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SUB2008-00004 EXPIRED SUB2008 - 00004 JAMESTOWNE VILLAGE SUBDIVISION f NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2008-00004 MS JAMESTOWNE VILLAGE SUBDIVISION 120 DAYS = 10/25/2008 SECTION I. APPLICATION SUMMARY FILE NAME: JAMESTOWNE VILLAGE SUBDIVISION CASE NO.: Subdivision(SUB) SUB2008-00004 REQUEST: The applicant is requesting approval of a ten (10) lot subdivision for single-family detached residences. The vacant, one-parcel site totals approximately 2.39 acres. The proposed lots range in size from 7,500 square feet to 8,345 square feet. Access will be from SW James Street initially, and will stub to the west property line for an eventual connection to SW 124th Avenue, if extended at a future date. APPLICANT/ James Street LLC APPLICANT'S SR Design,LLC OWNER 10980 SW Avocet Court REP: Attn:Jeff Caines Beaverton,OR 97007 8196 SW Hall Blvd.,Suite 232 Beaverton,OR 97008 COMPREHENSIVE PLAN DESIGNATION: Low-Density Residential District. ZONE: 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 single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: No site address. Located north of SW James Street; Washington County Tax Map 2S 103CB, Tax Lot 00800. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above Subdivision request (SUB2008-00004), subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION 1 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it along with any supporting documents and/or plans that address the following conditions of approval to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher, 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing onsite improvements, the applicant shall submit a revised Grading and Erosion Control Plan (sheet C3.1) to include the tree care and preservation notes on pages 5 and 6 of the May 27, 2008 arborist report, as amended to include a supplemental protection plan with after construction tree protection specifications (generally addressing appropriate landscape materials and methods around fpreserved trees). The revised plan shall also include the tree inventory numbers and signature of approval rom the project arborist. 2. Prior to commencing onsite improvements the applicant shall submit a revised Site Plan showing tree species and spacing consistent with the tree the City Street Tree List and TDC 18.745.040.C. 3. Prior to commencing onsite improvements, the applicant shall include a note on their Development Plan that"slight variations in placement may be required due to driveways,utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the approved plans." 4. Prior to commencing,onsite improvements, the applicant shall submit construction drawings to both Planning and Engineering that include: A. Tree protection fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 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; ancl 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 18.790.06 (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 International Society of Arbonculture's Guide for Plant Appraisal. 5. As an ongoing obligation during the development of the proposed property, the applicant shall ensure that the Project Arborist submits written reports to the City Arbonst, 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-teen 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. 6. Prior to commencing onsite improvements, the applicant shall establish tree protection fencing as directed by the project arbonst and conditioned by this decision to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. NOTICE OF DEQSION PAGE 2 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION r The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EX 2642. The cover letter shall clearly identify where in the submittal the required information is found: 7. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover public streets public utilities and any other work in the public right-of-way. Six (6) sets of detailed public improvement pians 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 (PH) 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). 8. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designateas 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. 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 10. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers,storm drainage,street trees, streetlights, and underground utilities shall be installed within the Intenor subdivision streets. rm rovements shall be designed and constructed to local street standards, Figure 18.810.5.A, including "NO PARKING" signs. The applicant's engineer may submit information listed under "Critena" in Figure 18.810.4.B for consideration of a Skinny Street section. This information must be submitted to the Engineering Department for review and approval pnor to issuance of permits. 11. The applicant shall incorporate the comments from the Deputy Fire Marshal's letter,dated August 5,2008,into their PFI Permit Plans pnor to issuance of permits. 12. Submit a copy of the easement for the proposed storm drain along the western extension of SW Alberta Street. The easement must provide for construction of the storm drain and outfall as well as permanent maintenance and operation. 13. Submit a copy of the easement for the offsite portion of the sanitary sewer line along with a showing that the conditions o} CWS R&O 07-20,5.03.3;allowing reduced easement widths,have been met. 14. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 15. Final design plans and calculations for the proposed public water quality/detention facility shall be submitted for approval to the Engineering Department Kim McMillan) as a part of the Public Facility Improvement plans. As a part of the improvement plans submittal,the applicant shall submit an Operations and Maintenance Manual for the proposed facilities for approval by the Maintenance Services Director. The facilities shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. NOTICE OF DECISION PAGE 3 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION 16. 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." 17. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. -For situations where the back portions of lots drain away from a street and toward adjacent lots,appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 18. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall pre are a cover letter and submit it, along with any supporting documents and/or plans that address the followin requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 19. Prior to final plat approval, the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arbonst. The summary shall document the effect of the approved tree protection plan, account for any violations, and certify the condition of protected trees. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, E 2642. The cover letter shall clearly identify where in the submittal the required information is found: 20. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,Engineering 21. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning_ (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. 22. The developer shall form a Home Owner's Association (HOA). The HOA and Conditions, Covenants and Restrictions (CC&Rs) shall provide for the ownership and maintenance of the flow through planters. All of these planters must be constructed in front of the homes. 23. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County, and by the City of Tigard. D. The right-of-way dedication for SW James Street, providing 27 feet from centerline, shall be made on the final lat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit one paper copy of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). NOTICE OF DECISION PAGE 4 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 24. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 25. Prior to issuance of building permits for lots 1,2,3,4, and 10,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. G Install required tree protection fencing as specified by the project arborist and call for an inspection by the City Arborist. D. Applicant shall submit biweekly reports, prepared by a certified arborist, through final inspection documenting the status of required tree protection fencing. 26. 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 accordance with this decision should either die or be removed as a hazardous tree. 27. Prior to issuance of building permits for Lot 3, the applicant shall demonstrate the proposed dwelling is consistent with flag lot setback and height standards of 11)C 18.730.020.C. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that that the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 28. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 29. The City Engineer may determine the necessity for,and require submittal and approval of,a construction access and parking plan for the home building phase. If the gtyEngineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 30. Prior to issuance of building permits, 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). 31. Prior to issuance of building ermits,the applicant's engineer shall submit a final sight distance certification for the intersection of SW James Street. 32. Prior to issuance of building permits, the applicant shall provide the City with a revised public utility easement. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF DEQSION PAGE 5 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION SECTION III. BACKGROUND INFORMATION Site History: A search of City records shows that one land use permit for a lot line adjustment (MIS2005-00015) was issued involving the subject lot (Tax Lot 800) and two others lots (Tax Lots 700 and 1000) adjacent to James Street. The adjustment enlarged Tax Lot 700 to include an access to SW James between Tax Lots 700 and 1000. Site Information and Proposal Description: The subject 2.40-acre site is vacant and is gently sloping to the northwest, from approximately 267 feet to 244 feet elevation.Vegetation is largely grass with sparse trees on the perimeter. The applicant is requesting approval of a ten (10) lot subdivision for single-family detached residences. The proposed lots range in size from 7,500 square feet to 8,345 square feet with an average lot size of 7,648 square feet. Access will be from SW James Street initially, and will stub to the west property line for an eventual connection to SW 124th Avenue,if extended at a future date. Vicinity Information: The subject site is zoned R-4.5. Adjacent properties are similarly zoned R-4.5. Infill development potential remains to the east and west. The property is approximately 320 feet east of the south fork of Krueger Creek, a tributary to Summer Creek. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The City sent notice to property owners within 500 feet of the subject proposal. The City received three written comments from neighboring property owners. Larry and Sandra Iverson commented that the expected additional traffic from the proposed development and the current use pattern of residents on SW Marion and James Streets would lead to unsafe conditions for non-auto use of the street. They propose a solution including speed bumps and reduced speed signs to calm the traffic. RESPONSE: An interested party can apply to Mike McCarthy (503-718-2462) of the City's Capital Construction and Transportation Division regarding traffic calming issues. Traffic calming measures may be warranted and available depending on traffic volumes and the City's on-going pnoritization of traffic calming projects.James Street is a substandard street constructed under County jurisdiction without a standard street width, no curbs,or sidewalks.While additional traffic can be expected from the ten additional units, improvements to bring the street to City standards would be the responsibility of the adjacent property owner through a local improvement district or other means. Cameron and Lisa Dutz commented that existing sidewalks and utilities should be upgraded for the immediate neighborhood when adjacent development is proposed. They state that new development should be compatible in use and in design for consistency in character and-livability. RESPONSE: Improvements to bring the street to City standards would be the responsibility of the adjacent property owner through a local improvement district or other means. he subject area has limited sewer access due to the topography. The gravity sewer system in place in SW James Street flows east to 121st Avenue. Sewer for the creek drainage to the west will be required upon redevelopment of those properties. Sidewalks on SW James Street out to SW 121st Avenue, although desirable, are not practicable because of limited right-of-way along SW James Street: lack of existing sidewalks on SW 121st Avenue to connect to, and impacts to established landscaping on frontage properties on SW James Street. Tigard Development Code18.810.070.B requires developers to provided sidewalks to address issues raised here but only when generating more than 1 000 vehicle trips per day. The proposed development is predicted to generate approximately 100 vei icle trips per day. Compatible design and livability of neighborhoods is generally ensured through the development standards of the base zone which include permitted uses, structure height and setbacks, and landscaping. The R-4.5 zone applies to both the existing adjacent development in the area and the subject site. Therefore, the buffer and screening standards do not apply. Changes to the code, as suggested, would only be applicable to future applications and would have no effect on the subject proposal. NOTICE OF DECISION PAGE 6 OF 25 SUB200 8-00004-JAMESTOWNE VILLAGE SUBDIVISION Jeffrey Bachofner commented that he dreads having two-story houses in his back yard and is concerned that sewers be available to homes still not served in the area on the west end of James, Manon, and Alberta Streets. RESPONSE: The applicant's plans show a public sewer extension from the sewer main in SW Alberta Street to the south through a proposed-easement to serve this development. There are no opportunities to extend the public sewer beyond the proposed development. The applicant has submitted an agreement for a 15-foot easement the plans show to include the proposed storm drain line as well as the proposed sanitary line. Mr. Bachofner (12325 SW James Street) has requested a sewer lateral from this develo ment. This property will be served in the future when the public sewer is extended in SW James Street. However, if the property owner agrees to pay the developer for the lateral between lots eight and nine prior to final plat recording, the developer has indicated he will install a 4-inch lateral to the north property line. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Land Division 18.430 (Subdivision) B. Applicable Development Code Sections 18.510 Residential zoning districts) 18.705 Access, Egress and Circulation) 18.715 I ensity) 18.725 nvironmental Performance Standards) 18.730 xceptions to Development Standards) 18.745 andscaping and screening) 18.765 Off-street parking and loaing requirements) 18.780 Signs) 18.790 ree removal) 18.795 ision clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact Study) The proposal contains no elements related to the provisions of the following Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.740 (Historic Overlay), P8.742 (Home Occupations), 18.750 Manufactured/Mobil Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 onconforming situations), 18.775 (Sensitive Lands), 18.785 (Temporary Uses), and 18.798 (Wireless mmunication Facilities). These chapters are,therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. SUBDIVISION GENERAL PROVISIONS (18.430): Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The configuration of the proposed development as shown in the applicants plan set, does not include any lots that can be redevided. Therefore,this standard does not apply. NOTICE OF DECISION PAGE 7 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION Lot Averaging. Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The applicant has not proposed to use the lot averaging option. The smallest lot is 7,000 square feet. Therefore, this standard does not apply. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100-year floodplain outside the zero-foot rise floodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The proposed development is not within or adjacent to the 100-year floodplain. The floodplain is located approximately 3,000 feet north of the subject site at 165 feet elevation. The lowest point of the subject site is approximately 245 feet elevation. Therefore,this standard does not apply. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. Based on the subject site's distance and elevation difference from the nearest floodplain at Summer Creek and the applicant's Utility plan (Sheet C4.2), all proposed utilities are located outside the floodplain and in excess of five feet above the base flood elevation for the site. This standard is met. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage. The proposed development application includes a Utility plan (Sheets C4.2), a Preliminary Storm Sewer Improvements (Sheet G4.1) and a Drainage Report prepared by-DL Design Group, Inc. The applicant proposes to accomplish storm detention by installing 400 feet of an oversized 36-inc storm line. Computations showing the adequacy of the proposed detention have not been submitted. Prior to issuance of permits, the engineer shall submit detention calculations for review and approval. A condition of approval required below in the Streets and Utilities Section of this decision will ensure consistency with this standard. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). As found above,the subject site is not proximate to the floodplain. Therefore,this standard does not apply. Approval Criteria - Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The plat name "Jamestowne Village" has been approved by the Washington County Surveyor's office and is reserved for this property. See Application for Subdivision Plat Naming dated 3/13/08 by Denette Keenon at the Washington County Surveyor's Office. NOTICE OF DECISION PAGE 8 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. No streets have been previously stubbed to the boundaries of the site. Adjacent land to the west is artially undeveloped. The proposed public street will stub to the west property line to eventually connect with 124 Avenue, consistent with this standard. An explanation has been provided for all common improvements. The applicant's narrative addresses common improvements including the proposed public street, and improvements to SWJames Street. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. The applicant has provided an explanation for all common improvements as required. Therefore,this standard is met. FINDING: Based on the above analysis, the proposal meets the eneral provisions for subdivisions or can meet them through compliance with certain conditions of-approval required in the Streets and Utilities section of this decision. B. APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510): Lists the description of the residential Zoning District. Uses The site is located in the R-4.5: Low Density residential zoning district. The proposed single-family detached dwellings are permitted in the R-4.5 zone. Minimum and Maximum Densities The minimum and maximum lot densities are 8 and 10 lots,respectively(see Density Computations,below) The R-4.5 zoning district has the following dimensional requirements: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD PROPOSED R-4.5 Minimum Lot Size Detached unit 7,500 sf-8,345 sf 7,500 sq.ft. Duplexes - 10,000 sq.ft. Attached unit[1] Average Minimum Lot Width Detached unit lots 58ft.to 71 ft 50 ft. Duplex lots - 90 ft. Attached unit lots Maximum Lot Coverage Minimum Setbacks Front yard 20 ft. 20 ft. Side facing street on corner&through lots 15 ft. 15 ft. Side yard 5 ft. 5 ft. Rear yard 15 ft. 15 ft. Side or rear yard abutting more restrictive zoning district Distance between property line and front of garage 20 ft 20 ft. Maximum Height 30 ft. 30ft. Minimum Landscape Requirement The proposed lots range in size from 7,500 square feet to 8,345 square feet, are greater than 50 feet in width, and meet the minimum lot size requirements for the R-4.5 zone. The applicant provided building envelopes on the Tentative Plat (Sheet C2.1) that demonstrates (with the exception of the flag lot, lot 3) that the setback critena can be met. Pursuant to the standards in Table 18.510.2,the applicant will be required to comply with the setbacks and height requirements during the building permit review process for the homes on individual lots. NOTICE OF DEQSION PAGE 9 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION FINDING: Based on the analysis above,the residential zoning district dimensional standards are satisfied. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. Access and egress to each lot created by the proposed subdivision would be directly onto the proposed Public Street, as shown in the Tentative Plat (Sheet 012.1), consistent with the access and egress standards in Table 18.705.1. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. A scaled Site Plan (Sheet G2.1) has been submitted that indicates how the requirements of access, egress, and circulation are met. 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: 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. Joint access has not been requested in the proposed development. 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. The Tentative Plat (Sheet C2.1) shows that all of the proposed lots will have access and egress off the proposed public street, consistent with standard. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in this decision. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. Based on the Site Plan submitted by the applicant, the design of the public street does not appear to have any hazardous attributes. The City Engineer will approve and inspect the design of the improvements including site distance and street improvements to City standards to ensure there are no hazardous conditions. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. SW James Street is classified as a local street in the Tigard Transportation System Plan (TSP). As proposed, all lots will take access from the proposed local public street. -Therefore, this standard is met. NOTICE OF DECISION PAGE 10 OF 25 SUB2008-00004-JAMESTOVINE VILLAGE SUBDIVISION 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. This criterion does not apply to the proposed single-family dwellings. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant is proposing a ten lot subdivision that will access a proposed local public street. The proposed street will be extended south to connect to SW James Street, a local street, and is intended to be extended west to SW 124th Avenue through future development. The applicant has submitted a preliminary sight distance certification. A final sight distance certification shall be submitted prior to issuance of building permits. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The applicant's plans do not propose any driveway within the influence area of a Collector or Arterial. All proposed driveways are interior to the development. Therefore,this standard does not apply. 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 local street is over 600 feet west of SW 121st Avenue and over 500 feet east of SW 124th Avenue. The criterion is met. Minimum access requirements for residential use. 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; According to the Tentative Plat (Sheet C2.1) submitted, frontage for each lot can accommodate the 15-foot minimum access,consistent with Table 18.705.1. Section 18.705.030.I.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. The Site Plan (Sheet C2.1) shows the proposed public road approximately 500 feet in length stubbing to the property_line for future extension. An interim fire access turnaround is provided utilizing a portion of the pole of Lot 3. Therefore,this standard has been met. FINDING: Based on the analysis above,the Access,Egress and Circulation standards have been met. Density Computations and Limitations (18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public and private roads and parks, and a lot of at least the size required by the applicable zoning district when an existing residence is to remain on site. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. NOTICE OF DEQSION PAGE 11 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION FINDING: According to the applicant's narrative and plan set, the gross site size is 2.39 acres. No sensitive lands exist on the site. The applicant's narrative calculates that .63 acres is deducted for the proposed right-of-way dedications for the proposed public street, resulting in a net buildable area of 176 acres, or 76,665 square feet. Therefore, a maximum of 10 lots (76,665 square feet/7,500 square feet per lot =10.22 lots and a minimum of 8 lots (10.22 x .80=8.16 lots) are allowed. Ten lots have been proposed, consistent with the maximum and minimum density computations standards. Environmental Performance Standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: noise, visible emissions,vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, 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-EEnvironmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous ases 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. 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. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within the R-4.5 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. Exceptions to Development Standards( 18.730): Building heights and flag lots. 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior to April 15, 1985; b. A flag lot is created after April 15, 1985 by an approved partition; or c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. 2. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag Iot or a lot having sole access from an accessway, private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less, provided: NOTICE OF DECISION PAGE 12 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning district; b. A 10 feet side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. 3. Where an agreement is made to plant trees capable of mitigating direct views, the agreement shall be deemed a condition of approval under the provisions of Section 18.390.030 D. 4. The tree planting agreement shall be a condition of Chapter 18.360, Site Development Review, for three or more attached units or a multiple-family residential structure, or, at the time of issuance of building permits, for single detached units, one duplex or two attached residential units. FINDING: Proposed lot 3 is a flag lot with 25 feet of frontage on the proposed public street. The applicant's narrative did not address these standards. Therefore, pnor to issuance of building permits for Lot 3, the applicant shall demonstrate the proposed dwelling is consistent with flag lot setback and height standards of TDC 18.730.020.0. CONDITION: Prior to issuance of building permits for Lot 3,the applicant shall demonstrate the proposed dwelling is consistent with flag lot setback and height standards of'WC 18.730.020.0. Landscaping and Screening (18.745): Section 18.745.030 .E states that existing vegetation on a site shall be protected as much as possible. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 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). The applicant's Existing Conditions plan (Sheet C1.1) shows trees to be removed and those to retained and protected. Tree protection fencing is indicated on the plan. The arborist report submitted with the application provides methods for protection for those trees to be retained, consistent with this standard. Section 18.745.040 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities streets and sidewalks or cause personal injury. This section also contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no reater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart;and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant's narrative states that the street tree standards will be met. However, the applicant's plans do not include street trees on the proposed public street. Therefore,the applicant shall submit a revised Development Plan showing tree species and spacing consistent with the tree the City's Street Tree List and TDC 18.745.040.0. The applicant shall include a note on their Development Plan that "slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the approved plans." Section 18.745.050 contains the provisions and requirements for buffering and screening. 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; NOTICE OF DEQSION PAGE 13 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; Adjacent uses to the subject site are single-family residential and zoned R-4.5. Pursuant to Table 18.745.1 and 18.745.2, no landscaped buffer is required. FINDING: Based on the analysis above, the landscaping. screening standards have not all been met. However, if the applicant implements the following conditions,these standards can be met. CONDITIONS: The applicant shall submit a revised Development Plan showing tree species and spacing consistent with the tree the City's Street Tree List and TDC 18.745.040.C. The applicant shall include a note on their Development Plan that "slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the approved plans." Off-Street Parking and Loading Requirements (18.765): Chapter 18.7652 Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages,this standard has been satisfied for all proposed lots Signs (18.780): Chapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, air new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations,a sign compliance agreement will be required. CONDITION: Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal(18.790): 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. As required,the applicant has provided a tree plan conducted by Phil Hickey, a certified arborist. However,the tree plan does not contain all of the required elements (see 1#4 below). NOTICE OF DECISION PAGE 14 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION 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; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The proposed retention of 80% of non-hazardous trees over 12" DBH requires no mitigation according to Section 18.790.060.D. The applicant shall submit a revised Grading and Erosion Control Plan (sheet C3.1) to include the tree care and preservation notes on ages 5 and 6 of the May 27, 2008 arborist report, as amended to include a supplemental protection plan with after construction tree rotention specifications (generally addressing appropriate landscape materials and methods around preserved trees). The revised plan shall also include the tree inventory numbers and signature of approval from the project arborist. Incentives for Tree Retention Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: Density bonus. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan a 1% bonus may be applied to density computations of Chapter 18.715. No more than a 20% bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas of floodplain, slopes greater than 25%, drainageways, or wetlands that would otherwise be precluded from development; Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone; Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20% of that required by the underlying zone; Commercial/industrial/civic use parking. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off-Street Parking Requirements, a 1% reduction in the amount of required parking may be granted. No more than a 20% reduction in the required amount of parking may be granted for any one development; NOTICE OF DECISION PAGE 15 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION Commercial/industrial/civic use landscaping. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% reduction in the required amount of landscaping may be granted. No more than 20-% of the required amount of landscaping may be reduced for any one development. The applicant has requested two modifications to the development requirements with this application as incentives to preserve trees on lots 2, 3, 4 and 10. The applicant states that the project is eligible for lot size averaging and lot width and depth reduction. However, the applicant does not state how modifications to these standards would be applied to the proposed project. The development plan already meets the subject standards. Furthermore, the City Arbonst states that the applicant has not demonstrated that the requested subject size deviations are being used to preserve additional trees and recommends denying the request. Therefore,the request is denied. Subsequent Removal of a Tree. 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 approval for a conditional use and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. FINDING: The tree removal standards have not all been met. However, compliance will be ensured through the following conditions of approval. CONDITIONS: • The applicant shall submit a revised Grading and Erosion Control Plan (sheet C3.1) to include the tree care and preservation notes on pages 5 and 6 of the May 27, 2008 arbonst report, as amended to include a supplemental protection plan with after construction tree protection specifications (generally addressing appropriate landscape materials and methods around preserved trees). The revised plan shall also include the tree inventory numbers and signature of approval from the project arborist. • The applicant shall position fencing as directed by the protLect arborist to protect the trees to be retailed. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be ggrounds for immediate suspension of work on the site until remediatlon measures and/or civil citations can be processed. • If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved. by the City Arbonst before proposed work can proceed within a tree protection zone. The City Arbonst may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. • Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the locations of trees that were reserved on the lot durin site development. in addition the.plans shall include accurate locations of tree canopydripes and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in Ocplace through the duration of all of the building construction phases, until the Certificate of cupancy has been approved. Prior to, final'inspection for each lot, the applicant shall submit a final report by the Project Arbonst certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arbonst. NOTICE OF DECISION PAGE 16 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the The Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall long-term health and stability of the tree(s). If the reports are not submitted to the City Arbonst at the scheduled intervals, or if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until civil penalties can be assessed and/or an ins ection ' can be done by the City Arbonst and the Project Arborist. Prior to final inspection for for lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arbonst. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record deed restrictions to the effect that any existuig tree greater than 6 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. Vision Clearance (18.795): Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. FINDING: The applicant states the applicable vision clearance standards will be met. However, the visual clearance area is not show in the plan set for the intersection of SW James Street and the proposed new public street. As a condition of approval, the applicant shall submit revised plans showing the visual clearance area for the intersection. At the time of building permit review, site plans for each lot will show driveways that intersect with the proposed streets where visual clearance areas shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. No structures are currently proposed in these vision clearance areas and all future buildings will be reviewed for compliance during the building permit phase. CONDITION: The applicant shall submit revised plans showing the visual clearance area for the intersection of SW James Street and the proposed new public street. C- STREET AND UTILITY IMPROVEMENTS STANDARDS(18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. NOTICE OF DEQSION PAGE 17 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54 foot tight-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities,street lighting,storm drainage,and street trees. The applicant is proposing to construct a public street with a 28-foot paved width within a 50-foot right-of-way to skinny street standards. Applicant shall submit a traffic flow plan and narrative showing that the skinny street approval critena of the CDC, Figure 18.810.4.B are met. If approved, include the proposed streets in the application for a Public Facility Improvement permit. Include parking restrictions required for the fire truck turnaround as part of the required Traffic Flow Plan. If the skinny street criterion is not met, the applicant shall be required to install "No Parking" signs on the side of the street and as restricted by the fire truck turnaround. At the connection of the proposed public street to SW James Street, SW James Street should be built to local street standards including a 16-foot paved width from centerline. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing. and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has.proposed an alignment for the future westerly extension of the proposed public street that would provide a connection to SW 124th Avenue. The connection will require the extension of SW 124th Avenue and the proposed public street across a lot adjacent to the proposed subdivision. The applicant has submitted a proposed plan and profile for the future extension of the proposed-public street and the connection of SW 124th Avenue to SW Alberta Street. 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 has submitted an offsite circulation plan that shows existing streets and development. There are no other opportunities for future streets or extensions of streets. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet),and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors,or 100 feet on other streets;and 2. Streets intersecting with a minor collector or greater functional classification stree or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. NOTICE OF DECISION PAGE 18 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION The applicant's plans indicate the street grades do not exceed 12%,consistent with this standard. Private Streets: Section 18.810.030.S 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. No private streets are proposed. Therefore,this standard does not apply. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard- to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or; • For blocks adjacent to arterial streets, limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The perimeter of the block containing the subject site is approximately 12,000 lineal feet bordered by SW Gaarde, SW 121", and SW Walnut Street. Due to existing development and natural dramageways, no street connections are available to reduce the block perimeter size with the proposed development. However,just south of the subject site SW James Street, SW 124 Avenue, SW Marion Street, and SW 1215` Avenue create a block perimeter of approximately 3,300 lineal feet. If and when the new proposed.public street is connected to SW 124 Avenue the penmeter would be approximately 1,500 lineal feet, consistent with this standard. Section 18.810.040.8.2 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. The proposed public street and sidewalk provide bicycle and pedestrian access to SW James Street and would provide access to SW 124th Avenue upon future development. 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. As shown in the Site Plan (Sheets C2.1),all of the proposed lots are consistent with this standard. 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. All lots in the proposed subdivision have at least 25 feet of frontage on a public street,consistent with this standard. 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. The applicant's plans show sidewalk construction with 5-foot planter strips along both sides of the proposed public street, consistent with this standard. NOTICE OF DECISION PAGE 19 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projectedby the Comprehensive Plan. The applicant's plans show a public sewer extension from the sewer main in SW Alberta Street to the south through a proposed easement to serve this development. There are no opportunities to extend the public sewer beyond the proposed development. The applicant has submitted an agreement for a 15-foot easement the plans show to include the proposed storm drain line as well as the proposed sanitary line. However,the agreement only provides for the storm drain line and not the sanitary line. Pnor to issuance of building permits,the applicant shall provide the City with a revised public utility easement. The home owner at 12325 SW James Street has requested a sewer lateral from this development. This property will be served in the future when the public sewer is extended in SW James Street. However, if the property owner agrees to pay the developer for the-lateral between lots eight and nine prior to final plat recording, the developer has indicated he will install a 4-inch lateral to the north property line. Storm Drainage: 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 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 the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no upstream drainageways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions-have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency 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 Farina Creek,the storm water runoff will be permitted to discharge without detention. The applicant proposes to accomplish storm detention by installing 400 feet of an oversized 36-inch storm line. Computations showing the adequacy of the proposed detention have not been submitted. Prior to issuance of permits,the engineer shall submit detention calculations for review and approval. NOTICE OF DEQSION PAGE 20 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION 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 underground 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-wounding 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 James Street. All utilities serving the subdivision shall be paced underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: Tualatin Valley Fire & Rescue (TVF&R) Deputy Fire Marshal, John Dalby, submitted comments to the City on August 5, 2008 and are therefore, included as part of this decision. The applicant shall meet these conditions and the others included in the June 10th letter and provide written approval from TVR&R prior to issuance of permits. Public Water System: The City of Tigard provides service in this area. The Public Works Department has submitted comments requiring that the applicant conduct a fire flow test and extend the proposed line to the end of the public street. Storm Water Quality: The City has agreed to enforce Surface Water Management(SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The applicant's plan indicates an intention to use flow through planters and catchbasin stormfilters to accomplish water quality treatment. A showing of adequate treatment has not been submitted. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City pnor to construction. The developer shall form an HOA. The HOA and CC&Rs shall provide for the ownership and maintenance of the flow through planters. All of these planters must be constructed in front of the homes. NOTICE OF DECISION PAGE 21 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of_land. Since this site is about 2.4 acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the PFI Permit. A final grading plan shall be submitted showing the existing and proposed contours. The lan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface dprainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant has not submitted a geotechnical report. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of 350.00 per address shall be assessed. This fee shall be paid to the Qty prior to final plat approval. Survey Requirements The applicant's final plat shall contain State Plane Coordinates AD 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 gnd measurements and the angle from north to gnd north. These coordinates can be established by • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAIL 83 (91). D. IMPACT STUDY(18.390): Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on fhe 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 a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt approval which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. NOTICE OF DECISION PAGE 22 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION The applicant's narrative includes an impact study which addresses impacts of the proposed development on public facilities and services. The applicant proposes dedication of the necessary right-of-way for the proposed public street. Dedication of SW James Street from 25 feet to 27 feet from center line along the property's 170-foot frontage is required. Storm water runoff will be directed to an on-site storm water quantity and quality facility shown on the applicant's Storm Sewer Improvements plan (Sheet C4.1)., which will release storm water at pre- development rates into an existing storm drain north of the subject site. The development will connect to an 8-inch sanitary sewer line located in SW Alberta Street. Service laterals will be extended from the new 8-inch line to serve the new residential structures. Water will be served to each lot with meters in the new public street right-of-way extending from a water main under the SW James Street. The Transportation Impact Fee (TIF) is a mitigation measure required for new development and will be paid at the time of building.permits. Based on Washington County figures, TIF's are expected to recapture 20 percent of the traffic impact o new development on the Collector and Arterial Street system. Presently, the TIF for a detached, single-family dwelling is $3,390. