2009
CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID
MLP2007-00006 Tree Replacement Cash Assur 4200000-22000 $8,437.50
Total: 58,437.50
PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT
Check 080885 STREAT 12/16/2009 $8,437.50
Payor: Home Street Bank Treehill Partition
Total Payments: $8,437.50
Balance Due: $0.00
Page 1 of 1
�:
��,
. ��.� ��.,- , �
CITY OF TIGARD /�'jL��ZOD�orbo(o RECEIPT
- " NGV�
13125 SW Hall Blvd.,Tigard OR 97223 ;�, �-� �� 12 •
503.639.4171 C �" : � � /� �
F V���� � ��a.�l: �` �
�iAN�!(��Ir . , . , ,_
Receipt Number: 176132 - 11/25/2009
CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID
MLP2007-00006 Address Fee 1003100-43113 $200.00
Tota I: 5200.00
PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT
Check 080613 STREAT 11/25/2009 $200.00
Payor: Home Street Bank Treehill Partition
Total Payments: $200.00
Balance Due: $0.00
Page 1 of 1
_ ,, CITY OF TIGARD "6'2°,°
- 3:19:27PM
� ��3125 SW Hall Blvd.
, � I igard,OR 97223 (503)639-4171
Conditions Associated With Case #: MLP2007-00006
Project Name: TREEHILL PARTITION
# DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY
1 TPZ CONSTRUCTION DRAWINGS Met 9/5/07 Cheryl Caines Cheryl Caines
01. Prior to commencing site work,the applicant shall submit construction drawings to both Planning and Engineering that include: A.The approved Tree Removal,
Protection and Mitigation Plan; B.A construction sequence including installation and removal of tree protection devices, clearing, grading, and paving; C.A note
prohibiting equipment,vehicles,machinery, grading,dumping,storage, burial of debris, or any other construction-related activities in any tree protection zone; andD.
A note stating that only those trees identified on the approved Tree Removal plan are authorized for removal by this report. Notwithstanding any other provision of
this title, any party found to be in violation of this chapter[18.790J pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to
$500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to,the following: 1)Replacement of
unlawfully removed or damaged trees in accordance with Section 18.790.060(D)of the Tigard Development Code; and 2)Payment of an additional civii penalty
representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture"s Guide for
Plant Appraisal.
2 ESTABLISH TPZ& HAVE INSPECTED Met 4/11/OS AI Dickman Cheryl Caines
02. Prior to commencing site work,the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call
for an inspection and allow access by Planning Staff for the purpose of monitoring the tree protection to verify that the tree protection measures are performing
adequately.
3 BI-WKLY ARBORIST REPORTS Applied 7/24/07 Cheryl Caines Shirley Treat
03. Prior to commencing site work,the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the City Arborist,at
least once every two weeks, from initial tree protection zone(TPZ}fencing installation through building construction. The reports shall include the condition and
location of the tree protection fencing and whether any changes occurred. 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). 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.
4 PAY TREE MITIGATION FEE Met 12/16/09 Cheryl Caines Shirley Treat
04. Prior to commencing site work, the applicant shall submit a cash assurance(letter of credit or cash deposit)for the equivalent value of mitigation required
(number of caliper inches times$125 per caliper inch=$8,437.50).Any trees successfully planted on or off-site,in accordance with an approved Tree Mitigation plan
and TDC 18.790.060.D will be credited against the assurance for two years following flnal plat approval. After such time, the applicant shall pay the remaining value
of the assurance as a fee in-lieu of planting.
5 TRACT A SCREENING PLAN Met 1/6/10 Cheryl Caines Cheryl Caines
05. Prior to final plat the applicant shall submit a revised site plan for review and approval that shows the location and type of screening to be provided along the
private street(Tract A).
6 TRACT A TURNAROUND Met 9/5/07 Cheryl Caines Cheryl Caines
06. The applicant shall submit a revised site plan for review and approval that shows a turnaround for Tract A that meets the code requirements of 18.705.030.1.4,or
provide sign-offs from TVF&R and the garbage hauler that a turnaround is not necessary.