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately$33,900 ($3,390 x 10 new dwelling units). Based on the estimate that total TIF fees cover 20 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $169,500 ($33,900 divided by.20). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $33,900,the unmitigated impact can be valued at $135,600 ($169,500— $33,900). Rough Proportionality for Collector and Arterial Streets Full mpact... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ...... $169,500 Less '1114 Assessment... ... ... ... 33,900 Dedication of SW James Street (340 square feet x$3/foot)... ... ... ... . 1,120 Value of unmitigated impacts $134,480 Based on the analysis above, the cost to the developer in TIF assessments for the Collector and Arterial Street System is substantially less than the value of the unmitigated impacts and, therefore, meets the rough proportionality test. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Arborist has reviewed the proposal and noted several issues that have been included in the Landscaping and Screening and Tree Removal sections of this decision. A complete set of the City Arborist's comments is included in the land use file. The City of Tigard Public Works Department was sent notice of the proposed development but did not provide any comments. SECTION VIII. AGENCY COMMENTS Clean Water Services (CWS) has reviewed the proposal and submitted a general comment letter dated July 30, 2008 addressing sanitary sewer, storm drainage and water quality, sensitive areas, and erosion control. In addition, CWS issued a service provider letter (Pre-Screening Site Assessment, File No. 07-004790) dated December 13, 2007. The letter states that sensitive areas do not appear to exist on site or with 200 feet of the site. NOTICE OF DEQSION PAGE 23 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION Tualatin Valley Fire and Rescue has reviewed the subject proposal and submitted a comment letter dated August 5, 2008 endorsing the proposal predicated on the following criteria and conditions of approval: 1) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.23) The turnaround template contained in the submitted drawings meets this requirement. 2) 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 site 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. 3) 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 B105.1) The fire hydrant shown on the submitted drawings must be capable of supplying the required fire flow demand. 4) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (IFC 508.5.4) 5) 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) Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 9, 2008 AND EFFECTIVE ON SEPTEMBER 24, 2008 AN APPEAL IS FILED. &eaal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the 'Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (_10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted-from time to time by the appellaody. NOTICE OF DEQSION PAGE 24 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 23, 2008. estions: Ive any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard,Oregon at (503) 639-4171. September 9,2008 PREPARED BY: Gary PAgenstecher DATE Associate Planner • . r � y r �, September 9, 2008 APPROVED BY: Dick Bewersdorff DATE Planning Manager is\curpin\gary\subdivision\sub2008-00004(jamestowne village)\sub2008-00004 decision.doc NOTICE OF DECISION PAGE 25 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION 1 I r--- CITY of TIGARD I 1 j Wr- r-----1__ GEOGRAPHIC INFORMATION SYSTEM i l 1 I VICINITY MAP i , ,..., , A - .-'--4100 Y......*.■ SUB2008-00004 , 4. I 0MIPF E' il _. , JVAILMLEASGTE O WN E TIPPITr ) SUBDIVISION „,. .. Z ST \ 111111.11111 I _i ___________ I : .E -• I* A__ , ISA k LEGEND: SUBJECT ALBERTA ST --1 III II I r SITE csoAC ! 1 FONNFR w 1 . c .,,, t - ■ 1-1-1 _____-/--- . JAMES RD MARION ST hIl I 1611P 1.1 r5; BE,:g EiE,,,'P`U'• / DU.al 1 z a:. '' Tigard Area Map • N 3 -- 21-- lift11131' 41., 0 80 160.=.240 feet320 400 Feet 46, AIM % '41 41411 . , ,. . • , . _ 40406p S 4. Information on th'. is map is tor general location only and . *WI 1111111111111111,1111 should be verifted with the Development Services Division. , 4P hm Z '• •v I , AlitilIPPA 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 httplAwnw.ci.tigard.ocus Community Development Plot date:Jul 22,2008;CAmagic\MAGIC03.API4 • + 522.35 N 89'•9'26'E D I._ , . ,.10685 106.83 I 106.90 : I 108.37 92 30 ' �' . LIOT 4 LOT 3 DESIGN GROUP INC. ' . LOT 5 .R' LOT 7 a. LOT 6 a ia> h 10700 SWBEAVERTON .7500.44 SF _� • 7506.47 SF �� 7SOQ.�1 SF e Z0 8345.37 HILLSDALE HWY 7500.10 SF _ I:' i �� Suite S55 W ........__...._...._._.....__.... :_..... W 97005 y s'1° BEAVERTON,OR 970 an. 1DL70 - I _ NB9'50'00'C _ — — — — — ..,./....._2.2.1:02__ — — — — — + : 15031 644-4578 R 3138 S 89'50'00'V • r �— 94.15 2800, P6d.00 \ry al. 6 1B LOT 2 CEO PROFFf PUBLIC ROAD L / ✓ s4 4' 7500.55 SF 12 �'1+otivae• , il--------------- 28197 $e9.�.o.v — 40.71 I I'm '=...:._..____.....109.00. _.........___..___. /09A0'—_ - ...6797 _„ .............:NB}.3I/�R 'p0 ` \ 4 ��ry[ 0 �e _ .....___ ....-_.._ 66 13039 OIIwON 1 I :-_—__N 9'S0'00'C � LOT 8 �o LOT 9 '. LOT 10 y n. I LOT 1 7606.92 SF 7606.06 SF r 7928.21 g IN 7500.55 SF 10900 MI 109-00 I 122.77 +I 2800 I-- 34077 N or•9'24•E 1 ; 129.00 N or 50'00•E Wi ,l h Z a� ._ le; cis I-- m JAMES STREET () z Li 0 z • TENTATIVE PLAT =' c Z 1- = 40' • w CD • Zr < • -' , 1 I. o W LOT 7 • I LOT 6 i LOT 5 j LOT 3 W 8 00'PLANTER STRIP . _ f� Q__) . ,50.09 25.00 l0 —o o s"-,,...,„....,..._ 4, I PUBLIC ROAD 2800 14.00 ' LOT 2 .__._.. _ � REV. DATE BY t e.00 = Rse.ee •LOT 8 'ter LOT 9 LOT 10 I - TTTP1 I I 60,. LOT 1 ( I 'FIFE TRUCK TURN AROUND I • 1 i . i • PROJECT J NUMBER DAL006 • V Dale: 04/152008 0011101.. 11118 Scale: AS SHOWN Drawn BY PTB y ' .�" --- 1 i• E Designed : NI. - �..- I Checked By DID SI TE PLAN----- \ . 1" = 40' ^ 2 • 1 1 • . , ,, L. REQUEST FOR COMMENTS • MEMORANDUM CITY OF TIGARD, OREGON DATE: 918108 TO: Gary Pagenstecher, Associate Planner '371.8b- FROM: Kim McMillan, Development Review Engineer RE: SUB2008-00004 Jamestowne Village Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant is proposing a ten lot subdivision that will access a proposed local public street. The proposed street will be extended south to connect to SW James Street, a local street, and is intended to be extended west to SW 124th Avenue through future development. The applicant has submitted a preliminary sight distance certification. A final sight distance certification shall submitted prior to issuance of building permits. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. All driveways access the proposed local street. This criterion does not apply to this street. 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 ENGINEERING COMMENTS PAGE 1 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 local street is over 600 feet west of SW 121st Avenue and over 500 feet east of SW 124th Avenue. The criterion is met. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54 foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. The applicant is proposing to construct a public street with a 28-foot paved width within a 50-foot right-of-way to skinny street standards. Applicant shall submit a traffic flow plan and narrative showing that the skinny street approval criteria of the CDC, Figure 18.810.4.B are met. If approved, include the proposed streets in the application for a Public Facility Improvement permit. Include parking restrictions required for the fire truck turnaround as part of the required Traffic Flow Plan. If the skinny street criterion is not met, the applicant shall be required to install "No Parking" signs on the side of the street and as restricted by the fire truck turnaround. At the connection of the proposed public street to SW James Street, SW James Street should be built to local street standards including a 16-foot paved width from centerline. 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 PAGE 2 • proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has proposed an alignment for the future westerly extension of the proposed public street that would provide a connection to SW 124th Avenue. The connection will require the extension of SW 124th Avenue and the proposed public street across a lot adjacent to the proposed subdivision. The applicant has submitted a proposed plan and profile for the future extension of the proposed public street and the connection of SW 124th Avenue to SW Alberta Street. 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 has submitted an offsite circulation plan that shows existing streets and development. There are no other opportunities for future streets or extensions of streets. ENGINEERING COMMENTS PAGE 3 Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plans indicate the street grades do not exceed 12%. 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. No private streets are proposed. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING ENGINEERING COMMENTS PAGE 4 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 show sidewalk construction with 5-foot planter strips along both sides of the proposed public street. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plans show a public sewer extension from the sewer main in SW Alberta Street to the south through a proposed easement to serve this development. There are no opportunities to extend the public sewer beyond the proposed development. The applicant has submitted an agreement for a 15-foot easement the plans show to include the proposed storm drain line as well as the proposed sanitary line. However, the agreement only provides for the storm drain line and not the sanitary line. Prior to issuance of building permits, the applicant shall provide the City with a revised public utility easement. ENGINEERING COMMENTS PAGE 5 The home owner at 12325 SW James Street has requested a sewer lateral from this development. This property will be served in the future when the public sewer is extended in SW James Street. However, if the property owner agrees to pay the developer for the lateral between lots eight and nine prior to final plat recording, the developer has indicated he will install a 4-inch lateral to the north property line. 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 drainageways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services Resolution and Order 07-20 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 PAGE 6 The applicant proposes to accomplish storm detention by installing 400 feet of an oversized 36-inch storm line. Computations showing the adequacy of the proposed detention have not been submitted. Prior to issuance of permits, the engineer shall submit detention calculations for review and approval. 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 James Street. All utilities serving the subdivision shall be placed underground. ENGINEERING COMMENTS PAGE 7 Fire and Life Safety: The Deputy Fire Marshal, John Dalby, submitted comments to the City on August 5, 2008 and are therefore included as part of this decision. The applicant shall meet these conditions and the others included in the June 10th letter and provide written approval from TVR&R prior to issuance of permits. Public Water System: The City of Tigard provides service in this area. The Public Works Department has submitted comments requiring that the applicant conduct a fire flow test and extend the proposed line to the end of the public street. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The applicant's plan indicates an intention to use flow through planters and catchbasin stormfilters to accomplish water quality treatment. A showing of adequate treatment has not been submitted. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The developer shall form an HOA, The HOA and CC&Rs shall provide for the ownership and maintenance of the flow through planters. All of these planters must be constructed in front of the homes. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an ENGINEERING COMMENTS PAGE 8 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 about 2.4 acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the PFI Permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant has not submitted a geotechnical report. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. 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. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: ENGINEERING COMMENTS PAGE 9 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover public streets, public utilities and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tiqard-or.qov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards, Figure 18.810.5.A, including "NO PARKING" signs. The applicant's engineer may submit information listed under "Criteria" in Figure 18.810.4.B for consideration of a Skinny Street section. This information must be submitted to the Engineering Department for review and approval prior to issuance of permits. The applicant shall incorporate the comments from the Deputy Fire Marshal's letter, dated August 5, 2008, into their PFI Permit Plans prior to issuance of permits. ENGINEERING COMMENTS PAGE 10 Submit a copy of the easement for the proposed storm drain along the western extension of SW Alberta Street. The easement must provide for construction of the storm drain and outfall as well as permanent maintenance and operation. Submit a copy of the easement for the offsite portion of the sanitary sewer line along with a showing that the conditions of CWS R&O 07-20, 5.03.3; allowing reduced easement widths, have been met. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. Final design plans and calculations for the proposed public water quality/detention facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement plans. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facilities for approval by the Maintenance Services Director. The facilities shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. ENGINEERING COMMENTS PAGE 11 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to final plat approval, the a pplicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) 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. The developer shall form an HOA. The HOA and CC&Rs shall provide for the ownership and maintenance of the flow through planters. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for SW James Street, providing 27 feet from centerline, shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. ENGINEERING COMMENTS PAGE 12 F. After the City and County have reviewed the final plat, submit one paper copy 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: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. Prior to issuance of building permits, 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). Prior to issuance of building permits, the applicant's engineer shall submit a final sight distance certification for the intersection of SW James Street. Prior to issuance of building permits, the applicant shall provide the City with a revised public utility easement. ,,engy reg,development\sub2008-00004.doczi.\eng\reg vlevelopmenitsub2008-00004 docz ENGINEERING COMMENTS PAGE 13 Cameron & Lisa Dutz 12365 SW Marion St. Tigard, Oregon 97223 503 524-9370 Written Comments to the City of Tigard Date: August 5,2008 To: Gary Pagenstecher,Associate Planner City of Tigard Re: File No.2008-00004,Jamestowne Village Subdivision Dear Mr. Pagenstecher, I am providing the following comments based on the letter I received,"Notice of Pending Land Use Application",dated July 23,2008. 1. The City of Tigard's web site,under"Sanitary Sewer Extension Program"states: "The city has a schedule of projects that are intended to completely serve the city by 2008." The city,partnering with CWS,already has funding dedicated for sewer extension programs. (CIP FY 2007-2008: $2,000,000.00) We moved into this neighborhood in 2001 and at the time we had an understanding that the City of Tigard was prepared to provide sewer lines to the existing homes on SW Marion and SW James streets at the intersection of SW 124th. Although infill development is advantageous for Tigard, I think that the community planning and engineering departments should strive to provide existing residents with full services prior to approving new subdivision construction. There may be engineering alternatives that would achieve the same results,providing existing residents with the same level of sanitary service that the proposed new residents will have. 2. Sidewalks: It is clear from the drawings that new sidewalks are required within the proposed development. However,these pedestrian paths should be extended to SW 12151 Avenue for safety reasons. It is not safe to walk or bicycle along this portion of SW 1215` Avenue. Currently there is a drainage ditch along SW 121"between existing homes and the street surface. I have observed dozens of times during the school year children waiting for the bus with no safe place to stand. This also creates a serious problem for bicyclists,with the narrow right of way,causing some drivers to veer into the other lane of traffic. There are sidewalks further North on 121"and they should be extended at least to SW James St. since the City is considering allowing 10 additional homes with direct access to James St. This will undoubtedly increase vehicular traffic on SW James and SW 1215`Avenue. 3. Livability: One of the purposes of Chapter 18.510 is to preserve neighborhood livability. Since this proposed development abuts existing single family homes on SW James St. and SW Alberta St.,and there is no easement or buffer between them, I suggest that the Planning Department increase the rear yard setback requirements in order to minimize the effect on the neighbors living on these streets. Currently,the code allows the rear yard setback to be 15 feet. Perhaps this should be increased to 25 feet for the new homes. A subdivision was built about 5 years ago just South of SW Marion St.and the two story rear elevations facing the existing homes are massive compared to the existing dwellings. There was no consideration to scale and no attempt to design new homes that were compatible with the existing homes in their massing. Also,privacy was reduced since the second story windows in the new homes look directly down onto the existing back yards. If the setback modification is not an option,the city could at least require some additional landscape buffering. In summary,existing sidewalks and utilities should be upgraded for the immediate neighborhood when new adjacent development is proposed. This should be done for safety if for no other reason. New development should be compatible in use and in design for consistency in character and livability. Roof lines and window locations can be varied in order to reduce the bulk effect on the existing neighborhoods and prevent the"barracks" look of the new developments. When the City of Tigard makes plans and promises to current citizens regarding infrastructure and livability,and when funding is in place,those commitments should be prioritized ahead of new developments. Thank you for your consideration of these above items. Sincerely, Cameron Dutz Dutz r Gary Pagenstecher From: jeff bachofner [jeffb @cccomplete.com] Sent: Monday, July 28, 2008 1:43 PM To: Gary Pagenstecher Subject: Jamestown Village Subdivision I received the notification for the land use application and the notice of ability for submitting written comments. My comments, other that the dread of having 2 story houses in my back yard, concern sewers and the availability to homes still not served in the area. The City of Tigard has allowed developments to encircle our small island on homes with all, of course, having access to sewers. Half the homes on the west end of James St, Marion and Alberta have never had provisions for a sewer attachment during these developments. I would hope that with this development, which must have sewers AND is on the West end of the streets in question, Tigard would consider providing sewer access to the homes still not served in the area. Jeff Bachofner 12325 SW James St Tigard, 97223 1 ' r Mr. Gary Pagenstecher July 24th, 2008 Associate Planner Frr r..f, r,t/ Planning Department 13125 SW Hall Blvd. JUL 2 8 2008 Tigard, OR. 97223 Re: Subdivision 2008-00004 CM"' CF TIGARD Proposed - Jamestowne Village Subdivision - 10 Homes to be built Dear Mr. Pagenstecher, This letter is in response to our receipt of a "Notice of Pending Land Use Application Subdivision" for the Jamestowne Village Subdivision. James Street as you know, consists of one-half of a horseshoe back to 121St' with Marion Street being the other half of the horseshoe. My wife and I live at 12220 SW James Street, which is across the street and one home up from the proposed James Street access and egress to the proposed subdivision. We will be directly impacted by the daily increase in traffic leaving from and accessing this subdivision. If you count that each home will have at least two vehicles, and will traverse James Street at least twice per day, that adds another 40+ cars per day on our little street. Currently, we have some speeding trouble with neighbors that live on the other half of our horseshoe. Since they have no interest, or investment in our street, they feel free to accelerate our 1000 yard straight stretch, on their way to & from their half of the horseshoe. We have had several altercations with various Marion Street neighbors about their apparent disregard for our James Street peace, and children. James Street has no sidewalks, bike lanes, park, or other area for children to ride hot-wheels, bikes, skate boards, tricycles, or play catch and basketball. So, their default is the street. We have experienced several close calls as children run/ride into the street, and drivers (who could care less about our little street) drive way too fast on their way to/from home. We have even experienced altercations with some of the neighbors at the far end of our own street who felt that they had a more important right to speed, than the children had rights to play on our street. We could petition the neighborhood to rise up in objection to the proposed development. This is especially true when one reads in you notification: "Access will be from James Street initially, and eventually from SW 124th Avenue if extended at a future date". This sentence leads any intelligent person to assume that the currently vacant property between the proposed subdivision and SW 124th will eventually add an additional 10 lots (based upon it's relative similar geographic size to the proposed subdivision) , and thereby double the traffic count to an additional 80 cars+ per day, all on James Street (Marion Streets access and egress to 121st is very undesirable due to Marion Street entering 121st right on the curve on 121st. Even many Marion Street residents choose to use James to enter and exit their homes.) Since we doubt that that the developer or city would be inclined to purchase or provide a park for children at the end or our street, or sidewalks and curbs on James Street (for the children to ride on) , we want to suggest a possible simple and safer, (yet enforceable solution) to the equation. We propose that four speed bumps be installed on James Street to slow traffic. These speed bumps would be situated with two at each side of the proposed James Street access, to the proposed subdivision. Drivers from each direction on James would be hindered from speeding by at least two speed bumps. Drivers using James Street for access and egress to Marion Street would encounter four speed bumps, which might convince them to use their own street to enter/exit 121st We further propose, that a 15 mile per hour (Children Playing) restriction be placed on James Street with signs at both ends of James Street. This proposal neither hinders the developer's proposal, or the city's goal of providing the desirable housing density. In the end we all have a solution we can live with. I have discussed this alternative with several of our neighbors and they support this proposal. You will be receiving additional letters/emails stating same. We believe this could be an alliance with the developer/city, or a point of altercation, it is your choice. As a side note: When Sandy and I moved back to Oregon in 2001 (I am a native Oregonian) we told our Realtor that we had one high priority requirement. That the street we face not be busy (we have cats and dogs) . We would not have considered this property, if this proposed subdivision where existing at that time. We are however, willing to compromise our values here (regarding the additional traffic) provided our concerns are appropriately addressed. Sincere y, Larry and ndra I erso 12220 SW James Street Tigard, OR. 97223 503. 709.3214 1110 . III REQUEST FOR COMMENTS DATE: July 23, 2008 TO: Mark Vandomelen, Plans Examination Supervisor FROM: City of Tigard Planning Division STAFF CONTACT:Gary Pagenstecher, Associate Planner (x2434) Phone: (503) 639-4171 Fax: (503) 624-3681 Email: garyp@tigard-or.gov SUBDIVISION (SUB) 2008-00004 - JAMESTOWNE VILLAGE SUBDIVISION - REQUEST: The applicant is requesting approval of a ten (10) lot Subdivision for single-family detached residences on a vacant parcel totaling approximately 2.40 acres. The proposed lots range in size from 7,500 square feet to 8,345 square feet. Access will be from SW James Street initially, and eventuall from SW 124th Avenue if extended at a future date. LOCATION: North of SW James Street (no site address; Washington County Tax Map 2S103CB, Tax Lot 00800. ZONE: R-4.5: 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, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: AUGUST 6, 2008. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _4 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: 1-6V,a..■ LJ■ 1 1 S a,,r„►r .5b3 "1 1 8 2 X13 1 Name&Number of Person Commenting: 1 • CleanWater Services c� �r cciiiiiiiiliiic AUG 06 2008 MEMORANDUM DATE: July 30, 2008 FROM: David Schweitzer, Clean Water Services TO: Gary Pagenstecher, Associate Planner, City of Tigard SUBJECT: Review Comments—SUB 2008-00004 Jamestowne Village Sub. GENERAL COMMENTS • This Land Use Review by Clean Water Services (District, CWS)of 2S1 03CB-00800 does not constitute approval of storm or sanitary sewer compliance with the NPDES permit held by the District. The District, prior to issuance of any connection permit, must review and approve final construction plans. • All provisions of the development submittal shall be in accordance with current Clean Water Services Design and Construction Standards, presently Resolution and Order No. 07-20 (R&O 07-20) and all current Intergovernmental Agreements between the City and CWS. • Final construction plans must be reviewed and approved by CWS for conformance with current Design and Construction Standards. • A Stormwater Connection Permit Authorization shall be authorized by CWS prior to construction of sanitary sewer, storm and surface water systems, and final plat approval. • All public storm and sanitary easements shall be shown on the final stamped and signed construction plans. 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. Easements shall follow chapter 5.03 standards for single and multiple lines. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600• Fax: (503)681-3603•www.CleanWaterServices.org t,/ i// CleanWater Services Our commitment is clear. • 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, (presently R&O No. 07-20). STORM DRAINAGE AND WATER QUALITY • Each lot in the development shall be provided with direct gravity access and an individual connection to a public storm conveyance. Privately owned and maintained storm sewers, including water quality facilities, serving multiple lots shall not be approved. • The engineer shall verify that public gravity storm service is available to adjacent properties, and extend public storm sewer service, if necessary, in accordance with current CWS Design and Construction Standards, (currently R&O No. 07-20). • A hydraulic and hydrological analysis of the existing drainage and downstream storm conveyance system,in accordance with current CWS Design and Construction Standards (presently R&O 07-20), 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. • Final construction plans shall show all existing and proposed public and private storm conveyance and easements. Multiple sewer lines shall require a 20' easement per 5.03.2. • Use of a private flow through planter for individual lot treatment is permitted per 4.07 however final occupancy shall be contingent on the availability of a functioning treatment planter. • Underground detention and public proprietary treatment systems(StormFilter catch basins) shall not be permitted. SENSITIVE AREA • A CWS Sensitive Area Pre-Screening Site Assessment(SAPSSA)07-004790 for Map/Tax lot 2S1 03CB-00800 has been issued on December 13,2007. Sensitive Areas do not appear to exist on site or within 200' of the site. This document serves as the Service Provider Letter(SPL) for the site. EROSION CONTROL • All CWS erosion control requirements in accordance with current CWS Design and Construction Standards shall be met. • Projects with a total of one or more acres of disturbed ground,including half street improvements shall require a DEQ 1200 C permit. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600 • Fax: (503)681-3603 •www.CleanWaterServices.org II MEMORANDUM TIGARD TO: Gary Pagenstecher FROM: Todd Prager, City Arborist RE: Jamestowne Village Subdivision DATE: July 28, 2008 As you requested I have provided comments on the "Jamestowne Village Subdivision" project. If you have any questions or concerns regarding my comments please contact me anytime. 18.745.030 General Provisions C. Installation Requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. 2 The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z-60, 1-1986, and any other future revisions);and 3. Landscaping shall be installed in accordance with the provisions of this title. D. Certificate of Occupancy. 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. 18.745.040, Street Trees B. Street tree planting 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. This requirement has not been met. Please have the applicant propose street trees for the internal street that meet the requirements of 18.745.040.C. It is acceptable for them to include a note on their street tree plan that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. 18.745.050, Buffering and Screening This requirement does not appear to be applicable to this project. 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. As required, the applicant has provided a tree plan conducted by Phil Hickey, a certified arborist. However, the tree plan does not contain all of the required elements (see B4 below). 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; This requirement has been met. However, please consider having the applicant include the tree numbers on the grading plan (sheet C3.1). 2 Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigadon must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of Page 2 of 8 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. This requirement has been met. The proposed retention of 80% of non-hazardous trees over 12" DBH requires no mitigation according to Section 18.790.060D. 3. Identification of all trees which are proposed to be removed; This requirement has been met. However, please consider having the applicant include the tree numbers on the grading plan (sheet C3.1). 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This requirement has not been met. The tree care and preservation notes on pages 5 and 6 of the May 27, 2008 arborist report should be included on the tree preservation plan (sheet C3.1). In addition, the project arborist shall provide a supplemental protection plan with after construction tree protection specifications. Specifically the project arborist shall generally address appropriate landscape materials and methods around preserved trees. The after construction protection plan can be included directly on the tree protection plan as well (sheet C3.1). The revised tree protection plan needs to include a signature of approval from the project arborist. 18.790.040 Incentives for Tree Retention Page 3 of 8 A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% bonus may be applied to density computations of Chapter 18.715. No more than a 20% bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas offloodplain, slopes greater than 25%, drainageways, or wetlands that would otherwise be precluded from development; 2 Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone; 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20% of that required by the underlying zone; 4. Commercial/industrial/civic use parking. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off-Street Parking Requirements, a 1%reduction in the amount of required parting may be granted. No more than a 20%reduction in the required amount ofparldng may be granted for any one development; 5. Commercial/industrial/civic use landscaping. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a I%reduction in the required amount of landscaping may be granted. No more than 20% of the required amount of landscaping may be reduced for any one development. The applicant has not demonstrated that the requested lot size deviations are being used to preserve additional trees. Therefore, I recommend denying the request unless the applicant can demonstrate a clear link. B. Subsequent removal of a tree. 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 approval for a Page 4 of 8 conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid ifa tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. 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 defined 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: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment- laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. B. Effective date of permit.A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. Page 5 of 8 D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2 Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production, or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A.2, excluding D.4. above, is not permitted. This requirement does not appear to be applicable to this project. CONDITIONS OF APPROVAL Street Trees This requirement has not been met. Please have the applicant propose street trees for the internal street that meet the requirements of 18.745.040.C. It is acceptable for them to include a note on their street tree plan that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. Tree Protection This requirement has not been met. The tree care and preservation notes on pages 5 and 6 of the May 27, 2008 arborist report should be included on the tree preservation plan (sheet C3.1). Page 6 of 8 In addition, the project arborist shall provide a supplemental protection plan with after construction tree protection specifications. Specifically the project arborist shall generally address appropriate landscape materials and methods around preserved trees. The after construction protection plan can be included directly on the tree protection plan as well (sheet C3.1). The revised tree protection plan needs to include a signature of approval from the project arborist. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the locations of trees that were preserved on the lot during site development. In addition, the plans shall include accurate locations of tree canopy driplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (1'PZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did Page 7 of 8 not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. Incentives for Retention The applicant has not demonstrated that the requested lot size deviations are being used to preserve additional trees. Therefore, I recommend denying the request unless the applicant can demonstrate a clear link. Deed Restriction Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record deed restrictions to the effect that any existing tree greater than 6" 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. Page 8 of 8 Er REQUEST FOR COMMENTS DATE: July 23, 2008 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT:Gary Pa enstecher Associate Planner (x2434) Phone: (503) 639-4171 Fax: (503) 624-3681 Email: garyp@tigard-or.gov SUBDIVISION (SUB) 2008-00004 - JAMESTOWNE VILLAGE SUBDIVISION - REQUEST: The applicant is requesting approval of a ten (10) lot Subdivision for single-family detached residences on a vacant parcel totaling approximately 2.40 acres. The proposed lots range in size from 7,500 square feet to 8,345 square feet. Access will be from SW James Street initially, and eventuall from SW 124th Avenue if extended at a future date. LOCATION: North of SW James Street (no site address ; Washington County Tax Map 2S103CB, Tax Lot 00800. ZONE: R-4.5: The R-4.5 zoning district is designe 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, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the roposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: AUGUST 6, 2008. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: — Name &Number of Person Commenting: • r'TY OF TIGARD REQUEST FOR ")MMENTS NOTIFICA, LIST FOR LAND USE & COMMUNITY DE-T JPMENT APPLICATIONS FILE NOS.: SC1:R7 cc' cowl FILE NAME: _IU..Ot-. 4C1 .n-r UI1I ae r CITY OFFICES sir _LONG RANGE PLANNING/Ron Bunch,Planning Mgr. URRENT PLANNING/Todd Prager/Arborist-Planner _POLICE DEPT./Jim Wolf,Crime Prevention Officer .BUILDING DIVISION/Mark Vandomelen,Plans Ex.Supervisor GINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATION/Cathy Wheatley,City Recorder _ BLIC WORKS/Brian Rager,Assistant Public Works Director PLANNING COMMISSION/GRETCHEN(+12 sets) _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs._PUBLIC WORKS/Steve Martin,Parks Supervisor NILE/REFERENCE(+i sets) _CODE ENFORCEMENT/Christine Darnell,Code Compliance Specialist(DCA) SPECIAL DISTRICTS Fu if - _ TUAL.HILLS PARK&REC.DIST.*41.1.1ALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* kgLEAN WATER SERVICES* Planning Manager North Division Administrative Office evelopment Services Department 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 David Schweitzer/SWM Program Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 2550 SW Hillsboro Highway Beaverton,OR 97005-1152 Hillsboro,OR 97123 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(WLUN Form Required) _ 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.&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,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps&CWS Letter Only) _ Mel Huie,Greenspaces Coordinator(CPAIZOA) Mara Ulloa(Comp.Plan Amendments&Measure 37) Routing CENWP-OP-G _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(Powedanes in Area) OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 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 _Naomi Vogel-Beattie(General Apps Lake Oswego,OR 97034 _Planning Division(ZCA)MS 14 _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Development Review Coordinator _Doria Mateja(ZCA)Ms 14 Planning Bureau Director Regional Administrator _Cad Torland, Right-of-Way Section(vacations) _Sr.Cartographer(CPAaCA)MS 14 1900 SW 415 Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor(zcA)MS15 Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _OR.PARKS&REC.DEPT. _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin)WCCCA)°911"fMOnopo.Towers) Sam Hunaidi,Assistant District Manager (Notify M ODOT RJR-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,sr.Crossing Safety Specialist (Notify if Property Has HO Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13"'Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 i UTILITY PROVIDERS AND SPECIAL AGENCIES . ( ri.,...r en(y —PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/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 x COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus(see M.PforAre-cr,nad) (If Protects Within'/.Mile of a Transit Route) 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 Beaverton,OR 97006-4886 Portland,OR 97232 PORTLAND GENERAL ELECTRIC 4.-.NW NATURAL GAS COMPANY 7:VERIZON -GQWEST COMMUNICATIONS Mike Hieb Svc.Design Consultant Scott Palmer,Engineering Coord. John Cousineau,OSP Network Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 4-COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev (sce woo"...coni.0 Brian Every(ucnsEdtwsansw) 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 PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h:lpattylmasters\Request For Comments Notification List.doc (UPDATED: 3-Apr-08) (Also update:iAcurplMsetup\abelslannexationslannexation_utilities and franchises.doc,mailing labels 8 auto text when updating this documer MAILING / NOTIFICATION RECORDS II AFFIDAVIT OF MAILING I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County, Oregon and that I served the following: Bo*s)13,40,0 © NOTICE OF DECISION FOR SUB2008-00004/JAMESTOWNE VILLAGE SUBDIVISION (File No/None Reference) ❑ AMENDED NOTICE 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 by reference made a part hereof,on September 9,2008,and deposited in the United States 1.' on September 9,2008,postage prepaid. • _ //. 4 iL 2l • (Perso SPITare. Nouc STATE OF OREGON County of Washington) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the 1 4 day of a-ago, ,2008. i- ;, OFFICIAL SEAL r0SHIRLEY L TREAT A �� � NOTARY PUBLIC-OREGON ��'LI.Lt� MY COMMISSION W EXPIRES PRIL 25 2011 NOTARY PUB C OF OREGON My Commission Expires: /fay/l 1 EXHIBIT k NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2008-00004 - JAMESTOWNE VILLAGE SUBDIVISION 120 DAYS = 10/25/2008 SECTION I. APPLICATION SUMMARY FILE NAME: JAMESTOWNE VILLAGE SUBDIVISION CASE NO.: Subdivision(SUB) SUB2008-00004 REQUEST: The applicant is requesting approval of a ten (10) lot subdivision for single-family detached residences. The vacant, one-parcel site totals approximately 2.39 acres. The proposed lots range in size from 7,500 square feet to 8,345 square feet. Access will be from SW James Street initially, and will stub to the west property line for an eventual connection to SW 124th Avenue, if extended at a future date. APPLICANT/ James Street LLC APPLICANT'S SR Design,LLC OWNER 10980 SW Avocet Court REP: Ann:Jeff Gaines Beaverton, OR 97007 8196 SW Hall Blvd.,Suite 232 Beaverton,OR 97008 COMPREHENSIVE PLAN DESIGNATION: Low-Density Residential District. ZONE: 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 single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: No site address. Located north of SW James Street; Washington County Tax Map 2S 103CB, Tax Lot 00800. APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above Subdivision request (SUB2008-00004), subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 25 SUB200 8-00004-JAMESTOWNE VILLAGE SUBDIVISION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it along with any supporting documents and/or plans that address the following conditions of approval to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher, 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing onsite improvements, the applicant shall submit a revised Grading and Erosion Control Plan (sheet .1) to include the tree care and preservation notes on pages 5 and 6 of the May 27, 2008 arborist report, as amended to include a supplemental protection plan with after construction tree protection specifications (generally addressing appropriate landscape materials and methods around fpreserved trees). The revised plan shall also include the tree inventory numbers and signature of approval rom the project arborist. 2. Prior to commencing onsite improvements the applicant shall submit a revised Site Plan showing tree species and spacing consistent with the tree the Gty'ss Street Tree List and TDC 18.745.040.0. 3. Prior to commencing onsite improvements, the applicant shall include a note on their Development Plan that "slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made toep the same net number of street trees that are shown on the approved plans." 4. Prior to commencing onsite improvements, the applicant shall submit construction drawings to both Planning and Engineering that include: A. Tree protection fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 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 18.790.06 (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 International Society of Arboriculture's Guide for Kant Appraisal. 5. As an ongoing obligation during the development of the proposed property, the applicant shall ensure that the Project Arborist submits written reports to the City Arbonst, 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. 6. Prior to commencing onsite improvements, the applicant shall establish tree protection fencing as directed by the project arborist and conditioned by this decision to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. NOTICE OF DECISION PAGE 2 OF 25 SUB200 8-00004-JAMESTOWNE VILLAGE SUBDIVISION The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the followin requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 7. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover public streets public utilities and any other work in the public ng t-of-way. Six (6) sets of detailed public improvement fans shall be submitted for review to the Engineering Department. NO1E: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 (PH) 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). 8. 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 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. 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 10. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement,sanitary sewers, storm drainage,street trees,streetlights, and underground utilities shall be installed within the interior subdivision streets. lm rovements shall be designed and constructed to local street standards, Figure 18.810.5.A, including "NO PARKING" signs. The applicant's engineer may submit information listed under "Criteria" in Figure 18.810.4.B for consideration of a Skinny Street section. This information must be submitted to the Engineering Department for review and approval pnor to issuance of permits. 