Page 1 of 4
# DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY
7 ARBORIST SUMMARY B4 PLAT Met 1/6/10 Cheryl Caines Cheryl Caines
07. Prior to final plat approval,the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist.The summary shall document
the effect of the approved tree protection plan, account for any violations, and certify the condition of protected trees
8 VISUAL CLEARANCE AREAS SHOWN O Applied 7/24/07 Cheryl Caines Shirley Treat
08. Prior to final plat,the applicant shall submit a revised plat that shows the visual ciearance areas accurately, in accordance with Tigard Community Development
Code(TCDC)Section 18.795.040.
9 VIS CLEAR EASEMENTS ON PLAT Applied 7/24/07 Cheryl Caines Shirley Treat
09. Piace a note on the final plat for visual clearance easements to the benefit of the City of Tigard. Said easements are subject to the City of Tigard Visual
Clearance Area standards that restrict the height of plantings and structures(Tigard Development Code Chapter 18.795).
10 PFI REQUIRED Applied KSM Shirley Treat
10. A Public Facility Improvement(PFI)permit is required for this project to cover the public sewer extension and any other work in the public right-of-way. Three(3)
sets of detailed public improvement plans shail 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).
11 DESIGNATE PERMITEE ON PFI Applied 3/3/08 AI Dickman BRS
11. 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.
12 PAY ADDRESSING FEE Applied KSM MSB
12. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering).
13 PRIVATE ST OWNERSHIP Appiied KSM MSB
13. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private
property owners who abut and take access from it.
14 CC&R'S REQUIRED Applied KSM MSB
14. Prior to approval of the final plat.the applicant shall prepare Conditions, Covenants and Restrictions(CC8�R"s)for this project, to be recorded with the final plat,
that clearly lays out a maintenance plan and agreement for the proposed private street(s). The applicant shall submit a copy of the CC&R"s to the Engineering
Department(Kim McMillan)prior to approval of the final plat.
15 PRIV ST MEETS PUB STANDARDS Met 11/26/07 AI Dickman AI Dickman
15. The applicanY's construction drawings shall show that the pavement and rock section for the proposed private street(s)shall meet the City"s public street
standard for a local residential street.
16 NO PARK SIGNS ON PRIV ST Met 10/18/07 AI Dickman AI Dickman
16. The applicanY's construction drawings shall show"NO PARKING"signs on the private street.
17 EROSION CONTROL PLAN Met 10/18/07 AI Dickman AI Dickman
17. 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."
18 STATE PLANE COORD ON PLAT Applied KSM MSB
Page 2 of 4
Cheryl Caines
From: Walt Knapp [walt.knapp@comcast.net]
Sent: Wednesday, January 06, 2010 12:13 PM
To: Cheryl Caines
Cc: Toni Stanhope; Morgan_Holen@pbsenv.com
Attachments: 0708 Treehill ExistCond Tree Removal.pdf; 0708 Treehill Partition -Tree Protection
Monitoring.pdf; 0708 Treehill Partition Report 2-22-07.doc
Hi Cheryl,
This e-mail and its attachments summarize our work on the Treehill project in Tigard. Our arborist report of 2/22/07
documented the species and condition of all trees on the site, and made recommendations for treatment. One tree on
the property was to be protected and retained.The location of that tree and its protection fencing is shown on the
Existing Conditions,Tree Removal and Demolition Plan. Finally, as shown on our Tree Protection and Monitoring report
of 4/7/08, the protection fencing had been installed properly and in the correct location.At that time, there was no
construction activity on the site.
We have not revisited the site, and we have no additional information regarding the trees. Please let me know if you
have any questions.
Thank you,
Walt
Walter H. Knapp 8 Associates, LLC
Consu/tanfs in Arboriculture,Silviculture,and Forest Ecology
7615 SW Dunsm�ur Lane
Beaverton. OR 9700'
waltknan�comcast.net
503.646.4349 Office
503.747.4863 Fax
503.330.3732 Mobile
. DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail
may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained
by the City of Tigard in compliance with the Oregon Administrative Rules"City General Records Retention Schedule."
1
I �� � �-_ _ ___ _ _ _ _ _ _ I
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EXlST1NG CONDITIONS TREE REMOVAL. AND DEMOL/TION PLAN
:�A,� , - ���
Walter H.Knapp&Associates,LI,C -
Consultants in Silviculture,Arboricultr�re and Urban Forestry
4/7/2008 Phone: (971) 409-9354
0708 Treehill Partition - Tree Protection Monitoring morgan_holen@pbsenv.com
- . . �
�: . . . . . . . . . �: -
Walt tree Initial inspection. Fencinq :s properly installed and
04i07/08 Knap None rotection in correct location. None NiA
�
4/7/08 No current activity on the site. Please contact us prior to beginning construction.