11. The applicant shall incorporate the comments from the Deputy Fire Marshal's letter,dated August 5,2008,into their PFI Permit Plans pnor to issuance of permits. 12. Submit a copy of the easement for the proposed storm drain along the western extension of SW Alberta Street. The easement must provide for construction of the storm drain and outfall as well as permanent maintenance and operation. 13. Submit a copy of the easement for the offsite portion of the sanitary sewer line along with a showing that the conditions of CWS R&O 07-20,5.03.3;allowing reduced easement widths,have been met. 14. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PH) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PH permit plans from the Engineering Department and construction of public water lines. 15. Final design plans and calculations for the pro-Dosed public water quality/detention facility shall be submitted for approval to the Engineering Department "Kum McMillan) as a part of the Public Facility Improvement plans. As a part of the improvement plans submittal,the applicant shall submit an Operations and Maintenance Manual for the proposed facilities for approval by the Maintenance Services Director. The facilities shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. NOTICE OF DECISION PAGE 3 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION 16. 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 Nanning Manual, February 2003 edition." 17. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 18. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 19. Prior to final plat approval, the applicant shall submit a suriuiiary of the biweekly arborist reports prepared by the Project Arbonst. The summary shall document the effect of the approved tree protection plan, account for any violations, and certify the condition of protected trees. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 20. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 21. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global-positioning system (GPS) geodetic control network (GC 22)- 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. 22. The developer shall form a Home Owner's Association (HOA). The HOA and Conditions, Covenants and Restrictions (CC&Rs) shall provide for the ownership and maintenance of the flow through planters. All of these planters must be constructed in front of the homes. 23. 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 b the City of Tigard. D. The nght-of-way dedication for SW James Street, providing 27 feet from centerline, shall be made on the final lat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit one paper copy of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). NOTICE OF DECISION PAGE 4 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall pre are a cover letter and submit it, along with any supporting documents and/or plans that address the followin requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 24. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 25. Prior to issuance of building permits for lots 1,2,3,4,and 10,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. Applicant shall submit biweekly reports, prepared by a certified arborist, through final inspection documenting the status of required tree protection fencing. 26. 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 accordance with this decision should either die or be removed as a hazardous tree. 27. Prior to issuance of building permits for Lot 3, the applicant shall demonstrate the proposed dwelling is consistent with flag lot setback and height standards of 1DC 18.730.020.0. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the followin requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 28. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 29. The City Engineer may determine the necessity for,and require submittal and approval of,a construction access and parking plan for the home building phase. If the Crty Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 30. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public im�provements as follows: 1) 3 mil mylar,2) a diskette of the as-builts in DWG" format,if avai able;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). 31. Prior to issuance of building permits,the applicant's engineer shall submit a final sight distance certification for the intersection of SW James-Street. 32. Prior to issuance of building permits, the applicant shall provide the City with a revised public utility easement. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF DECISION PAGE 5 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION SECTION III. BACKGROUND INFORMATION Site History: A search of City records shows that one land use permit for a lot line adjustment (MIS2005-00015) was issued involving the subject lot (Tax Lot 800) and two others lots (Tax Lots 700 and 1000) adjacent to James Street. The adjustment enlarged Tax Lot 700 to include an access to SW James between Tax Lots 700 and 1000. Site Information and Proposal Description: The subject 2.40-acre site is vacant and is gently sloping to the northwest, from approximately 267 feet to 244 feet elevation. Vegetation is largely grass with sparse trees on the perimeter. The applicant is requesting approval of a ten (10) lot subdivision for single-family detached residences. The proposed lots range in size from 7,500 square feet to 8,345 square feet with an average lot size of 7,648 square feet. Access will be from SW James Street initially, and will stub to the west property line for an eventual connection to SW 124`h Avenue, if extended at a future date. Vicinity Information: The subject site is zoned R-4.5. Adjacent properties are similarly zoned R-4.5. Infill development potential remains to the east and west. The property is approximately 320 feet east of the south fork of Krueger Creek, a tributary to Summer Creek. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The City sent notice to property owners within 500 feet of the subject proposal. The City received three written comments from neighboring property owners. Larry and Sandra Iverson commented that the expected additional traffic from the proposed development and the current use pattern of residents on SW Marion and James Streets would lead to unsafe conditions for non-auto use of the street. They propose a solution including speed bumps and reduced speed signs to calm the traffic. RESPONSE: An interested party can apply to Mike McCarthy 503-718-2462) of the City's Capital Construction and Transportation Division regarding traffic c g issues. Traffic calming measures may be warranted and available depending on traffic volumes and the City's on-going pnoritization of traffic calming projects.James Street is a substandard street constructed under County jurisdiction without a standard street width, no curbs, or sidewalks. While additional traffic can be expected from the ten additional units, improvements to bring the street to City standards would be the responsibility of the adjacent property owner through a local improvement district or other means. Cameron and Lisa Dutz commented that existing sidewalks and utilities should be upgraded for the immediate neighborhood when adjacent development is proposed. They state that new development should be compatible in use and in design for consistency in character and livability. RESPONSE: Improvements to bring the street to City standards would be the responsibility of the adjacent property owner through a local improvement district or other means. he subject area has limited sewer access due to the topography. The gravity sewer system in place in SW James Street flows east to 121st Avenue. Sewer for the creek drainage to the west will be required upon redevelopment of those properties. Sidewalks on SW James Street out to SW 121st Avenue, although desirable, are not practicable because of limited right-of-way along SW James Street, lack of existing sidewalks on SW 121st Avenue to connect to, and impacts to established landscaping on frontage properties on SW James Street. Tigard Development Code18.810.070.B requires developers to provided sidewalks to address issues raised here but only when generating more than 1,000 vehicle tops per day. The proposed development is predicted to generate approximately 100 vehicle trips per day. Compatible design and livability of neighborhoods is generally ensured through the development standards of the base zone which inc ude permitted uses, structure height and setbacks, and landscaping. The R-4.5 zone applies to both the existing adjacent development in the area and the subject site. Therefore, the buffer and screening standards do not apply. Changes to the code, as suggested, would only be applicable to future applications and would have no effect on the subject proposal. NOTICE OF DECISION PAGE 6 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION Jeffrey Bachofner commented that he dreads having two-story houses in his back yard and is concerned that sewers be available to homes still not served in the area on the west end of James, Marion, and Alberta Streets. RESPONSE: The applicant's plans show a public sewer extension from the sewer main in SW Alberta Street to the south through a proposed-easement to serve this development. There are no opportunities to extend the public sewer beyond the proposed development. The applicant has submitted an agreement for a 15-foot easement the plans show to include the proposed storm drain line as well as the proposed sanitary line. Mr. Bachofner (12325 SW James Street) has requested a sewer lateral from this development. This property will be served in the future when the public sewer is extended in SW James Street. However, if the property owner agrees to pay the developer for the lateral between lots eight and nine prior to final plat recording, the developer has indicated he will install a 4-inch lateral to the north property line. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Land Division 18.430 (Subdivision) B. • • •licable Develo•ment Code Sections 1:. 10 Resi•enti. zoning •istricts 18.705 Access, Egress and Circulation) 18.715 •ensity) 18.725 nvironmental Performance Standards) 18.730 xceptions to Development Standards) 18.745 andscaping and screening) 18.765 Off-street parking and loading requirements) 18.780 Signs) 18.790 ree removal) 18.795 is ion clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact Study) The proposal contains no elements related to the provisions of the followin Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.740 (Historic Overlay 18.742 (Home Occupations), 18.750 Manufactured/Moil Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 onconforming situations), 18.775 (Sensitive Lands), 18.785 (Temporary Uses), and 18.798 (Wireless mmunication Facilities). These chapters are,therefore,found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. SUBDIVISION GENERAL PROVISIONS (18.430): Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The configuration of the proposed development as shown in the applicants plan set, does not include any lots that can be redevided.Therefore,this standard does not apply. NOTICE OF DECISION PAGE 7 OF 25 SUB200 8-00004-JAMESTOWNE VILLAGE SUBDIVISION Lot Averaging. Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The applicant has not proposed to use the lot averaging option. The smallest lot is 7,000 square feet. Therefore, this standard does not apply. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100-year floodplain outside the zero-foot rise floodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The proposed development is not within or adjacent to the 100-year floodplain. The floodplain is located approximately 3,000 feet north of the subject site at 165 feet elevation. The lowest point of the subject site is approximately 245 feet elevation. Therefore,this standard does not apply. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. Based on the subject site's distance and elevation difference from the nearest floodplain at Summer Creek and the applicant's Utility plan (Sheet C4.2), all proposed utilities are located outside the floodplain and in excess of five feet above the base flood elevation for the site. This standard is met. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage. The proposed development application includes a Utility plan (Sheets C4.2), a Preliminary Storm Sewer Improvements (Sheet C4.1) and a Drainage Report prepared byDL Design Group, Inc. The applicant proposes to accomplish storm detention by installing 400 feet of an oversized 36-inch storm line. Computations showing the adequacy of the proposed detention have not been submitted. Prior to issuance of permits, the engineer shall submit detention calculations for review and approval. A condition of approval required below in the Streets and Utilities Section of this decision will ensure consistency with this standard. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). As found above,the subject site is not proximate to the floodplain. Therefore,this standard does not apply. Approval Criteria - Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The plat name "Jamestowne Village" has been approved by the Washington County Surveyor's office and is reserved for this property. See Application for Subdivision Plat Naming dated 3/13/08 by Denette Keenon at the Washington County Surveyor's Office. NOTICE OF DECISION PAGE 8 OF 25 SUB2008-00004-JAMESTOIINE VILLAGE SUBDIVISION The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width,general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. No streets have been previously stubbed to the boundaries of the site. Adjacent land to the west is artially undeveloped. The proposed public street will stub to the west property line to eventually connect with 124 Avenue,consistent with this standard. An explanation has been provided for all common improvements. The applicant's narrative addresses common improvements including the proposed public street, and improvements to SW James Street. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. The applicant has provided an explanation for all common improvements as required. Therefore,this standard is met. FINDING: Based on the above analysis, the proposal meets the eneral provisions for subdivisions or can meet them through compliance with certain conditions of-approval required in the Streets and Utilities section of this decision. B. APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510): Lists the description of the residential Zoning District. Uses The site is located in the R-4.5: Low-Density residential zoning district. The proposed single-family detached dwellings are permitted in the R-4.5 zone. Minimum and Maximum Densities The minimum and maximum lot densities are 8 and 10 lots,respectively(see Density Computations,below) The R-4.5 zoning district has the following dimensional requirements: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD PROPOSED R-4.5 Minimum Lot Size Detached unit 7,500 sf- 8,345 sf 7,500 sq.ft. Duplexes - 10,000 sq.ft. Attached unit[1] Average Minimum Lot Width Detached unit lots 58ft.to 71 ft 50 ft. Duplex lots - 90 ft. Attached unit lots Maximum Lot Coverage Minimum Setbacks Front yard 20 ft. 20 ft. Side facing street on corner&through lots 15 ft. 15 ft. Side yard 5 ft. 5 ft. Rear yard 15 ft. 15 ft. Side or rear yard abutting more restrictive zoning district Distance between property line and front of garage 20 ft 20 ft. Maximum Height 30 ft. 30ft. Minimum Landscape Requirement The proposed lots range in size from 7,500 square feet to 8,345 square feet, are greater than 50 feet in width, and meet the minimum lot size requirements for the R-4.5 zone. The applicant provided building envelopes on the Tentative Plat (Sheet C2.1) that demonstrates (with the exception of the flag lot, lot 3) that the setback criteria can be met. Pursuant to the standards in Table 18.510.2,the applicant will be required to comply with the setbacks and height requirements during the building permit review process for the homes on individual lots. NOTICE OF DECISION PAGE 9 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION FINDING: Based on the analysis above,the residential zoning district dimensional standards are satisfied. Access, Egress and Circulation(18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. Access and egress to each lot created by the proposed subdivision would be directly onto the proposed Public Street, as shown in the Tentative Plat (Sheet C.1), consistent with the access and egress standards in Table 18.705.1. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. A scaled Site Plan (Sheet C2.1) has been submitted that indicates how the requirements of access, egress, and circulation are met. 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: 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. Joint access has not been requested in the proposed development. 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. The Tentative Plat (Sheet C2.1) shows that all of the proposed lots will have access and egress off the proposed public street, consistent with standard. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in this decision. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. Based on the Site Plan submitted by the applicant, the design of the public street does not appear to have any hazardous attributes. The City Engineer will approve and inspect the design of the improvements including site distance and street improvements to City standards to ensure there are no hazardous conditions. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. SW James Street is classified as a local street in the Tigard Transportation System Plan (TSP). As proposed, all lots will take access from the proposed local public street. -Therefore,this standard is met. NOTICE OF DECISION PAGE 10 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION 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. This criterion does not apply to the proposed single-family dwellings. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County,the City and AASHTO . The applicant is proposing a ten lot subdivision that will access a proposed local public street. The proposed street will be extended south to connect to SW James Street, a local street, and is intended to be extended west to SW 124th Avenue through future development. The applicant has submitted a preliminary sight distance certification. A final sight distance certification shall be submitted prior to issuance of building penults. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The applicant's plans do not propose any driveway within the influence area of a Collector or Arterial. All proposed driveways are interior to the development. Therefore,this standard does not apply. 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 local street is over 600 feet west of SW 121st Avenue and over 500 feet east of SW 124th Avenue. The criterion is met. Minimum access requirements for residential use. 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; According to the Tentative Plat (Sheet C2.1) submitted, frontage for each lot can accommodate the 15-foot minimum access,consistent with Table 18.705.1. Section 18.705.030.I.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. The Site Plan (Sheet C2.1) shows the proposed public road approximately 500 feet in length stubbing to the property_line for future extension. An intenm fire access turnaround is provided utilizing a portion of the pole of Lot 3. Therefore,this standard has been met. FINDING: Based on the analysis above,the Access,Egress and Circulation standards have been met. Density Computations and Limitations (18.715). Chapter 18.7T5 implements the Comprehensive Plan by establishing the criteria for determining he number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public and private roads and parks, and a lot and at least the size required by the applicable zoning district when an existing residence is to remain on site. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. NOTICE OF DECISION PAGE 11 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION FINDING: According to the applicant's narrative and plan set, the gross site size is 2.39 acres. No sensitive lands exist on the site. The applicant's narrative calculates that .63 acres is deducted for the proposed right-of-way dedications for the proposed public street, resulting in a net buildable area of 1.76 acres, or 76,665 square feet. Therefore, a maximum of 10 lots ((76,665 square feet/7,500 square feet per lot =10.22 lots) and a minimum of 8 lots (10.22 x .80=8.16 lots) are allowed. Ten lots have been proposed, consistent with the maximum and minimum density computations standards. Environmental Performance Standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: noise, visible emissions,vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, 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 visibe emissions (340-21-015 and 340 28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such Quantities as to be readily detectable at any point beyond the property line of the use creating the odors is proh (340-028-090) ibited. DEQ rules for odors (340-028-090 apply. 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. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project,which is permitted within the R-4.5 zone. There is nothing to indicate that these standards will not be met.project, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's'Code Enforcement Officer. FINDING: The Environmental Performance standards are met. Exceptions to Development Standards( 18.730): Building heights and flag lots. 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior to April 15, 1985; b. A flag lot is created after April 15, 1985 by an approved partition; or c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. 2. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag Iot or a lot having sole access from an accessway, private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less, provided: NOTICE OF DECISION PAGE 12 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning district; b. A 10 feet side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. 3. Where an agreement is made to plant trees capable of mitigating direct views, the agreement shall be deemed a condition of approval under the provisions of Section 18.390.030 D. 4. The tree planting agreement shall be a condition of Chapter 18.360, Site Development Review, for three or more attached units or a multiple-family residential structure, or, at the time of issuance of building permits, for single detached units, one duplex or two attached residential units. FINDING: Proposed lot 3 is a flag lot with 25 feet of frontage on the proposed public street. The applicant's narrative did not address these standards. Therefore, prior to issuance of building permits for Lot 3, the applicant shall demonstrate the proposed dwelling is consistent with flag lot setback and height standards of TDC 18.730.0210.CP CONDITION: Prior to issuance of building permits for Lot 3,the applicant shall demonstrate the proposed dwelling is consistent with flag lot setback and height standards of TDC 18.730.020.0. Landscaping and Screening 18.745): Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 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). The applicant's Existing Conditions plan (Sheet C1.1) shows trees to be removed and those to retained and protected. Tree protection fencing is indicated on the plan. The arborist report submitted with the application provides methods for protection for those trees to be retained,consistent with this standard. Section 18.745.040 requires that street trees be planted in conjunction with all develo ment that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities streets and sidewalks or cause personal injury. This section also contains specific standards for spacing ot;street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no reater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart;and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant's narrative states that the street tree standards will be met. However, the applicant's plans do not include street trees on the proposed public street. Therefore,the applicant shall submit a revised Development Plan showing tree species and spacing consistent with the tree the City's Street Tree List and TDC 18.745.040.0 The applicant shall include a note on their Development Plan that "slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the approved plans." Section 18.745.050 contains the provisions and requirements for buffering and screening. 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; NOTICE OF DECISION PAGE 13 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; Adjacent uses to the subject site are single-family residential and zoned R-4.5. Pursuant to Table 18.745.1 and 18.745.2, no landscaped buffer is required. FINDING: Based on the analysis above, the landscaping nd screening standards have not all been met. However,if the applicant implements the following conditions,these standards can be met. CONDITIONS: The applicant shall submit a revised Development Plan showing tree species and spacing consistent with the tree the City's Street Tree List and TDC 18.745.040.C. The applicant shall include a note on their Development Plan that "slight variations in placement may be required due to driveways,utilities,etc., but every attempt will be made to keep the same net number of street trees that are shown on the approved plans." Off-Street Parking and Loading Requirements (18.765): Chapter 18.765 Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages,this standard has been satisfied for all proposed lots Signs (18.780): Chapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations,a sign compliance agreement will be required. CONDITION: Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal (18.790): 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. As required,the applicant has provided a tree plan conducted by Phil Hickey, a certified arborist. However,the tree plan does not contain all of the required elements (see #4 below). NOTICE OF DECISION PAGE 14 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION 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 shallbe exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The proposed retention of 80% of non-hazardous trees over 12" DBH requires no mitigation according to Section 18.790.060.D. The applicant shall submit a revised Grading and Erosion Control Plan (sheet C3.1) to include the tree care and preservation notes on ages 5 and 6 of the May 27, 2008 arborist report, as amended to include a supplemental protection plan with after construction tree rotention specifications ( enerally addressing appropriate landscape materials and methods around preserved trees).The revised plan shall also include the tree inventory numbers and signature of approval from the project arborist. Incentives for Tree Retention Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: Density bonus. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan a 1% bonus may be applied to density computations of Chapter 18.715. No more than a 20% bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas of floodplain, slopes greater than 25%, drainageways, or wetlands that would otherwise be precluded from development; Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone; Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20% of that required by the underlying zone; Commercial/industrial/civic use parking. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off-Street Parking Requirements, a 1% reduction in the amount of required parking may be granted. No more than a 20% reduction in the required amount of parking may be granted for any one development; NOTICE OF DECISION PAGE 15 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION Commercial/industrial/civic use landscaping. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% reduction in the required amount of landscaping may be granted. No more than 20% of the required amount of landscaping may be reduced for any one development. /o The applicant has requested two modifications to the development requirements with this application as incentives to preserve trees on lots 2, 3, 4 and 10. The applicant states that the project is eligible for lot size averaging and lot width and depth reduction. However, the applicant does not state how modifications to these standards would be applied to the proposed project. The development plan already meets the subject standards. Furthermore, the City Arborist states that the applicant has not demonstrated that the requested lot size deviations are being used to preserve additional trees and recommends denying the request. Therefore,the request is denied. Subsequent Removal of a Tree. 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 approval for a conditional use and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only lithe 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 o}this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. FINDING: The tree removal standards have not all been met. However, compliance will be ensured through the following conditions of approval. CONDITIONS: • The applicant shall submit a revised Grading and Erosion Control Plan sheet C3.1) to include the tree care and preservation notes on pages 5 and 6 of the May 27, 2008 arborist report,. as amended to include a supplemental protection plan with after construction tree protection specifications (generally addressing appropnate landscape materials and methods around preserved trees). The revised plan shall also include the tree inventory numbers and signature of approval from the project arborist. • The applicant shall position fencing as directed by the protect arborist to protect the trees to be retained. The applicant shall allow access by the City Arbonst for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated-locations shall be ggrounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. • If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes pnor to approval. The project arbonst shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. • Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the locations of trees that were reserved on the lot during site development. 1n addition the,plans shall include accurate locations of tree canopy dnpines and protection fencing, and a signature of approval from the_project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected pnor to commencing construction. The fencing shall remain in place through the duration of all of the building onstruction phases, until the Certificate of Occupancy has been approved. Prior to final'inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly lanted per the approved street tree plan. Tree protection measures may be removed and"final inspection authorized upon review and approval by the City Arborist. NOTICE OF DECISION PAGE 16 OF 25 SUB200 8-00004-JAMESTOWNE VILLAGE SUBDIVISION • The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, or if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until civil penalties can be assessed and/or an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. • Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record deed restrictions to the effect that any existing tree greater than 6 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. Vision Clearance (18.795): Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. FINDING: The applicant states the applicable vision clearance standards will be met. However, the visual clearance area is not show in the plan set for the intersection of SW James Street and the proposed new public street. As a condition of approval, the applicant shall submit revised plans showing the visual clearance area for the intersection. At the time of building permit review, site plans for each lot will show driveways that intersect with the proposed streets where visual clearance areas shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. No structures are currently proposed in these vision clearance areas and all future buildings will be reviewed for compliance during the building permit phase. CONDITION: The applicant shall submit revised plans showing the visual clearance area for the intersection of SW James Street and the proposed new public street. C- STREET AND UTILITY IMPROVEMENTS STANDARDS(18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. NOTICE OF DECISION PAGE 17 OF 25 SUB200 8-00004-JAMESTOWNE VILLAGE SUBDIVISION Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54 foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways,underground utilities,street lighting,storm drainage,and street trees. The applicant is proposing to construct a public street with a 28-foot paved width within a 50-foot right-of-way to skinny street standards. Applicant shall submit a traffic flow plan and narrative showing that the skinny street approval criteria of the CDC, Figure 18.810.4.B are met. If approved, include the proposed streets in the application for a Public Facility Improvement permit. Include parking restrictions required for the fire truck turnaround-as part of the required Traffic Flow Plan. If the skinny street criterion is not met, the applicant shall be required to install "No Parking" signs on the side of the street and as restricted by the fire truck turnaround. At the connection of the proposed public street to SW James Street, SW James Street should be built to local street standards including a 16-foot paved width from centerline. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing. and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at sudh time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has.proposed an alignment for the future westerly extension of the proposed public street that would provide a connection to SW 124th Avenue. The connection will require the extension of SW 124th Avenue and the proposed public street across a lot adjacent to the proposed subdivision. The applicant has submitted a proposed plan and profile for the future extension of the proposed public street and the connection of SW 124th Avenue to SW Alberta Street. 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 mutes 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 has submitted an offsite circulation plan that shows existing streets and development. There are no other opportunities for future streets or extensions of streets. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet),and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors,or 100 feet on other streets;and 2. Streets intersecting with a minor collector or greater functional classification street,or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging live percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. NOTICE OF DECISION PAGE 18 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION The applicant's plans indicate the street grades do not exceed 12%,consistent with this standard. Private Streets: Section 18.810.030.S 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. No private streets are proposed. Therefore,this standard does not apply. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard- to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The perimeter of the block containing the subject site is approximately 12,000 lineal feet bordered by SW Gaarde, SW 1215`, and SW Walnut Street. Due to existing development and natural drainageways, no street connections are available to reduce the block perimeter size with the proposed development. However,just south of the subject site SW James Street, SW 124 Avenue, SW Marion Street, and SW 121ST Avenue create a block perimeter of approximately 3,300 lineal feet. If and when the new proposed.public street is connected to SW 124 Avenue the perimeter would be approximately 1,500 lineal feet, consistent with this standard. Section 18.810.040.B.2 states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing 13etween 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. The proposed public street and sidewalk provide bicycle and pedestrian access to SW James Street and would provide access to SW 124th Avenue upon future development. 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 As shown in the Site Plan(Sheets C2.1),all of the proposed lots are consistent with this standard. 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. All lots in the proposed subdivision have at least 25 feet of frontage on a public street, consistent with this standard. 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. The applicant's plans show sidewalk construction with 5-foot planter strips along both sides of the proposed public street, consistent with this standard. NOTICE OF DECISION PAGE 19 OF 25 SUB200 8-00004-JAMESTOWNE VILLAGE SUBDIVISION 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. 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 show a public sewer extension from the sewer main in SW Alberta Street to the south through a proposed easement to serve this development. There are no opportunities to extend the public sewer beyond the proposed development. The applicant has submitted an agreement for a 15-foot easement the plans show to include the proposed storm drain line as well as the proposed sanitary line. However, the agreement only provides for the storm drain line and not the sanitary line. Pnor to issuance of building permits, the applicant shat provide the City with a revised public utility easement. The home owner at 12325 SW James Street has requested a sewer lateral from this development. This property will be served in the future when the public sewer is extended in SW James Street. However, if the property owner agrees to pay the developer for the-lateral between lots eight and nine prior to final plat recording,the developer has indicated he will install a 4-inch lateral to the north property line. Storm Drainage: 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 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 the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no upstream drainageways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions-have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The applicant proposes to accomplish storm detention by installing 400 feet of an oversized 36-inch storm line. Computations showing the adequacy of the proposed detention have not been submitted. Prior to issuance of permits,the engineer shall submit detention calculations for review and approval. NOTICE OF DECISION PAGE 20 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION 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 lace 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 James Street. All utilities serving the subdivision shall be placed underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: Tualatin Valley Fire & Rescue (TVF&R) Deputy Fire Marshal, John Dalby, submitted comments to the City on August 5, 2008 and are therefore, included as part of this decision. The applicant shall meet these conditions and TVR&R the others included in the June 10th letter and provide written approval from &R prior to issuance of permits. Public Water System: The City of Tigard provides service in this area. The Public Works Department has submitted comments requiring that the applicant conduct a fire flow test and extend the proposed line to the end of the public street. Storm Water Quality: The City has agreed to enforce Surface Water Management(SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The applicant's plan indicates an intention to use flow through planters and catchbasin stormfilters to accomplish water quality treatment. A showing of adequate treatment has not been submitted. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design tandards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The developer shall form an HOA. The HOA and CC&Rs shall provide for the ownership and maintenance of the flow through planters. All of these planters must be constructed in front of the homes. NOTICE OF DECISION PAGE 21 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is about 2.4 acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the PFI Permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots,and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant has not submitted a geotechnical report. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of 350.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. Survey Requirements The applicant's final plat shall contain State Plane Coordinates AD 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 gnd measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes,catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). D. IMPACT STUDY(18.390): Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of- 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 a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt approval which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. NOTICE OF DECISION PAGE 22 OF 25 SUB200 8-00004-JAMESTOWNE VILLAGE SUBDIVISION The applicant's narrative includes an impact study which addresses impacts of the proposed development on public facilities and services. The applicant proposes dedication of the necessary right-of-way for the proposed public street. Dedication of SW James Street from 25 feet to 27 feet from center line along the property's 170-foot frontage is required. Storm water runoff will be directed to an on-site storm water quantity and quality facility shown on the applicant's Storm Sewer Improvements plan (Sheet C4.1), which will release storm water at pre- development rates into an existing storm drain north of the subject site. The development will connect to an 8-inch sanitary sewer line located in SW-Alberta Street. Service laterals will be extended from the new 8-inch line to serve the new residential structures. Water will be served to each lot with meters in the new public street right-of-way extending from a water main under the SW James Street. The Transportation Impact Fee (TIF) is a mitigation measure required for new development and will be paid at the time of buildin permits. Based on Washington County figures, TIF's are expected to recapture 20_percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF or a detached, single-family dwelling is $3,390. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately$33,900 ($3,390 x 10 new dwelling units). Based on the estimate that total TIF fees cover 20 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $169,500 ($33,900 divided by.20). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $33,900,the unmitigated impact can be valued at $135,600 ($169,500 - $33,900). Rough Proportionality for Collector and Arterial Streets Full Impact._ ... ... ... ... ... ... ... ... ... ...... $169,500 Less 111-' Assessment... . .. ... ... ... . . ... ... ... ... ... 33,900 .. . ... ... .. .. ... ... . . ... Dedication of SW James Street (340 square feet x$3/foot)... ... ... ... . 1,120 Value of unmitigated impacts $134,480 Based on the analysis above, the cost to the developer in TIF assessments for the Collector and Arterial Street System is substantially less than the value of the unmitigated impacts and, therefore, meets the rough proportionality test. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Amorist has reviewed the proposal and noted several issues that have been included in the Landscaping and Screening and Tree Removal sections of this decision. A complete set of the City Arborist's comments is included in the land use file. The City of Tigard Public Works Department was sent notice of the proposed development but did not provide any comments. SECTION VIII. AGENCY COMMENTS Clean Water Services (CWS) has reviewed the proposal and submitted a general comment letter dated July 30, 2008 addressing sanitary sewer, storm drainage and water quality, sensitive areas, and erosion control. In addition, CWS issued a service provider letter (Pre-Screening Site Assessment, File No. 07-004790) dated December 13, 2007. The letter states that sensitive areas do not appear to exist on site or with 200 feet of the site. NOTICE OF DECISION PAGE 23 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION Tualatin Valley Fire and Rescue has reviewed the subject proposal and submitted a comment letter dated August 5,2008 endorsing the proposal predicated on the following cnteria and conditions of approval: 1) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.23) The turnaround template contained in the submitted drawings meets this requirement. 2) 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 dwelImg units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. AXIere 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 sic.e 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. 3) 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 B105.1) The fire hydrant shown on the submitted drawings must be capable of supplying the required fire flow demand. 4) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (IFC 508.5.4) 5) 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) Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 9,2008 AND EFFECTIVE ON SEPTEMBER 24,2008 AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (_10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that may be adopted from time to time by the appellate body. NOTICE OF DECISION PAGE 24 OF 25 SUB2008-00004-JAMESTOWNE VILLAGE SUBDIVISION THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 23,2008. estions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. September 9,2008 PREPARED BY: Gary P g enstecher DATE Associate Planner / - . „ .�w j��, September 9,2008 APPROVED BY: Dick Bewersdorff DATE Planning Manager is\curpin\gary\subdivision\sub2008-00004(jamestowne village)\sub2008-00004 decision.doc NOTICE OF DEQSION PAGE 25 OF 25 SUB200 8-00004-JAMESTOWNE VILLAGE SUBDIVISION .► .� CITY of TIGARD ■ ' GEOGRAPHIC INFORMATION SYSTEM ''� VICINITY MAP •■ 0 �r� N� . SUB2008-00004 al, p 4,„ _...-- 1 ___ . . AMESTOWNE ILLAGE TIPPITT P SUBDIVISION MI STS z 1 _________ 10-111 _i eE le - - LEGEND: SUBJECT SITE ALBERTA ST — •• FON ER < _`� CiATi_R�1 l _Q�� �.�R�1 BEEF RUB DURH:, 1 RD N ` C I JAMES RD II ' ( L Tigard Area Map 4 D N • 0 80 160 240 320 400 Feet 1.4 312 feet MARION ST I . w •. !ifai!i '•, Tigard,OR 97223 1p "iIIIu �� (503)639.4171 http://www.ci.tigard.or.us Community Development Plot date:Jul 22,2008;C:lmagic\MAGIC03.APR • .6. ` 52235 N 89'•49'26't D • ,.108.95 '1 10683 I 106.80 I . 10937 ,' 92.50 LOT 4 ;'� DESIGN GROUP INC, LOT 6 'n,, LOT 5 RI^nl LOT 3 a 10700 SWBEAVERTON LOT 7 el^ '.4 ,oh: 7500.71 SF J: 7500.10 SF 7500.44 SF 7506.47 SF e Of, 8345.37 HILLSDALE HWY 02'a • Suite 655 ti i s4/ BEAVERTON,OR 97005 ------10693--- raGB3 ... .. .10270 ---- . `� N 89'S0'00'C ---—--—---- —--—--—' (5031 644-4628 _ 31638 S B9'S0.00'6, - ---- ----- /tr "�- 9/.15 ? �.zs o PR ,O,. R64.00 J"49'242\‘ - .19 LOT 2 t 2 ,`�VED OFF: PUBLIC ROAD L / ‘,/... 4' 7500.55 SF 2 4+0 O TI�' 29597 S B9'So'00 ✓ _ 40 77 09-00 109-00 .. .. - 67.97. \ / R6600 , 13039 OREGON I1I N89'Sp'00'C p n, LOT 8 LOT 9 m LOT 10 LOT 1 cam`I.D'a��• ^Ie ^In e, I EXPIRES 12.0.09 7606.92 SF 7606.06 SF ti 7928.21 g jR' 7500.55 SF 10900 NI 10900 - I 12877 -� 28.00 mo- ` 36077 N B9'19'84't - I 12900 N Or 50'00'C y 1 -Ii n„ 7 • z : O LI Ie• . ; It. U') 1,' 0 CO w JAMES STREET (n z I � w O --"" r 0 w J O TENTATIVE PLAT - o Z 1" = 40' w Z H zZj J I � I . f 0 w LOT 7 • I LOT 6 I LOT 5 L7:::::2') COT 3 U) 600'PLANTER STRIP— w 1 —0.50 PUBLIC ROAD moo 14 00 '/; 5000 2500 LOT 2 . _ _. t 8.00 826.813 _ REV. DATE BY LOT 8 roe ! LOT 9 LOT 10 (Tr?) (6? LOT 1 l ` .FIRE TRUCK TURN AROUND I I �-- °1') PROJECT NUMBER DAL006 Dale: 04/15/2008,� a 04/15/2008• i y� Scale: AS SHOWN 1 i Drawn BY KB (/f J'/L''�1E S TR££T Designs.By: IML t I 1 Checketl By GID SITE PLAN-- \ C2 . 1 1 James Street LLC SUB2008-00004 EXH I B I�2LL_ 1 10980 SW Avocet Court JAMESTOWNE VILLAGE SUBDIVISION Beaverton, OR 97007 SR Design,LLC Attn:Jeff Gaines 8196 SW Hall Blvd.,Suite 232 Beaverton,OR 97008 Larry and Sandra Iverson 12220 SW James Street Tigard, OR 97223 Cameron&Lisa Dutz 12365 SW Marion Street Tigard, OR 97223 Jeff Bachofner 12325 SW James Street Tigard, OR 97223 Er! AFFIDAVIT OF MAILING I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: lake Boo Bal © NOTICE OF DECISION FOR SUB2008-00004/JAMESTOWNE VILLAGE SUBDIVISION (File No./Name Reference) ❑ AME NDED NOTICE ® 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 by reference made a part hereof,on September 9,2008,and deposited in the United States Mail on September 9,2008,postage prepaid. OPP itA.........L.- i alrf7 -#.,:i 1 "9 Trthat Prepare. •• e) STATE OF OREGON County of Washington) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the 1 day of 06 6 ,2008. 0.147 OFFICIAL SEAL '-c* ' SHIRLEY L TREAT - NOTARY PUBUC-OREGON A.fir '' i COMMISSION NO.416777 Y PUB C OF�N MY COMMISSION EXPIRES APRIL 25,2011 N TAR UB My Commission Expires: q/aril 1 EXHIBIT A. NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2008-00004 JAMESTOWNE VILLAGE SUBDIVISION 120 DAYS = 10/25/2008 SECTION I. APPLICATION SUMMARY FILE NAME: JAMESTOWNE VILLAGE SUBDIVISION CASE NO.: Subdivision(SUB) SUB2008-00004 REQUEST: The applicant is requesting approval of a ten (10) lot subdivision for single-family detached residences. The vacant, one-parcel site totals approximately 2.39 acres. The proposed lots range in size from 7,500 square feet to 8,345 square feet. Access will be from SW James Street initially, and will stub to the west property line for an eventual connection to SW 124th Avenue, if extended at a future date. APPLICANT/ James Street LLC APPLICANT'S SR Design,LLC OWNER: 10980 SW Avocet Court REP: Attn:Jeff Caines Beaverton,OR 97007 8196 SW Hall Blvd.,Suite 232 Beaverton,OR 97008 COMPREHENSIVE PLAN DESIGNATION: Low-Density Residential District. ZONE: 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 single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: No site address. Located north of SW James Street; Washington County Tax Map 2S 103CB, Tax Lot 00800. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED this request, subject to certain conditions of approval. 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 (25G) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 9, 2008 AND EFFECTIVE ON SEPTEMBER 24, 2008 UNLESS AN APPEAL IS FILED. Appe—al: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues,properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 23, 2008. stions: For further information please contact the City of Tigard Planning Division at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 9723. mg / ,■ VICINITI'MAY I i � � ,�ADiEtiTc.i��'NE ! 111 � �,ILLIC;E / .'I Aim IEEE m i suBDIvisioN Ill II -No moon IIIII ■■ LEGEND: - �U 1imU� _A /// �urEJE T i�w1 �M M on Ib o iNf.•••14.1 •• Nrol, u, Leommummom . re spi . ,,'"wreffulmumilffill-11-1111,-. .4 • . . I — ••• 'I' a ...i0vr. tint• Lora D P C LOr7 41 LOT• $ 75007151..�.): u.SJI ! roan RReuvPnr(w 759610 S! .. 752111 sr y 7596.17 sr wu0rae PUBLIC ROAD L ..m J *#+ '0%2 ;t ls%ss u ' �� 1 LOT B 4 LOT 9 % LOT l0 tl! LOT I 76069a S! 1606.06 Sr 7928 2,{! �. et 7500.55 Sr • f••_• •••� 4 Z 0 RI 13 iT) m 5 uj JAMES STREET U0)T=)Z p 1 w0 a Z 50 TEN.TA PLAT "I 2 w ° Z F Z a O H . Lor7 note Lo+s�1� / j Lora w w • L.., s I'.---— —---- Lor a LOT 9 ,r.^\�\\ nay'rn I• � ®1,, II I I-I I I I FIN ..- .I.... SITE AN 1 .b C2. 1 2S103BC-07800• 2S103CB-02300 ������ ARAVE SPENCER D/JANICE I BORST DONNA S 12225 SW LANDSDOWNE LN 12150 SW JAMES PORTLAND, OR 97223 TIGARD,OR 97223 2S103CB-01200 2S1036C-07200 BACHOFNER JEFFREY L AND BROMANDER KRISTOFER&MARGARETA HEIDI A 12256 SW LANSDOWNE LN 12325 SW JAMES TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-02200 2S103BC-02400 BEATY NORMA A TRUST BRONSON THOMAS E&BRENDA J TRS BY NORMA A BEATY TR 12325 SW ALBERTA ST 12170 SW JAMES ST TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-01700 2S103CB-01900 BECKER GORDON S& BRUNNER LANE E&CYNTHIA M BECKER GORDON S JR 12240 SW JAMES ST 12905 SW 121ST AVE TIGARD,OR 97223 TIGARD, OR 97223 2S1036C-06900 2S103BC-02700 BELL JAMES R& BUCHHOLZ KYLE J BARTHEL PATRICIA J 12120 SW ALBERTA ST 12230 SW LANDSDOWNE LN TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-03000 2S103BC-02300 BERG KATHLEEN MARIE CHAVEZ JAIME A&KAREN 12210 SW ALBERTA ST 12295 SW ALBERTA ST TIGARD, OR 97223 TIGARD,OR 97223 2S103CB-02600 2S103BC-03100 BERGSTROM EDWARD A CONN ALISSA L&MICHAEL L 12165 SW MARION 12240 SW ALBERTA ST TIGARD, OR 97223 TIGARD,OR 97223 2S1 03C B-04100 2S1 03C 6-00300 BERINGER BRIAN J&ANN L DANFORTH ALLEN&BARBARA J 12290 SW MARION ST 13849 SW MISTLETOE DR TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-10300 2S103CB-03100 BLUE HERON PARK HOMEOWNERS ASSOC DAVIDSON ROGER J AND PO BOX 231263 DONNA K PORTLAND, OR 97281 12315 SW MARION TIGARD,OR 97223 103BC-10400 2S103BC-09300 BL HE N PARK HOMEOWNERS ASSOC DAVIS ALISON K PO 31263 12880 SW BLUE HERON PL PCSRTLAN , OR 97281 TIGARD,OR 97223 2S103BC-02000 2S103C8-00500 DAWES RICHARD C&LISA A GROSSE'EUGENE R 12205 SW ALBERTA ST 12185 SW JAMES ST TIGARD, OR 97223 TIGARD,OR 97223 2S 103CB-03700 2S103CB-03001 DEANGELO STEPHEN T HARRIS RONALD C AND LILA S 13215 SW 124TH AVE 1225 PARK AVE#12C TIGARD,OR 97223 NEW YORK, NY 10128 2S103C8-02601 2S103CB-01700 DELANO NELLIE M&GARY W HURTT JAMES D 12185 SW MARION ST 12300 SW JAMES ST TIGARD, OR 97223 TIGARD,OR 97223 2 S 103C B-01800 2S 103C B-02000 DENKER LES&DEBBIE IVERSON LARRY T&SANDRA L 12260 SW JAMES ST 12220 SW JAMES ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103CB-03300 2S103CB-00800 DUTZ CAMERON P&LISA Z JAMES STREET LLC 12365 SW MARION ST 10980 SW AVOCET CT TIGARD, OR 97223 BEAVERTON,OR 97007 2S103CB-01100 2S103CB-02900 ENFIELD BRIAN L LINDA JOHNSON H DALE AND 12295 SW JAMES GRACE V TRUSTEES TIGARD,OR 97223 12245 SW MARION TIGARD,OR 97223 2S103CB-03600 2S103BC-02500 ERICKSON NEIL A/PAMELA S KELLY DANIEL D&MELODIE K 13185 SW 124TH 12355 SW ALBERTA ST TIGARD, OR 97223 TIGARD,OR 97223 2S103BC-03400 2S103BC-02600 FINCH PETER M&GINIA L KELLY NANCY A 12330 SW ALBERTA ST 12385 SW ALBERTA AVE TIGARD, OR 97223 TIGARD,OR 97223 2S103CB-01400 2S103CB-03500 FITZPATRICK WESLEY RUTH KENT ROBERT R 12360 SW JAMES ST 13155 SW 124TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-01900 2S103BC-03800 GENIIS STEVEN W KESSLER MARGUERITE E 12175 SW ALBERTA 12425 SW ALBERTA TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-06600 2S103BC-03200 KIDD JOHN D&ANTONETTE N NASH FAMILY REV LI, .UST 12180 SW LANSDOWNE.LN BY DOUGLAS E/NANCY LOU NASH TRS TIGARD,OR 97223 12270 SW ALBERTA AVE TIGARD,OR 97223 2S103BC-09000 2S103CB-04500 KOOS RONALD L NORTON CLAYTON E 12850 SW BLUE HERON CT 12210 SW MARION ST TIGARD,OR 97223 TIGARD,OR 97223 2 S 103C B-00100 2S103BC-03300 LANCASTER MICHAEL T AND OLIVER CHARLES A/BETH M PATRICIA 12300 SW ALBERTA ST 13035 SW 121ST AVE TIGARD,OR 97223 TIGARD, OR 97223 2S103BC-01800 2S104AD-04100 LAPLANTE FELIX F AND SALLY J OLSON DENNIS D& 12920 NE FAIRCREST DR BONNIE LOUISE NEWBERG,OR 97132 12540 SW WALNUT ST TIGARD,OR 97223 2S103CB-00200 2S103BC-06800 LEAR JOE JR&JOANN OLSON KEITH&ELIZABETH 13065 SW 121ST 12214 SW LANDSDOWNE LN TIGARD, OR 97223 TIGARD,OR 97223 2S 103CB-03200 2S103C8-04400 LUCAS DAVID B OWNBEY DAVID LLOYD& 12335 SW MARION ST PATRICIA ANNE TIGARD, OR 97223 12230 SW MARION ST TIGARD,OR 97223 2S103BC-09100 2S103BC-02200 MEIKLE FREDERICK C III PEDERSEN NORMAN LEROY&ALICE M 12860 SW BLUE HERON PL 12265 SW ALBERTA ST TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-07000 2S103BC-08800 MICALLEF VINCENT A&DEBORAH D PENNER JOHN M&LILLIAN A 12244 SW LANSDOWNE LN 12830 SW BLUE HERON PL TIGARD,OR 97223 TIGARD,OR 97223 2S 1040A-01300 2S1 03C B-04200 MOORE CAROLYN REV LIV TRUST PRICE JOHN H&NORMA J BY CAROLYN MOORE/TERRY HAUCK TRS 12270 SW MARION ST 1211 SW 5TH AVE#1700 TIGARD,OR 97223 PORTLAND,OR 97204 2S103C8-02700 2S103CB-01500 MUNSON KURT R AND JULIA H REISBECK RALPH N 12205 SW MARION ST 12340 SW JAMES ST TIGARD,OR 97223 TIGARD,OR 97223 2S1038C-07300 2S103CB-01300 REYNOLDS JANICE L REVOC TRUST& TABOR KRISTEN E REYNOLDS BARRY W REVOC TRUST 12355 SW JAMES ST 12262 SW LANSDOWNE LN TIGARD,OR 97223 TIGARD, OR 97223 2S103BC-07900 2S103CB-02100 ROBERTS JOHN L& THORIN ERIK&GERDA KARIN COWDIN LINNEA A PO BOX 23125 12207 SW LANDSDOWNE LN TIGARD,OR 97281 TIGARD,OR 97223 2S103C8-00501 2S103CB-00700 SCHMIDTMANN BRANDT&KAREN K TIBBETS KATHLEEN M REVOCABLE TR 12215 SW JAMES ST 12235 SW JAMES ST TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-0060 2 03CB-01000 S MID ANN BRANDT&KAREN K TIBB S HLEEN M REVOCABLE TR 122 JAMES ST 122 JAMES ST GARD, 97223 ARD,0 7223 2S103CB-01701 2S103BC-03600 SELNER JOHN JOSEPH&MAXINE ELL TURNER JEFFREY VERN 12280 SW JAMES ST 15051 SW SUMMERVIEW DR TIGARD, OR 97223 TIGARD,OR 97224 2S1 03C B-03000 2S1 03 BC-02800 SHEPHERD NICHOLAS M&ARPIL L UHL LISA&CURTIS 12265 SW MARION ST 12150 SW ALBERTA ST TIGARD, OR 97223 PORTLAND,OR 97223 2S103BC-06700 2S103BC-08900 SHIPMAN KAREN A& VANBEBBER SUZANNE SHIPMAN KENNETH A 12840 SW BLUE HERON PL 12196 SW LANSDOWNE LN TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-02100 2S103CB-02800 SITZMAN DEANE D/ANNA L VANNI FRANK L&SUSAN L 12235 SW ALBERT ST 12225 SW MARION ST TIGARD, OR 97223 TIGARD,OR 97223 2S103CB-00400 2S103BC-03500 STAEHNKE BENJAMIN M VANTHIEL MARGARET VIRGINIA L 12360 SW ALBERTA ST 12165 SW JAMES TIGARD,OR 97223 TIGARD, OR 97223 2S103BC-09200 2S103BC•07700 STEVENSON JODY H VOLK RANDY J&SHANNON 0 12870 SW BLUE HERON PL 12237 SW LANDSDOWNE LN TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-01600 WALKER MARILYS 12320 SW JAMES TIGARD, OR 97223 2S103CB-02400 WALL KENT N&FRANCES P 13205 SW 121ST AVE TIGARD, OR 97223 2S103BC-07100 WALLACE JOSH W/TISHA 12250 SW LANSDOWNE LN TIGARD,OR 97223 2S103BC-03700 WILHELM MICHAEL W 13085 SW 124TH AVE TIGARD,OR 97223 2S103CB-00900 WILHELM MICHAEL W LIVING TRUST BY WILHELM MICHAEL W TR 13085 SW 124TH AVE TIGARD, OR 97223 2S103CB-04300 WILLIAMS MICHAEL R 12250 SW MARION ST TIGARD, OR 97223 2S103BC-02900 WILLSTATTER STEVE& BOLLEN RUTH A 12180 SW ALBERTA ST TIGARD, OR 97223 2S103CB-03400 ZUBER JOHN H 9025 SW BURNHAM ST TIGARD, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - CENTRAL INTERESTED PARTIES (i:\curpin\setup\Iabels\CIT Central.doc) UPDATED: 26-Feb-08 • AFFIDAVIT OF MAILING I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF PENDING LAND USE DECISION FOR: SUB2008-00004/JAMESTOWNE VILLAGE SUBDIVISION flAMENDED NOTICE (File NoiNme Reference) ® 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 by reference made a part hereof, on July 23, 2008, and deposite•, 'n - ited States Mail on July 23, 2008, postage prepaid. agte; /NZ (Person that Prepared .tice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 01-01— day of tS f , 2008. OFFICIAL SEAL sir SHIRLEY L TREAT ./, ,„ -}— NOTARY PUBLIC-OREGON rJ` OYuK�` •r COMMISSION NO.410777 N KY 1'U LIC OF OREGON MY COMMISSION EXPIRES APRIL 25,2011 / My Commission Expires: �a,5/(( EXHIBIT.. NOTICE TQ MORTGAGEE,LIENHOL—.:R,VENDOR OR SELLER THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SUBDIVISION DATE OF NOTICE: July 23, 2008 FILE NO.: SUBDIVISION (SUB) 2008-00004 FILE TITLE: JAMESTOWNE VILLAGE SUBDIVISION REQUEST: The applicant is requesting approval of a ten (10) lot Subdivision for single-family detached residences on a vacant parcel totaling approximately 2.40 acres. The proposed lots range in size from 7,500 square feet to 8,345 square feet. Access will be from SW James Street initially, and eventually from SW 124`x'Avenue if extended at a future date. LOCATION: North of SW James Street (no site address);Washington County Tax Map 2S103CB,Tax Lot 00800. ZONE: R-4.5: 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, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.780, 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 AUGUST 6, 2008. All comments should be directed to Gary Pagenstecher, Associate Planner (x2434) 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 garyp @ tigard-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 CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR AUGUST 21, 2008. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS 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; • 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. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14-DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD,THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. 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 tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under 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 FOR REVIEW: The application, written comments 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 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 planning technicians. Copies of these items may be obtained at a cost of$.25 per page or the current rate charged for this service.Mg F. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled"Your Right to Provide Written Comments." r TIT j:Millf ��NJt ',■ VICINITY MAP�`t�u. I SUB2008-00004 a.� r� TAMESTOWNE r.� III - iii!VILLAGE :ii SUBDMSION ` 11. 111 ' 111.1116.111111 u=ill ii rLEGEND: iiu jail N E iii row .„,., ,i..„.:,;:2- 4 1 E.Wr-iiu11lIU i4 77!- imienc.c::: grye4 ma. Youl Ounnumw-. !h. - CmYnniry�evelopmem R CPlot Me AA a 4W :NrpxiANdCO]MR James Street LLC SUB 2008-0000, EXHIBIT. 10980 SW Avocet Court JAMESTOWNE VILLAGE SUBDIVISION Beaverton, OR 97007 SR Design, LLC Attn:Jeff Gaines 8196 SW Hall Blvd., Suite 232 Beaverton, OR 97008 2S1043BC-07860 2S103CB-02300 ARAVE SPENCER D/JAN ICE I BORST DONNA S 12225 SW LANDSDOWNE LN 12150 SW JAMES PORTLAND,OR 97223 TIGARD,OR 97223 2S103CB-01200 2S103BC-07200 BACHOFNER JEFFREY L AND BROMANDER KRISTOFER&MARGARETA HEIDI A 12256 SW LANSDOWNE LN 12325 SW JAMES TIGARD,OR 97223 TIGARD,OR 97223 2S1 03C B-02200 2 S 103 BC-02400 BEATY NORMA A TRUST BRONSON THOMAS E&BRENDA J TRS BY NORMA A BEATY TR 12325 SW ALBERTA ST 12170 SW JAMES ST TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-01700 2S103C8-01900 BECKER GORDON S& BRUNNER LANE E&CYNTHIA M BECKER GORDON S JR 12240 SW JAMES ST 12905 SW 121ST AVE TIGARD,OR 97223 TIGARD, OR 97223 2S103BC-06900 2S103BC-02700 BELL JAMES R& BUCHHOLZ KYLE J BARTHEL PATRICIA J 12120 SW ALBERTA ST 12230 SW LANDSDOWNE LN TIGARD,OR 97223 TIGARD, OR 97223 2S103BC-03000 2S103BC-02300 BERG KATHLEEN MARIE CHAVEZ JAIME A&KAREN 12210 SW ALBERTA ST 12295 SW ALBERTA ST TIGARD, OR 97223 TIGARD,OR 97223 2S103CB-02600 2S103BC-03100 BERGSTROM EDWARD A CONN ALISSA L&MICHAEL L 12165 SW MARION 12240 SW ALBERTA ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103C B-04100 2S103CB-00300 BERINGER BRIAN J&ANN L DANFORTH ALLEN&BARBARA J 12290 SW MARION ST 13849 SW MISTLETOE DR TIGARD, OR 97223 TIGARD,OR 97223 2S1038C-10300 2S103CB-03100 BLUE HERON PARK HOMEOWNERS ASSOC DAVIDSON ROGER J AND PO BOX 231263 DONNA K PORTLAND, OR 97281 12315 SW MARION TIGARD,OR 97223 103BC-10400 2S103BC-09300 BL HE N PARK HOMEOWNERS ASSOC DAVIS ALISON K PO 31263 12880 SW BLUE HERON PL PISRTLAN , OR 97281 TIGARD,OR 97223 2S1J3BC-02000 2S103CB-00500 DAWES RICHARD C&LISA A GROSSE'EUGENE R 12205 SW ALBERTA ST 12185 SW JAMES ST TIGARD, OR 97223 TIGARD,OR 97223 2 S 103C B-03700 2 S 103C B-03001 DEANGELO STEPHEN T HARRIS RONALD C AND LILA S 13215 SW 124TH AVE 1225 PARK AVE#12C TIGARD,OR 97223 NEW YORK, NY 10128 2S103C8-02601 2S103CB-01700 DELANO NELLIE M&GARY W HURTT JAMES D 12185 SW MARION ST 12300 SW JAMES ST TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-01800 2S103CB-02000 DENKER LES&DEBBIE IVERSON LARRY T&SANDRA L 12260 SW JAMES ST 12220 SW JAMES ST TIGARD, OR 97223 TIGARD,OR 97223 2S103C8-03300 2S103C8-00800 DUTZ CAMERON P&LISA Z JAMES STREET LLC 12365 SW MARION ST 10980 SW AVOCET CT TIGARD, OR 97223 BEAVERTON,OR 97007 2S103CB-01100 2S103CB-02900 ENFIELD BRIAN L LINDA JOHNSON H DALE AND 12295 SW JAMES GRACE V TRUSTEES TIGARD,OR 97223 12245 SW MARION TIGARD,OR 97223 2S1 03C B-03600 2S1036C-02500 ERICKSON NEIL A/PAMELA S KELLY DANIEL D&MELODIE K 13185 SW 124TH 12355 SW ALBERTA ST TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-03400 2S103BC-02600 FINCH PETER M&GINIA L KELLY NANCY A 12330 SW ALBERTA ST 12385 SW ALBERTA AVE TIGARD, OR 97223 TIGARD,OR 97223 2S103C8-01400 2S103CB-03500 FITZPATRICK WESLEY RUTH KENT ROBERT R 12360 SW JAMES ST 13155 SW 124TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-01900 2S103BC-03800 GENTIS STEVEN W KESSLER MARGUERITE E 12175 SW ALBERTA 12425 SW ALBERTA TIGARD, OR 97223 TIGARD,OR 97223 2S1638C-06600 2S103BC-03200 KIDD JOHN D&ANTONETTE N NASH FAMILY REV Lk .,<UST 12180 SW LANSDOWNE LN BY DOUGLAS E/NANCY LOU NASH TRS TIGARD,OR 97223 12270 SW ALBERTA AVE TIGARD,OR 97223 2S103BC-09000 2S103CB-04500 KOOS RONALD L NORTON CLAYTON E 12850 SW BLUE HERON CT 12210 SW MARION ST TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-00100 2S103BC-03300 LANCASTER MICHAEL T AND OLIVER CHARLES A/BETH M PATRICIA 12300 SW ALBERTA ST 13035 SW 121ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-01800 2S104AD-04100 LAPLANTE FELIX F AND SALLY J OLSON DENNIS D& 12920 NE FAIRCREST DR BONNIE LOUISE NEWBERG, OR 97132 12540 SW WALNUT ST TIGARD,OR 97223 2S103CB-00200 2S103BC-06800 LEAR JOE JR&JOANN OLSON KEITH&ELIZABETH 13065 SW 121ST 12214 SW LANDSDOWNE LN TIGARD, OR 97223 TIGARD,OR 97223 2S1 03C B-03200 2S10308-04400 LUCAS DAVID B OWNBEY DAVID LLOYD& 12335 SW MARION ST PATRICIA ANNE TIGARD, OR 97223 12230 SW MARION ST TIGARD,OR 97223 2S103BC-09100 2S103BC-02200 MEIKLE FREDERICK C III PEDERSEN NORMAN LEROY&ALICE M 12860 SW BLUE HERON PL 12265 SW ALBERTA ST TIGARD, OR 97223 TIGARD,OR 97223 2S103BC-07000 2S103BC-08800 MICALLEF VINCENT A&DEBORAH D PENNER JOHN M&LILLIAN A 12244 SW LANSDOWNE LN 12830 SW BLUE HERON PL TIGARD, OR 97223 TIGARD,OR 97223 2S1040A-01300 2S103CB-04200 MOORE CAROLYN REV LIV TRUST PRICE JOHN H&NORMA J BY CAROLYN MOORE/TERRY HAUCK TRS 12270 SW MARION ST 1211 SW 5TH AVE#1700 TIGARD,OR 97223 PORTLAND, OR 97204 2S 103CB-02700 2 S 103C B-01500 MUNSON KURT R AND JULIA H REISBECK RALPH N 12205 SW MARION ST 12340 SW JAMES ST TIGARD, OR 97223 TIGARD,OR 97223 2S{03BC-07300 2S103CB-01300 REYNOLDS JANICE L REVOC TRUST& TABOR KRISTEN E REYNOLDS BARRY W REVOC TRUST 12355 SW JAMES ST 12262 SW LANSDOWNE LN TIGARD,OR 97223 TIGARD, OR 97223 2S103BC-07900 2S103C8-02100 ROBERTS JOHN L& THORIN ERIK&GERDA KARIN COWDIN LINNEA A PO BOX 23125 12207 SW LANDSDOWNE LN TIGARD,OR 97281 TIGARD,OR 97223 2S103CB-00501 2S103CB-00700 SCHMIDTMANN BRANDT&KAREN K TIBBETS KATHLEEN M REVOCABLE TR 12215 SW JAMES ST 12235 SW JAMES ST TIGARD, OR 97223 TIGARD,OR 97223 2S103CB-0060 2 03CB-01000 S MID ANN BRANDT&KAREN K TIBB S HLEEN M REVOCABLE TR 122 JAMES ST 122 JAMES ST GARD, 97223 ARD,0 7223 2S 103C B-01701 2S103BC-03600 SELNER JOHN JOSEPH&MAXINE ELL TURNER JEFFREY VERN 12280 SW JAMES ST 15051 SW SUMMERVIEW DR TIGARD, OR 97223 TIGARD,OR 97224 2S103CB-03000 2S103BC-02800 SHEPHERD NICHOLAS M&ARPIL L UHL LISA&CURTIS 12265 SW MARION ST 12150 SW ALBERTA ST TIGARD,OR 97223 PORTLAND,OR 97223 2S103BC-06700 2S103BC-08900 SHIPMAN KAREN A& VANBEBBER SUZANNE SHIPMAN KENNETH A 12840 SW BLUE HERON PL 12196 SW LANSDOWNE LN TIGARD,OR 97223 TIGARD, OR 97223 2S103BC-02100 2S103CB-02800 SITZMAN DEANE D/ANNA L VANNI FRANK L&SUSAN L 12235 SW ALBERT ST 12225 SW MARION ST TIGARD, OR 97223 TIGARD,OR 97223 2S103CB-00400 2S103BC-03500 STAEHNKE BENJAMIN M VANTHIEL MARGARET VIRGINIA L 12360 SW ALBERTA ST 12165 SW JAMES TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-09200 2S1038C-07700 STEVENSON JODY H VOLK RANDY J&SHANNON 0 12870 SW BLUE HERON PL 12237 SW LANDSDOWNE LN TIGARD,OR 97223 TIGARD,OR 97223 2SiO3CB-01600 WALKER MARILYS 12320 SW JAMES TIGARD, OR 97223 2S103CB-02400 WALL KENT N&FRANCES P 13205 SW 121ST AVE TIGARD,OR 97223 2S103BC-07100 WALLACE JOSH W/TISHA 12250 SW LANSDOWNE LN TIGARD,OR 97223 2S103BC-03700 WILHELM MICHAEL W 13085 SW 124TH AVE TIGARD, OR 97223 2 S 103C B-00900 WILHELM MICHAEL W LIVING TRUST BY WILHELM MICHAEL W TR 13085 SW 124TH AVE TIGARD, OR 97223 2S1 03C B-04300 WILLIAMS MICHAEL R 12250 SW MARION ST TIGARD, OR 97223 2S103BC-02900 WILLSTATTER STEVE& BOLLEN RUTH A 12180 SW ALBERTA ST TIGARD, OR 97223 2S103CB-03400 ZUBER JOHN H 9025 SW BURNHAM ST TIGARD, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - CENTRAL INTERESTED PARTIES (i:\curpin\setup\labels\CIT Central.doc) UPDATED: 26-Feb-08 c 2S103BC-07800 2S103C6-02300 ARAVE SPENCER D/JANICE I BORST DONNA S 12225 SW LANDSDOWNE LN 12150 SW JAMES PORTLAND, OR 97223 TIGARD,OR 97223 2S103CB-01200 2S103BC-07200 BACHOFNER JEFFREY L AND BROMANDER KRISTOFER&MARGARETA HEIDI A 12256 SW LANSDOWNE LN 12325 SW JAMES TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-02200 2S1035C-02400 BEATY NORMA A TRUST BRONSON THOMAS E&BRENDA J TRS BY NORMA A BEATY TR 12325 SW ALBERTA ST 12170 SW JAMES ST TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-01700 2S103CB-01900 BECKER GORDON S& BRUNNER LANE E&CYNTHIA M BECKER GORDON S JR 12240 SW JAMES ST 12905 SW 121ST AVE TIGARD,OR 97223 TIGARD, OR 97223 2S103BC-06900 2S103BC-02700 BELL JAMES R& BUCHHOLZ KYLE J BARTHEL PATRICIA J 12120 SW ALBERTA ST 12230 SW LANDSDOWNE LN TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-03000 2S103BC-02300 BERG KATHLEEN MARIE CHAVEZ JAIME A&KAREN 12210 SW ALBERTA ST 12295 SW ALBERTA ST TIGARD, OR 97223 TIGARD,OR 97223 2S103C6-02600 2S103BC-03100 BERGSTROM EDWARD A CONN ALISSA L&MICHAEL L 12165 SW MARION 12240 SW ALBERTA ST TIGARD, OR 97223 TIGARD,OR 97223 2S103CB-04100 2S103C8-00300 BERINGER BRIAN J&ANN L DANFORTH ALLEN&BARBARA J 12290 SW MARION ST 13849 SW MISTLETOE DR TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-10300 2S103CB-03100 BLUE HERON PARK HOMEOWNERS ASSOC DAVIDSON ROGER J AND PO BOX 231263 DONNA K PORTLAND,OR 97281 12315 SW MARION TIGARD,OR 97223 103BC-10400 2S103BC-09300 BL H •N PARK HOMEOWNERS ASSOC DAVIS ALISON K PO :% 31263 12880 SW BLUE HERON PL •RTLAN I •R 97281 TIGARD,OR 97223 , .RIE CT CITY of TIGARD II- ■ GEOGRAPHIC INFORMATION SYSTEM mill III AREA NOTIFIED 1 iii I 11111111 TIPPITTP� (500') J a _. ■ ' FOR: Jamestowne Village Subdivisio ■ ' 1f1e7N11.' _ _ --m MUM"' _ 731BaeclwN 7„N,e,a,N '"°"�IE • N lB RE: 2S103CB, 800 IY510Itsica0d t31etBC06100 /Nell muocodgoa NN1Ne71N 1YSim0C09100' MC167111 U- T1G3ICO15OI 1111 T3103!C0a600 Y3107BC07601 }fl eepeno+ 1� rS10NC01900 line f11 � � 107oC0T000 1sI0aBCOl00d ALBERTA ST ! Property owner information NteBepetN lslpppsa I is valid for 3 months from titpeCeNN OaBC0700 K1eNNiQ/1 SI01BC0ao01 13103BCB71N 1BaBBBaaB n,NecOnO It310a0C0790C •7s10,ec07AC the date printed on this map. ,�N....•,..... `` `\ \ 1111. 33ce6m00 7slsaceBB9BB ` \ \�\ uaoN mpclel:ao melaeNN mlep11NO mNNenN NMelelelel 13103Ce01100 73103E3111700'75101CB01100 7444:AP 1310OC803500 JAMES RD TOC3731040A0000 p< M1 MMA ISIONSIMMI mina MOO 7s IU3CB01a0U !RIMIER/9d I!SIDICe01000 Ts1B3C807100 MINNOW N1pCN10 73103C8111701 73103301901 t11030127011 • ' I I 7slB3ce07400 1 • UINIeN11e mNaeaee N,pC1Ba1BB T310acao3tol Y,N .tpcea79a07s10sce07e007310ace0n007310ace07B01 T3,o7eeeteN N I 44 . MARION ST FIELD CT _ 1-1-1 0 100 200 300 400 Feet vill -f telaweelN gnomon N h4&vr7 ' 111 111111 ,F.. TIGARD w N A - 111111111111 Information on this map is for general location only and ' ' should be verified with the Development Services Division. 13125 SW Hall Blvd OltixammiltaikuLIO r Tigard,OR 97223 w 1 ' 3 171 - I (503)69-4 ..■■■ ��l��e�� ,�� _. httpl/www.ci.tigard.or.us Community Development Plot date:Jun 26,2008;C:lmagicWIAGIC03.APR 2S103BC-02000 2S103CB-00500 DAWES RICHARD C&LISA A GROSSE'EUGENE R 12205 SW ALBERTA ST 12185 SW JAMES ST TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-03700 2S103CB-03001 DEANGELO STEPHEN T HARRIS RONALD C AND LILA S 13215 SW 124TH AVE 1225 PARK AVE#12C TIGARD,OR 97223 NEW YORK, NY 10128 2S103CB-02601 2S103CB-01700 DELANO NELLIE M&GARY W HURTT JAMES D 12185 SW MARION ST 12300 SW JAMES ST TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-01800 2S103CB-02000 DENKER LES&DEBBIE IVERSON LARRY T&SANDRA L 12260 SW JAMES ST 12220 SW JAMES ST TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-03300 2S103CB-00800 DUTZ CAMERON P&LISA Z JAMES STREET LLC 12365 SW MARION ST 10980 SW AVOCET CT TIGARD,OR 97223 BEAVERTON,OR 97007 2S103CB-01100 2S103CB-02900 ENFIELD BRIAN L LINDA JOHNSON H DALE AND 12295 SW JAMES GRACE V TRUSTEES TIGARD,OR 97223 12245 SW MARION TIGARD,OR 97223 2S103C8-03600 26103BC-02500 ERICKSON NEIL A/PAMELA S KELLY DANIEL D&MELODIE K 13185 SW 124TH 12355 SW ALBERTA ST TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-03400 2S103BC-02600 FINCH PETER M&GINIA L KELLY NANCY A 12330 SW ALBERTA ST 12385 SW ALBERTA AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-01400 2S103CB-03500 FITZPATRICK WESLEY RUTH KENT ROBERT R 12360 SW JAMES ST 13155 SW 124TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-01900 2S103BC-03800 GENTIS STEVEN W KESSLER MARGUERITE E 12175 SW ALBERTA 12425 SW ALBERTA TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-06600 2S103BC-03200 KIDD JOHN D&ANTONETTE N NASH FAMILY REV LIV TRUST 12180 SW LANSDOWNE LN BY DOUGLAS E/NANCY LOU NASH TRS TIGARD, OR 97223 12270 SW ALBERTA AVE TIGARD,OR 97223 2S103BC-09000 2S103C8-04500 KOOS RONALD L NORTON CLAYTON E 12850 SW BLUE HERON CT 12210 SW MARION ST TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-00100 2S103BC-03300 LANCASTER MICHAEL T AND OLIVER CHARLES A/BETH M PATRICIA 12300 SW ALBERTA ST 13035 SW 121ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-01800 2S104AD-04100 LAPLANTE FELIX F AND SALLY J OLSON DENNIS D& 12920 NE FAIRCREST DR BONNIE LOUISE NEWBERG,OR 97132 12540 SW WALNUT ST TIGARD,OR 97223 2S103CB-00200 2S1038C-06800 LEAR JOE JR&JOANN OLSON KEITH&ELIZABETH 13065 SW 121ST 12214 SW LANDSDOWNE LN TIGARD, OR 97223 TIGARD,OR 97223 2S1 03C B-03200 2S1 03C B-04400 LUCAS DAVID B OWNBEY DAVID LLOYD& 12335 SW MARION ST PATRICIA ANNE TIGARD,OR 97223 12230 SW MARION ST TIGARD,OR 97223 2S103BC-09100 2S103BC-02200 MEIKLE FREDERICK C III PEDERSEN NORMAN LEROY&ALICE M 12860 SW BLUE HERON PL 12265 SW ALBERTA ST TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-07000 2S103BC-08800 MICALLEF VINCENT A&DEBORAH D PENNER JOHN M&LILLIAN A 12244 SW LANSDOWNE LN 12830 SW BLUE HERON PL TIGARD, OR 97223 TIGARD,OR 97223 2S104DA-01300 2S103CB-04200 MOORE CAROLYN REV LIV TRUST PRICE JOHN H&NORMA J BY CAROLYN MOORE/TERRY HAUCK TRS 12270 SW MARION ST 1211 SW 5TH AVE#1700 TIGARD,OR 97223 PORTLAND,OR 97204 2S 103CB-02700 25103C B-01500 MUNSON KURT R AND JULIA H REISBECK RALPH N 12205 SW MARION ST 12340 SW JAMES ST TIGARD, OR 97223 TIGARD,OR 97223 2S103BC-07300 2S103CB-01300 REYNOLDS JANICE L REVOC TRUST& TABOR KRISTEN E REYNOLDS BARRY W REVOC TRUST 12355 SW JAMES ST 12262 SW LANSDOWNE LN TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-07900 2S103CB-02100 ROBERTS JOHN L& THORIN ERIK&GERDA KARIN COWDIN LINNEA A PO BOX 23125 12207 SW LANDSDOWNE LN TIGARD,OR 97281 TIGARD,OR 97223 2S103CB-00501 2S103CB-00700 SCHMIDTMANN BRANDT&KAREN K TIBBETS KATHLEEN M REVOCABLE TR 12215 SW JAMES ST 12235 SW JAMES ST TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-0060 2 3CB-01000 S MID ANN BRANDT&KAREN K TIBB S HLEEN M REVOCABLE TR 122 JAMES ST 122 JAMES ST GARD, 97223 ARD,0 7223 2S103C8-01701 2S103BC-03600 SELNER JOHN JOSEPH&MAXINE ELL TURNER JEFFREY VERN 12280 SW JAMES ST 15051 SW SUMMERVIEW DR TIGARD,OR 97223 TIGARD,OR 97224 2 S 103C B-03000 2S 103 BC-02800 SHEPHERD NICHOLAS M&ARPIL L UHL LISA&CURTIS 12265 SW MARION ST 12150 SW ALBERTA ST TIGARD,OR 97223 PORTLAND,OR 97223 2S103BC-06700 2S103BC-08900 SHIPMAN KAREN A& VANBEBBER SUZANNE SHIPMAN KENNETH A 12840 SW BLUE HERON PL 12196 SW LANSDOWNE LN TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-02100 2S103CB-02800 SITZMAN DEANE D/ANNA L VANNI FRANK L&SUSAN L 12235 SW ALBERT ST 12225 SW MARION ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103C B-00400 2S 103 BC-03500 STAEHNKE BENJAMIN M VANTHIEL MARGARET VIRGINIA L 12360 SW ALBERTA ST 12165 SW JAMES TIGARD,OR 97223 TIGARD,OR 97223 2S1038C-09200 2S1038C-07700 STEVENSON JODY H VOLK RANDY J&SHANNON 0 12870 SW BLUE HERON PL 12237 SW LANDSDOWNE LN TIGARD,OR 97223 TIGARD,OR 97223 • 2S103CB-01600 WALKER MARILYS 12320 SW JAMES TIGARD,OR 97223 2S103CB-02400 WALL KENT N&FRANCES P 13205 SW 121ST AVE TIGARD,OR 97223 2S103BC-07100 WALLACE JOSH W/TISHA 12250 SW LANSDOWNE LN TIGARD,OR 97223 2S103BC-03700 WILHELM MICHAEL W 13085 SW 124TH AVE TIGARD,OR 97223 2S103CB-00900 WILHELM MICHAEL W LIVING TRUST BY WILHELM MICHAEL W TR 13085 SW 124TH AVE TIGARD,OR 97223 2S103CB-04300 WILLIAMS MICHAEL R 12250 SW MARION ST TIGARD,OR 97223 2S103BC-02900 WILLSTATTER STEVE& BOLLEN RUTH A 12180 SW ALBERTA ST TIGARD, OR 97223 2S103CB-03400 ZUBER JOHN H 9025 SW BURNHAM ST TIGARD,OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - CENTRAL INTERESTED PARTIES (i:\curpin\setup\labels\CIT Central.doc) UPDATED: 26-Feb-08 Patty Lunsford From: Patty Lunsford Sent: Thursday, June 26, 2008 5:09 PM To: 'Jeff Caines' Subject: RE: Mailing Labels Yes, I did have a good lunch! Thanks for your help bud! Your labels request is $33.00. I will leave them in the usual place, under the usual name (SR Design). Have a good evening and just yell when dinner is ready! ha ha Patty Lunsford (503.718.2438) Administrative Assistant City of Tigard - Current Planning »> Original Message >>> From: Jeff Caines [mailto:jeffc @srdllc.com] >>> Sent: Thursday, June 26, 2008 4:47 PM »> To: Patty Lunsford »> Subject: Mailing Labels »> »> >>> Hope you had a good lunch. I was up all night chopping your mushrooms. »> What VIVID DREAMS!!! »> >>> Can you tell me how much this will cost? My boss is leaving tomorrow >>> morning on a week vacation. »> »> Jeff »> >>> SR DESIGN LLC I Jeff Caines, AICP I Land Use Planner >>> 8196 SW Hall Blvd, Suite 232 I Beaverton, Oregon 97008 >>> www.SRDLLC.com P >>> 503.469.1213 (x104) I F 503.469.8553 I jeffc a(�srdllc.com Dirt Design >>> With The Builder In Mind (c) Planning I Engineering I Surveying >>> Landscape Architecture I ESB Certified »> >>> Original Message >>> From: Scanner @srdllc.com [mailto:Scanner @srdllc.com] >>> Sent: Thursday, June 26, 2008 1:45 PM >>>To: Jeff Caines »> Subject: »> >>> This E-mail was sent from "RICOH3500" (Aficio MP C3500). »> >>> Scan Date: 06.26.2008 16:44:40 (-0400)Queries to: >>> Scanner @srdllc.com 1 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 13125 SW HALL BOULEVARD • TIGARD, OREGON 97223 r�"� PHONE: 503-639-4171 FAX: 503-624-3681 (Attn: Patty/Planning) EMAIL: pattyQtigard-or.gov TIGARD REQUEST FOR 500-FOOT PROPERTY OWNER MAILING LIST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP&TAX LOT NUMBERS (i.e. 1S134AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: (If more than 1 tax lot or if the parcel has no address,you must separately identify each tax lot associated with the project.) 2S1-03CB 00800 (Jatnestowne Village Subdivision) PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING, After submitting your land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS,PLEASE INDICATE BELOW THAT YOU NEED 2 SETS OF LABELS. ® Completeness Letter Received Indicating 2 Sets of Envelopes w/Affixed Address Labels Required The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please)with first class letter- rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must beiept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON Jeff Gaines PHONE: (503)-469-1213 x 104 NAME OF COMPANY:SR Design FAX: (503)-469-8553 EMAIL: jeffc @srdllc.com This request may be emailed,mailed,faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person listed will be called to pick up their request that will be placed in"Will Call"by the company name (or by the contact person's last name if no company) at the Planning/Engineering Counter at the Permit Center. The cost of processing your request must be paid at the time of pickup,as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS.RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list,plus$2 per sheet for printing the list onto labels (20 addresses per sheet). Then,multiply the cost to print one set of labels by the number of sets requested. -EXAMPLE COST FOR THIS REQUEST=' 4 sheets of labels x$2/sheet=S8.00 x 2 sets= $16.00 sheet(s)of labels x$2/sheet=$/$0.,a1 sets= './;/1 j_sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 sheet(s)of labels x$2/sheet for interested parties=AAA GENERATE LIST = S11.00 FN 1 V • I r TOTAL = $31.00 TOT =$ ,,ej Patty Lunsford From: Jeff Caines [jeffc @srdllc.com] Sent: Thursday, June 26, 2008 4:47 PM To: Patty Lunsford Subject: Mailing Labels Attachments: 20080626164441409.pdf Hope you had a good lunch. I was up all night chopping your mushrooms. What VIVID DREAMS!!! Can you tell me how much this will cost? My boss is leaving tomorrow morning on a week vacation. Jeff SR DESIGN LLC I Jeff Caines, AICP I Land Use Planner 8196 SW Hall Blvd, Suite 232 I Beaverton, Oregon 97008 I www.SRDLLC.com P 503.469.1213 (x104) I F 503.469.8553 jeffcsrdllc.com Dirt Design With The Builder In Mind (c) Planning I Engineering I Surveying I Landscape Architecture I ESB Certified Original Message From: Scanner @srdllc.com [mailto:Scanner @srdllc.com] Sent: Thursday, June 26, 2008 1:45 PM To: Jeff Caines Subject: This E-mail was sent from "RICOH3500" (Aficio MP C3500). Scan Date: 06.26.2008 16:44:40 (-0400) Queries to: Scanner@srdllc.com 1 7/AA 14 assessor.txt Assessor Information Tax Lot Number: 2S103CB00800 Property Address: 0 Mailing Information: JAMES STREET LLC 10980 SW AVOCET CT BEAVERTON 97007 Assessor Taxlot Size: 2.40 (Acres) Building Square Footage: 0 (Square Feet) Assessed Land value: $952560 Assessed Building value: $0 Total Assessed value: $952560 Last Sale Date: Sale Price: $0 Page 1 APPLICANT MATERIALS i 1 f 1 Application(s) / Project Summary f 1 1 f I I 1 1 I f 1 u f • • April 21, 2008 (revised May 30, 2008) Jamestowne Village Subdivision 10-Lot Subdivision Tax Lot 800 of Tax Map 2S1-03CB * No Site Address City of Tigard, Oregon 97223 Applicant: James Street LLC 10980 SW Avocet Court Beaverton, OR 97007 Applicant's Representatives: SR Design LLC Jeff Gaines,AICP 8196 SW Hall Blvd. Suite 232 Beaverton, Oregon 97008 Phone: (503) 469-1213 Fax: (503) 469-8553 DL Design, LLC Gary Darling, PE 9045 SW Barbur Blvd. Suite 101 Portland, OR 97219 Phone: (503) 225-1679 Fax: (503) 246-2094 PRE-APP. HELD BY: Ill TIGARD I CITY OF TIGARD PLANNING DIVISION LAND USE PERMIT APPLICATION City ofTiga,d Pew/lit Center 13125 Sir Hall Blyd, Tigard OR 97223 Phone: .503.639.4171 Fax:503.598.9 960 I File# Other Case# Date By Receipt# Fee Date Complete I TYPE OF PERMIT YOU ARE APPLYING FOR El Adjustment/Variance(I or II) El Minor Land Partition(II) ❑ Zone Change(HI) I ❑ Comprehensive Plan Amendment(IV) El Planned Development(III) ❑ Zone Change Annexation(IV) ❑ Conditional Use(III) ❑ Sensitive Lands Review(I,II or III) El Zone Ordinance Amendment(IV) ❑ Historic Overlay(H or III) El Site Development Review(II) I ❑Home Occupation(II) ® Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) I *No Site Address TAX MAPS&TAX LOT NOS. Map 2S1-03CB, Tax Lot 800 ITOTAL SITE SIZE ZONING CLASSIFICATION Approx. +/- 2.40 acres, (+/- 104,544 square feet) R-4.5, Low Density Residential IAPPLICANT* James Street LLC (attn: Steve Dalton) MAILING ADDRESS/CITY/STATE/ZIP i 10980 SW Avocet Ct Beaverton, OR 97007 PHONE NO. FAX NO. (503) 626-8486 (503) 626-8485 IPRIMARY CONTACT PERSON PHONE NO. Jeff Caines, SR Design (Applicant's Rep) (503) 469-1213 IPROPERTY OWNER/DEED HOLDER(Attach list if more than one) Same As Applicant MAILING ADDRESS/CITY/STATE/ZIP PHONE NO. FAX NO. I *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 application. IPROPOSAL SUMMARY(Please be specific) 'T'1... ....,.�,.,,..1 :.. .... ,7,.-_„1._._ �L........,...1 ....... ,. 9!1 1..4 .....L.]:__:,. .... ,.L,."-... „. .L., ..._L...-:..���7 ..:..., ...1.,_,. APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: • If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan, attachments,and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application,including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Leos/ • ner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date Introduction 5 General Information Summary of Proposal Site Description TITLE 18-TIGARD DEVELOPMENT CODE Chapter 18.390-Decision Making Procedure/Impact Study 7 18.390.040 Type II Procedure Chapter 18.430- Subdivisions 13 18.420.020 Administration 18.420.030 Approval Process 18.420.040 Application Submission Requirements 18.420.050 Approval Criteria 18.420.060 Final Plat Submission Requirements 18.420.070 City Acceptance of Dedicated Land 18.420.080 Recording Partition Plats Chapter 18.510-Residential Zoning Districts 19 18.510.020 List of Zoning Districts 18.510.030 Uses 18.510.040 Minimum and Maximum Densitites 18.510.050 Development Standards Chapter 18.705-Access,Egress,and Circulation 22 18.705.020 Applicability of Provisions 18.705.030 General Provisions Chapter 18.715-Density Computations 27 18.715.020 Density Calculation Chapter 18.745-Landscaping and Screening 29 18.745.020 Applicability 18.745.030 General Provisions 18.745.040 Street Trees 18.745.050 Buffering and Screening The Dalton Company City of Tigard SR Design LLC 2 18.745.060 Re-vegatation Chapter 18.765-Off-Street Parking and Loading Requirements 40 18.765.020 Applicability of Provisions 18.765.030 General Provisions 18.765.040 General Design Standards 18.765.050 Bicycle Parking Design Standards 18.765.070 Minimum and Maximum Off-Street Parking Requirements 18.765.080 Off-Street Loading Requirements Chapter 18.790-Tree Removal 43 18.790.030 Tree Plan Requirement 18.790.040 Incentives for Tree Retention 18.790.060 Illegal Tree Removal Chapter 18.795-Visual Clearance Areas 50 18.795.020 Applicability of Provisions 18.795.030 Visual Clearance Requirements 18.795.040 Computations Chapter 18.810-Street and Utility Improvement Standards 52 18.810.030 Streets 18.810.040 Blocks 18.810.050 Easements 18.810.060 Lots 18.810.070 Sidewalks 18.810.080 Public Use Areas 18.810.090 Sanitary Sewers 18.810.100 Storm Drainage 18.810.110 Bikeways and Pedestrian Pathways 18.810.120 Utilities 18.810.130 Cash or Bond Required 18.810.140 Monuments 18.810.150 Installation Prerequisite 18.810.160 Installation Conformation 18.810.170 Plan Check 18.810.180 Notice to City 18.810.190 City Inspection 18.810.200 Engineer's Certification The Dalton Company City of Tigard SR Design LLC 3 Conclusion 79 Exhibits Exhibit A-Pre-Application Notes Exhibit B-Property Title Information Exhibit C-CWS Service Provider Letter Exhibit D-Arborist Report Exhibit E-Subdivision Plat Name Exhibit F-Neighborhood Meeting Information Exhibit G-Storm Drainage Report The Dalton Company City of Tigard SR Design LLC 4 GENERAL INFORMATION Applicant/Owner: James Street LLC 10980 SW Avocet Court Beaverton, Oregon 97007 Applicant's Representative: SR Design LLC 8196 SW Hall Blvd., Suite 232 Beaverton, Oregon 97008 Phone: (503) 469-1213 Fax: (503) 469-8553 Contact: Jeff Caines, AICP, Land Use Planner Tax Lot: Map 2S1-03CB, Tax Lot 800 Site Address: *No Site Address* Tigard, Oregon 97223 Location: Located on the north side of SW James Street Current Zoning: R-4.5, Low Density Residential (7,500 square feet minimum lot size) Comprehensive Plan: Low Density Residential Project Area: 2.40 acres, approximately 104,544 square feet The Dalton Company City of Tigard SR Design LLC 5 Summary of Proposal REQUEST: The Applicant requests preliminary approval for a ten (10) lot subdivision to be designed and constructed on the above listed parcel. SITE DESCRIPTION: The subject site is located within the R-4.5 (7,500 square feet) zoning designation within the City of Tigard. The Applicant proposes to subdivide the parcel into ten legal lots of record in order to develop the site with single-family dwelling units. The site is approximately 2.39 acres, approximately 104,108 square feet in size. The proposed lots range in size from 7,500 square feet to 8,345 square feet in size. There are no existing dwelling units on the site that will need to be removed as part of this development. James Street is identified as a local street. Currently, single family homes border the site in all other directions. Once approved, all the proposed lots will take direct access onto James Street until the future connection of SW 124th Avenue takes place at a future date. Sidewalks will be provided for the proposed internal street, as shown on the submitted site plans. The Dalton Company City of Tigard SR Design LLC 6 Development Code Narrative CHAPTER 18.390-DECISION MAKING PROCEDURES/IMPACT STUDY 18.390.040 Type II Procedure A. Pre-application conference. A pre-application conference is required for Type II actions. Pre-application conference requirements and procedures are set forth in section 18.390.080C. Comment: The applicant participated in the pre-application conference held January 24, 2008. The applicant reviewed the planning and engineering notes as a result of this meeting prior to developing the narrative and the site design for this partition. B. Application requirements. 1. Application Forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080 El; 2. Submittal Information. The application shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in Section 18.390.040C. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. 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 requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The Dalton Company City of Tigard SR Design LLC 7 Comment: The applicant reviewed the submittal requirements regarding the Type II Subdivision requirements and will comply with this Code Section. The applicant has considered the impacts of this subdivision per § 18.390.40.B.2 (e). The following Impact Study outlines the public facilities and services this project affects. IMPACT STUDY Transportation System: The proposed ten (10) lot subdivision will take direct access to SW James Street until SW 124th Avenue is developed sometime in the future. Tri-Met Bus Route 45 has a bus stop located to the north of this site less than a 1/z mile from the development. The Bus stop is located on the corner of SW Walnut Street and SW 121st Avenue which may provide additional transportation options for future residents. It is anticipated that less than 100 vehicle trips will be added to the surrounding transportation system due to this proposed development. Drainage System: Storm water runoff from the site drains to the north through a storm water easement located on 12300 SW Alberta Street. The storm water will be conveyed to the west to the buffer line of the creek. The City Engineer will review the storm water design to ensure that it will meet City of Tigard and CWS regulations. Park System: This development is not proposing to donate any land to the City of Tigard for open space and parks. Fowler Middle School is located approximately 1 mile form the site. The school has tennis courts, a running tract and ball field for quasi public use that will adequately serve this new subdivision. Sewer System: All the homes will be served by public sanitary sewer. The sanitary sewer will be conveyed to the north via an easement located on 12300 SW Alberta Street and connect to the public line located in Alberta Street. The City Engineer will review the design of the sanitary sewer lines to ensure compliance with all applicable development and engineering codes. Water System: There will be new service meters provided for all the new legal lots of record. The Tigard Water Department will review the proposed subdivision to ensure that adequate water service is available. All the proposed water lines are sized to adequately serve the proposed lots. The Dalton Company City of Tigard SR Design LLC 8 Noise Impacts: This development is a single-family detached residential subdivision that should not generate any extraordinary noise impacts to the surrounding neighbors. All the existing uses surrounding the site are also single-family detached residential units, so this project is similar in nature to the existing surrounding neighborhood. The Applicant has demonstrated by addressing the above listed systems that this subdivision meets the impact study requirements listed above. C. Notice of pending Type II Administrative Decision. 1. Prior to making a Type II Administrative Decision, the Director shall provide notice to: a. All owners of record within 500 feet of the subject site; b. Any City-recognized neighborhood group whose boundaries include the site; c. Any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or who is otherwise entitled to such notice. 