7615 SW Dunsmuir Lane,Beaverton,OR 97007
Yhone:(503)646-4349 Fax: (503)265-8117
Walter H. Knapp
Silviculture& Urban Forestn'
February 22, 2007
TREEHILL PARTITION
ARBORIST REPORT AND TREE PROTECTION PLAN
Site Description
The property at 11940 SW Treehill Court in Tigard has a variety of tree species,
including five small ornamental cherry trees in fair condition. Two of the 14 trees
inventoried are on neighboring properties. Of the 12 trees located on the property, two
(17%) are non-sustainable because of poor condition. No serious defects were noted on
four large deodar cedar trees and one small, but vigorous larch. One deodar cedar
(1174) will be retained on site. A complete description of all trees is included in Table
1.
Table 1. Tree inventor for 11940 SW Treehill Court.
Treatment
Point# S ecies DBH Comments—Condition Prescri tion
Dead branches;stem decay likely; Protect on neighboring
1176 bi leaf ma le 26 antennae cabled to it ro e
Vigorous;dense foliage from top to Protect on neighboring
1241 Dou las-fir 13 bottom; ato stee slope ro e
1167 noble fir 14 Double-to with included bark Remove for condition
Axe scar at base of tree-watersprouts
1 l68 noble fir 14 resent; dead branches—lower bole Remove for condition
Small ornamental tree(largest co-
1198 che 11 dominant stem diameter is noted) Remove for construction
1198.1 che 4 Location: 12-feet S42E from#1 198 Remove for construction
1198? che 8 Location: 27-feet S68E from#1198 Remove for construction
1198.3 che 3 Location: 39-feet S53E from#1198 Remove for construction
Small ornamental tree(largest co-
1199 che 7 dominant stem diameter is noted) Remove for construction
1205 larch 6 No defects noted Remove for construction
1171 deodar cedar 34 Lar e scaffold branches; oor runin Remove for construction
Dead branches along lower bole;
1172 deodar cedar 28 no defects noted Remove for construction
Dead branches along lower bole; black
1173 deodar cedar 28 "hone dew" at base Remove for construction
Bole curves at base;black"honeydew"
at base; dead branches along lower
1 174 deodar cedar 33 bole—safet rune Retain
7615 SW Dunsmuir Lane, Beuverlon, OR 97007
P/ione: (503) 646-4349 Fu.r:(503)265-8117
Puge 2
✓8 Treehi!!Partilion Report 2-2?-07.doc
Tree Protection: Adjacent Properties
Two of the l 4 trees inventoried are on neighboring properties (#1176 and #1241). In
addition, two pine trees and one Douglas-fir tree are located on the property just south
of inventoried trees #1167 and #1168, and two bigleaf maple trees are located on the
neighboring property just west of inventoried tree #1174. Excavation should not
occur within the dripline of these trees. Tree protection fencing will be needed at the
edge of disturbance to prevent soil compaction and other root damage.
Tree Mitigation
Excluding the trees to be protected on neighboring properties, six trees exceed 12-
inches in diameter. One of these (17%) will be protected and retained during
construction. Two trees will be removed for poor condition, and three non-hazardous
trees exceeding 12-inches DBH will be removed for construction.
Table 2. Prescri tion Summary for Treehill Partition.
Prescription Number of Trees Sum of DBH
Protect and retain on site 1 33
Remove for condition 2 28
Remove for construction(<l2") 6 39
Remove for construction (>12") 3 90
Total 12 190
According to Section 18.790.030B.2.a of the City of Tigard tree ordinance, retention of
less than 25% of existing trees over 12 inches in caliper requires a mitigation program
of no net loss of trees. The tree code provides the option of replanting of suitable trees
on site or in an approved location in the city, or payment in lieu.
A total of 90 diameter inches will need mitigation. This is the equivalent of planting 45
trees of 2-inch caliper. Payment in lieu would be approximately $11,250 based on a cost
of$125 per inch removed. The specific mitigation option will be decided later.