2. The purpose of such notice is to provide nearby property owners and other interested parties with an opportunity to submit written comments concerning the application, prior to issuance of the Type II Administrative Decision. The goal of this notice is to invite relevant parties of interest to participate early in the decision- making process; 3. Notice of a pending Type II Administrative Decision shall: a. Provide a 14-day period for the submission of written comments prior to issuance of a decision on the permit; b. List by commonly used citation, the approval criteria relevant to the decision; c. State the place, date and time the comments are due, and the person to whom the comments should be addressed; d. Include the name and telephone number of the person who will make the Administrative Decision; e.Identify the specific permits or approvals requested; f. Describe the street address or other easily understandable geographic reference to the subject site; g. Indicate that failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of The Dalton Company City of Tigard SR Design LLC 9 Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria are what constitute relevant evidence; h. Indicate that all evidence relied upon by the Director to make this decision shall be contained within the record, and is available for public review. Copies of this evidence can be obtained at a reasonable cost from the Director; i. Indicate that after the comment period closes, the Director shall issue a Type II Administrative Decision. The Director's decision shall be mailed to the applicant and to owners of record of property located within 500 feet of the subject site, and to anyone else who submitted written comments or who is otherwise entitled to notice; j. Contain the following notice: "Notice to mortgagee, lienholder, vendor, or seller: The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser." Comment: The applicant acknowledges the notice requirements and will comply with the submittal requirements as it is stated above. D. Administrative decision requirements. The Director's Decision shall address all of the relevant approval criteria. Based upon the criteria and the facts contained within the record, the Director shall approve, approve with conditions or deny the requested permit or action. E. Notice of decision. 1. Within five days after signing the decision, a Notice of Decision shall be sent by mail to: a. The applicant and all owners or contract purchasers of record of the site which is the subject of the application; b. All owners of record of property as shown on the most recent property tax assessment roll, located within 500 feet of the site; c. Any City-recognized neighborhood group whose boundaries include the site; d. Any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or who is otherwise entitled to such notice. 2. The Director shall cause an affidavit of mailing of such notice to be prepared and make a part of the file, which indicates the date the notice was mailed and demonstrates that the required notice was mailed to the necessary parties in a timely manner; 3. The content of the Type II Notice of Decision shall contain: The Dalton Company City of Tigard SR Design LLC 10 a. The nature of the application in sufficient detail to apprise persons entitled to notice of the applicant's proposal and of the decision; b. The address or other geographic description of the subject property, including a map of the site in relation to the surrounding area, where applicable; c. A statement of where the Director's decision can be obtained; d. The date the Director's decision shall become final, unless appealed; e. A statement that all persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision; f. A statement briefly explaining how an appeal can be taken, the deadline for filing such an appeal, and where further information can be obtained concerning the appeal; and g. A statement that unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. Comment: The applicant acknowledges that the director will base the decision for approval based on the applicable criteria and will notice all those required through this Code Section. F. Final decision and effective date. A Type II Administrative Decision is final for purposes of appeal when notice of the decision is mailed. A Type II Administrative Decision becomes effective on the day after the appeal period expires, unless an appeal is filed. If an appeal is filed and dismissed after the appeal period has expired, the Type II Administrative Decision becomes effective on dismissal of the appeal. G. Appeal. A Type II administrative decision may be appealed as follows: 1. Standing to appeal. The following parties have standing to appeal a Type II Administrative Decision: a. The applicant; b. Any party who was mailed written notice of a pending Type II administrative decision; c. Any other party, who demonstrates by clear and convincing evidence that they participated in the proceeding through the submission of written or verbal testimony; The Dalton Company City of Tigard SR Design LLC 11 2. Appeal procedure. a. Notice of appeal. Any party with standing, as provided in Section G1 above, may appeal a Type II Administrative Decision by filing a Notice of Appeal according to the following procedures; (1) Time for filing. A Notice of Appeal shall be filed with the Director within ten business days of the date the Notice of Decision was mailed; (2) Content of notice of appeal. The Notice of Appeal shall contain: (a) An identification of the decision being appealed, including the date of the decision; (b) A statement demonstrating the party filing the Notice of Appeal has standing to appeal; (c) A detailed statement of the specific issues raised on appeal; (d) A statement demonstrating that the specific issues raised on appeal were raised during the comment period, except when the appeal is filed by the applicant; (e) Filing fee. (3) All Notices of Appeal for Type II Administrative Appeals shall be filed with the Director, together with the required filing fee. The amount of the filing fee shall be established by the Director. The maximum fee for an initial hearing shall be the cost to the local government for preparing and for conducting the hearing, or the statutory maximum, whichever is less. b. Scope of appeal. The appeal of a Type II Administrative Decision by a person with standing shall be limited to the specific issues raised during the written comment period, as provided under Section 18.390.040C, unless the Hearings Officer, at his or her discretion, allows additional evidence or testimony concerning any other relevant issue. The Hearings Officer may allow such additional evidence if he or she determines that such evidence is necessary to resolve the case. The intent of this requirement is to limit the scope of Type II Administrative Appeals by encouraging persons with standing to submit their specific concerns in writing during the comment period. The written comments received during the comment period will usually limit the scope of issues on appeal. Only in extraordinary circumstances should new issues be considered by the Hearings Officer on appeal of a Type II Administrative Decision; c. Appeal procedures. Type III notice and hearing procedures shall be used for all Type II Administrative Appeals, as provided in Sections 18.390.050 C-F; The Dalton Company City of Tigard SR Design LLC 12 H. Final decision and effective date. The decision of the Hearings Officer with regard to any appeal of a Type II Administrative Decision is the final decision of the City. The decision of the Hearings Officer is final for purposes of appeal on the day the decision is mailed. The decision is effective on the day after the appeal period expires, unless an appeal is filed. If an appeal is filed, the decision is effective on the day after the appeal is resolved; Comment: The applicant acknowledges the appeal process and will comply with its provisions if necessary. Chapter 18.430 - SUBDIVISIONS 18.430.010 Purpose A. Purpose. The purpose of this chapter is: 1. To provide rules, regulations and standards governing the approval of plats of subdivisions; 2. To carry out the development pattern and plan of the City; 3. To promote the public health, safety and general welfare; 4. To lessen congestion in the streets, and secure safety from fire, flood, pollution and other dangers; 5. To provide adequate light and air, prevent overcrowding of land, and facilitate adequate provision for transportation, water supply, sewage and drainage; and 6. To encourage the conservation of energy resources. Comment: The applicant of this subdivision proposal is the recorded owner of the property and the agent is authorized by the applicant to prepare this application; see Exhibits: Property Title Information. The applicant will conform with the state statute as it pertains to the subdivisions. The applicant will not sell any of the proposed lots created through the subdivision process until the approval and filing of the final plat. Any future re-division of the parcels will be the size and shape to facilitate future re- partitioning of the parcels in accordance with the requirements of the zoning district and this title. The application meets this criterion. 18.430.030 Approval Process A. Review of preliminary plat. Review of a preliminary plat for subdivision shall be processed by means of a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.430.040. An application for subdivision may also be reviewed concurrently with an application for a planned development, as governed by Chapter 18.350. The Dalton Company City of Tigard SR Design LLC 13 B. Review of final plat. Review of a final plat for subdivision shall be processed by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.430.080. C. Approval period. Preliminary plat approval by the Approval Authority shall be effective for a period of 1-1/2 years from the date of approval. The preliminary plat shall lapse if: 1. A final plat has not been submitted within a 1-1/2 year period; or 2. The final plat does not conform to the preliminary plat as approved or approved with conditions. D. Extension. The Director shall, upon written request by the applicant and payment of the required fee, grant one extension of the approval period not to exceed one year; provided that: 1. No changes are made on the original preliminary plat plan as approved; 2. The applicant has expressed written intent of submitting a final plat within the one-year extension period; 3. There have been no changes to the applicable ordinance provisions on which the approval was based; and 4. An extension of time will not preclude the development of abutting properties. Comment: The applicant has reviewed the approval process, as stated in this Chapter of the Development Code. It is the intent of the application to follow the approval process and obtain separate legal lots of record within the required timeframe. Therefore, this section has been addressed for approval. 18.430.040 Approval Criteria: Preliminary Plat A. Approval criteria. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and 4. An explanation has been provided for all common improvements. The Dalton Company City of Tigard SR Design LLC 14 B. Conditions of approval. The Approval Authority may attach such conditions as are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the City for the purpose of controlling access to adjoining undeveloped properties Comment: The application has reviewed the approval criterion of this chapter (Preliminary Plat). The application will meet all the state and city requirements regarding the final plat. Therefore, this criterion has been met for approval of the preliminary plat. 18.430.050 Submission Requirements: Preliminary Plat A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Chapter 18.390. B. Additional information. In addition to the general information described in Subsection A above, the preliminary plat shall contain specific information, the detailed content of which can be obtained from the Director. Comment: The application contains the submission requirements necessary to comply with the Type II application process as governed in this Code Section. This application meets the criterion. 18.430.060 Adjustments Authorized A. Granting of adjustments. Adjustments to the subdivision regulations prescribed by this title may be authorized by the Director, and application shall be made with a preliminary plat application in accordance with Section 18.430.050. Criteria for granting such adjustments are contained in Section18.370.020 Cl. Comment: The proposed partition has been specifically designed to comply with all of Tigard's statutory and ordinance requirements and regulations. Specifically, this partition has been designed to be compatible with the R-4.5 zoning codes and related comprehensive planning policies. The application is not anticipating applying for any adjustment at this juncture of the application process. 18.430.070 Approval Criteria: Final Plat A. Submission requirements. The applicant shall submit the final plat within 1-1/2 years of the approval of the preliminary plat. Specific information about the format and size of the plat, number of copies and other detailed information can be obtained from the Director. The Dalton Company City of Tigard SR Design LLC 15 B. Approval criteria. By means of a Type I procedure, the Director and the City Engineer shall review the final plat and shall approve or deny the final plat approval based on findings that: 1. The final plat complies with the preliminary plat approved by the Approval Authority and all conditions of approval have been satisfied; 2. The streets and roads for public use are dedicated without reservation or restriction other than revisionary rights upon vacation of any such street or road and easements for public utilities; 3. The streets and roads held for private use and indicated on the preliminary plat of such subdivision have been approved by the City; 4. The plat contains a donation to the public of all common improvements, including but not limited to streets, roads, parks, sewage disposal and water supply systems; 5. An explanation is included which explains all of the common improvements required as conditions of approval and are in recordable form and have been recorded and referenced on the plat; 6. The plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; 7. A certification by the appropriate water district that water will be available to the lot line of each and every lot depicted on the plat or bond, contract or other assurance has been provided by the subdivider to the City that a domestic water system will be installed by or on behalf of the subdivider to the lot line of each and every lot depicted on the plat. The amount of the bond, contract or other assurance by the subdivider shall be determined by a registered professional engineer, subject to any change in amount as determined necessary by the City; 8. A certificate has been provided by the City's Engineering Department that a sewage disposal system will be available to the lot line of each and every lot depicted in the proposed plat; 9. Copies of signed deeds have been submitted granting the City a reserve strip as provided by Section 18.430.040B; and 10. The plat contains a surveyor's affidavit by the surveyor who surveyed the land represented on the plat to the effect the land was correctly surveyed and marked with proper monuments as provided by ORS Chapter 92[.0601 and indicating the initial point of the survey, and giving the dimensions and kind of such monument, and its reference to some corner established by the U.S. survey or giving two or more objects for identifying its location. The Dalton Company City of Tigard SR Design LLC 16 Comment: The application has reviewed the final plat requirements. It is the intension of the application to comply with the approval criterion of the final plat requirements. These requirements will become pertinent during the final plat process of the subdivision process. 18.430.080 Improvement Agreement A. Improvement agreement required.Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. B. Stipulation of improvement fees and deposits. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. Comment: The application has prepared the site design drawings with the required dedication along SW James Street and the required public street internal to the site as stated in the pre-application meeting notes of January 24, 2008. An agreement may be signed if required by the City Engineer if the required improvements are not completed prior to the final plat application. Therefore, the applicant meets this criterion. Please see the submitted site plans which graphically represent the required improvements and dedication for this project. 18.430.090 Bond A. Performance guarantee required. As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the state of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the state of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The Dalton Company City 01 Tigard SR Design LLC 17 B.Determination of sum. The assurance of performance shall be for a sum determined by the City Engineer as required to cover the cost of the improvements and repairs, including related engineering and incidental expenses. C. Itemized improvement estimate. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. D. When subdivider fails to perform. In the event the subdivider fails to carry out all provisions of the agreement and the City has un-reimbursed costs or expenses resulting from such failure, the City shall call on the bond, cash deposit or letter of credit for reimbursement. E. Termination of performance guarantee. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. Comment: The application will submit all the required assurances, as allowed by the City of Tigard, to ensure completion of the required improvements. The project engineer will supply all the required information, as itemized above to meet the requirements of this Chapter of the Development Code. Therefore, this Chapter has been met for approval. 18.430.100 Filing and Recording A. Filing plat with County. Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92 and Section 18.430.070. B. Proof of recording. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. This shall occur prior to the issuance of building permits for the newly-created lots. C. Prerequisites to recording the plat. 1. No plat shall be recorded unless all ad valorem taxes and all special assessments, fees, or other charges required by law to be placed on the tax roll have been paid in the manner provided by ORS Chapter 92; 2. No plat shall be recorded until it is approved by the County surveyor in the manner provided by ORS Chapter 92. Comment: Once the final plat has been recorded with Washington County, the application will submit all the required documentation as listed above to the City of Tigard. The filing of the final plat will be in accordance with all ORD Chapter 92 The Dalton Company City of Tigard SR Design LLC 18 standards as well as both Washington County and City of Tigard. Therefore, this criterion has been met for preliminary approval. CHAPTER 18.510- RESIDENTIAL ZONING 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 single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. Comment: The property is within the R-4.5 zoning district in the City of Tigard. The applicant is proposing detached single-family homes, without accessory residential units, as a part of development. The overall project has a lot average of over 7,500 square feet. The smallest lot is approximately 7,500 square feet while the largest is approximately 8,345 square feet. The average lot size of the entire development is approximately 7,649 square feet. This meets the minimum lot size requirement. Therefore, this criterion for approval has been met. 18.510.030 Uses A. Types of uses. For the purposes of this chapter, there are four kinds of use: 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; 2. A restricted (R) use is permitted outright providing it is in compliance with special requirements, exceptions or restrictions; 3. A conditional use (C) is a use the approval of which is discretionary with the Hearings Officer. The approval process and criteria are set forth in Chapters 18.310 and 18.320. If a use is not listed as a conditional use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; 4. A prohibited (N) use is one which is not permitted in a zoning district under any circumstances. Comment: The applicant is proposing single-family detached dwelling units, a permitted use in the R-4.5 zone. This criterion is met. 18.510.040 Minimum and Maximum Densities The Dalton Company City of Tigard SR Design LLC 19 A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80% of maximum density. B. Calculating minimum and maximum densities. The calculation of minimum and maximums densities is governed by the formulas in Chapter 18.715, Density Computations. C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18.715020C and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria in Section 18.370.020.C.2. Comment: The minimum and maximum densities are calculated in Chapter 18.715, Density Computations, later in the narrative. The applicant is not requesting any adjustments with this application; it is possible to accommodate the minimum density requirement. 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained in this title. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. The Dalton Company City of Tigard SR Design LLC 20 TABLE 18310.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-1 R-2 R-33 R-4.5 R-7 Minimum Lot Size -Detached unit 30,000 sq.ft. 20,000 sq.ft. 10,000 sq.ft. 7,500 sq.ft. 5,000 sq.ft. -Duplexes 10,000 sq.ft. 10.000 sq.ft. -Attached unit[1] 5,000 sq.ft. Average Minimum Lot Width -Detached unit lots 100 ft. 100 ft. 65 ft. 50 ft. 50 ft. -Duplex lots 90 ft. 90 ft. 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage - - - - g0%If 21 Minimum Setbacks -Front yard 30 ft. 30 ft. 20 ft. 20 ft. 15 ft. -Side facing street on corner&through lots 20 ft. 20 ft. 20 ft. 15 ft. 10 ft. -Side yard 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. -Rear yard 25 ft. 25 ft. 15 ft. 15 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. -Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. Maximum Height 30 ft. 30 ft. 30 ft. 30 ft. 35 ft. Minimum Landscape Requirement - - - - 20% [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. Comment: Per Table 18.510.2, above, all of the lots are on average greater than 7,500 square feet and have a minimum lot width greater than 50 feet, frontage greater than 20 feet, sides of 5 feet and rear lots of 15 feet. All front, rear and side yard setbacks can be met in accordance with the current development code. Please refer to the site plans for a graphical representation of the site layout. Therefore, the subdivision's site development requirements, per Table 18.510.2 have been met for approval. The Dalton Company City of Tigard SR Design LLC 21 CHAPTER 18.705 -ACCESS, EGRESS, AND CIRCULATION 18.705.020 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 (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. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change_ C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. Comment: The applicant is proposing to subdivide the above reference parcel into ten (10) legal lots of record, thus this section applies. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. Comment: Each property owner of the individual lots will be responsible for the maintenance of the access and egress onto their parcel. This criterion is met. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Comment: The applicant has submitted a site plan that illustrates how access, egress and circulation requirements are to be fulfilled. Each parcel will have separate access and egress to the new public street being proposed with this subdivision. Each The Dalton Company City of Tigard SR Design LLC 22 proposed new lot has at least twenty-five (25) feet of street frontage. Please see the submitted site plans for a graphical representation of the project. 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. Comment: The application has not determined the specific location of each of the driveways for the individual lots. It is not anticipated at this time that there will be combined driveways for the individual homes since each lot as ample room to space the driveways out in an orderly fashion. 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. Comment: The application is proposing that each of the parcels have their own access and egress along a public street. The City will be required to maintain the public street while the property owners will be required to maintain the public right-of-way in adjacent to the public street. This application meets this criterion. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Comment: The applicant is proposing curb cuts for each driveway that will connect with the proposed public street to meet the standards set forth in Section 18.810.030N. This criterion is met. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The Dalton Company City of Tigard SR Design LLC 23 2. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety.Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Comment: The applicant is proposing single family homes and therefore this section is not applicable. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c.Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 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. The Dalton Company City of Tigard SR Design LLC 24 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. Comment: The access proposed for the ten (10) proposed lots are not anticipated to cause hazardous traffic conditions, provide inadequate access for emergency vehicles or present danger to the public. The proposed subdivision is not located on street labeled arterial or collector, but on a newly constructed local street; thus this criterion is not applicable. 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.) Comment: The applicant is proposing a ten (10) lot subdivision that will access a newly constructed public street. The newly constructed public street will initially access SW James Street at one access point. The design of the subdivision has been arranged to allow for future development to the west which will allow for the continuation of SW 124th Avenue. The total increase of traffic volume from this development is less than 100 daily vehicle trips. There is adequate sight distance form the proposed access point on to SW James Street. As part of the preliminary application a sight distance certification has been submitted by a registered engineer to demonstrate that sight distance will not be at issue. Once the project is complete a final sight distance will be submitted, as required by the City of Tigard. If required, a traffic impact statement may be prepared to demonstrate that the increase of traffic volume on to SW James Street will not cause adverse impacts on the surrounding infrastructure. Therefore, this criterion has been met. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The Dalton Company City of Tigard SR Design LLC 25 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. 4. The minimum spacing of local streets along a local street shall be 125 feet. Comment: The applicant is proposing a ten (10) lot subdivision which will have all driveways access a newly constructed public street. The proposed location of the new street is approximately mid point between SW 121St Avenue and SW 124th Avenue. The proposed street spacing requirement will be met per the Development Code. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; 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; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE(6 OR FEWER UNITS) Number Dwelling Minimum Number of Minimum Access Width Minimum Pavement Unit:Lots Driveways Required Width 1 or 2 1 15' 10' 3-6 1 20' 20' Comment: The applicant is proposing a ten (10) lot subdivision. Although the specific driveway locations have not been identified, the driveway access width will be met. It is anticipated that all new dwelling units will have a two car garage, which would be designed with a 16-foot minimum pavement width. Therefore, the access width will be met per the Development Code as shown in Table 18.705.2. Therefore, this criterion has been met. 3.Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; Comment: The application does not propose any private access drives.The street system proposed is all public. The frontage of Lot 3 has been designed to allow for a fire truck to use in the event of an emergency as a fire truck turn around. Therefore, this criterion is met. 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: The Dalton Company City of Tigard SR Design LLC 26 a. A circular, paved surface having a minimum 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 depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is 5%. Comment: The street system proposed is all public. The frontage of Lot 3 has been designed to allow for a fire truck to use in the event of an emergency as a fire truck turn around. All Fire Department criteria have been met. It should be noted that the Fire Department will have an opportunity to review the proposed site plan to ensure compliance with all provisions of the adopted fire code. Therefore, this criterion is met. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; Comment: The design of the subdivision minimizes conflicts of vehicles. The proposed dwelling units will be ale to back up to the public street and while minimizing conflicts from adjacent property owners traveling along the public street. The application finds that the design of the project would not required additional driveway width due to the limited vehicular use of the public street. In addition, none of the driveways are in excess of 200-feet in length therefore; this provision of the development code should not apply to this development. 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Comment: The site doe not abut either a collector or arterial street. The newly proposed public street will connect to SW James Street (a local street). Therefore, this criterion does not apply. CHAPTER 18.715 - DENSITY COMPUTATION 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; The Dalton Company City of Tigard SR Design LLC 27 c. Drainage ways; and d. Wetlands. 2. All land 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; b. Multi-family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Comment: There are no sensitive land areas, floodplains, excessive slopes, drainage ways, wetlands, or dedicated parks. However, the right of way will not be considered as part of the net development area of the property. The net development area was determined by subtracting the land dedicated for public rights of way from the gross area. Therefore the gross area 2.39 acres subtracting the dedicated area for the public rights of way 0.63 acres equals 1.76 acres or 76,665.6 square feet.This criterion is met. 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. Comment: The applicant calculated the maximum number of residential units per net acre by dividing 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. The maximum number of additional residential units is (76,665.6/7,500 = 10.22) which equals 10 lots. 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). Comment: The minimum number of residential units is 10.22 x .8 =8.77 which equals eight(8) units. The applicant is proposing a ten lot subdivision. The applicant has demonstrated how the partition meets the City's minimum density requirements. This criterion is met. The Dalton Company City of Tigard SR Design LLC 28 CHAPTER 18.745 - LANDSCAPING AND SCREENING 18.745.030 General Provisions A. Obligation 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. Comment: The applicant will be responsible for the maintenance of the landscaping until the property is sold to an individual homeowner. At that time, the new homeowner will maintain the landscaping and screening. This criterion is met. 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. Comment:All landscaping will be maintained by the homeowner to allow for maintenance or repair of public utility to allow pedestrian or vehicular access, and to increase traffic visibility. This criterion is met C. Installation requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; 2. The plant 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. Comment: All landscaping will be installed according to accepted planting procedures,be of high grade and meet the size and grading standards, and will be installed to meet the provisions of this title. D. Certificate of Occupancy. 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. The Dalton Company City of Tigard SR Design LLC 29 Comment: The applicant acknowledges that certificates of occupancy will not be issued until the landscaping requirements have been met to comply with this section. E. Protection of existing 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). Comment: All trees are to remain on site except for those marked for removal on the Tree Removal Plan. Appropriate protection measures will be taken to preserve trees during the construction process. See the submitted Site Plans for a graphical detail of which trees are schedule to remain at this time in the development. F. Care of landscaping along public rights-of-way. 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. Comment: The homeowners along the newly constructed public street will maintain any street trees and landscaping materials along the rights-of-way to comply with this section. This criterion is met. H. Height restrictions abutting public rights-of-way. 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. Comment: The applicant will not plant trees, shrubs or plants that are more than 18 inches in height in the public right of way abutting roadways that have no established curb and gutter. This criterion is met. 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. The Dalton Company City of Tigard SR Design LLC 30 Comment: The applicant will plant new street trees along the newly constructed public street, internal to the site. Street trees are not proposed along SW James Street, only along the internal street system. This criterion is met. B. Street tree planting 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. Comment: The street trees to be planted along the internal street will be chosen form the street tree planting list provided by the City of Tigard. The proposed street tree plan will be reviewed by the City Arborist to ensure that the street trees meet City specifications. Therefore, this criterion has been met for approval. 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: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of the sidewalk), fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; f. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; g. On-premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; The Dalton Company City of Tigard SK Design LLC 31 i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and 1. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand, paver blocks and cobblestones; and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. Comment: Any additional trees that may be required will have a minimum caliper of two (2) inches and be four feet in height as specified in the requirements. All required street trees will meet the street tree requirement as stated in the Development Code. Any trees to be placed as landscape trees may be counted toward any mitigation, if required. The landscape trees plated on the individual lots will be the types and size required by the Development Code. A specific landscape plan has not been prepared at this time size the specific dwelling units have nOt been determined. However, it should be noted that minimum landscaping will be provided to each dwelling unit as required. Therefore, this criterion has been met for approval. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. Comment: If conditioned, any street trees will be pruned and maintained by the applicant until new owners purchase the individual parcels. At that time, the new homeowners will maintain the trees to meet the requirements of the section. This criterion is met. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020.C.4.a. Comment: The application may not utilize the existing trees as street trees. If no existing trees are to be used as street trees, then this criterion is not applicable. If any The Dalton Company City of Tigard SR Design LLC 32 trees are to be used as street trees then, no cutting or filling will take place within the drip-line of the tree. This criterion is met F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020.C.4.b. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized, provided the provisions of Chapter 18.795,Visual Clearance, are satisfied. Comment: The applicant proposes an appropriate number of street trees to be planted and spaced according to city specification and be of an acceptable size and height. There are no signalized intersections nearby. Those used will be from the approved street tree list provided by the City. This criterion is met. 18.745.050 Buffering and Screening A. General provisions. 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; 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of- way, buffering, but not screening, shall be required as specified in the matrix; 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. The Dalton Company City of Tigard SR Design LLC 33 Comment: All adjacent uses to this property are the same zoning classification of R-4.5 and are detached single units. The buffer matrix states that no additional buffering or screening is required. Thus, this criterion is met. B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of Sections 18.745.050.B.8 and 18.745.050.D; 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: a. At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: (1) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; (2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; (3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area; c. The remaining area shall be planted in lawn or other living ground cover. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four-foot continuous screen of the height specified in Table 18.745.2 within two years of planting; or The Dalton Company City of Tigard SR Design LLC 34 b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover; or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795; 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case, fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; 8. Fences and walls a. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director; b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick; and d. Chain link fences with slats shall qualify for screening. However, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. 9. Hedges a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in Sections 18.745.050.C.2.a and 18.745.050.C.2.b; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view; and c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. The Dalton Company City of Tigard SR Design LLC 35 Comment: All uses adjacent to this property are under the same zoning classification of R-4.5 and are detached single units so that no additional buffering or screening is required. This criterion is met. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in Section 18.745.050.C.2 except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects; 2. Fences or walls: a. May not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795; b. Are permitted up to six feet in height in front yards adjacent to any designated arterial or collector street. For any fence over three feet in height in the required front yard area, permission shall be subject to administrative review of the location of the fence or wall. 3. All fences or walls shall meet vision clearance area requirements in Chapter 18.795; 4. All fences or walls greater than six feet in height shall be subject to building permit approval. Comment: The applicant does not propose any fences or walls along the proposed local streets nor will any walls or fences that are not allowed by the development code. Therefore, this criterion is met. D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking, loading, storage or similar areas are located above finished grade, the height of fences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. Comment: The applicant does not propose fences that would exceed the height restriction of this section. This criterion is met. The Dalton Company City of Tigard SR Design LLC 36 E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1) Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. 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 five and eight feet in height. All refuse materials shall be contained within the screened area; 3. Screening of swimming pools. All swimming pools shall be enclosed as required by City of Tigard Building Code; 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. Comment: The applicant is not proposing any screening situation that would trigger the special provisions of this code section.Therefore, this section is not applicable. F. Buffer Matrix. The Dalton Company City of Tigard SR Design LLC 37 1. The Buffer Matrices contained in Tables 18145.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts; 2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2, shall be processed as a Type II procedure, as regulated by Section 18.390.040, using approval criteria in Section 18.370.010. Comment: All uses adjacent to this property are under the same zoning classification of R-4.5 and are detached single units so that no additional buffering or screening is required. This criterion is met. 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. Comment: This application is proposing grading within the right-of-way of James Street. The purpose of this grading is to install a connection point for the newly created public street to lead in to the proposed subdivision. The proposed grading will be the minimum necessary to construct the street connection. However, if there are any areas affected by grading which are not occupied by structure, they will be replanted to prevent erosion after construction. Therefore, this criterion is met. 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 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. Comment: This application is proposing grading on the site as part of this application. However, if topsoil is removed during construction of the improvements, then any topsoil removed for grading and construction will be stored on or near the site and protected from erosion as detailed in this section. After grading, the soil will be restored on the site for planting. Therefore, this criterion is met. C. Methods of re-vegetation. The Dalton Company City of Tigard SR Design LLC 38 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. Comment: The applicant will perform all re-vegetation as described above to fully comply with the standards set forth in this Code Section. This criterion is met. The Dalton Company City of Tigard SR Design LLC 39 CHAPTER 18.765 - OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.020 Applicability of Provisions Comment: The applicant is proposing a ten (10)-lot subdivision which will be designed for single-family homes; therefore, this standard is applicable to the development. 18.765.030 General Provisions 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. 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); Comment: The Preliminary Site plan shows how access, egress and circulation to access each lot will be granted. Although homes are not proposed at this time, each parcel will have ample room to have passenger vehicles park off street. C. Joint parking. Comment: The applicant is not proposing joint parking with this application; therefore, this section is not applicable to the development. D. Parking in mixed-use projects. Comment: The applicant is not proposing a mixed-use project; therefore, this section is not applicable to the development. E. Visitor parking in multi-family residential developments. Comment: This application is for single-family residential development; therefore, this section is not applicable. F. Preferential long-term carpool/vanpool parking. Comment: Carpool and vanpool parking is not required with this development; therefore, this section is not applicable. G. Disabled-accessible parking. The Dalton Company City of Tigard SR Design LLC 40 Comment: Parking areas are not required with single-family detached dwelling units; therefore, this section is not applicable to the development. 18.765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. Comment: A parking lot is not being proposed with this application; therefore, this section is not applicable to the development. B. Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drives shall be improved with an asphalt or concrete surface; and 6. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. Comment: The access drives for the dwelling units will comply with all of the standards required for single-family detached residences as stated within this Code Section. This criterion is met. H. Parking space surfacing. 1. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in 18.765.040.H.3 and 4 below, all areas used for the parking or storage or maneuvering of any vehicle,boat or trailer shall be improved with asphalt or concrete surfaces; 2. Off-street parking spaces for single and two-family residences shall be improved with an asphalt or concrete surface; The Dalton Company City of Tigard SR Design LLC 41 Comment: All off-street parking spaces will be improved with an asphalt or concrete surface to comply with this standard for single-family residences. K. Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur, except for single-family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. Comment: All off-street parking spaces for the single-family residences will be well- drained to avoid flow of water across public sidewalks where possible. Sidewalks are proposed along the new public street, internal to the site. The site plans will be further reviewed by the City Engineer to ensure compliance with this section of the Code. Therefore, this criterion is met. 18.765.050 Bicycle Parking Design Standards Comment: According to Table 18.765.2, bicycle parking is not required with this application. Table 18.765.2 Minimum and Maximum Required Off-street Vehicle and Bicycle Parking Requirements MINIMUM ZONE A MAXIMUM ZONE B BICYCLE RESIDENTIAL Household Living Single Unit,Detached 1.0/DU None(M) None(M) None(M) Accessory Units 1.0/DU None None None (M):Metro Requirement 18.765.070 Minimum and Maximum Off-Street Parking Requirements A. Parking requirements for unlisted uses. 1. The Director may rule that a use, not specifically listed in Section 18.765.070.H, is a use similar to a listed use and that the same parking standards shall apply. If the applicant requests that the Director's decision be rendered in writing, it shall constitute a Director's Interpretation, as governed by Section 18.340; 2. The Director shall maintain a list of approved unlisted use parking requirements which shall have the same effect as an amendment to this chapter. B. Choice of parking requirements. When a building or use is planned or constructed in such a manner that a choice of parking requirements could be made, the use which requires the greater number of parking spaces shall govern. H. Specific requirements. (See Table 18.765.2) Comment: The applicant is proposing a ten (10) lot subdivision within the R-4.5 zone, a listed use. The minimum required off-street parking space is 1.0/DU, per Table The Dalton Company City of Tigard SR Design LLC 42 18.765.2. Residential developments do not have a maximum off-street parking space requirement. Each lot will have ample parking to allow for at least one vehicle. Therefore, this criterion has been met for approval. 18.765.080 Off-Street Loading Requirements A. Off-street loading spaces. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: Comment: The applicant is proposing development in a residential zone, R-4.5; therefore, this section is not applicable to the development. CHAPTER 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. Comment: The applicant has hired a licensed arborist to help in the preparation of the tree plan, as required by the Development Code. The project arborist has reviewed the revised layout and tree protection for the remaining trees on the site; a copy of the approved plan is located with the arborist report. In addition to the arborist report, which identifies the trees to remain, the Director has written an interpretation and has requested that the narrative address how the development preserves existing trees. Below is a discussion on the matter of tree preservation for this development application: The project size and pattern of the lots leans itself to a pre-determined design. Since the exiting trees are on the perimeter of the site the trees to be removed are either in the building footprint, future street or are deemed hazardous. It should be noted that the final grading plan has not been prepared so the site plan may have trees that are identified for removal but may be retained in the future. Once the final construction documents have been prepared and approved, the arborist report has supplied what should occur during construction. The report(page 6) has a section titled: "Construction Activities within the Tree Protection Zone" which address what should happen during construction. The reduction of parking spaces or the number of total will not have an effect on tree preservation. Parking spaces are for multi-family/commercial projects The Dalton Company City of Tigard SR Design LLC 43 and if lots are reduces the only outcome is larger lots. The applicant may investigate the use of Section 18.790.040 since the project is preserving a number of trees. Lot 3 is a lot that may benefit from Section 18.790.040(3) since a number of trees are being preserved along the eastern boundary line. The final design of the dwelling units is undetermined at this time. However, if the potential arises, then additional preservation of trees may occur. The design of the project does not affect the trees located off-site and protection fencing may be placed on this site in order to protect off-site trees. The application finds that preventative measures as well as design preservation techniques have been used in preparation of this tree protection plan. Therefore, this requirement has been met for approval. 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; Comment: The tree assessment from the tree plan identifies the location of the trees. The submitted tree report from the arborist details the specific species and condition of each tree surveyed. Please refer to the arborist report for specific details of the trees. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: 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. Comment: The tree assessment from the tree plan indicates twenty six (26) trees over 12 inches in caliper exist on site and of that number; eleven (11) trees are classified as hazardous and three (3) trees are proposed for removal, meaning that there is an 80.00% retention rate on this site. According to subsection 2.d (above) over a 75% retention rate The Dalton Company City of Tigard SR Design LLC 44 does not require mitigation. Of the tree trees that need to be removed, two of the trees (# 46 &47) are in the middle of proposed lot 6. In addition, tree #44 will need to be removed do to the potential grading on proposed lot 8 to allow for positive storm water and sanitary sewer flow to the proposed utilities as determined by the City Engineer. Therefore, this criterion has been met. 3. Identification of all trees which are proposed to be removed; Comment: The tree inventory on the existing conditions plan identifies all trees to be removed on the site. The associated arborist report documents the trees on the site that are over 12-inches in diameter scheduled for removal and preservation. Please review the submitted arborist report for further details. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Comment: The arborist report identifies a tree protection program. Please review the submitted arborist report for further details. Therefore, this criterion has been met. 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. Comment: No trees have been removed one year prior to this development application. All the trees have been identified 18.790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% bonus may be applied to density computations of Chapter 18.715. No more than a 20% bonus may be granted for any one development.The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas of floodplain, slopes greater than 25%, drainage ways, or wetlands that would otherwise be precluded from development; 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying The Dalton Company City of Tigard SR Design LLC 45 zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone; 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20% of that required by the underlying zone; 4. Commercial/industrial/civic use parking. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off- Street Parking Requirements, a 1% reduction in the amount of required parking may be granted. No more than a 20% reduction in the required amount of parking may be granted for any one development; 5. Commercial/industrial/civic use landscaping. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% reduction in the required amount of landscaping may be granted. No more than 20% of the required amount of landscaping may be reduced for any one development. Comment: The application requests a reduction to the lot size averaging requirement (subsection 2) and to the lot width and depth requirement (subsection 3), above. The application finds that the preservation of trees along the northern boundary of Lot 3 and 4, eastern boundary of Lots 2 and 3 and southern boundary of Lot 10 would make this project eligible for flexibility as stated in sub-section 2 and 3 above. Section 18.790.030 has been address per the new Director's interpretation and the approval criterion has been met. Therefore, staff should allow the reduction of lot averaging as well as the width and depth of lots since trees are being preserved during the development of this project. B. Subsequent removal of a tree. 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 approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. The Dalton Company City of Tigard SR Design LLC 46 C. Site development modifications granted as incentives. A modification to development requirements granted under this section shall not conflict with any other restriction on the use of the property, including but not limited to easements and conditions of development approval. D. Design modifications of public improvements. The City Engineer may adjust design specifications of public improvements to accommodate tree retention where possible and where it would not interfere with safety or increase maintenance costs. Comment: The applicant does request two incentives and modifications to the development requirements with this application. The applicant is proposing to preserve trees on lots 2, 3, 4 and 10. The findings are addressed above. Therefore this section is 1 met and the Director should apply the incentive standards to this application. 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 defined 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: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment-laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions The Dalton Company City of Tigard SR Design LLC 47 of permit approval and that no material facts stated in the original application have changed. D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A.2., excluding D.4. above, is not permitted. Comment: No portion of the site is within a sensitive land as defined by Chapter 18.775. This criterion is not applicable. 18.790.060 Illegal Tree Removal A. Violations. The following constitute a violation of this chapter: 1. Removal of a tree: a. Without a valid tree removal permit; or b. In noncompliance with any condition of approval of a tree removal permit; or c. In noncompliance with any condition of any City permit or development approval; or d. In noncompliance with any other section of this title. 2.Breach of a condition of any City permit or development approval, which results in damage to a tree or its root system. B. Remedies. If the Director has reason to believe that a violation of this chapter has occurred, then he or she may do any or all of the following: 1. Require the owner of the land on which the tree was located to submit sufficient documentation,which may include a written statement from a qualified arborist or forester, showing that removal of the tree was permitted by this chapter; 2. Pursuant to Section 18.390.050., initiate a hearing on revocation of the tree removal permit and/or any other permit or approval for which this chapter was an approval standard; The Dalton Company City of Tigard SR Design LLC 48 3. Issue a stop order pursuant to Section 18.230 of this title; 4. Issue a citation pursuant to Chapter 1.16 of the Municipal Code; 5. Take any other action allowed by law. C. Fines. Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Section 1.16 of the 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 D below; 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 International Society of Arboriculture's Guide for Plant Appraisal. D. Guidelines for replacement. Replacement of a tree shall take place according to the following guidelines: 1. A replacement tree shall be a substantially similar species taking into consideration site characteristics; 2. If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value; 3. 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 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; 4. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. E. In lieu-of payment. In lieu of tree replacement under Section D above, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. F. Exclusivity. The remedies set out in this section shall not be exclusive. The Dalton Company City of Tigard SR Design LLC 49 I Comment: The applicant is proposing to meet and follow the guidelines for obtaining a permit for any tree removal, mitigation and tree permits required for this proposal. The applicant does not foresee any tree removal without a permit to trigger compliance with Section 18.790.060 (D). This criterion is met. ICHAPTER 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 1 and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.330, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18.390.030, using the standards in this chapter as approval criteria. Comment: The applicant is proposing a ten lot subdivision on the above site. All vision clearance provisions of this Code Section will be met for the connection point for the new public street connection along SW James Street. In addition, the individual dwelling units along the new public street will meet the vision clearance criterion of this Development Code. I18.795.030 Visual Clearance Requirements 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. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an ' occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that 1 trees exceeding this height may be located in this area, provided all branches below eight feet are removed. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. The Dalton Company City of Tigard ISR Design LLC 50 Comment: The design of the project takes into account the required vision clearance triangle, as described in the above requirements. The street connection point of the proposed public street to SW James Street will meet the vision clearance requirements. The proposed lots will also meet the above vision clearance requirements, with the possible exceptions as listed above, e.g., light poles. Vegetative plantings and fences will be taken into consideration when each of the proposed dwelling units is constructed during the building phase of this development. This criterion is met. 18.795.040 Computations B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non- arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right of-way or property line at points which are 30 feet distance from the intersection of the right- of-way line and measured along such lines. See Figure 18.795.1:clquit,ke, 4,of Accu4a0 .. FIGURE 18.795.1 ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS 2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. The Dalton Company City of Tigard SR Design LLC 51 Comment: The applicant has designed the proposed subdivision in keeping of the vision clearance requirements, as illustrated in Figure 18.795.1 as shown above. This criterion is met. CHAPTER 18.810 - STREET AND UTILITY IMPROVEMENTS 18.810.020 General Provisions A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs and other public improvements shall occur in accordance with the standards of this title. No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this section and adequate public facilities are available. Applicants may be required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. B. Standard specifications. The City Engineer shall establish standard specifications consistent with the application of engineering principles. C. Section 7.40 applies. The provision of Section 7.40 of the Tigard Municipal Code shall apply to this chapter. D. Adjustments. Adjustments to the provisions in this chapter related to street improvements may be granted by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria in Section 18.370.030 C9. (Ord. 99-22) E. Except as provided in Section 18.810.030S, as used in this chapter, the term "streets" shall mean "public streets" unless an adjustment under Section 18.810.020.D is allowed. Comment: The application has prepared the proposed ten (10) lot subdivision keeping in compliance with the requirements of this section. The application makes assurances that adequate public facilities exist for the development of this subdivision. The City Engineer will review the proposed street and utility requirement as stated in Chapter 18.810 to ensure compliance with the Tigard Development and Engineering Codes. The application is prepared to sign a waiver of remonstrance for future street improvements, which specifically affect this development. The waiver will be recorded with the final plat. This criterion is met. 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. The Dalton Company City of Tigard SR Design LLC 52 2. No development shall occur unless streets within the development meet the standards of this chapter. 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 improvements meeting the standards of this title are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; 5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f. Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B. 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 The Dalton Company City of Tigard SR Design LLC 53 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. Comment: The proposed project will construct a new public street which will connect to SW James Street. The proposed public street will allow for each of the newly created lots to have public street frontage in compliance with the code provisions listed above. The proposed public street leading in to the project site is designed to meet all Tigard street standards, as identified in the Development and Engineering Codes. IN addition, the design of the public street will meet the Fire Marshall requirement for a turnaround. The proposed turnaround will be in the bend of the road between proposed lots 2-4 (on the northeast) and lot 10 (on the southwest). This project will be reviewed by the Fire Marshall during the development the review process to ensure compliance. This criterion is met for approval. 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: 1. The Council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the Council to be present: a. Establishment of a street is initiated by the Council and is found to be essential for the purpose of general traffic circulation and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the Commission to the Council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval: a. The applicant shall submit such additional information and justification as may be necessary to enable the Commission in its review to determine whether or not a recommendation for approval by the Council shall be made; The Dalton Company City of Tigard SR Design LLC 54 b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title; c. The Commission in submitting the proposal with a recommendation to the Council may attach conditions which are necessary to preserve the standards of this title; and 3. All deeds of dedication shall be in a form prescribed by the City and shall name "the public," as grantee. Comment: The applicant is requesting a ten lot subdivision. The subdivision will include dedication of a new public street leading into the site and additional dedication to SW James Street along the frontage where the new public street connects. The proposed street dedications will be in compliance with the provisions of this Chapter. Prior to final dedication the City Engineer will review and inspect the street layout for compliance. Therefore, this criterion is met for approval. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 2. Access shall be in accordance with Sections 18.705.030.H and 18.705.030I. Comment: The proposed subdivision is not proposing the creation of an access easement with the exception for an access easement along the entrance of Lot 3. This access easement will allow for the fire department to turn their vehicles around in case of an emergency. The access easement will extend as required by the Fire Department and maintained in accordance with the Uniform Fire Code Section 10.207. This criterion is met. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in accordance with Subsection N below; and 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: The Dalton Company City of Tigard SR Design LLC 55 a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. Comment: The plans show the design of the proposed street as well as the preliminary street profiles for both James Street as well as the new public street. The final design will be reviewed during the construction document phase of the project. All street designs will be reviewed and approved by the City Engineer. 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. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter - Functional Street Classification; b. Anticipated traffic generation; c. On-street parking needs; d. Sidewalk and bikeway requirements; The Dalton Company City of Tigard SR Design LLC 56 L sD j i r 2-; s i i tl.li e` en.t 7. Typ.of Street `4= E a '_ , gv� et If� g i'- a t Id w m e d i z p an 9 :. Andisl 64'-128' Vann 2-7(Refer to 12' N/A 6'(New Surds) 8'(Res lc lad.Zones) 5' t2'0r T 5'4'(Existing Streets) 10'(Comm Zones) Collector 58'46' Vanes 2.5(Refer to 11' N/A 6(New Struts) 6'(Res.&Ind.Zoos) 5' 12'01 TSP) 5'-6'(Exiling Steen) 8'(Comm Zama) Neighborhood Roux 50-58' 28'-36' 2 10' 8' 5'.6' 5'4'C' 5' N/A Local. 1ndrsoial/Conaneraal 50' 36' 2 N/A 5'-0'0 S. N./A Local.Residential N/A • Under 1500 ADT 54?50'01 52',280 2 8'(both sides) NIA S'-6'm 5' • Under 500 ADT 50'146'0 28'124' 2 8'(oar side) N/A • Under 200 ADT 46'!42'0) 24'/20'm 2 (No Padang) N/A Cut-dewc bulbs m 50' 42'ndpw WA WA N/A N/A lodwuid and radios Co®n[ial an is Ctrl-de-sac bulbs as 47' 40'radios N/A N/A NA WA NA Residential macs tidiest Alley.Residential 16' - 16' N/A WA WA NA NIA Alley'Business 20' 20' N/A N/A WA NA N/A (Ord 02-33) t Medians required for 5 and 7 lane roadways.They are optional for 3 lane roadways. a Sidewalk widths fee these streets shall be 5 ft with landscape snip;6 ft if against curb(if permitted in accordance with 18.810.070.C). a"Skinny Sneer"roadway widths we permitted where cross section and review criteria are men.Refer to corresponding cross sections(figures 18.810.3, 18110.4 and 18.810.5)for details and conditions. Comment: The applicant has developed design drawings to reflect an overall dedication of 25 feet from centerline on SW James Street and a full dedication of 50-feet for the new public street in the development. This right of way dedication is sufficient to meet the future street improvements, as requested by the City. The proposed street right of way for the proposed subdivision is the required width to allow for the future extension to the west. This criterion is met. 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 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. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and The Dalton Company City of Tigard SR Design LLC 57 a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. G. Street spacing and access management. Refer to 18.705.030.H. Comment: The applicant has developed the proposed subdivision with a public street that may eventually be extended to the west and possibly connect with the existing street extension of SW 124th Avenue. The circulation plan shows the location of the propped project site in relation to SW 124th Avenue and what the future street extension may look like in the future if the new street is connected to SW 124th Avenue. Therefore, this criterion has been met. 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 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. 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. 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. The Dalton Company City of Tigard SR Design LLC 58 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. Comment: The applicant has developed the proposed subdivision with a public street that may eventually be extended to the west and possibly connect with the existing street extension of SW 124th Avenue. The circulation plan shows the location of the propped project site in relation to SW 124th Avenue and what the future street extension may look like in the future if the new street is connected to SW 124th Avenue. Therefore, this criterion has been met. The design of the proposed street connection does meet the intent of the street alignment and connection requirement, as stated above. 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: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. Comment: The application shows the connection of the new public street as it intersects with SW James Street. The connection point is as near to a right angle as possible. Therefore, this criterion has been met for approval. 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. Comment: The application contains additional right-of-way dedication for SW James Street along the property boundary. This right of way dedication meets the City local street standards. In addition, the proposed public street internal to the site proposed a dedication that also meets the City's local street standards. This criterion is met. K. 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. The Dalton Company City of Tigard SR Design LLC 59 Comment: The application provides for dedication along SW James Street to meet the City's current local street standards. In addition the proposed public street has been designed to meet the local street standards and has shown a dedication to the city with a right of way width of 50-feet. This criterion is met. L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All cul-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. Comment: The application does not contain any cul-de-sacs and thus this criterion is not applicable. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. Comment: The application does not propose any streets names at this time. A street name will be chosen prior to final plat. The name will be reviewed by the City, County and with all the various agencies as to not be duplicated or confused with an existing street in the area. The addresses for the dwelling units are determined by the City Building official and should also conform to this provision of the Development Code. N. Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and 2. Centerline radii of curves shall be as determined by the City Engineer. Comment Both SW James Street and the proposed public street are considered local streets and do not have a grade of more than 15 %. The submitted site plans show a preliminary street profile for both streets. Please refer to the submitted site plans for a graphical representation of the proposed street profiles. This criterion is met. The Dalton Company City of Tigard SR Design LLC 60 0. 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 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Comment: All curbs, curb cuts, ramps and driveway approaches will be constructed in accordance with the standards specified in this chapter and Section 15.04.080. This criterion is met. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in non-industrial areas. Comment: The application does not contain any streets that are adjacent to railroad right of way and therefore this criterion is not applicable. 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: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The Dalton Company City of Tigard SR Design LLC 61 Comment: The site is not adjacent to, abutting or traversed by any arterials or collector streets and thus this criterion is not applicable. R. Alleys, public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. Comment: The application does not contain any alleys and thus the criterion 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. Comment: The applicant acknowledges that it is the responsibility of the developer's professional land surveyor to provide certification to the City that all boundary and interior monuments will be re-established and protected. This criterion is met. T. Private streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Comment: The application does not contain any private streets and thus this criterion is not applicable. 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. Comment: The application is not adjacent to a development that will result in a need to install or improve a railroad crossing and thus criterion is not applicable. The Dalton Company City of Tigard SR Design LLC 62 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. Comment: The applicant acknowledges that the cost of any street signs procured by the City for the subdivision will be the responsibility of the developer. This criterion is met. 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 Engineer/US Post Office prior to final approval. Comment: The applicant will work with the Postal Service and City Engineer to determine the ultimate location of the mailboxes for this partition. This criterion is met. 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. Comment: It is not anticipated that traffic signals will be required for this subdivision. The amount of traffic generated by this project is not at a vehicle level to warrant the installation of a traffic signal. This criterion is not applicable. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. Comment: The subdivision may be required to install street lights as part of this development. If the development is required to install street lights, then the installation will be in accordance with regulations adopted by the City. Z. Street name signs. Street name signs shall be installed at all street intersections.Stop signs and other signs may be required. Comment: Since a new public street will be constructed as part of this development, a new street sign for the new street may be required. If the City will require a new street sign, then it will be installed at a location acceptable to the City. The Dalton Company City of Tigard SR Design LLC 63 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. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to City final acceptance of the roadway;however, not before 90% of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1-1/2 inches in thickness. (Ord. 99-22) Comment: The final life for the street should be completed in accordance with the above provisions. All street will be constructed from the above listed material in a manner consistent with City standards. Therefore, this criterion has been met. AB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the City to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the City for a period of five (5) years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the City within the five-year time period will be refunded to the developer. Comment: The proposed project is not anticipated to cause a negative impact on the surrounding neighborhood in such a manner as to necessitate traffic calming. The The Dalton Company City of Tigard SR Design LLC 64 design of the project does not lend itself to excessive speeding since the proposed public street has a ninety (90) degree bend in the road. In addition, the new public road terminates at SW James Street; traffic leaving the project site will have to turn either right or left thus reducing traffic speeds. Therefore, the application finds that traffic calming is not warranted for this project. The Dalton Company City of Tigard SR Design LLC 65 AC. Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. when they generate a 10% or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the City street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development 0-3,000 vpd 2,000 vpd 3,001-6,000 vpd 1,000vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the City engineer: (1) High traffic volumes on the adjacent roadway that may affect movement into or out of the site (2) Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s) (3) Inadequate horizontal or vertical sight distance at access points (4) The proximity of the proposed access to other existing drives or intersections is a potential hazard (5) The proposal requires a conditional use permit or involves a drive-through operation (6) The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. when the site is within 500 feet of an ODOT facility and/or b. trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility and/or c. trip generation from a development adds 50 or more peak hour trips to an ODOT facility. The Dalton Company City of Tigard SR Design LLC 66 Comment: The proposed subdivision will not generate enough traffic to warrant a traffic study. The criterion is met. 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. Comment: The application does not propose to change the current block design. This criterion is met. B. Sizes. 1. 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 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. 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. Comment: The application does not contemplate changing the size of the block and the current block does not exceed 2,000 feet measured along the centerline of the street. This criterion is not applicable. 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. The Dalton Company City of Tigard SR Design LLC 67 Comment: The application proposes easements for sewers, drainage water mains, and electric lines as outlined in the design drawings. This criterion is met. 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. Comment: The applicant has made arrangements that provide for full services to the development. The applicant has designed the utilities to be installed in a 15-foot easement between proposed lots 4 and 5. The pipes will be of such material as approved by the City Engineer. The utilities flow to the north and be distributed in SW Alberta Street. This criterion is met. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; 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; 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. Comment: The application contains parcels that are the size and shape appropriate for the location of the development. The depth of all proposed parcels will not exceed 2-1/2 times the average width and is zoned residential. This criterion is met. 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. Comment: The application is for a subdivision. Al lots have a minimum of 25-feet of frontage along the proposed public street. Therefore, the street frontage requirements have been met. The Dalton Company City of Tigard SR Design LLC 68 C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: 1. A planting buffer at least ten feet wide is required abutting the arterial rights-of- way; and 2. All through lots shall provide the required front yard setback on each street. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided, 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. Comment: The application contains no through lots, the lot side lines are at right angles to the street and there are no large lots that will likely be re-divided due to the site development requirements and configuration. This criterion is met. 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 side of the street. Comment: The applicant will install sidewalks that meet the City standards at ultimate location within the proposed Public Street. This criterion is met. 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. The Dalton Company City of Tigard SR Design LLC 69 I IComment: Due to the size of this subdivision, there will be not be an additional 1,000 vehicle trips per day near or at this location, therefore this section is not applicable. I2. If there is an existing sidewalk, on the same side of the street as the development, • within 300 feet of a development site in either direction, the sidewalk shall be Iextended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). IComment: The project will construct new public sidewalks internal to the development. There are no sidewalks currently constructed on SW James Street. I Therefore the development will not be required to construct additional off-site sidewalks. This criterion is not applicable. rC. 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 I 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 Iwould 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 I 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. I Comment: The applicant is proposing a planter strip behind the curb between the sidewalks along the new public street. The application is proposing the standard curb / planter strip/sidewalk configuration due to the layout and right-of-way width of the Isubdivision. The proposed public street will have to connect to SW 124th Avenue and the size of the lots is such, that the minimum lot size (7,500 sf) will be just met. The I application finds that curb tight sidewalks should be allowed since there are no other sidewalks already developed in the areas in which to connect to as a sidewalk extension. Street trees will be planted per the applicable development code sections Ithat give specific tree size, species and spacing. The specific location of the street trees is unknown at this time because the driveways are not determined and the individual I utility companies have not determined the location of each franchise utility. Therefore, this criterion has been met. 1 D. Sidewalks in central business district. In the central business district, sidewalks shall be 10 feet in width, and: 1 1. All sidewalks shall provide a continuous unobstructed path; and 2. The width of curbside sidewalks shall be measured from the back of the curb. I The Dalton Company City of Tigard SR Design LLC 70 E. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. 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: 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The City Engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible; and 3. The City Engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. G. Council initiation of construction. In the event one or more of the following situations are found by the Council to exist, the Council may adopt a resolution to initiate construction of a sidewalk in accordance with City ordinances: 1. A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; 2. A safety hazard exists for pedestrians walking to or from a public building, commercial area, place of assembly or other general pedestrian traffic, and sidewalks are necessary to eliminate the hazard; 3. 50% or more of the area in a given block has been improved by the construction of dwellings, multiple dwellings, commercial buildings or public buildings and/or parks; and The Dalton Company City of Tigard SR Design LLC 71 4. A criteria which allowed noncompliance under Section E.1.b above no longer exists and a sidewalk could be constructed in conformance with City standards. Comment: The City Engineer has indicated through the pre-application notes that sidewalks would be required. The sidewalks proposed will be the standard curb/ planter strip/ sidewalk configuration due to the size of the lots in the proposed subdivision. The applicant will dedicate the required 50-foot right-of-way. This criterion is met. 18.810.080 Public Use Areas A. Dedication requirements. 1. Where a proposed park, playground or other public use shown in a development plan adopted by the City is located in whole or in part in a subdivision, the Commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. 2. Where considered desirable by the Commission in accordance with adopted comprehensive plan policies, and where a development plan of the City does not indicate proposed public use areas, the Commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. B. Acquisition by public agency. If the developer is required to reserve land area for a park, playground, or other public use, such land shall be acquired by the appropriate public agency within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to the subdivider. Comment: The application does not propose any dedication for a park, playground or public use as none are proposed within a development plan adopted by the City. This criterion is not applicable. 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 The Dalton Company City of Tigard SR Design LLC 72 I Iany future revisions or amendments) and the adopted policies of the comprehensive plan. IB. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. IC. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. ID. Permits denied.Development permits may be restricted by the Commission or Hearings Officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified Iwill result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage Itreatment system. Comment: The applicant will meet the City Engineering standards for the sanitary I sewer. The applicant is proposing to connect all the proposed lots with sanitary sewer. The design of the sanitary sewer system will comply with the Design and Construction Standards for Sanitary and Surface Water Management and the adopted policies of the IComprehensive Plan. The City Engineer will review the plans to ensure compliance with these standards and the applicant will follow the appropriate procedures for Iobtaining suitable permits. This criterion is met. 18.810.100 Storm Drainage a 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 Isanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any Iintersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal I plan. B. Easements. Where a development is traversed by a watercourse, drainageway, I 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. I I IThe Dalton Company City of Tigard SR Design LLC 73 C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and: 1. The City Engineer shall approve the necessary size of the facility, based on the provisions of 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). 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). Comment: The applicant has designed the storm drainage system based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management, accommodating the upstream drainage and understanding the effect on downstream drainage. The City Engineer will review the plans to ensure compliance with these standards and the applicant will follow the appropriate procedures for obtaining suitable permits. This criterion is met. 18.810.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. 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). 2. Developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. B. Cost of construction. Development permits issued for planned unit developments, conditional use permits, subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or The Dalton Company City of Tigard SR Design LLC 74 construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. 1. Minimum width for bikeways within the roadway is five feet per bicycle travel lane. 2. Minimum width multi-use paths separated from the road is ten (10) feet. The width may be reduced to eight (8) feet if there are environmental or other constraints. 3. The minimum width for pedestrian only off-street paths is five (5) feet. 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. Comment: The applicant is not proposing any additional bikeways or pedestrian pathways other than the sidewalks along the proposed public street within the subdivision. This criterion is not applicable. 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; 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. 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 The Dalton Company City of Tigard SR Design LLC 75 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. C. Exception to under-grounding requirement. 1. The 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 undergrounding 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 undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. 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 the fee in-lieu of undergrounding. 3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in Subsections 1 through 3 of this section shall apply only to existing utility lines. All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The City Engineer shall establish utility service areas in the City. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this code. 2. The City Engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front-foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The City Engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the City at large. The City Engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by The Dalton Company City of Tigard SR Design LLC 76 the City. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the City Council for their review and approval annually. Comment: The applicant has designed the subdivision to enable all utilities to be placed underground and will make all necessary arrangements with the serving utility to provide the underground services. The applicant will pay a fee-in-lieu for any overhead power lines that may front the property and as required by the City Engineer. There are no power lines along the perimeter of the site.There are power lines on the opposite side of the street. In addition, the applicant has shown the public utility easement along the public street for all underground utility facilities in the development plans. 18.810.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City Council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.430.090. Comment: The applicant will guarantee all improvements installed as to workmanship and material for a period of one year following acceptance by the City Council. The cash deposit or bond shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer and comply with the terms and conditions of§ 18.430.090. This criterion is met. 18.810.140 Monuments A. Replacement required. Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. Comment: The applicant will replace any monuments that are disturbed before all improvements are completed prior to final acceptance of the improvements. 