Tree Protection Requirements
Before Construction:
1. Tree Protection Zone. The project arborist shall designate the Tree Protection
Zone (TPZ). Where feasible, the TPZ shall be established at the dripline of the
tree or grove as a minimum. If infrastructure (roads, sidewalks, and utilities)
must be installed closer to the tree(s), the TPZ may be established within the
761 S SW Duiismuir Lune, Beuverton, OR 97007
P/1one: (503) 646-4349 Fuz: (503)265-8117
Page 3
�,�08 Treehrll Partrtion Repor�2-22-07.doc
dripline area if the project arborist determines that the tree(s) will not be unduly
damaged. The location of the TPZ shall be shown on construction drawings.
2. Proteetion Fencing. All trees to be retained shall be protected by chain link
fencing. Protection fencing shall be secured to steel posts placed no further
than 15 feet apart and shall be installed at the edge of the TPZ.
3. Designation of Cut Trees. Trees to be removed shall be clearly marked with
construction flagging, tree-marking paint, or other methods approved in
advance by the project arborist.
4. Preconstruction Conference. The project arborist shall be on site to discuss
methods of tree removal and tree protection prior to any construction.
During Construction:
1. Tree Protection Zone Maintenance. The protection fencing shall not be
moved, removed, or entered by equipment except under direction of the project
arborist.
2. Storage of Material or Equipment. The contractor shall not store materials or
equipment within the 1'Y"L.
3. Excavation within the TPZ.
• Excavation with the TPZ shall be avoided if alternatives are available.
� If excavation within the TPZ in unavoidable, the project arborist shall
evaluate the proposed excavation to determine methods to minimize impacts
to trees. This can include tunneling, hand digging, or other approaches.
• All construction within the TPZ shall be under the on-site technical
supervision of the project arborist.
4. Tree Protection Inspection. The project arborist shall monitor construction
activities and progress, and provide written reports to the developer and the City
at regular intervals.
5. Final Report. After the project has been completed, the project arborist shall
provide a final report that describes the measures needed to maintain and protect
the remaining trees.
Summary
Two trees will be removed for poor or hazardous condition and six trees less than 13"
DBH will be removed for construction. Three trees requiring a total of 90 diameter
inches of mitigation are currently planned for removal because of construction. One
tree exceeding 12-inches in diameter will be protected and retained on site and seven
trees on adjacent properties will be protected during construction.
� �
�
Walter H. Knapp Morgan E. Holen
C'erlrfred Foresler. S.1F-t�6 ('e�•IiTed.lrbo��ist, lS.�1 P.'�'-6l-l�.l
C'e�7ified.-I rbor•rst. /S.-i P�'-D�/>? /��resl Biologist, PBS Environnrenlal
761 S SW Duiismuir Lane, Beaverton, OR 97007
Plto►re: (503) 646-4349 Fa�i:(503)265-8117
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Albert Shields ���� �
From: Cheryl Caines F- /Y�q
Sent: Wednesday,January 20, 2010 8:45 AM � �
To: Albert Shields
Subject: FW: Recording of Treehill Partition for HomeStreet Bank
Attachments: Plat recording PP 2010 004.pdf; Recorded Maintenance Agreement
2010-005104.pdf; addressing .pdf
; l_.:
�...6:`S�F.'�:�;�.. � . .. . ,
FYI—Treehill Partition has been recorded.
From: Stanhope, Toni [mailto:toni.stanhope@fnf.com]
Sent: Wednesday, January 20, 2010 8:40 AM
To: brian.cochran@homestreetbank.com; King Phelps
Cc: Redifer, Carrie; Bethany Stewart; Mike White; Cheryl Caines
Subject: Recording of Treehill Partition for HomeStreet Bank
Good morning Brian,
Please find attached above a copy of the plat, recorded maintenance agreement and addressing, as provided by the City
of Tigard.
Please let me know if you need anything else.
I look forward to working with you in the future.
Thank you for your business!!
Toni
Toni Stanhope/Fidelity National Title
Project Coordinator/Builder Services/Land Development
900 SW Fifth Ave., Mezzanine Level, Portland, Or 97204
P.503.796-6626/F.503.274-5472
toni.stanhope(c�fnf.com
DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail
may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained
by the City of Tigard in compliance with the Oregon Administrative Rules"City General Records Retention Schedule."
i
�
LAND 1ECH, �NC � PARTITION PLAT N0. �o�.QO�______
rsi Nw M�us��r�w[
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G ' D-AE Cnt=1 Stn=6 J GREGORY
5�j� 515,00 55.00 S11.00 S15.00-Total=S46.00
� ���i�{
� j �Q After Recording Retum To: 1 I���I I tl�I
, I I11111111 ll l t �
, Ililll�
II�III II illl
� �`�% HomeSTreet Bank 014468372D1000051040030030
� I,Richard Hobernl<ht,Director of Assesament and �,�(.•,�'H��?',^;�
I 10163 SE Sunnyside Rd.,#340 Taxatlon and Ex-Officlo County Clerk for Weehington %'�'"`�.
County,Oreeon,do hereby cartiy that the withln r�!�.. ,� ,s
Clackamas,OR 97015 Instrument ot writing was rsalved and nc rded in tbe j�'�� f
book ot records a sald cou �_`.�d f,�,f
Richard Hobernicht,bireUO�r o�t A�essme�\'�,:��,�`;
Taxatlon,Ex-Oflielo County Cl�rk
� ...._.�,p�' ��.�kT�� .
PRIVATE STREET MAINTENANCE AGREEMENT
NOTICE iS HEREBY GIVEN that UNION STR�ET HOLDINGS LLC, a Washington
limited liability company, is the Declarant("Declarant") of that certain Partition Plat number
�D/� •� U Q� , in Washington County, Oregon("Partition Plat"), which
Partition Plat ine u es Tract"A", a private street of which the Declarant is desiring to provide far
future maintenance for the benefit of the properties adjacent thereto as shown on the Partition
Plat.
N�W,THEREFORE,The DecIarant agrees as follows:
1. Benefited and Burdened Properties: Tract "A"; S.W. 119th Place(the"Street"), as
shown on the 1'artition Plat, shall be for the benefit of, and shall provide public ingress
and egress to, Parcels 1 - 3, inclusive, as shawn on the Partition Plat, and shail be a
burden upon such Parcels 1 —3 ("Affected Parcels"} for the maintenance of the same.
2. Responsibility for Maintenance: The fee title awners of Parcel 1-3 ("Affected Owners")
shall meet at 7:00 p.m., Pacific Time,on the second Tuesday in lanuary of each year(or
on such other date and/or at such other time as all of the Affectetl Owners agree) "Annual
Meeting"to elect a Chairperson anc3 to review the condition of the Strcet and discuss any
maintenance (including repairs}needs and costs pertaining to the Street.
a. The Affected Owners shall be entitled to one(1)vote per Parcel owned in
decisions regarding the maintenance needs (including repaixs) and costs of the
Street,the election of a Chairperson, or changes to this Agreeraent; except,
however, that in the case of a tie vote,the existing Chairperson shall be entitled to
two(2}votes.
b. At the Annual Meeting, the Affected Owners shall elect a Chairperson to
represent the Affected 4wners in all matters regarding maintenance(including
repairs}of the Street for the coming year. The Street shall be maintained to a
standard appropniate for all-weather paved roads.
c. The quantity and quality of the work to be performed on the Street shall be
determined by a majority vote of the Affected Owners in accordance with
subparagraph 2 (a)above.
3. Apportionment of Costs: Not less than annually,the costs of such maintenance
(including repairs}shail be apportioned equally to the Affected Parcels on a per Parcel
Page 1 of 3 —Private Street Maintenance Agreement
� ' � �
basis, regardless of location, frontage, or improvements of or on Parcels 1-3. However, if
any Affected Owner,or such Affected Owner's agent(s),invitee(s),or assigns, shall
cause damage or extraordinary wear and tear to the Street beyond that of normal usage,
such Affected Owner shall be soleiy responsible for the entire cost of repaiiing or
restoring the Stxeet to thc condition existing prior to such damage or extraordinary wear
and tear.
4. Limitations on Parking or Stopping; Due to the width of the Street,the parking or
stopping of any vehicle or other apparatus(except for emergei�cy vehicles or apparatus
(e.g.,police or fire department vehicles or apparatus)and except for public utility(e.g.,
water/sewer, electricity, gas, etc.)vehicies ar apparatus) shall not be allowed on the
Street and the Street shall at all tzmes be kept and mainta�ned fi•ee and clear for customary
vehicle and pedestrian passage, and for emergency vehicle access, as appropiiate.