18.810.150 Installation Prerequisite A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City, permit fee paid, and permit issued. The Dalton Company City of Tigard SR Design LLC 77 B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the City for construction and other services in connection with the improvement. The permit fee shall be set by Council resolution. Comment: The applicant acknowledges that the plans need to be approved by the City and the permit fees paid and permit issued prior to commencement of the construction of the public improvements. This criterion is met. 18.810.160 Installation Conformation A. Conformance required. In addition to other requirements, improvements installed by the developer either as a requirement of these regulations or at his own option, shall conform to the requirements of this chapter and to improvement standards and specifications followed by the City. B. Adopted installation standards. The Standard Specifications for Public Works Construction, Oregon Chapter A.P.W.A., and 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) shall be a part of the City's adopted installation standard(s); other standards may also be required upon recommendation of the City Engineer. Comment: The applicant will conform to the requirements of this chapter and to the improvement standards and specifications followed by the City of Tigard. This criterion is met. 18.810.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance. All such plans shall be prepared in accordance with requirements of the City. Comment: The applicant will not begin work until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The applicant will gain information about the submittal requirements from the City Engineer and comply with the requirements of the City. This criterion is met. 18.810.180 Notice to City The Dalton Company City of Tigard SR Design LLC 78 A. Commencement. Work shall not begin until the City has been notified in advance. B. Resumption. If work is discontinued for any reason, it shall not be resumed until the City is notified. Comment: The applicant will not begin work until the City has been notified in advance. This criterion is met. 18.810.190 City Inspection A. Inspection of improvements. Improvements shall be constructed under the inspection and to the satisfaction of the City. The City may require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. Comment: Any improvements will be constructed under the inspection and to the satisfaction of the City. This criterion is met. 18.810.200 Engineer's Certification A. Written certification required. The developer's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. Comment: The applicant's professional engineer will provide written certification that all improvements, workmanship and materials will be in accordance with current and standard engineering and construction practices, and are of a high grade, prior to City acceptance of the subdivision's improvements or any portion thereof for the operation and maintenance. This criterion is met. Conclusion The applicant has satisfied the requirements of the Development Code for the City of Tigard and the ten (10) lot subdivision application should be approved as submitted. The Dalton Company City of Tigard SR Design LLC 79 Reduced Plan Set XREF LIST ;r.a.l' JJAMEShI1WJNE VILLAGE SUBDIVISION D L Re LML006°X07 DA 'o DESIGN GROUP INC. SAM`: raePrNo TIGARD, OREGON 9045 SW earbDr Blvd. Suie 101 u.,..,ase Portland,OR 97219 2S `I W 3 C 1000 (503)225-1679 x045 • w 18tH Pl lyfaleenRLS,Dr , v ���..GrirOefs�.P� SW1If°mloplfillbL ._ 3 SW'ItethetrNQ St OREGON •SWv r� A' .7vv /B Milt St •sw8°°r 704 yly". SWAMI CY�o- �wL;'nnS; w C�, W Ann St ..a... — — SW Liden Dr Pe D p¢ 5 — — — — I — — — I — — I — Ln c4 f� 1 LOT 5 LOT 3 I txvwWs 12.31.09 I !y. s s I r LOT 7 1 LOT 6 I l I j I � I � I �I 1,'•P i w ,'. 4 ! 3 c.% s a. — — — — JlL— — — — J1L — — — — J 1 I \ / L I Ell LJ .O o'. o. _._. }..Y"r+N? 1 " ;� _ r^.., r - SW Eluot St ... _.... _..._- i / - - D b is •' _ _.. J } N rV W C) — - -SW,.SW Rasy CI ` ` "J SW:Marie Ct SW ¢ r v f p/ 4 T' C TJRArftp .c S' ' Sr ¢ ^ y Co „ - — PUBLIC ROAD LOT 2 I Z t to"WDoe in SW Blue Heron PI ;- SW Fotl net St., SW Alberta St TjJ =_ b =— — -- — - - — rn p+; r.; r LOT 8 r Tor—9 I r LOT 7O\� r , v, SW Lauren La rain Sk - 5p- Tai I J I L LOT ! StC SItV 1d chelle C1 o `n SGy p S ru o W — — — — — — — — — — — — J Wext ldpe Tar °Afa: �',.r SW Maria St 1' . " r,` ` ?� SIN 7amarraY.Ln SW Hollow Ln 4$ SW✓Je'ind NN'1W4V SW Ouail ''' a,. 6anNSl5la99 M Q� t4 ;tarok m OW,Ln s ,, sw 0 W „ °� kn� * GS _c- SW Fairhaven ST 5' I I W[� yS1't1".‘,r �,�a4�, �¢1 o d. SSW WhisUrttS l.ae I\ V I�L) 4,. K `` 'm a fa.W Fairview Lrt. D! CO LAS ocIReL' :' Kl : r SKrkOS*YlisY 'Dr SWVievamounzC2 ���� \ !r1 0 Et ,i}0 tD .. 34 4., o SW Aerie bT rFR:ha^v - _ 0 Lv ra 'mss 037 L metery' / /--dA41E`j $T(ZCEfi > .' U SWS#lamesLrL:Obej S olo- L W �_ SWtieuntaln': Cl- '0, SW ChandlorN SW Tfpehlll C1 310/Jackie CI O 7 1 20D m . _......I0 Oft �.ir SW Duohllly CLSW McFarlaNd Blvd Re 2t3Q5 Yahoo'Inc s©mot.N1 VTEQ SITE MAP PROJECT SITE U' VICINITY MAP SCALE: 1"=so' (n ° PLANNER W SR DESIGN JEFF CAINES Q 8196 SW HALL BLVD, SUITE 232 BEAVER TON, OR 97008 (503) 469-1213 O W N E R THE DAL TON COMPANY REV. DATE BY 7955 SW HALL BLVD. Z,.. GENERAL NOTES BEAVERTON, OR 97008 o (503) 209-8869 r3 1. ALL CONSTRUCTION SHALL CONFORM TO THE CURRENT STANDARDS AND SPECIFICATIONS FOR THE CITY OF TIGARD, THE CONTACT. LEN DAL TON COVOTIONS OF APPROVAL FOR THE PROJECT. THE UN/FORM BUILDING CODE APPENDIX. CHAPTER 33 EXCAVA I/ON AND GRADING, SHEET I N D X 2 AND THE AGREEMENT ALLOMING 114E DEVELOPER TO CONSTRUCT PUBLIC IMPROVEMENTS SEE SPECIFICATIONS PROVIDED. I: W 0 L A N AND S U R V E Y O R 2. THE EXCAVATOR MUST COMPLY MTN ALL PROVISIONS ORS 757541 TO 757.577, INCLUDING NOTIFICATION OF ALL ONNERS OF UNDERGROUND FACILITIES AT LEAST 48 HOURS.BUT NOT MORE THAN 10 BUSINESS DAYS, BEFORE COMMENCING ANT EXCAVATION. N DAVID FOSTER CO COVER SHEET (N 708 NE 238TH PLACE 3. mEETHODS FOR EROSION CONTROL ASSAAPPRO BY THE CITY OF nGARD.TRANSPORT Nf/H/N THE PROJECT LIMITS, USING RECOGNIZED C1.1 EXISTING CONDITIONS PLAN Z W000 VILLAGE, OR 97060 4. THE CONTRACTOR IS TO LEAVE THE PROJECT FREE OF DEBRIS AND UNUSED MATERIALS UPON COMPLETION. C2.1 SITE PLAN AND TENTATIVE PLAT (503) 222-9881 CU 5. THE CONTRACTOR SHALL COORDINATE THE INSTALLATION OF THE UTILITY SYSTEMS SUCH AS POND?, TELEPHONE, GAS, CABLE rV, C2.2 DENSITY COMP TA 170N PROJECT ETC., NTH EACH INDIVIDUAL UTILITY COMPANY,PRIOR TO FINAL INSTALLATION OF THE SYSTEMS e G CI V l L ENGINEER C3.1 GRADING AND EROSION CONTROL PLAN NUMBER DAL006 0 6. THE CONTRACTOR SHALL MAINTAIN AND PROTECT EXISTING PUBLIC AND PRIVATE UTILITY LINES AND OTHER PUBLIC UTILITY in DL DESIGN GROUP, INC. STRUCTURES THE CONTRACTOR SHALL RESTORE ALL PUBLIC PROPERTY TO ITS ORIGINAL CONDITTON UPON COMPLETION OF WORK. Date: 04/152008 C4.1 STORM SEWER IMPROVEMENTS 9045 S.W. BARBUR BLVD., SUITE 101 7• TEMPORARY EROSION CONTROL METHODS MUST REMAIN IN PLACE AND BE MAINTAINED UNTIL PERMANENT EROSION CONTROL Q PORTLAND, OR 97219 Scale: AS SHOWN METHODS ARE IN PLACE AND OPERATIONAL. C4.2 UTILITY PLAN (503) 225-1679 Pre 2 FAX (503)-246-2094 8. ALL AREAS TO RECEIVE FILL SHALL BE STRIPPED OF ALL VEGETATION AND OTHER DELErERrOUS MATERIALS ALL SUCH MATERIALS C4.3 STORM DETAILS Dam By CONTACT: GARY DARLING. P.E. SHALL BE REMOVED FROM SITE AT THE CONTRACTORS EXPENSE. C5.1 PUBLIC ROAD PLAN AND PROFILE Des19.418y Inc SJ 9. ALL NONMETALS[SANITARY AND STORM SEVER SERVICE LATERAL PIPING SHALL HAVE AN ELECTRICALLY CONDUCTIVE INSULATED U T I L I T l E S / SERVICES 12 GA. GREEN COPPER TRACER MIRE THE FULL LENGTH OF THE INSTALLED PIPE. C5.2 FUTURE ROAD PLAN AND PROFILE Checked By: GID C.1 0 WATER: CITY OF TIGARD, OREGON 10. NO MATER/AL SUBSTITUTIONS OR DESIGN CHANGES SHALL RE MADE MTTHOUT PRIOR PERMISSION OF THE ENGINEER AND THE ark ENGINEER. C5.3 JAMES STREET PLAN AND PROFILE SEWER: CLEAN WATER SERVICES (CWS) C6.1 SHADOW PLA T AND CIRCULATION PLAN 0 11. A FULL SET OF THE APPROVED PLANS*NH ALL CURRENT REVISIONS AND AMENDMENTS SHALL BE MAINTAINED ON 114E SITE AT POWER: PORTLAND GENERAL ELECTRIC (PGE) ALL•TIMES DURING CONSTRUCTION. GAS: N.W. NATURAL GAS W PHONE: VERIZON 12. ALL FILL SHALL BE PLACED IN 72 LIFTS AND SHALL BE COMPACTED TO MSHTO 955 DENSITY. THE CONTRACTOR SHALL EMPLOY CO M 2 A CEOTECTHNICAL ENGINEER TO TEST ALL FILLED LOTS TEST REPORTS SHALL BE SUBMITTED TO THE CITY AND TO THE ENGINEER, 2 CABLE: COMCAST - PER GEOTECWCAL ENGINEERING REPORT xaEF us,. 4 AMUaIe: 1 � DL D I &D-L• OAITI CO DESIGN GROUP INC. EO 57,wPCIO ' Unresolved 9045 SW Barbur Blvd. Suite 101 Portland,OR 97219 (503)225-1679 N 89'50'00" E 522.35 C; .01PR ee 4,TOPOGRAPHIC SURVEY". I„' - - : ",� _.. .� s 7'"e� Tree01-15•' 171:so..MF e451f ” ��,,.^_...•. Tree48-3 " e 0-2 c Y \,.o '� - -- +r" r f Reeus-V. TAX LOTS 700, 800 & LOT 9 OF "WILLAMETTE PLAT 2" (TAX LOT 1000) E° i :-.. /f /` -*'' ���' Tree 4 LOCATED /N THE SOUTHWEST ONE-QUARTER I ExPNES ,2.3,09 , -.,� t ' f ree45-34" __ f✓ Tree06 4 OF SECTION 3, TOWNSHIP 2 SOUTH, RANGE 1 WEST, OF THE i --- a�[PRO2cnav aria' hee0 ---:17--,-\ ) 1 ^-•-^ Tree47-35" �- ^ iTree08 3 f Treeo9 3 � WILLAMETTE MERIDIAN, WASHINGTON COUNTY, aE ipoTECmw'Da B 4 ° CITY OF TIGARD, STATE OF OREGON �' %�` J �' �' ..•.!; �i' /% Tree , -8" ) rn I 1 , , / —-- .- Tr 15 7 reel 9"Ir DATE OF SURVEY AUGUST, 2005 L ',,y, /frfes45N2 thrDdgh 45N39 '"`� �C Tree1• 15 / -- Tree15 12" O I. 6" to 12""biameters •�_.�"" f�i /i L.4... . -- .Tree;; •"« to • i. _ .,/ ^"' r es20-1].� i� r ?, 100 30' 15• o cn _ SCALE 1' 30• . / •�Tr a 4•111 Treed 221--Tf'ee21--tr_ vt ..../ X X reel I1-32`0 CO f / �_—___.._.. �____---'•`Tree38-t3" f .J J r� _--- - Tree37-8-. NOTES: r n U) Tree39-7" .- —36-t '+'�' Tree25-30" ... i ,./` IECMW Ffltlt ' ,�•'''" �•• Tree41-14" Tree34-6" Tr E — C --'•Tree45-11" - Tr- ee4y-11" `-'U WEE PRD ee23 10" DATUM \ �,....._ ._TrQe32-6 B ICAMA°AA4TUM4EBfS5U15 NTC'JAF6 RETURN AT O / TEae43.�i3 ._.-_ " INTERSECTION OF SW 121ST AVE AND SW TIPPITT PLACE. Is ee3 -15 •— ITree29-23" %J v S _ ee45N1-�f0" Tree44-23 ___...._.:,;!= —�:• _. ""'-z ,-'''� ELEVATION"239.67 0 / re 13�e Tree26 2 E 0 00 CONTOUR INTERVAL t ar•O ,.� -----. I N 89 50'00" 3� . �`� --) 120.033 ( 109.72' TreIf35-8" jr,.. o Tree43N4-15" ` . 0'60"E 40.0 \_ _ _ ..� / [r N 89:0'B‘" = 229.76' Tree40-6" Tree3/Nt,26" o ����.�•���- Q U Tree43N3-18" Tree41N1-27" -- •' o .-....��.•.^..^_-_^-. -- .- j,)J (_-/ ,,rn� Tree43N2-16" N �/ V Toe &3N1-15" I'- Tree27-32" � •- I SURVEYED BY: ~ ° '51 n2EE PRO TECnom Fact- Tree28N1-34 _!"--- ��.� �' POSTER SURVEYING,INC. ci - Z • 706 N.E.238TH PLACE O r rl ' /�' ■.-� WOOD VILLAGE.OREGON 97080 �1I " y. j°° / 503-667-6307,503-997-1100 DELTA = 7'32'55" - ``~� r �' ' }- X 3 RADIUS = 200.00' b SA Tr e28-8" .n i o LENGTH = 26.35' o7WEEPROTECn0VT£NCE „ 0/ `� cn LLI p CHORD = 26.33' II. 2.56.99'" SAN MH w o CHORD BEARING = o \ RIM = 265.06' °o S 66'20'26" W Z .../ 1`" I.E. 252.76'•/ , -7,-..q,• —�"'^-i REGISTERED 1 REV. DATE SY / c PROFESSIONAL DELTA = 27'16'01" LAND SURVEYOR m RADIUS = 250.00' ' SAN MH LENGTH = 118.97' 1 Z RIM = 269.71' CHORD = 117.85' SURVEYED FOR: DEC 16, i I T'\\11 I ti I.E. 257.74' CHORD BEARING = THE DALTON COMPANY DAM A FOSTER 1934 o S 7612'00" W LEN DALTON 1°v - DELTA = 2716'01" RENEVABLE a Izi3L0. 5331 S.W MACADAM.SUITE 376 �O RADIUS = 200.00' PORTLAND. LENGTH = 95.18' j CHORD = 94.28' CHORD 2 ARINYG = TREE LEGEND Iii PROJECT O £X/SlING TREE TO BE PROTECTED ® NUMBER DAL006 3 a Dec: 04/15/2006 04/15/2006 Ea797NG TREE 70 BE REMOVED 0 Scale: AS SHOWN b Q Drawn By. PTB r O Designed By IML Checked By. GIO • O J 0 W ' Z • XRET 057- l(.c.N•7 Pyr.NW.• , , D L Rgdwe i DQOO6D o ` tones I 10603 I 322.33 N ei�"E I 7aaJ7 I: 9250 �, LOT 4 IA LOr 3 DESIGN GROUP INC. - 0617-LOGO SUVA= Pc PL . LOT 7 **.�d LOT 6 >R'a LOT 5 !i4'., ry bl ol^ a 10700 SW BEAVERTON .....a.•.d moo' 7500.44 SF 7500.71 SF .e = 8345.37 HILLSDALE HWY 7500.10 SF 7506.47 SF z� a =' :' r' Suite 655 I s S6° W BEAVERTON,OR 97005 25.00' 2508' ', _---706.95__. l_ .;06.67 J___- 102:;0 ---._ N 89.30'00•[ (5031644-4628• 316.38 S 89'50'00•h' 9175 550' 2508' 050' aoo• D.w' Rte-- ` i � �- - • -g 8 Du' T \/ "Fa aF PUE D.5o, sOD'- 11.00' 11.W' -Sao Sou - PuE J LOT 2 t, FJ' 28.00 nr01! .� QEO PROF PUBLIC ROAD s 7500.55 SF ^ . ,a,., , aASS 2 Ac L R60.oD f � ?�i Rem �'o aA55 A-AC 8597 S 9'JD 00'Y------_ 40.71 10.4 /Ox !_____-"----------L-- - ---- -------" - i.•\fir/� /,Yr/ '�Y .may. � e �'' v U'/. '�..._ ...........109-00 .. ._ .........�� _........ .. 67.97 5 �R \ .� rwwvs� ® \' \r(l \.. .rl1B 4/ ---_- 130'OO•Cr_----� ^•,,''':/ \xtir �/ - ',/,,,,"'• / �/. � 6J, LOT 8 LOT 9 iR'� LOT 10 LOT 1 �wY r.Dxs' savour °�n =ie ° 5.0'PLANTER S7RF ° n I EXPIRES �2.3r-09 J / CaWACIFO 3/4'-0'lf6fLI�G COf.Rg 7606.92 SF S. 7606.06 SF ;1 7928.21 - F �A 7500.55 SF CURB AND a117ER C MPAC1ED SINGRADE 70 COMPACTED 1 1/2"-o' 95%AASN70 7-780 moo I moo I /P277 -� 28.00 -' 3I477 N or or PI•C 1 129.00 N 89.50 00•C PUBLIC ROAD CROSS SECTION A -A Z N.T.S. ;.1 �_ 0 pI ! E--' o 0_ ' JAMES STREET Z I O I.00 R6 4 �, o 1 L I 40. 71 TENTATIVE PLAT j Qr'. nZ n R66.0 '� = 40 W d zZ z /' 167.48 • )T 10 + LOT 3 RATIO IS LESS 1 , I Cu)) ' THAN 1.5 TO 1 / / LOT 7 I LOT 6 l LOT 5 l j LOT 3 I 6.00'PLANTER STRIP J W n T 2 -- 28.00 -- _ �., - ) 1-------_- Q LOT 3 EXHIBIT SD DO?5.00 � �' } I PUBLIC ROAD 2soo 14 D t'f ?ik LOT 2 N.T.S. f i . - .. __... A.... _. .. '.oo PuE h LOT 8 LOT 9 R�•� REV. DATE BY EYEBROW DETAIL I LOT 10 (rte `T�`' LOT 1 FIRE TRUCK TURN AROUND Z ROW AMES STREET N.T.S. to 250 0 o M 7.11'-� 10.21' tr o.so' E E CLASS C"AC CLASS$"AC J 278' 5.08' II' I q loX Q PROJECT �� NUMBER DAL006 9L�7WR !'1Y ' LTAPAClID S/1"-0' _'8 ., r Date: 04/152008 Q a4 AND W77E1P LEI€ZA'T COURSE .- 'aim Scaler AS SHOWN 6o C'OMPAC7ED 7 1/Y-0 =PAVED SUEMAOE 70 / Drawn BR PTB 95t AA9DD T-180 ---_---.......___........1._........_-- _--_--_"_.--'-- QO _- STREET Designed By: Mc o Checked BR DID o I L,___, JAMES STREET CROSS SECTION B-B o SITE PLAN--- \ 3 1 40 C2 . 1 cii • N.T.S. z .... XRLF UST ' � . ID L 4 18.510.020—D AL�X10 I N R-4.5: LOW DENSITY RESIDENTIAL DISTRICT DAL060x50 _ 1 \ THE R-45 ZONING DISTRICT IS DESIGNED TO ACCOMMODATE DETACHED SINGLE FAMTLY HCM£S *TN OR DESIGN GROUP INC. OLD-LOGO I x,\,.\\,,\, I ,,\ LOT 4\ \ MITHOUT ACCESSARY RC9OFN 17AL UNITS AT A MINIMUM LOT SIZE f 7,500 SQUARE FEET DUPLEXES AND 9045 SW Barbur Blvd. i \ \ LOT 3, ATTACHED SINGLE FAMILY UNITS ARE PERMITTED CONDIT10NALL T. SOME CIVIC AND 1NS71TUPONAL USES ARC ,,,p LOT 7' LOT 6 I LOTS \ \ ALSO PERMITTED CONDITIONALLY. .\ I \\\\ \53,365.35 SF \ Suite 101 Portland,OR 97219 \\ \ L (503)225-1679 \` ,,_ \. I \ \` 98. 715.020—A-3,4 J' , ��,, DENSITY CALCULATION x,70,nor& 27,555.5.7 \' DEFINITION Or NET DEVELOPMENT AREA. NET DEVELOPMENT AREA IN ACRES SHALL BE DETERMINED BY V�i�in.o t*�y PUBLIC ROAD / for 2 \ \ SUBTRACTING THE FOLLOMING LAND AREA(S)FROM THE GROSS ACRES NMCN IS ALL OF THE LAND.INCLUDED 4 r •.'\ \ NV THE LEGAL DESCRIPTION OF 7HE PROPERTY TO BE DEVELOPED: r \•. -3. ALL LAND DEDICATED FOR PUBLK RIGHT OF WAY. \ \ - --- I —^^_--- — — -4. ALL LAND PROPOSED FOR PRIVATE STREETS. yy \ - A\w I r. n. --LOT 8' LOT 9----I LOT 10 ! I LOT 1 I EIIP.RES 12-0x-09 I 1,;\ x•23,14747 •;j. -- \\`� r` ' <�•. 18. 715.020—B _ \� �\ :� -- \\\\ ;%-�.; >.:��\ CALCULATING MAXIMUM NUMBER OF RESIDENTIAL UNITS • 'S >• To CALCULATE THE MAXIMUM NUMBER Or RESIDENTIAL UNITS PER NET ACRE, DIVIDE THE NUMBER OF �' � ; SQUARE FEET IN NET ACRES BY THE MIMMUM NUMBER OF SQUARE FEET REQUIRED FOR EACH LOT IN THE l`..,'i `:, APPLICABLE ZONING DISTRICT. 104,068 SQUARE FEET f,''''..;.:,-::‘:•!.::.': "::1. L 2.39 ACRES GROSS 18. 715.020—C 0 `~''°�`' '`'>. CALCULATING MINIMUM NUMBER OF RESIDENTIAL UNITS r<>i "+t">.'1 AS REQUIRED BY SECTION 18.510.040, ME MINIMUM NUMBER OF RESIDENTIAL UNITS PER NET ACRE SHALL 1 •r;`K}': .1 BE CALCULATED Sr MULTIPLYING THE MAXIMUM NUMBER OF UNI TS DETERMINED DT SUBSECTION 8 ABOVE BY '..fir<;:'-t y- 80%(0.8) �. : 0Z GROSS AREA = 2.39 ACRES CO W 0 - PUBLIC ROAD - 0.63 ACRES L_ NET ACRES- 1.76 H JAMES STREET MAX NUMBER OF UNITS- (76 ACRES X 4J560)/7500 SF= 10.77 UNITS(10 UNITS) w 0 PAIN NUMBER OF UNITS- 10.22(10)X 0.8••• 8.176(8 UNITS) I 0 C- J o 0 MAP FOR DENSITY CALCULATIONS I >7 a 0 l" - 40' W 0 ZZ I— } W �.. 0 o LOT 4 LOT 3• Co s.% LOT 7 E LOT 6 LOT 5 7500.71 SF / 8345.37 SF W 7500.10 SF pip ---7500.44 SF— 7506.47 SF— Q PUBLIC ROAD LOT 2 ,S R . DATE BY •0. LOT 8 LOT 9 1 LOT 10 LOT 1 7606 06 SF _7928.21 SF Z .. 7606.92 SF 7500.55 SF a N IJ o ( 1 1 I •I- LOT CALCULATIONS ( 1 NUMBER OAL006 LOT 1 7500.55 SF I 1 7500.55 SF Z J LOT 8345.37 SF N LOT 4 7500.77 SF- Date: (Nn 52008 N LOT 5 7506.47 SF Scale: AS SHOWN O LOT 6 7500.44 SF - Q LOT 7 7500.10 SF Drawn By. PTB J LOT 8 7606.92 Sr sr LOT TO 79 802 SF - . –.- _. -- Designee By. UAL p AVERAGE _— JAMES STREET Glaciate By: GID o LOT SIZE- 764874 SF . I ` O -a MAP FOR LOT AREA CALCULATIONS ili _/241 2 1" - 40 / f1 , —• -- - PeXecaW , �: ., r ..� {{ : ....„--'; ----------1– .,.' D L o ��"�a _� i r ___-—�-." '� ' (— _ .. " r•., _ �I • T 4 I j___---------'- 1 DESIGN GROUP INC, r 0 9oa D4[00602780 , �'r~~ 1`-4 y-..,-_.. 0 T- b.,/ 1 .0 5 I .L� T L T 7' 0 I 2 / ;.... Ij___ ._. - 1-..... /� / /' /�-- -- '1• /// I --•"" / 1 (503)225-1679 .i 1 / „,,,,3,0„.„, 1 r........... , ..., ...„„ ---,1-----” Inw t ..-' y/ / ,- ----,--_.- ,,,_ „.--,--- , _• . ., . ... ..„..., „ , , ..• i _________ ___ _ OREGON / -/.� _...,- "�� ..... .F, F �,,..^'_..'_"''� / I EXPIRES 11.1-DY / �.�` --.-- 1 ...--•�'�- ,._._....� .. Iii., BL lC ROAD _._. ��SCALE: 70' - _..........._._.____.. - 44 - -- _ 0 - - - Z z t r LOT 7 L�T 8 _ �1.--i-___---- ____ I -1;— 0 T 1.• �_.. r I I 60 E-*-r' --- ___ � ' pI i 1Ii_ _ -r oo ��. ,, ..„..., . ____7) I i I , I _,� J -L� J t — _— __ INSTALL BIOBAGS AROUND 11 ALL CATCH BASINS (TrP) = P ._-.._.__._ ALL – –– – – ./' ----, di 011 .____, __-- - - - - - - - - - - --�-=tea--� - - - - —1 J w O U J 6 CC)) FILTER FABRIC MATERIAL FILTER USE STITCHED LOOPS _ J/'^•.�,"''�.,� FABRIC OVER 2'X 2«POSTS „ �` ;t:.' FLOW /'- - Orli:, 1 1t6S.,,`«,,, "��,. W 36' WIDE ROILS MATERIAL .. •pTCN BO '. "i z I-' Q• 1111111 I O r if ; I .._ ~�� d n / kirk. SECTION A–A ° I "•..,,._) 4 I `— ran– z ----... --- s ,. ..,, co . i. i / ., nl �(fl� /i��Ii7/.f/�% ir;�%i ���' .' /r' I•�� '� 1 : j/\ ..-- vJ CD 1{111 �_\�_ N s PITCH INLET 1'.— • INSTALL EROSION CONTROL Q ' 6'(MA%IMUM SPACING) �:�P .l I I• , AREA DRAIN � �'Y I 1 ` \ 1`� 7 I ;r^ li I ' 0 PER DETAIL Q X FRONT VIEW SIDE VIEW 1....•..,-_, 0 MAY BE USED SHORT TERM '�� i Y /'-tk ' /f - 7 a,3 __ ANGLE BOTH ENDS OF FILTER FABRIC PHASING UTIU OF OEVF10 D W/ A ' A \\- �•- '(`.7,-_ ) . ♦ FENCE TO ASSURE SOIL IS TRAPPED • _ ■ Ell J FLOW r,_.,..- �► _'_' ..._..._..._ .. _... _._ ....... .. 1. BURY BOTTOM OF FILTER FABRIC 6" ,a. 3k. 5,. _. .` ._-.--_- ....._._..___._.__._-..___- ........_ .............._.... REV. DATE BY INTERLOCKED VERTICALLY BELOW FINISHED GRADE. , _ - -' �.•_,,.... '_ .--•I 74 2«X 2"POSTS / 2.FENCE POSTS. OR STEEL p111:,, °'" - A j 06 AND ATTACH p $v .� : ,;,�,; . PLAN �r .l------ .�--�'"' I �'.` - w <\ _ E 3. STITCHED LOOPS TO BE INSTALLED --•�-- 4i DOWNHILL SIDE OF SLOPE. .......- `ate r--_•. Z TOP VIEW 4. COMPACT ALL AREAS OF FILTER FABRIC CATCH BASIN /` '--- vo---�.`` TRENCH. -- .- =.-- 1 SEDIMENT FENCE 2 TEMP. BlO—BAGS a --''-2 o C3.1 N.T.S. C3.1 N.T.S. 2 P Oli, '-A0°. � INSTALL CRAWL CONS©ONPER DETAIL PROJECT IiI 0g, Z�N00,1Ep • by. TREE LEGEND NUMBER DAL006 3 �•� *Q °,.`.��s,� • EXISTIND TREE TO BE PROTECTED ® ® Dam: oansrzaoe ti d, •.e•:a, e w •• O ,vi // a I�, X Scale: AS SHOWN • � a > e. EX15lJNG TREE >D BE REMOVED O OI RADIUS v . . Drawn By PTB �/ 26•MIN �' •• I f0y Z Dealgnecl By: iML OO CLEAN PIT RUN OR 2-MINUS GRAVEL Jp O16,G 'S isS Se`Io SUBGRADE REINFORCEMENT ,�O F,S`' Checxea By: GID 2 GEOTEXTILE, AS REOUIRED 1,11.,w Q B«MIN. r O DEPTH •20'MIN.FOR SINGLE FAMILY AND DUPLEX RESIDENTIAL TO----—---` g 3 GRAVEL CONSTRUCTION ENTRANCE ----,_. ....--------_ C3 . 1 2 C3.1 N.T.S.. - XRCT UST_ - - /../ d. // , LtreoM_1 aLoxlo - =• •%' DESIGN GROUP INC. IML006DX50 /�// 1L0060X51 .// % 9045 SW Barbur Blvd. STAUPG10 Suite 101 Un..aaw I / / I Portland,OR 97219 A LOO6Axa, (503)225-1679 1 �/ 1 • 1 / STORM SEVER OlIFA(L D2STM0'G Ail BASIN A REMAIN TYApE .. SS - 0., PROfe/ // / EJGSTiJsTtRM FNPE TO REMAIN YS - `.1rt`5 4// / MBCEASEMENT I - E75AHC CATCH BASIN TO REMAIN/ // ' 12"FVPE : _ _____ _ _ _ _ _ E i '// / I i �///i/� l•- 1 I I I 1 i I O ' // /r;� 1 1 Tz?,w SW 1 ALBERTA i r } Z /112 1 J L rs.oD ❑ W � EASMENT . CO r '. r" si. ,___ D w i /; LOT 4 (n Z / / 1 LOT 5 LOT 3 0 0 / /�/j 1 ( LOT 7 1 LOT 6 1 lY, / Wt� CD Et 11 / J C4.3 t PLANTER BOX a r.. ea,c✓. _...• V �L.� VP. III Q (mo) , . _..... JOO CF 36"/PIPE _ _.. v. ..11 .�I O f STORM FILTER CATCH BASIN = - -` , +�' PI• COVER C 2007 4 O S \ a W STORM EATER CATCH BASIN �' PUBLIC ROAD ®,, W w Cn LOT 8 1 LOT 9 LOT 10 \ Y00 LF 36'e PIPE 2 ill `! LOT 1 O X fr FLAMER BOX 1 f FOR ROOF I �, STORM FILTER CATCH BASIN F— O 40' 20' 0 40' I YANHECT TO EXISTING CULVERT ##://4 1 . i , , V/ PICK UP STORM RUN oFF , �, J ENTERING 511E ■ REV. DATE BY Z ;, -- __ _�__ ) SCALE: 1"= f0• I 4'1 �- - ,,,, . 00,0"/„. i 111°1111111:---,.-"454- •-----=----—-7 N i L o 0 //',r/i _ i : / PROJECT 0 NUMBER DAL006 Q // f r / / Dale oansrmoe Na scale: AS SHOWN J Drawn By. PTB Designed BR IML 0 O Checked By. DID S TORM SEWER IMPROVEMENTS c. J 't SCALE HOR. t"- 40' cki z C4 . 1 . . • 114,1 use II I • . • / ' :1 /i 1'/Z/7 . •. , . Meade:1 D L ple.001•7 t Atesows 0.1.0080ADI • • DESIGN GROUP INC. OW:0=W /2/0/017 /1// Cat.008900 . 9045 SW Barbur Blvd. • DAL0060x5r Suite 101 Dot0060X 70 Portland,OR 97219 OLD-LCCO SIAWA710 (503)225-1679 thwesolmor_ CIAL0060.3.1 • COVdTRLICT SANITARY SENER 1,741DPROffs I ' COAX.ECT 70 EXISTING SANITARY'MANHOLE 4G I N I.4,S'i, :...%4 4, 19130 • 13 I- Iiir//„Jr . , - _ - - -..- i *-...."............"--.......'.".....-..----•--.--•.-.....-,..-.......:-=•••---..-..m•*-.-............m...... , ..:------SS.------ST----------:.$--• .-. ------- r I p/7 I /// . . VI 1 , , 1 / , , I .7/ // // 1 I //// ' /./r / : .//// '." //// i 1 • Z 1 I ' // i /„ /.,/ / ,7,, / /.,// / 1 t3 !2301.) SW 1 //// j/..// / ALBERTA I (.1) ///,'S et;,//''//r / . I I > I .//'// i'''',./ / /' / .... , 4 1 f! . ' _J L_ der i. WNW I I a CO -' / 1 i / Z./ -/ , . I i 6"I 1 r _ — - U) Z /it: ,/...,/ I Z ,/ //'/'" / - r -1 I I- -111- 1.-— — ——1 r— —1.7r 7— --) I LOT 5 LOT .3 w 0 < ! / i ,„/ I LOr 7 III LOT 6 lit I I • • // 1 1 0 (.9 1 / ,1, L 11PC —I I- __ I _I L — — — --I . 1— — ./ ! VALVE ASSEMBLY ---1• ---- I i 0 - r , .../..-, ../ : .„ 3-- ... . . . , , • „ ,,_ _ _ —I a .............■• ...I - u-: Iljik lir „ , .,- 'We.711e, 'AX.,INLVENCIVRY...111-.11M.RIg• • , iii.• • ” z --"111016/1"..lik ' , LOT 2 I _ - , P : IC ROAD ,. I , .7P- .. •,. 4slik I I.il 0 ...: N 7,111)'''::-\"-L_ - , • //,' ///- / , __I - .., ‘,4 s.„..iii .., r_ _ _ _ _ _ ____, --I i-- —1 r— LOT 10 `. %. LOT 8 1 LOT 9 , ill ., 1 LOT ? I 0 I il \ ., Z r' 0 / ..- ; / I L _ _ _ FL / i i , • , . . ., 1 _J Fer_frarATANE . , 1 . c 8"WATER _J U) 2 < .--) 1 , ,11 i • t i i / . 40' I REV DATE BY ( , - 40' 52cOAL.E, Or. 40. IIMI=11111 I - il I 11 . ,-- It '-- .41111 I . I lie. ,,„ \ ... } Y% ___ ........ z_. cs s,.. „.. N • --------- ' / , \ ___ __ _ -.- , ..* , ,..• / -COWIECT TO EX7577NG MAWR _ ./ i ...- ../ /// , ......-- 04 ' /72/1// ,,/.,/.,../,/7 N. ` ,. - __..._ _ _ __. _ - .__.___ _ _ ._____ _ _ _____ __ ____ .. _ 0 '/ ' ///. /' ; .......,:::,,, _, ..s,--- LEGEND ./,.' / , .- ., .' , .... 4f _ -- -- PROJECT.: NUMBER DAL006 /' i-. <C ' 0 SANITARY SEWER MANHOLE Date: 04115000E CI X:// // , ; I Scale: AS SHOWN 1 DOUBLE WATER METERS Drawn By: PTB , 0. FIRE HYDRANT Designed By: IML ;11 checked By: GID 0_ SANITARY AND WATER IMPROVEMENT PLAN SS SANITARY SEWER LINE SCALE: NOR. r... 40' a W WATER LINE C4 . 2 cli Z . vc z x : , w Ned. .: T D L Reverse bend trap or Feservoir-12" Resolved hooded overflow set mi imam i —,--- Building a`".LD 50 p�er top of [Plantings �_`` DESIGN GROUP INC. G4LDD60X5I � _L 10 1 Downspout 9045 SW Barbur Blvd. 5(ANPGb 18" J Suite 101 1 / I /1• Portland,OR 97219 • 11 oos-T-+rsr ' I , Ilit ..-Gravel/Splash block (503)225-1679 f,3411 1" dr 1 t;' j ;44-- �' Filter fabric '_'- o--. _.c .. =—r �•eeee••,u 4Ep PROF (3 Gravel Structural walls w �5�'GT9tw 4,%, (3/B to 5/8") / or other /' waterproof membrane approved ti /T ° ° y 'fi a ��oRacon a,'4,Cl;tl ,R S i t l 4rua. a`.:k...I'4.c' e6 C PS.+ ?L' material ,. 44 '0;-5,I" . :a>,), . N y, Perforated pipe to run 'Rr a.` ` length of planter EXPIRES 1 111 1 1 1 11111 1 1 1 1 1 1 V 1 I 1 T7.31-09 I 'Waterproof Sub-grade or +--- building as I existing soil needed . z Pipe to app ved disposal Section Not to Scale Foundation drains 0 point(see Section 1.4), as required bottom or side-out options • 7 FLOW THROUGH PLANTER DETAIL > ' C4.3 N.T.S. ary� W U) O —I V w I— g I GENERAL NOTES J 0 0 115TORMri1,Ce BYIDGE MD STORMWATry SOLUTIONS(PORTLAND,OR IBOD1�4C-4667;SCJ,RfOROUGn,M[(ETU) J Q 4^e OPENING 907.43G76)ELRWDGE.MD()%61740-35173. OUTLET STUD 2)ALTERS TO Be 51PNON.ACIUATED AND SEEP-CLrANING. �- PER.MNENT POOL (SEE NOTES 445) 3)5TE�ELSP STRUCTURE 10 ee MANUPACTURED OP IN NCH 5T[[I PATE 3 _IO C I S.D./M ATRIA FILTER�OURE5 RUNG TO Of D PCCI MONA RENGINEER OU NIT 1MCOVIO[ CONTRACTOR.N T` OUT1lT.oar or r Q 4444. /71 4 0 I, .l I 5 I/�' 5)ame EQUIPPED 11111 4 MOP(APPeomee J LONG 5TUE5 FOR INLET(IP NTLKMIfJ AMD OUTLET PING.STANDARD OUTLET I„(„I tJ 1 ,,,,,.r,-yr�� ' `.; STUD 19 a INCITES IN DIAMEI[R.MAkIMUM OUTLET STUB IS 5 INCHES IN DL..M[TER CONN[�,IDN TO COLLECTION PIPING I- WORM/1 v,et I-!.. '+� j VARY :Nl'-MADE US)NG PLE3DLL COUPLING BY CONTRACTOR vI Cl 6 roe N-2T LOAD RATING,CONCRETE COLLAR 15 MOORED.CONCRETE Calif WIN QUANTITY(2)44 R[NFORO NG SAM TO I `•} r 2-3 Stl'uAk. /'-3 SOH' N STORA PROVIDED DY CONTRACTOR ' 7)ALL 9TORMrILTERS REQUIRE REGULAR MAINTENANCE RISER TO OPERATION ANO MAINTENANCE GUIDELINES roe MORE j — , I I ; INrORlMT1pN. 0 _ I • i tea - `I 4 , JI_ I-CARTRIDGECATCHBASIN I. I`\��Y- 0 • STORMFILTER DATA 9CJM WOE L. • OW) INLET STUB OUTLET STUB WATER IAtL ID ply V I I�� (SEE NOTG544 51 WATER OUALI PLOW RATE(ON k.l(k (OPTIONAL) PEN.FLOW RAR 1< elf) YTS . .. I ,• (SEE NOTES M 5) ■ RETUPN 1'ERtQD Or PEI✓.PLOW 1.5 3. 'r' i - ..s' 1 YB OUTLET PLR CARTRIDGE NOW RA!C 15 OR 7.5 Rpm) kk' w - _.� �.'.-0 1/2� PROM UNDERDRNN MEDIA TYPE(CST%ROLLI E,LrG) 30DfJ( .. ` - ()JI SID[ RIM[IFVATIDN 3(0.34 I PIP[DATA I.0 SAMETER G' RD -ORCING BARS 1-CARTRIDGE CATCHBASIN-SECTION VIEW OB PRO STUB ply kx 3P INLET STUB (SEE NOT[6) ,L OUTLET STIR mot Tor I 0A- (OPTIA4 OCE NOTES 445)s, CC OUR �C TiON OUTLET zin 1-CARTRIDGE CATCHBASIN-PLAN VIEW O1 'J`''1 1EN 1 mu INLET LIFTING M 5L00ED LID 1E9740 ALE*GRA 0 4°C ACCESS COVER DVP OF 41 4O1',D COVER YE$WO VP-n,Nt, NOlESSP[CIAL RCOUIR[M[NTS: 4�..∎�� 6' I % \ INLET GRATE _ ACCESS CU.�PA REV. DATE BY I? `\\mil l`j L T ��\ `�CQICREP[COLLAR I I`I PERMANENT ..4.._... . OUTLET STIR 3,9 POOL ELEVATION I I I I I I I I I I I 11==: ��� Cii IBEE NOTES 445) L_.:..- I�:.•--: I 1 ~ pi� /I�` STORMPILTER I I I I I I I I I I i I !�•�•�•�.•� SUPPORT (Tyr; �..�.♦ I W52.-4. 11111_2• E5ft NI(71!21 . �' CLCANOVI ACCESS I I I I I I I I I I I ��.1.� .�. • '.f V PLUG ON WDR WALL N DND RDRNN I I I I I I I I I I I I , _._'-_■k O MAMPDLD -T M 9T4u.w.Tn Nu.Tn4•r:T INSIDE RAI INSIDE , . I RLOC"-'i—INSIDE I 1-CARTRIDGE CATCHBASIN-SECTION VIEW OC r OUTSIDE —?-4:-444_.. 2.-4.-1= -----: _ Lij 1-CARTRIDGE CATCHBASIN•SECTION VIEW OA "`� 57.5.57.0 S32262.2."� "` 4-e '°" PROJECT D 1 LS .cancn OUTSIDE RDA NUMBER DAL006 Ms 4 545 015 F.,P.,,Pe 14 ,..R,.,T4- 1-CARTRIDGE CATCHBASIN-TOP VIEW O P.n.5 n 1 200 coNTecN slo1..".Nf smnuv a xoa LoNTec1161armwsM•swl.P.. MO°::mss R"°w..`.°b� '� ai.. c2006 CONTECN Sla4wsNr 5wtom 3 �"`677.13 0417 157 5 rT Date: 04/15i2008 I"i NA k17L'ALJ' STEEL CATCHBASIN STORMFILTER A:g., 11∎11 CALL' STEEL CATCHBASIN STORMFILTER '= �f►lT�ALI' STEEL CATCHBASIN STORMFILTER `��""' c■2g. i GY!? es ac:�G.Y^ 1 GC!-! 3 scale: As SHOWN PLAN AND SECTION VIEWS 1 SECTION VIEWS 2 TOP VIEW,NOTES AND DATA SLORMWATER �STORMWATER� STORMWMER lnorvs_ STANDARD DETAIL-1 CARTRIDGE UNIT `SOLUTIONS- STANDARD DETAIL-1 CARTRIDGE UNIT S0 STANDARD DETAIL•1 CARTRIDGE UNIT Dawn By PTB o,.TN.I..Ir 1.4.e.4R 141...NW r.e.,s OR 117.35.1,W 10.0.... ..e1......., ..32.4.10,117...2:,4. LN.••N:..F..., 14...14...,I�A.4.4..... 4,.17...*4o. 4.-71.1. .1 I.c...10. IFUNN4:0151.44n Drawn juuWn,I.s 0 Designed By IML 9 2 FLOW THROUGH PLANTER DETAIL Cracked B5 010 It C4.3 N.T.S. O tit C 4 • 3 • z . . . f M A U usr I I I 1 ' I I I + 'T J L--- db_ _J D R•ad.•C \ 040060.490 041060,50 \I // DESIGN GROUP INC. OW-WGO 5TAYPG,D / 10700 SW BEAVERTON up,vee HILLSDALE HWY Suite 655 r5 147 _ 5 OO _ 4— _ 4+00 — _ s BEAVERTON,OR 97005 ,00 — / (5031 644-4628 PUBLIC ROAD \ ED PAD( 01QCON\ _ 4RrI.DAa` r , r I r L 0 T 1 0 ` \\ i ExPiRES 3 3,-09 LOT 8 , , LOT 9 I III III `\ `� I III III 1 L J ' L J ' L _ 1+36.76 — ( ) I > a s w w d O I 0 w O Cr QLt CC CL N I I J O 20' W. 0 20' . I J z - I j Q pp� Q SCALE: 1'= 20' w (D n Z PUBLIC ROAD PLAN J I i 0 SCALE: 1'= 20" —. I I-- I cn 1 _ w 276 --_._.._... I _. _: _ _._.— _ ► _�_ _—___ 4 ..—... i —..__...;272 • i 70000•YC I i 1 _ _ �p � __ . .268 j.i ------t— -. P.�.STA_aa_2+40.69 x._._12_1- ._.._L-._. i REV. DATE BY Q oat 'a e P%4 V.= 256.97 i __. t.__...___. 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APPLICANT: T he bct1±- C o wi rutty AGENT: —ref.( nc s Phone: ( Sc) ) CD). -29 8a Phone: ( 4)3) LEt,9 - I a 1/43 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: N o [Acres S 3C.uv►n.es• f=d tZeri- of tZ-\ r4- .So.til/ uf- TAX MAP(S)/LOT #(S): wal 14 U NECESSARY APPLICATIONS: S - S s vv` PROPOSAL DESCRIPTION: T� Dike_ vt ; ►tip, `4 h -(c r t � - -auw,,t I y de+-uc_l,.e d kl .M s COMPREHENSIVE PLAN MAP DESIGNATION: y 62.e s■cl d I ZONING MAP DESIGNATION: R-4 S IONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. S( 0 1 MINIMUM LOT SIZE3,C sq. ft. Average Min. lot width: SD ft. Max. building height: , O ft. Setbacks: Front 90 ft. Side S ft. Rear 15 ft. Corner i 5 ft. from street. MAXIMUM SITE COVERAGE: 0% Minimum landscaped or natural vegetation area: r %. GARAGES:' ft. NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout] THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section NARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IS IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. I. J ACCESS (Refer to Chapters 18.705 and 18.7651 Minimum number of accesses: I, I (_ fber �) lacy-v.-es) Minimum access width: i Minimum pavement width: t;- 1 I 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 EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; • Drainageways; and Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20%) for public right-of-way 6,534 sq. ft. (15%) for public right-of-way NET: 34,848 square feet NET: 37,026 square feet * 3.050 (minimum lot area) * 3,00 minimum lot area) = 11.4 Units Per Acre = 12.1 Units Per Acre ti The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED. *Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section SPECIAL SETBACKS [Refer to Cot action 18.7301 ➢ STREETS: feet from the centerline of ➢ ' FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. • MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements.] j. FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.130) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. I I 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 only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: ' LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.7051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. ❑ RECYCLING [Refer to Code Chapter 18.155) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section I :.1 PARKING [Refer to Code Chapte 3.765 8 18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. • Single-family Requires: One (1) off-street parking space per dwelling unit: and One (1) space per unit less than 500 square feet. • Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. I BICYCLE RACKS (Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS (Refer to Code Chapter 18.115) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. I I STEEP SLOPES [Refer to Code Section 18.115.070.C) When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES(CWS) BUFFER STANDARDS [Refer to CWS Rao 07-20/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section 1 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION S ORDER 07-20 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE2 ♦ Streams with intermittent flow draining: <25% 15 feet 10 to <50 acres >50 to <100 acres 25 feet ♦ Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet ♦ Rivers, streams, and springs with year-round flow ♦ Streams with intermittent flow draining >100 acres • Natural lakes and ponds ♦ Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet >50 to <100 acres 50 feet ♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the 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 ravine3 Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor, shall not serve as a starting point for measurement. 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 tr- 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 SUSR7MITTA of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the CWS R&O 07-20 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 18.780) 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. ,,e TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.C.) 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 Residential Application/Planning Division Section THE TREE PLAN SHALL It 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. ] MITIGATION [Refer to Code Section 18.190.060.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. i CLEAR VISION AREA [Refer to Code Chapter 18.1951 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 171 FUTURE STREET PLAN AND EXTENS OF STREETS [Refer to Code Section 18. .030.F.1 A FUTURE STREET PLAN shall: • Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ▪ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. fl ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.060] MINIMUM LOT FRONTAGE: 25 feet nless 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. 7 5 pr�wse ��ac t �� ; , g C+ 04- ~Pryw1-re The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. I - BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS r�1 ❑ 18.330(Conditional Use) LI 18.620(Tigard Triangle Design Standards) L1 18.760(Nonconforming Situations) ❑ 18.340(Directors Interpretation) ❑ 18.630(Washington Square Regional Center) IS, 18.765(Off-Street Parking/Loading Requirements) ❑ 18.350(Planned Development) ❑ 18.640(Durham Quarry Design Standards) ❑ 18.775(Sensitive Lands Review) r❑ 18.360(Site Development Review) El 18.705(Access/Egress/Circulation) El 18.780(Signs) Ll 18.370(Variances/Adjustments) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.380(Zoning Map/Text Amendments) - 18.715(Density Computations) 18.790(Tree Removal) � ❑I 18.385(Miscellaneous Permits) ❑ 18.720(Design Compatibility Standards) 1 18.795(Visual Clearance Areas) 12`1 18.390(Decision Making Procedures/Impact Study) ❑ 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) ❑ 18.410(Lot Line Adjustments) 'RI- 18.730(Exceptions To Development Standards) 4. 18.810(Street&Utility Improvement Standards) ❑ 18.420(Land Partitions) ❑ 18.740(Historic Overlay) ❑ 18.430(Subdivisions) ❑ 18.742(Home Occupation Permits) 1 . 18.510(Residential Zoning Districts) gl 18.745(Landscaping&Screening Standards) ❑ 18.520(Commercial Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.530(Industrial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS PROCEDURE Administrative Staff Review. ll Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. ll Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8W' x 11". One 81/2" x 11" map of a proposed project shall also be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be 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 Application/Planning Division Section The administrative decision ublic hearing will typically occur ap, imately 45 to 60 days after an application is accepted as be„,g complete by the Planning Division. Npplications 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 p riod follows all land use decisions. An appeal on this matter would be heard by the Tigard *Mew c vtr F-F;uer . 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 MAT NAME RESERVATION [County Surveyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: 614 I �'. f✓� CITY OF TIGARD PLANNIW DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX: 503-684-1297 DIRECT: 503-718- '3-1 EMAIL Ern■ t y @ tigard-or.gov TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT (ODE)INTERNET ADDRESS: www.tigard-or.gov H:lpatty\masters\Pre-App Notes Residential.doc Updated. 12-Feb-07 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section r gj f r PREVPUCAMICONFIIIIIIICENOTES t i4,_ � s eirimmteriesi n Community(Development Shaping Better Community PUBLIC FACILITIES Tax Map(s): 2S103CB Tax lofts): 800 Use Type: SUB The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: 7 SW James Street to 27 feet from centerline X SW Internal Street to 54 feet total (Provide VPD for lesser section) SW to feet 1 j SW to feet Street improvements: X Half street improvements will be necessary along SW James Street, to include: ® 16 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: CITY OF TIGARD Pre-Application Conference Notes Page 1 016 Engineering Department Section E Full street improvements will be necessary along SW Internal Public Street, to include: ® 32 feet of pavement ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip, each side ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: WACO eyebrow corner street improvements will be necessary along SW , to include: [ 1 feet of pavement concrete curb storm sewers and other underground utilities [ 1 -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: 1 feet of pavement concrete curb I 1 storm sewers and other underground utilities -foot concrete sidewalk street trees [ 1 street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: X Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, 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 approved, 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 James Street. Prior to Issuance of Building Permits, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located Lansdowne Lane. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the public sewer to serve the development. The applicant will be required to pay the reimbursement fees for Sewer Reimbursement District 30 prior to issuance of permits. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: John Dalby, (503) 356-4723] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OFTIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section Storm Sewer Improvements: All proposed development wits no the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. On-site detention is required in accordance with CWS design standards. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof. Please contact the Building Division for the current fee. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: X Construction of an on-site water quality facility. Payment of the fee in-lieu. Water quality facility must be designed in accordance with CWS design standards. 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 preliminary sight distance certification for intersection at James Street. 2) Provide future street plan and profile for proposed street, 124th Avenue and Alberta Street. 3) It is likely that applicant will need to relocate and remove some existing utilities and water services. New hydrants may be needed. Show nearest hydrant on plans. 4) Off-site easements, public and/or private may be needed for sewer and storm sewer lines. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section permit. Deferral of the payrr'nt until occupancy is permissible r ' % when the TIF is greater than $5,000.00. Pay the TIF. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in 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 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section permit can not be iss 'd in a subdivision until the pubs `mprovements are substantially complete and a mylar Jy of the recorded plat has been re_ .ned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: (- 2-4-Og ENGINEERING EPARTMENT STAFF DATE Phone: [5031639-4111 Fax: [5031624-0152 document2 Revised: September 2,2003 CITY OF TIGARD Pre-Application Conference Notes Pape 6 of Engineering Department Section <91,6), !:IPI a . q PRE-APPLICATION ti 1 0) CONFERENCE REQU `'pl. A�000 City of Tigard Permit Center 13125 SW Hall Blvd,Tigard, OR 97223 /4)/4/ 190 TI GARD Phone: 503.639.4171 Fax 503.598.1960 •'c't. 61 GENERAL INFORMATION A licant:The Dalton Company PP FOR STAFF USE ONLY Address:7955 SW Hall Blvd Phone:503-626-8483 Beaverton, OR 97008 Case No.: Ate�D� 000613 City: Zip: 9C72.)519 1�S Jeff Caines(SR Design) 503-469-1213 Receipt No.: Contact Person: Phone: Application Accepted By: S-i Property Owner/Deed Holder(s): James Street LLC Date: 1 It`f iar DATE OF PRE-APP.: 1Lact(Dg Address: 10980 SW Avocet Ct. Phone: TIME OF PRE-APP.: 9 z CO City:Beaverton, OR Zip:97007 PRE-APP.HELD WITH: *No Site Address* Rev.7/1/07 Property Address/Location(s): is\ampler\masters\land use applications\Pre-App Request App.doc REQUIRED SUBMITTAL ELEMENTS Tax Map&Tax Lot#(s):251-03CB Lot 800 (Note: applications will not be accepted R-4.5 without the required submittal elements) 1 Zoning. ❑ Pre-Application Conf.Request Form Site Size:2.4 acres 5 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and any PRE-APPLICATION CONFERENCE INFORMATION site-specific questions/issues that you 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 minimum of one (1). ❑ Site Plan. The site plan must show the week prior to officially scheduling a pre-application conference date/time to proposed lots and/or building layouts 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 streets; and the locations of driveways on the Planning Division's receipt of the request for either Tuesday or Thursday subject property and across the street. momings. Pre-application conferences are one (1) hour long and are typically I ❑ Vicinity Map. held between the hours of 9:00-11:00 AM. ❑ The Proposed Uses. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN 1 ❑ Topographic Information. Include Contour PERSON AT THE COMMUNITY DEVELOPMENT COUNTER 1 Lines if Possible. FROM 8:00-4:00/MONDAY-FRIDAY. ❑ If the Pre-Application Conference is for a IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE 1 MONOPOLE project, the applicant must PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE attach a copy of the letter 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 protocol was completed (see GROUP. Section 18.798.080 of the Tigard Community Development Code). ❑ Filing Fee;370.00 I 1 January 4, 2008 Request for Pre-Application Meeting TEN - LOT SUBDIVISION Map # 2S1-03CB Lot 800 City of Tigard, Oregon AGENT: SR Design LLc Contact: Jeff Caines, AICP 8196 SW Hall Blvd., Suite 232 Beaverton, OR 97008 Office (503) 469-1213 Fax (503) 469-8553 APPLICANT: The Dalton Company 7955 SW Hall Blvd Beaverton, OR 97008 REQUEST FOR PRE-APPLICATION CONFERENCE Project Name: James Street Subdivision Address: * No Site Address* North of 12275 SW James Street, Tigard, OR 97223 Legal: Map # 2S1-03CB Lot 800 Area: Approximately 104,544 square feet (+1-2.40 acres) Current Zoning: R-4.5 (7,500 square feet minimum lot size) Request: Ten-lot Subdivision PROJECT SUMMARY The Applicant is requesting a Pre-Application meeting with City of Tigard staff to review the possibility of a ten-lot subdivision on the property listed above. The use of the site would be single-family, detached residential. The applicant is proposing to partition the one lot into ten legal lots of record. The size of each lot will conform to the appropriate zoning designation and setbacks. A public street is proposed to allow for ingress and egress for the newly created lots. The main point of access will be from James Street. The extension of the proposed public street may allow for the future connection of SW 124th Avenue to the west. All lots proposed will be served by public utilities with a utility between two lots on the northern boundary to connect with the existing utilities located in SW Alberta Street. Questions 1. What right of way dedication will be required on SW James Street? ,. 2. Could the proposed subdivision be designed using the City's "skinny" street standards as shown in Figure 18.810.5 & Figure 18.810.6? t: 3. Would a turn around be required for the project? If so, would a temporary turn around be acceptable or could sprinklers take the place of a turn around? 4. Could a fire gate be constructed at the end of the street extension for the possible future extension of SW 124th Avenue? 5. Would Tigard allow for the use of underground water quality facilities to meet water quality standards? Would all new projects in the City of Tigard be required to meet CWS water quality standards with regard to water quantity and quality? 6. Would proposed lot 3 be classified as a flag lot? It currently shows 22-feet of street frontage. 7. If it is determined that the trees on the site are less than 13 inches, would an arborist report be required? 8. What would be the smallest easement width to run both sanitary and storm sewer through the north side of the property? (e.g., 10, 15, 20 feet?) 9. Would this project be required to underground any of the overhead utilities along James Street? It appears that the overhead lines cross the street west of the site. iris;a __ ___ I S11 i�b RI i _ —! 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Rm#1 30 • U 00 No Pre-App 1100 30 1200 PM30 1 00 30 2 00 30 3 00 30 4 00 30 5 00 30 1/14/9MR 1.97 PM 1 H Nohunrk RPNICPC CITY OF TIGARD 1/14/2008 • III B 13125 SW Hall Blvd. 3:23:01 PM Tigard,OR 97223 503.639.4171 I ( \RD Receipt #: 27200800000000000145 Date: 01/14/2008 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2008-00003 [LANDUS] PreApp Conf 100-0000-438000 323.00 PRE2008-00003 [LRPF] LR Planning Surcharge 100-0000-438050 47.00 Line Item Total: $370.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check THE DALTON COMPANY ST 6726 In Person 370.00 Payment Total: $370.00 cReceipt.rpt Page 1 of 1 -- .k = - _, al 74 , w — CONNECT TO EXISTING SSMH TNEW `STOR LINE k ,.. k.. . x 1 F 9 x ! [ ALBR1A ,......4_ _ ..... S ,% 4 -iii I m I 3 12300 ,.n _ P . LOT LOT 6 LOT 5 LOT 4 11 LOT 3 7503 SQ FT I 7505 SQ FT I 7507 SQ FT I 7504 SQ FT 7869 SQ FT IT 3 I 8.00' I SANITARY I I 53 SQ FT ' _ _ PUE _ _ SEWER —_ _ SUMP MH r — �— - - — — — — — -- �,� % j��15.00' UTILITY • ∎,_ �� 4* - / EASEMENT : � PUBLIC 'OAD I - `' `. ss � LOT 2 AIMINIME LOT _ –– –– – _– _ 7502 SQ FT I F664 SQ '— — •\ .��'� – – – – T I I �— — PLANTER LOT 10 7�I ' I I BOX (TYP) I 8046 SQ FT �\ i, LOT 1 LOTS LOTS , ` 1 1 7508 SQ FT __ k a :'tr n _: t ` - m ... .k eP k _ w[wK^ro.>uecm¢a.aa-a�....a >caaa +i..+a_va...e._awsaaomuaca-_a..,w .,i yM': ,.r« ae+wwrewr 7606 SQ FT 7606 SQ FT i ,,, --.... ,,,,„ , -777 i.,---'..-,':„,-:,..„-: ' 'it -,$ , ‘.-...