5. Indemnity, Each Affected Owner agxees to indemnify and defend all other Affected
Qwners from any loss, claim,or liability to each such other arising out of the first
Affected Owner's use of the Street. However, no Affected Owner shall have any such
indemnification or defense obligation or liability to any third party for any condit�on
existing on the Street.
6. Running of the Benefits and the Burdens: All rights of and to the Street, inciuding the
benefits and the burdens thereof shall run with the affected and described lands(i.e.,
Parcels 1-3), and are binding upon and shall inure to the benefit of the heirs, assigns,
successors, tenants, and personal representatives of the Declarant.
7. Severability: If any provision, covenant,or condition of this Agreement is held by any
court of competent�urisdiction to be invalid,void,or unenforceable,the remainder of this
Agreement shall remain of fult force and effect and shall in no way be affected, impaired,
or invalidated thereby.
8. Attorneys' Fees and Costs: If a civil action or any other proceeding(e.g., an arbitration
or mediation) is instrtuted to enforce or interpret any of the provisions of this Agreement,
the suhstantially prevailing party in any such action or proceeding shali be entitled to
recover from the other party(ies) such sums as the court{arbin•ator(s) or mediator(s))may
deem reasonable at the trial or other proceeding of such action,or any appeal thereof.
Such sums shall he in addition to all othei•sutns otherwise recoverable by law as costs
and disbursements.
9. Governing Law and Venue: The agreement of the parties as evidenced by this
Agreement is intended to be performed in the State of Oregon,and the laws of Oregon
shall govern its interpretation and effect. Further, for all purposes related to this
Agreement,venue shall lie in and with the State Courts of Washington County, Oregon.
10. Interpretation of Provisions: The provision headings of this Agreement are for
convenience only and shall not be resorted to for interpretation. Also, whenever the
context requires, any gender shall include all other genders, whether masculine, feminine,
or neuter and any number shall include any other number, whether singular or plural.
SIGNED AND ACKNOWLEDGED on the dates set forth below.
[Acknowledgment followsJ
Page 2 of 3 —Private Street Maintenance Agc•eement
' � �
UNION STREET H�LDINGS LLC
By: �
Tifle: Vice Preside of HomeStreet Bank
Sole member of Union Street Holdings LLC
STATE�F OREGON, County of Clackamas) ss.
This instrument was acknowledged before nne on January 7, 2014 by Brian Cochran,
Vice President of HomeStreet Bank, sole Member of Union Street Holdings LLC, a Washington
Limited Liability Company.
OFFICIAL SEAL
� TONI hi S7RNHOPE
` N07ARY PUBLIC-OREGON
COMMISSION NO.443038
PdY COMMISSION EXPIRES OCTOBER 3,2013
i�
Notary Public for OJL, n)
My commission cxpires:��p �E,�, 03, �.4� 3
Page 3 of 3 —Private Street Mainfenance Agreement
. � s �
Treehill (Homestreet) Partition
TREEVIEW CT
14000 14150 I 11879
11909 I 11899
� I
�
r 11867
TREEHILL CT
_.__
_ -�— — ----T-
\ � ------
\l o
� rn Paresl t
14204
— --------- — � 14200��
— --- - L-- -- --
��\ \\ _ ----
�' .
�� � \\ 14222 aarce�2
141�70 ��\� I
�
14238
Parcel 3
Treehill (Homestreet) Partition ; �=-''� `�
Parent Parcel: 2S110BA02300 `""`""jST .
MLP2007-00006
RETIRE ADDRESS: 11940 SW Treehill Ct �� �
`; �c��
NEW ADDRESSES Zip Code: 97224 �`�;__. .� �,o``
Parcel 1 - 14204 SW 119th PL �
Parcel 2 - 14222 SW 119th PL - ---��,.
Parcel 3 - 14238 SW 119th PL BULL MOUNTAIN RD
� r
Bethany Stewart ��
�� City of Tigard N
Public Works gEEF�BEND�RD � -i - DURHAM RD
� � 13125 SW Hall Blvd � � --' J_!
Tigard, OR 97223 i -``-
. � direct 503-718-2459 release date i
, bethany@tigard-or.gov i t•.,��°�y-,.; . y��� ,.----.
. �>� � ''� l..�rf���;��
��� �
Cr�limite�
ARBORIST REPORT
Nature of the Report: Final Tree Protedion Report
Address of the Report: Parcel 3, Tree Hill Partition
SW 119�" Place
Tigard, Oregon
Date of the Report: November ii, 2011
Report Submitted To: David DeHarpport
Four D Construction
P.O. Box 1577
Beaverton, OR 97075
Summary
According to your request, I have inspected one 36" Deodar Cedar located on the west side of the
property at the Tree Hill Partition on Parcel 3, SW 119`h Place, Tigard, Oregon. The tree appears to be
in good condition at this time. It appears that an undisturbed tree protection zone of approximately
12 to 20 feet in radius was maintained around the tree during construction work on the site. Under
story growth within the zone appears to be relatively undisturbed. Several broken limbs exist on the
east side of the lower portion of the tree's trunk. The breaks range from flush with the trunk to stubs
about 2 to 3 feet from the tree's trunk face. I also observed some twig die back on the east side of
the tree up to about 30 feet above ground level. No trunk damage was apparent. No other defects or
possible signs of construction damage were observed at the time of this inspection. A photograph of
the tree has been attached to this report.
This inspection is based on visual methods only. No historical information regarding the tree was
available at the time of the inspection. This inspection is valid for this date only.
Sincerely,
��1lrr��r�y{��- ,
� 1 J
Kay Kinyon
Certified Arborist PN0409A
Tree Care & Landscapes Unlimited, Inc.
Residential and Commercial Spraying•Fertilizing.Pruning•Landscape Instal�ation•Landscape Maintenance•Consultation
MEMBER: Tree Care Industry Association•International SoCiety of Arboriculture•Oregon Landscape ContraCtorS Assoc.
State Licensed Tree Service #62635•Lartdscape Contractor#5659•Chemical Application �000231•Insured
P.O. Box 1566•Lake Oswego, OR 97035•503-635-3165•Vancouver360-737-2646•Fax 503-635-1549
Visit our website at www.tclu.com•E-mail: infoC�tclu.com
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# DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY
18. The applicanY'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)as recorded in Washington County survey records. 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.
19 FINAL PLAT REQUIREMENTS Met 2/10/10 Bethany Stewart
19. 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 tract dedication for the private street 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 applicanY's surveyor.F.After the City and Counry have reviewed the final plat, submit two mylar copies of the final plat for Ciry Engineer signature
(for partitions),or City Engineer and Community Development Director signatures(for subdivisions).
20 STRUCTURES MUST MEET SETBACKS Applied Cheryl Caines MSB
20. Prior to issuance of bui�ding permits, the applicant shall demonstrate that the site coverage, height, and front, rear, and side yard setbacks for structures are as 1
required in the base zone,or as otherwise adjusted. This includes a 20-foot garage setback measured from the back of the sidewalk. -T�
21 SUBMIT REVISED ST TREE PLAN Applied Cheryl Caines MSB t°
21. Prior to building permit issuance,the applicant shall submit revised development plan that indicates the size,species, and location of street trees along Treehill �,
Court and Tract A for the City StafP's review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.C.2.0 of the Tigard Development _
Code.
22 OFF STREET PARKING REQUIREMENT Applied Cheryl Caines MSB �
22. At the time of submittal for building permits for individual homes within the development,the developer shall submit materials demonstrating that one(1) ("
off-street parking space,which meets minimum dimensional requirements and setback requirements as specified in Title 18,will be provided on-site for each new �
home. �
23 SITE PLANS APPROVED BY ARBORIS Applied Cheryl Caines MSB �
23. Prior to issuance of building permits,the applicant(developer or builder)shall:A. Submit site plan drawings showing the accurate location of the trees that were �
preserved,the location of tree protection fencing,and the location of mitigation trees, if any.Attach copies of the approved Tree Protection and Mitigation Plans. B.
Submit a statement and signature of approval from a certified arborist regarding the siting and construction techniques to be employed in building the house with
respect to any protected trees on site. C. Install required tree protection fencing as specified by the project arborist and call for an inspection by the City Arborist.D.
Submit biweekly reports, prepared by a certified arborist, through final inspection documenting the status of required tree protection fencing. �,
24 TREES OVER 12"-DEED RESTRICT Met 11/17/11 Cheryl Caines Cheryl Caines �
24. Prior to issuance of building permits,the applicant shall record a deed restriction to the effect that any existing tree greater than 12 inches 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 C
accordance with this decision should either die or be removed as a hazardous tree. p
25 COPY OF RECORDED PLAT TO CITY Met 2/10/10 Bethany Stewart 'J
25. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar"copy of the recorded fnal plat. �
O
26 AS BUILTS OF PUBLIC IMPROVEMEN Met 10/20/11 Mike White Albert Shields �
O
26. 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 G
diskette of the as-builts in"DWG"format, if available;otherwise"DXF"wii�be acceptable,and 3)the as-built drawings shall be tied to the City"s GPS network. The �
applicanY'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).
Page 3 of 4
Wesh ounty,Orcgon 2011-�80512
11/1�, . 12:29;08 PM
b-R/B tnt=1 Stn=21 REGORDSS
S1a.a0;5.o0¢11.00�15.00•total=;43.00
After recordin�return to: I �
J.T. Roth Construct�on, Inc. 01649047201100805120020029
Four D Construction Co.� �11C. I,Rleherd Mobernlcht,Dlrscbr ol AsstesmeM end
TexettOn Ynd ExAtllclo CouMy CInR Ta Wuhinqton �
12600 SW 72"d Ave. #200 co�My,or�oon,don�nbycertlythetth�withln ti
Inttrume�t of wrltlny wes ncelved a d re rd�d!n the �;.
Tigard, Or 97233 book W rscords of seld cou� ��� §t,.. L:.�.%
Richard Hobarnkht,Dkacar ei AseN�m�nt and
?�xetlon,Ex-0flleb CouMy Ol�rk
File No.: MLP2007-00006
Tree Restrictive Covenant
Deed Restriction
J.T. Roth Construcfion, Inc., an Oregon corporation and Four D Construction Co.,
an Oregon Corporation, Owner(s} of the rea! prope�ty described as Parcel 3, Partition
Plat 2010-004, according to the vfficial plat records thereof, recarded on January 1g�n,
2010 as Document No. 2010005102, in the City of Tigard and County of Washington.
Owner(s) have preserved ar retained trees over and across portions (more
specifically described as "the Westerly 5 feet vf Parcei 3, Partition Plat 2010-004) of
said property, in accordance with the Conditions of Approval of said plat. Any such
preserved or retained tree shown on Existing Conditions 8� Demolition Plan (may be
reviewed at the City of Tigarci) and not marked with an X(Tree #1174 Deodor Cedar},
may be remo�ed onfy if the tree dies or is hazardous according to a certified arborist.
This deed restriction may be remo�ed or will be considered invalid if all trees preserved
in accordance with this section should either die or be removed as hazardous.
THIS AGREEMENT shall be deemed a Covenant running with the land and is
binding upon the owners of property described as Parcef 3 of Partition Plat No. 2010-
004, Washington County, �regon, and their succ�ssars and assigns.
IN WITNESS THEREOF, the Owner{s) has executed this agreement on that date
and year set forth belaw.
f "{ ��
Dated: Novemtaer , 2011
[Acknawiedgement follows]
1
, ,
J.T. ROTH C4NSTRUCTf�N, INC. FOUR D CONSTRUCTION C�., INC.
.
J. . th, Jr. vid .3. D arpport
resident President
STATE OF Oregon ) .
} ss.
County of Washington )
This instrument was acknowledgsd before me on November �� , 20t 1 ,l.T.
Roth, Jr., President of J.T. Roth Cons#ruction Company, Inc.
�
o�aw.s�u
TOPIi M STANHOPE
Nor,aaY c�vauc-oR��oni �.
CpMMfSSION tVO.4430.'i8
hiY COMMISS�N IXPiRES OC70BER 3,2013 `
Notary Public for Oregon
My commission expires:OC�B� a�� aL�Z 3
STATE OF Oregon )
) ��
County of Washington }
f�
This instrument was acknowledged before me on November � , 2011 David �
J. DeHarpport, Presiden#of Four D Construction Co.
�� .
°FFrcu�s�u Notary Public for Oregon
TONi M S7'ANHOPE
n�orAFrrpu��c-oR�c� My commission expires: U�p�.,t.4a� pLc1 � 3
COMMISSION NO.44303$
MY COMM�SION EXPiRfS OCT09ER 3,2013
2