„- , „-:..f, -4,-... ? t, ' , 4 a Tualatin Valley Fire & Rescue Fire Marshal's Office 0/- 211- ?900 PK&2008- 00003 Date Project No. Project Name d, ii&5 ctir. I 0 - Lot- ,5‘,3�1 i/IS! 'a-/ Assigned Planner /L E,P6. Tualatin Valley Fire & Rescue can endorse this proposal provided the following checked items are included in the ultimate design of the project. ❑ 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) ivI EAD 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) IRE 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) ❑ADDITIONAL ACCESS ROADS—COMMERCIAL: Where buildings exceed 30 feet in height or three stories in height shall have at least three separate means of fire apparatus access. Buildings or facilities having a gross area of more than 62,000 square feet shall be provided with at least two separate means of fire apparatus access. Buildings up to 124,000 square feet provided with fire sprinklers may have a single access. (IFC D104) ❑ ADDITIONAL ACCESS ROADS—ONE-OR TWO-FAMILY RESIDENTIAL: Where there are more than 30 one- or two-family dwelling units, not less than two separate approved means of access shall be provided. Where there are more than 30 dwelling units and all are protected by approved residential sprinkler systems, a single access will be allowed. (IFC D107) ❑ ADDITIONAL ACCESS ROADS—MULTIPLE-FAMILY RESIDENTIAL: Where there are more than 100 multiple-family dwelling units, not less than two separate approved means of access shall be provided. Projects up to 200 dwelling units that are protected by approved residential sprinkler systems may have a single access. Projects having more than 200 dwelling units shall have two separate approved means of access regardless of whether they are equipped with fire sprinkler systems. (IFC D106) ❑ AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. (IFC D105) ❑ REMOTENESS: Where two access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. (IFC D104.3) 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 with is not provided. . FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. (IFC D103.1) ❑ TURNOUTS: When any fire apparatus access road exceeds 400 feet in length, turnouts 10 feet wide and 30 feet long shall be provided in addition to the required road width and shall be placed no more than 400 feet apart, unless otherwise approved by the fire code official. These distances may be adjusted based on visibility __and light distances. (IFC 503.2.2) 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) ❑ 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) ❑ 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. 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 fire 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) 'Ali TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 4: feet respectively, measured from the same center point. (IFC 503.2.4 & D103.3) ❑ PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. (IFC 503.3) ❑ GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%)with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. Adequacy of fire apparatus access shall be evaluated from the point beginning at the first due fire station to a point within 150 feet of all structures within the development. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (IFC 503.2.7 & 0103.2) GATES: Gates securing fire apparatus roads shall comply with all of the following: (IFC D103.5) • Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. • Gates serving one-or two-family dwellings shall be a minimum of 12 feet in width. • Gates shall be set back a minimum of 30 feet from the intersecting roadway. • Gates shall be of the swinging or sliding type • Manual operation shall be capable by one person • Electric gates shall be equipped with a means for operation by fire department personnel • Locking devices shall be approved. ❑ COMMERCIAL BUILDINGS- REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less as calculated using IFC, Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (IFC B105.2) :,1 `GLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family swellings 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 8105.1) ❑ RURAL BUILDINGS- REQUIRED FIRE FLOW: Required fire flow for rural and suburban areas in which adequate and reliable water supply systems do not exist may be calculated in accordance with National Fire Protection Association Standard 1142, 2001 Edition, when approved by the fire code official. Please contact the Fire Marshal's Office for special assistance and other requirements that may apply. (IFC B105.1.1) ❑ FIRE HYDRANTS-COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the building, on-site fire hydrants and mains shall be provided. This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic sprinkler system. (IFC 508.5.1) 4111-RE HYDRANTS-ONE-AND TWO-FAMILY DWELLINGS &ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (IFC 508.5.1) ❑ FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C,Table C 105.1. Considerations for placing fire hydrants may be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. ❑ FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (IFC C102.1) EFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (IFC 508.5.4) ❑ FIRE HYDRANT/FIRE DEP...,TMENT CONNECTION: A fire hydrant s, be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. FDC's shall normally be remote except when approved by the fire code official. (IFC 912.2) 4ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus a cess 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) ❑ KNOX BOX: A Knox Box for access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (IFC 506) John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 503-356-4700 � l� ►'lb►' 'x f 13 waddngton cotety,°w«+ 2006-022404 02/27/2006 10:40:22 AM 0-0W C tai WWII 0 HOFFMAN . $10.0010.00111.00•TOW•$21.00 Until a change is requested, flullillifi III IIIIIIIII IIIII IIIIIIIII III II all tax statements shall be 00616106200600224040020026 ',Jerry Nano en,Olt.eler of mint and Taxation . :. q,H 0 sent to the following address and$.-cm.o County n.rbforW..nlnotnn aunty, d,6)E*-+�p Or.pon,do hereby esdleythat tn.,MtNn ln.trumant of y;Yr,• ')..,P James Street LLC •efen$of ld 50d and ef.ertl.d mp boob of e '"1 10980 S W Avocet Court seem er as ee (�]_/�_ ,�.1r1E_`".• r+�t�\ J.ny 0.Manse,Odmtor adnty Oamont and Tandem, 4d...' Beaverton,OR 97007 After Recording Return To: Rob C.Fotheringham 7000 SW Vams St. Portland,OR 97223-8006 r WARRANTY DEED --- The Dalton Company,LLC,an Oregon limited liability company,Grantor,conveys and ea warrants to James Street,LLC,an Oregon limited liability company,Grantee,the following real property situated in Washington County,Oregon,to-wit: 1 ' _ a 0 See legal description attached hereto as Exhibit A ka °' SUBJECT TO: All easements,rights-of-way,encumbrances and restrictions of record. 1 EQw E ifl e) The liability and obligations of the Grantor to Grantee and Grantee's heirs and assigns a under the warranties and covenants contained herein or provided by law shall be limited to the =gm ,, extent of coverage that would be available to Grantor under a standard policy of title insurance. m td The limitations contained herein expressly do not relieve Grantor of any liability or obligations "RIA under this instrument,but merely define the scope,nature,and amount of such liability or A l g s obligations. The true consideration for this conveyance is NONE. THIS INSTRUMENT WILL NOT ALLOW THE USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES. DATED '-F;, h ni 7 ,2006. The Dalton Company,LLC 41 n - 411 Steven D.Dalton,Manager STATE OF OREGON ) ) ss. vi' •County of Washington ) j—�C tAa lt ,2006 Personally appeared before me the above named Steven D.Dalton,Manager of The Dalton Company,LLC,and declared the same to be his voluntary act and deed. 1/4Y c0. -�c� ,-- LL ' OFFIrYAL SEAL Notary Public for Oregon jr HEATNEA WAITERS NOTARY PI IWO—OREGON My Commission -7b'l t� � CO;Gt+y:��,lKd NO.3775T1 3'7 Expires:rrb• I8�o�OD(n • . SAY COMIA:��:,*O:cXP1,S FE$.18,2006 fihvpfiks1139311.I.Cslwudeed.}.mrs.beet lI . \b+ 900v EXHIBIT A Legal Description-Adjusted Tax Lot 800 A tract of land located in the southwest one-quarter of Section 3,Township 2 South,Range I West,of the Willamette Meridian,in the County of Washington,City of Tigard and State of Oregon,being more particularly described as follows: Beginning at a set 5/8"iron rod with yellow plastic cap inscribed"Foster L.S. 1934",set at the northwest corner Lot 11,"Willamette Plat 2"as recorded in the plat records of Washington County in Plat Book 17,Page 9,said point also being the southwest corner of document no.2001-81189,Washington County Deed Records;thence North 00B10'36"West along the West line of said document,a distance of 190.04 feet to a point on the center section line of said Section 3;thence leaving said West line,running along said center section line and the South line of Lots 10,9,8,7,6 and a portion of Lot 5,"Canoga Park"as recorded in the plat records of Washington County in Plat Book 20,Page 32,North 89B50'00"East a distance of 522.32 feet to a set 5/8"iron rod with yellow plastic cap inscribed"Foster L.S. 1934",set at the northeast corner of document no.2004-132709, Washington County Deed Records;thence South 00B36'00"West along the East line of said document no.2004- 132709,a distance of 190.06 feet to a set 5/8"iron rod with yellow plastic cap inscribed"Foster L.S. 1934",said point being on the easterly extension of the northerly line of the plat of"Willamette Plat 2";thence leaving said East line South 89B50'00"West along said line a distance of 519.74 feet to the point of beginning. Containing 99,022 square feet more or less. TOGETHER WITH THE FOLLOWING DESCRIBED PARCEL Legal Description—Access Strip Portion of Lot 9"Willamette Plat 2"and a Portion of Document No.2004-132709 A parcel of land located in the southwest one-quarter of Section 3,Township 2 South,Range 1 West,of the Willamette Meridian,in the County of Washington,City of Tigard and State of Oregon,being more particularly described as follows: Beginning at a set 5/8"iron rod with yellow plastic cap inscribed"Foster L.S. 1934",set at the northwest corner Lot 11,"Willamette Plat 2"as recorded in the plat records of Washington County in Plat Book 17,Page 9,said point also being the southwest corner of document no.2001-81189,Washington County Deed Records;thence running along the North line of Lots I I,10 and a portion of Lot 9 of the plat of"Willamette Plat 2"North 89B50'00"East a distance of 344.77 feet to a set 5/8"iron rod with yellow plastic cap inscribed"Foster L.S. 1934"at the True Point of Beginning of the parcel being herein described;thence continuing North 89B50'00" East a distance of 54.00 feet to a set 5/8"iron rod with yellow plastic cap inscribed"Foster L.S. 1934"marking the northeast corner of the parcel being herein described;thence South 00B36'00"West a distance of 100.00 feet to a set 5/8"iron rod with yellow plastic cap inscribed"Foster L.S.1934"set on the northerly right-of-way line of S.W.James Street;thence along the northerly right-of-way line of S.W.James Street,South 89850'00"West a distance of 29.00 feet;thence along the arc of a 250.00 foot radius curve to the left through a central angle of 5B44'37"a distance of 25.06 feet to a point that bears South 86B57'42"West a distance of 25.05 feet from the last described point,said point being a set 5/8"iron rod with yellow plastic cap inscribed"Foster L.S. 1934"; thence leaving said northerly right-of-way line North 00836'00"East a distance of 101.26 feet to the True Point of Beginning. Containing 5,411 square feet more or less. — l Dec. 13. 20077•11 :524 6( 11t10)'J C No. 4109 P. 1 In DEC 0 ti 2007. . By e' ` site' rvices - ' ,'u7•c6williinrent 16 clear. CWS File Number Sensitive Area Pre-Screening 0 7- 0 d 'y 9 a Site Assessment Jurisdiction:City of Tigard . Property information: (example 1S234A801400) Owner Information: TaxiotiD(s): 2S1-03CB Lot 800 Name:Steve Dalton Company:The Dalton Company Address:7955 SW Hall 131vd SW James Street Beaverton, OR 97008 Site Address. 503-626-84B3 503-626-6485 • Phone/Fax: / Nearest Cross Street: SW 121st St. &SW James St E-mail:sddlton @thedaltonco.com Development Activity: Check all that apply • Applicant Information: Addition to Single Family Residence (rooms, deck,garage) ❑ Name:Jeff Caines Lot Line Adjustment ❑ Minor Land Partition ❑ Company:SR Design LLC Residential Condominium ❑ Commercial Condominium ❑ Address:8196 SW Hall Blvd. Ste.232 - Residential SubdMsion Is Commercial Subdivision ❑ Beaverton, OR 97008 Single Lot Commercial ❑ Multi Lot Commercial ❑ Phone/Fax:503-969-1213 /503-969-8553 Other • . E-mail:jeffc @srdllc.com Will the project involve any off-site work: YES❑✓ NO n Unknown ❑ Location and description of offsite work: stormwater and sanitary sewer connections to either James Street or Alberta Street Additional comments or Information that may be needed to understand your project: 'Tills application does NOT replace the heed for trading and Erosion Control Permits,Connection Permits,Building Permits,Site Developflent Perrnife,DEQ 1200.0 Permit or other permits asissued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal Law. By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees(hal employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering Information related to the project site. I certify that I em familiar with the information contained in(his document,and to the beat of my knowledge and belief,this information is true,complete,end accurate. Print/Type Name: Jeff Gaines,AICP Print/Type Title: Land Use Planner Signature: z„, � Date: ti's/6 l O`er. FOR DISTRICT USE ONLY ❑ Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT FR(OR TO ISSUANCE OF A SERVICE PROVIDER LETTER. if Sensitive Areas exist on the site or Within 200 feet on adjacent properties, a Natural Resources Assessment Report May also be required. . /fir Based on review of the submitted materials and best available information Sensitive areas do not appear to Wei on dlte or within 200'of the site. Thls Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need fo evaluate and protect water quality sensitive areas if they are subsequently discovered, This document Will serve as your Service Provider letter as required by Resolution and Order 07-20,Section 3.021. All required permits and approvals must be obtained and completed under applicable local,State,and federal law. . ❑ Based on review of the submitted materials and best available information the above referenced project will not significantly Impact the existing or potentially sensitive area(s)found near the site.Thie Sensitive Area Pre.SoroanIng Site Assessment doee SZ eliminate the need to evaluate and protect additional water quality sensitive areas If they are subsequently discovered. This document will serve to your Service Provider letter as required by Resolution and Order 07.20, Seollon 3,02.1. All required permits and approvals must be obtained and completed under applicable local,state,and federal law, . ❑ This Service Provider Letter le not valid unless CW8 approved alto plan(e)are attached, n The proposed activity does not meet the definition of development or the lot was platted after 919196 ORS 92.040(2). NO SITE ASSESSMENT R ERVICE P OVIDER LETTER IS REQUIRED. 1 Reviewed By; f ' - pate: , /2//7/07 2660 SW Hillsboro Highway•Hillsboro,Oregon 51123 l'-'4-,X , Phone: ow eB1.8100 4 FOX: (603)001-4400 0 wwwslnenwetrnervlaee-era Nckot MArt,2001 HALSTE /'S "Specialists in the Care and Preservation of Trees" ARBORICULTURE CONSULTANTS www.halsteadsarbor.com P.O.Box 1182•Tualatin.OR 97062 10 • (503)245-1383 ,1! 4 May 27, 2008 P. i The LF Dalton Gang, LLC Attn: Mr. Len Dalton 7955 SW Hall Boulevard w Beaverton, OR 97008 TEL: (503) 209-8869 F Reference: Tree Assessment for Construction Development Project Location: Jamestowne Village Subdivision - SW James Street, Tigard, Oregon 4 - Subject: Tree Assessment Report - Revised With your approval on February 25, 2008, I inspected the trees and existing 4.0 ' - conditions site plan for the proposed construction development project Jamestowne Village Subdivision located on SW James Street, Tigard, Oregon. The purpose of this inspection was to evaluate the preservation potential of all trees having a trunk diameter of twelve inches and larger measured at fifty-four inches above ground level that could potentially be affected by construction. This study was completed in accordance with the City of Tigard's Development Code— Chapter 18, Section 790, which describes performance requirements and plan review, tree preservation and removal criteria, and tree mitigation and replacement measures as lett a condition for land development construction. Furthermore, this study was completed in agreement with the new City of Tigard Director's Interpretation, whereas all trees that are viable (i.e. trees that are healthy and sustainable individuals or stands) are identified as "Preservable" and are recommended for Protection. TREE ASSESSMENT I have individually inspected, tagged, and numbered all trees measuring six inches in trunk diameter and larger on-site (as required per ordinance), in this report, and on the included Tree Assessment Site Plan using R48901 through R48948 series tags for easy identification. I have also included any trees on neighboring properties that could be impacted from the construction and identified those trees using the closest site tree number followed by the letter"N". For the purpose of this report, only the last two digits of the tags will be used to reference and identify the evaluated trees. CCB# 0068646 Keep America Green-Printed on Recycled Paper Page 2 May 27, 2008 Reference: Tree Assessment for Construction Development Project Location: Jamestowne Village Subdivision - SW James Street, Tigard, Oregon Subject: Tree Assessment Report - Revised The first numbered tree is located in the northeast corner of the project and numbering continues in sequential order toward the south, then to the west, moving in a clockwise pattern around the site. The last tree is located near the northwest corner of the project. For each tree, I have included an "Individual Tree Assessment Sheet" field report that will explain in detail the species, tree measurements, and health and structural conditions. Tree inspection criteria included: tree species and tree measurements, canopy structure and development, storm damage, insect and disease problems, overall structural integrity, root crown and root system development, wind throw potential, and construction trauma resistance. In addition, the tree trunk diameters were also measured at ground level (DGL) in order to provide a more accurate reflection of tree trunk sizes where construction excavation occurs. INSPECTION RESULTS I have identified a total of ninety-six (96) trees both on-site and on adjacent neighboring properties in accordance with the City of Tigard's Development Code. -Twenty-two (22) of the total trees are located on-site within project boundaries and have trunk diameters of six inches and larger, but less than twelve inches in diameter measured at 54 inches above ground. These trees are identified as existing trees not requiring mitigation and can be exempt from mitigation calculations (if desired) within the Tree Plan Requirement, Chapter 18, Section 790.030. -Twenty-six(26) of the total trees are located on-site within project boundaries and have trunk diameters of twelve inches and larger. - Eleven (11) of these trees are identified as hazardous due to existing structural problems, wind throw potential and/or poor health. - Fifteen (15) of these trees are identified as preservable, provided they receive professional pruning and therapeutic care before, during, and after project construction activities. All of these trees are relatively healthy, structurally stable, and are recommended for preservation. -The remaining forty-eight (48) trees identified within this report are located on adjacent neighboring properties and will need to be protected from construction damage throughout the entire development project. Tree protection fencing will need to be installed as outlined in the Tree Care and Preservation Guidelines. Page 3 May 27, 2008 Reference: Tree Assessment for Construction Development Project Location: Jamestowne Village Subdivision - SW James Street, Tigard, Oregon Subject: Tree Assessment Report - Revised Existing Trees Not Requiring Mitigation: All of the following trees (located on-site within project boundaries) have trunk diameters of six inches and larger, but less than twelve inches in diameter measured at 54 inches above ground. These trees are required to be identified within the Tree Preservation Plan, but are not required to be part of the mitigation per city ordinance. Existing trees not requiring mitigation are listed as follows: Tree Numbers: 03, 04, 05, 07, 11, 13, 16, 18, 19, 20, 22, 23, 24, 28, 32, 34, 35, 37, 39, 40, 42 and 45. Hazardous Trees z 12" Trunk Diameter: All of the following trees (located on-site within project boundaries) have trunk diameters of twelve inches and larger and are listed as hazardous. Each of these trees has one or more health and/or structural defects, such as severe trunk and limb splitting, decay and wounds, dead trunks and dead limbs, dieback and/or decline of tree health, and other health and structural problems that are un-repairable. If additional information is required concerning an individual trees health and structural condition, please refer to the attached Individual Tree Assessment Sheets. Hazardous trees located on-site within project boundaries are listed as follows: Tree Numbers: 21, 25, 26, 27, 30, 31, 33, 36, 38, 41 and 43. The definition of"hazardous tree", which was used to evaluate existing trees in this study, was in accordance with the City of Tigard's definition which states, "Hazardous Tree - a tree that is dead, declining, cracked, split, leaning, structurally unsound, suffering from infestation or infection, or otherwise physically damaged or impaired to the degree that it is clear the tree is likely to fall and injure persons or property and where pruning or other treatments will not significantly alleviate the hazard." Preservable Trees z 12" Trunk Diameter: All of the following trees (located on-site within project boundaries) have trunk diameters of twelve inches and larger and are listed as preservable. These trees are relatively healthy and structurally stable. All of these trees have the ability to survive construction trauma provided their root zones are protected and they receive professional pruning and therapeutic care before, during, and after all construction project activities have been completed. Page 4 May 27, 2008 Reference: Tree Assessment for Construction Development Project Location: Jamestowne Village Subdivision - SW James Street, Tigard, Oregon Subject: Tree Assessment Report- Revised Preservable trees located on-site within project boundaries are listed as follows: Tree Numbers: 01, 02, 06, 08, 09, 10, 12, 14, 15, 17, 29, 44, 46, 47 and 48. It is my recommendation that all fifteen (15) of these trees be protected under the attached Tree Care and Preservation guidelines. Neighboring Trees on Adjacent Properties: All of the following trees (located off-site) having root zones that encroach within project boundaries will need to be protected during the entire project. Tree protection fencing will need to be installed as outlined in the attached Tree Care and Preservation guidelines. Neighboring trees located on adjacent properties are listed as follows: Tree Numbers: 17N1, 28N1, 31N1, 41N1, 43N1 through 43N4 and 45N1 through 45N40. Sincerely, Philip C. Hickey, BS Project Consulting Arborist ISA Board Certified Master Arborist RN-1604B ISA Member/ ISA-PNW Member ASCA Member Page 5 May 27, 2008 Reference: Tree Assessment for Construction Development Project Location: Jamestowne Village Subdivision - SW James Street, Tigard, Oregon Subject: Tree Assessment Report - Revised TREE CARE AND PRESERVATION Meetings: Before any construction activities begin, a pre-construction tree preservation conference will be held on site with the general contractor in charge of project, the Project Consulting Arborist and all official representatives who have interest in the trees. Purpose: The purpose of the on site meeting will be to introduce all parties involved to the specifications and sensitivity needed in the protection of the preserved trees, their environment, and their root zone areas. Preparation/Tree Protection Fencing: Before any construction or excavation work begins on-site, it is vital that a Tree Protection Zone be created to protect and safeguard the root systems of all preserved trees. The Tree Protection Zone (TPZ) is established by having the Project Consulting Arborist install tree protection fencing around the critical root zones of all preserved trees. The tree protection fencing will help to ensure that the tree root systems are not accidentally compacted or damaged from construction personnel, equipment and machinery. The type of fencing required must be five (5) or six (6) foot tall, galvanized steel chain-link fencing securely anchored to the ground using two (2) inch diameter galvanized steel posts, driven into the ground to a depth of at least two (2) feet, and spaced every six (6) to eight (8) feet on center forming a protective line around the preserved trees. Fencing needs to be installed around the perimeter of the critical root zone, which is generally understood as the canopy dripline of the preserved trees. Once the approved location of the fence has been established, it cannot be adjusted, moved, or removed without the consent and supervision of the Project Consulting Arborist. Tree Removals: Those trees that are structurally unsound, unhealthy, or removed within the preservation areas, will need to be removed under the direct supervision of the Proiect Consulting Arborist. Page 6 May 27, 2008 Reference: Tree Assessment for Construction Development Project Location: Jamestowne Village Subdivision - SW James Street, Tigard, Oregon Subject: Tree Assessment Report - Revised Tree removal will be done in such a way so as not to damage the preserved trees and their root zones. Removal of these trees may require climbing the trees and taking them down in small pieces. Stumps from removed trees, which are less than fifteen (15)feet from a preserved tree, will need to be ground-out using a stump grinder. Construction Activities Within the Tree Protection Zone: Before any construction work is completed within the established Tree Protection Zone, the Project Consulting Arborist is required to submit to the City Forester, a proposal detailing the needed construction activities and likely impacts to the preserved trees. The City Forester shall then review the proposal and if approved as described, the work can proceed as planned. The City Forester may also require changes to described work prior to the approval of the submitted proposal. Once the work is approved, the Project Consulting Arborist is required to be present on site while the work is occurring within the Tree Protection Zone. Once the construction activities have been completed, the Project Consulting Arborist is required to submit a summary report certifying that the work occurred per the proposal and the work did not significantly impact the health or structural stability of the preserved trees. Root Pruning: Excavation when using backhoe, trackhoe, or other mechanical device will be completed outside of the Tree Protection Zone and will be completed facing the tree (perpendicular to the roots) rather than along side of the tree (across the roots). Furthermore, before excavation begins, "Air Spade" bridging and tunneling will be considered, especially if tree roots are found to be in excess of 2 inches in diameter. Therapeutic Care: Therapeutic care is described as those treatments that are needed to increase the preserved trees chances for survival. Treatments can include watering, therapeutic fertilization, soil aeration, mulching, and soil pH adjustments in order to provide the highest level of care from construction trauma. Treatments are based on individual tree needs, their root zones, and structural conditions and health. Factors will be taken into consideration, such as the tree species, soil composition and compaction, season in which construction is done, percentage of root zone affected by construction, losses of surrounding native plantings and changes in surface and sub-surface water. Page 7 May 27, 2008 Reference: Tree Assessment for Construction Development Project Location: Jamestowne Village Subdivision - SW James Street, Tigard, Oregon Subject: Tree Assessment Report - Revised ASSUMPTIONS & LIMITING CONDITIONS 1. Any legal description provided to the consultant is assumed to be correct. Any titles and ownerships to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character. Any and all property is evaluated as though free and clear, under responsible ownership and competent management. 2 Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant can neither guarantee nor be responsible for the accuracy of information provided by others, especially regarding property line determinations and project boundaries. 3. The consultant shall not be required to give testimony or attend court by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. 4. Loss or alteration of any part of this report invalidates the entire report. 5. Possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant. 6. Neither all nor any part of the contents of this report, nor copy thereof, shall be conveyed by anyone, including the client, to the public through advertising, public relations, news, sales or other media, without the prior expressed written or verbal consent of the consultant; particularly as to value conclusions, identity of the consultant, or any reference to any professional society or institute or to any initialed designation conferred upon the consultant as stated in his qualifications. 7. This report and values expressed herein represent the opinion of the consultant, and the consultant's fee is in no way contingent upon the reporting of a specified value, a stipulated results, the occurrence of a subsequent event, nor upon any finding to be reported. 8. Sketches, diagrams, graphs, and photographs in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or surveys. 9. Unless expressed otherwise: (1) information contained in this report covers only those items that were examined and reflects the condition of those items at the time of inspection; and (2) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the future. Page 8 May 27, 2008 Reference: Tree Assessment for Construction Development Project Location: Jamestowne Village Subdivision - SW James Street, Tigard, Oregon Subject: Tree Assessment Report - Revised CERTIFICATION OF PERFORMANCE I, Philip C. Hickey, certify: • I have personally inspected the trees and property referred to in this report and have stated my findings accurately. The extent of the evaluation is stated in the attached report. • I have no current or prospective interest in the vegetation or the property that is the subject of this report and have no personal interest or bias with respect to the parties involved. • The analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted arboricultural practices. • No one provided significant professional assistance to me, except as indicated within the report. • My compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any subsequent events. I further certify that I am a member in good standing of the International Society of Arboriculture and the American Society of Consulting Arborists. I have been involved in the field of Arboriculture and the care and study of trees for a period of more than 13 years. Signed: --PLZP Date: Z7A 1041q \ Philip C. Hickey ^y � Project Consulting Arborist L t`5'`_l Halstead's Arboriculture Consultants, Inc. 6-6I A, ,i Individual Tree Assessment Tree Characteristics Code Sheet Project: SW James Street, Tigard, OR Date 2/25/08 CODE SHEET Defect Code Defect Code Root Damage/Scarring RD Borers/Termites/Ants BR Girdling Roots GR Nesting Hole/Bee Hive NH Surface/Exposed Roots SR Conks/Mushrooms CK Bow, Sweep in Trunk SW Cankers/Galls/Burls CN Trunk Lean LE Poor Taper PT Co-dominant Trunks/Stems CO Unbalanced Canopy UN Multiple Attachments MA Excessive Limb End Weighting LW Included Bark BI Multiple Tops MT Loose/Cracked Bark LB Previous Failure PF Seam Splits/Cracks SS Dog Leg DL Bleeding/Sap Flow SF Storm Damage SD Wounds WO Hanging Limbs HL Cavity CA Deadwood/Stubs DW Decay DE Defect Rating Level Rating Mild 1 Moderate 2 Severe 3 Very Severe 4 ndividual Tree Assessment _ .feet Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page Tree Number 0/ Common Name 190L15 m s - ii HAZ DGL 111Z- FT DBH /5 IN Height 4/0 FT Limb Spread ZO FT RATING: Health .SAD % Structure (O % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: S1) 1Q I,AJ-S - 2 f S 7 ra(v/-fc Tree Number OZ Common Name D01/5/41— f/ HAZ DGL Z FT DBH 2-41 IN Height SD FT Limb Spread ar FT • RATING: Health S % Structure 60 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: fq 016-- Tree Number 03 Common Name dou5 1A,s--�'e HAZ DGL 1 FT DBH 10 IN Height go FT Limb Spread Z4 FT RATING: Health 6 0 % Structure SD % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: SOD IA -f P1Q hievie 7i de? ra,,,Q,Ay h vpi't o t.# 9 dndividual Tree Assessment ,,greet Project: _ SW James Street, Tigard, OR Inspection Date: 2/25/08 Page Z Tree Number ©y Common Name d00:.1 l'c<<- Ft/( HAZ DGL ( FT DBH ? IN Height iV FT Limb Spread 7 FT RATING: Health by % Structure <SD % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: (J4/ 't &f 03 Tree Number OS- Common Name (90 ,(af-1 ,/? HAZ DGL / FT DBH 9 IN Height cZS FT Limb Spread Z ) FT RATING: Health &O % Structure SD % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: Arig- Di c X03 Tree Number Common Name 006/6S- irk HAZ DGL 1 FT DBH /4/ IN Height FT Limb Spread Z FT RATING: Health 60 % StructureSS) % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: i z.4 A frig" 4S 4-0_s7 • .,idividual Tree Assessment :..feet Project. SW James Street, Tigard, OR Inspection Date: 2/25/08 Page Tree Number (97 Common Name L/Ot1514f ,Q HAZ DGL ) FT DBH IN Height ___5'61 FT Limb Spread Z2 FT RATING: Health 6V % Structure S6 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: 4S Tree Number 04c? Common Name filuc141- r4 HAZ DGL I FT DBH /3 IN Height YQ FT Limb Spread Ze FT RATING: Health &b % Structure SD % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: M.,2 45 03 Tree Number 05' Common Name dQ /,1f--F/ < HAZ DGL I FT DBH 13 IN Height J? FT Limb Spread ee, FT RATING: Health b() % Structure) % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: Sqme" G�� 0� (14 .•dividual Tree Assessment . .:et Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page '/ • Tree Number /0 Common Name Pov 4x-,i,( HAZ DGL / FT DBH lc/ IN Height S FT Limb Spread Zc) FT RATING: Health b(0 % Structure Sa % (0-40% Haz Tree 150-70% Requires Pro. Care) Comments: .14/np_ Q( •D.$ Tree Number /1 Common Name 4 0, /a,s- fiR HAZ DGL 1 FT DBH k IN Height __s0 FT Limb Spread Z3 FT RATING: Health 60 % Structures % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: cA Mc q.S 4103 Tree Number I i Common Name DO IaS--F(k HAZ DGL I ,/Z FT DBH /J IN Height SV FT Limb Spread ZAD FT RATING: Health 60 % Structure Sb % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: jaw/E ac .ndividual Tree Assessment Beet • Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page .S— Tree Number 1.3 Common Name DDS/5/af- c,,e HAZ DGL ( FT DBH 9 IN Height TO FT Limb Spread ZO FT RATING: Health 60 % Structure SD % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: G1s e,T Tree Number II Common Name d0Us/a s- ice HAZ DGL ///2.- FT DBH /S- IN Height 30 FT Limb Spread z_r FT • RATING: Health Go % Structure .D % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: c;tir qS gyp" Tree Number /S Common Name Js/A HAZ DGL / FT DBH /Z IN Height --C`0 FT Limb Spread Zie) FT RATING: Health (p4 % Structure-CO % (0-40% Haz Tree/ 50-70% Requires Pro. Care) Comments: 4,26- as 0.3 • .,idividual Tree Assessment :,,geet Project: SW James Street, Tigard, OR Inspection Date. 2/25/08 Page Tree Number ) Common Name (000// —F--/4 HAZ DGL / FT DBH 9 IN Height 3o FT Limb Spread Z-0 FT RATING: Health 60 % StructureS % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: „b, as 403 Tree Number 17 Common Name 4)0,5 (4.5 HAZ DGL 1 FT DBH /3 IN Height S FT Limb Spread OD FT r• RATING: Health (oP % Structure SD % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: �� 9� X43 Tree Number 17N/ Common Name LUEK My le_ HAZ DGL 2 FT DBH 2 IN Height (( FT Limb Spread 70 FT RATING: Health 70 % Structure 30 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: VPI'y CDC (0' 0nW y __17-AkT J- E—27v`l 54 2 m 9 Co -Z 81 - .fiy y 1/1.- .dividual Tree Assessment t ,et Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page 2 w Tree Number /5 Common Name 4/e, HAZ DGL I/Z FT DBH (p IN Height 70 FT Limb Spread Z-0 FT RATING: Health 2) % Structure 10 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: Q/'C?IiRic{ 4,,icd 4-/OF— 4/ A/0/SSAF/8K/n17- - ZraV 50 - Z71 c{ W4 r M d it 4M "re)/i,/ Tree Number /9 Common Name pPl2 HAZ DGL 07- FT DBH IN Height Zo FT Limb Spread ZD FT RATING: Health ,� % Structure R % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: as #/d7 Tree Number Z.0 Common Name 4k- HAZ //' DGL a FT DBH /1 IN Height Zoo FT Limb Spread Z-o FT RATING: Health SV % Structure /0 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: cL 4,5 4/1 ,dividual Tree Assessment ,et Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page __ Tree Number z! Common Name A-0e9)-12._ DGL Z FT DBH 17 IN Height SO FT Limb Spread ZS FT RATING: Health SO % Structure 112 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: 3 Sod e-- r9I 47, Tree Number Z2- Common Name Al ie__ HAZ DGL 1 FT DBH 1) IN Height 2r FT Limb Spread ar FT RATING: Health ST % Structure /0 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: -- fri16"-- 1/47," Tree Number 03 Common Name 4,We_ HAZ l DGL Z FT DBH 10 IN Height S0 FT Limb Spread 20 FT RATING: Health SU % Structure 3'0 % (0-40% Haz Tree 150-70% Requires Pro. Care) Comments: GE 1.007X -Z J t'ikn -.r/V J01/1A1-s CAIDE44V -2.. c .dividual Tree Assessment t. :et Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page 9 Tree Number Z/ Common Name fr/71C4 HAZ DGL Z I/L FT DBH J f IN Height 6/0 FT Limb Spread ar FT RATING: Health SO % Structure 30 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: Sever 1gDSvc&r 41 1/2 4%/0 eVJS CA/de-ITTP f (14)-f M -f Tree Number 2S Common Name Nile. HAZ c� DGL y FT DBH SO IN Height FT Limb Spread SQ FT RATING: Health &D % Structure ZO % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: 197-160— - ,cojA4i f CA/ e -7 6-y-3 1--d4 / Ttvdf fv ° - z/f, Tree Number Z,k, Common Name &J,//o`✓ HAZ DGL f FT DBH Z?_ IN Height s0 FT Limb Spread .70 FT RATING: Health 77 % Structure y0 % (0-40% Haz Tree 150-70% Requires Pro. Care) Comments: /Dc—f c 42i -f / v i_ r41WPt/ cri-r ,TVA2., • _,idividual Tree Assessment . yet Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page /0 Tree Number 2 7 Common Name /VIVA!. HAZ c/ DGL y FT DBH ZZ IN Height SO FT Limb Spread FT RATING: Health SD % Structure /0 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: GO/ Tv 'V 7-71//k_ c,4Mr i/4< Tree Number 2c9 Common Name CAB/ry HAZ DGL 2- FT DBH IN Height ZS-- FT Limb Spread OP FT RATING: Health SD % Structure /V % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: JD/Div--J'To VA/ /iv, n77 ( >4'y -1T/i/citb\R_.. Tree Number 28N1 Common Name 496(1,51r a-ft, HAZ DGL y FT DBH Si" IN Height /(0 FT Limb Spread 4/0 FT RATING: Health 70 % Structure 4/0 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: t 17= q (Ju7 J r A 7v F7-4,6Ov 6/0,„1/ s/- 4/ ..idividual Tree Assessment ,...eet Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page / Tree Number 29 Common Name aa,/4 S - HAZ DGL 2 FT DBH Z3 IN Height 70 FT Limb Spread ,S0 FT RATING: Health SO % StructureSO % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: SD/i,./- z Tree Number 30 Common Name DOifj ( -F/A HAZ V DGL Z I/z FT DBH 23 IN Height 7D FT Limb Spread 39 FT RATING: Health SO % Structure 1/0 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: -Ca iv Afor ioket7 3D ° . (7 r, _Z/s- G� r�sit—a 5DAV Tree Number 3! Common Name decIdcrod,S HAZ DGL 2- 1/Z- FT DBH /' IN Height ZS FT Limb Spread Z d FT RATING: Health SD % Structure ?0 % (0-40% Haz Tree/ 50-70% Requires Pro. Care) Comments: CA-1DE-3/j (0 .adividual Tree Assessment , .eet Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page 12_ Tree Number ?MI Common Name Dorij gS— F/,e HAZ DGL - FT DBH Z IN Height 100 FT Limb Spread 'Yf7 FT RATING: Health (00 % Structure GO % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: SO/DA)- z/f Tree Number 'Z Common Name Alder HAZ 17 DGL 2 FT DBH 6 IN Height Z 0 FT Limb Spread ZO FT RATING: Health Se) % Structure2a % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: Le- n f/orfA - V01) e - SW-OW-..f41 (7i l-�7ay V'Pl ccvvyy s7-4v c h,/,/fy 44 S�ci Tree Number 3'3 Common Name A-/ Pr HAZ V DGL $ FT DBH Ls-- IN Height 4 s'7 FT Limb Spread ZO _ FT RATING: Health,SU % Structure „5 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: So -iv 419 -20 °- y _�o ktle ay .4 individual Tree Assessment feet Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page J'J Tree Number zy Common Name / 2/6/6)(- HAZ DGL 1(7_, FT DBH IN Height 2,0 FT Limb Spread 2„-O FT RATING: Health S7) % Structure2O % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: ,r4mC gS �3y Tree Number ,57S-- Common Name Map HAZ r/ DGL 1 FT DBH I IN Height yp FT Limb Spread e7() FT RATING: Health SD % Structure ZO % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: .1�r1� as 0122-, T1 is I7.sJ ca//y 4 ,/3oG/o ZiVe. ( o J — 4a t y, Tree Number c_S'(� Common Name 0'ei' HAZ DGL 2— FT DBH /e--/ IN Height Sr FT Limb Spread D FT RATING: Health ,ro % Structure % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: LE- ZDv ,r/q 60 7I/4T ) ..idividual Tree Assessment ; Jet Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page ) L/ Tree Number 37 Common Name AI clP r HAZ LZ- DGL FT DBH I IN Height z70 FT Limb Spread FT RATING: Health , S72 % Structure I'D % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: CA-PE 6 7f -y t zr zd°-f Tree Number j/f Common Name /*kr HAZ DGL 2— FT DBH /3 IN Height 60 FT Limb Spread ZO FT RATING: Health J7, % Structure 7O % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: ID /II Dr94 zf 3 VW--(1y Tree Number S9 Common Name 42'101.Pr HAZ DGL I FT DBH 7 IN Height yo FT Limb Spread 7.v FT RATING: Health ,O % Structure 20 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: :cOVo /jet, 04#) J4i"o_ w #317 ..idividual Tree Assessment . Jet Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page /S- Tree Number 44 Common Name der HAZ DGL I6.-- FT DBH IN Height 30 FT Limb Spread -D FT RATING: Health 4/0 % Structure Z- % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: L t tlE C4ov/(J/090 TD _ io(i 447 °` ,TA/ Alef4/i /.J STA of dECLIn�F Tree Number y( Common Name Pce-cr HAZ DGL Z_ FT DBH i t IN Height /O FT Limb Spread z0 FT RATING: Health c % Structure Zo % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: fr/'70ST (DE}-6 Tree Number qi NI Common Name (0100,,)/q S^ HAZ DGL 4 FT DBH Z7 IN Height /t0 FT Limb Spread IS FT RATING: Health 60 % Structure J-V % (0-40% Haz Tree/ 50-70% Requires Pro. Care) Comments: -J'4'1QW-2/3 .individual Tree Assessment Y.;., Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page 16 Tree Number //Z. Common Name 4-Ides HAZ DGL 2- FT DBH I I IN Height SD FT Limb Spread Z() FT RATING: Health - % Structure 9'0 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: ([A!-TV /Ivc j W1 E Tree Number qf Common Name 047 HAZ C� DGL Z FT DBH 4)7 IN Height TV FT Limb Spread ZU FT RATING: Health ,.SSa % Structure 'VP % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: ja/Oinl-.7 6 ¢.p dFSS -1-rvA/4 74v /,✓25� l-E- c '-3' Tree Number eil/1// Common Name /e, HAZ DGL $ FT DBH /r IN Height 60 FT Limb Spread 3C— FT RATING: Health o'D % Structure,30 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: GC-I0 -3 (//kE-j .s0h2c,/- 3/y z_&---2;44s zs-rr O Ua- d Nor-!'7 LiNg ..idividual Tree Assessment L .:et Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page U7 Tree Number 41371/2- Common Name 001514,S- r e HAZ DGL Z- FT DBH / Co IN Height 7D FT Limb Spread J'o FT RATING: Health ST % Structure SU % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: Tree Number 6/ /1/2 Common Name Avj i,,S- c'„L HAZ 0 DGL Z-- FT DBH /&' IN Height 7e FT Limb Spread 3'D FT RATING: Health SD % Structures % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: LE- I Tree Number y,Wy Common Name D9I13k f-}-i,e HAZ DGL 2- FT DBH /6 IN Height 70 FT Limb Spread frb FT RATING: Health SV % Structure .fa % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: ..idividual Tree Assessment .eet 3 Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page lc? Tree Number ql.-/ Common Name tri/'CA HAZ DGL FT DBH IN Height SO FT Limb Spread ,sp FT RATING: Health 4 0 % Structure % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: S.d)l2AJ-3 /11e141 nv,,'ec( Tree Number y,S" Common Name //1/ 9/€. HAZ DGL 3 FT DBH I i IN Height Z) FT Limb Spread 90 FT RATING: Health S7 % Structure ,S— % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: 1 J-Q (pq,,ile,/,, Ova 'ficemi l-/i/ca,, Tree Number //W/-/y//oCommon Name c Al € CFda HAZ DGL /--_f FT DBH -/Z IN Height J74-yP FT Limb Spread 70-30 FT RATING: Health 6 0 % Structured % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: carer pay er- c/-J /0 J/&-7 „idividual Tree Assessment S. Jet Project: SW James Street, Tigard, OR Inspection Date: 2/25/08 Page � q Tree Number /b Common Name 00I/5)4 HAZ DGL '1 FT DBH IN Height // 0 FT Limb Spread 4/0 FT RATING: Health 6,0 % Structure ST % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: I%J 7Lree ir71- /oca/ cJ & Fezi- 9 d tpe C'91j.)0f. ar o! A/ir L ir • ad V/4, c,010 4,j - Tree Number y7 Common Name /)0,151v-f'/jQ HAZ DGL q FT DBH c'X IN Height /10 FT Limb Spread yr FT RATING: Health 49 % Structure J72 % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: S.D /Oi.J-z/? Tree Number W Common Name Dons /45- f14. HAZ DGL y FT DBH 3s4”" IN Height //0 FT Limb Spread y0 FT RATING: Health 4 % Structure, % (0-40% Haz Tree / 50-70% Requires Pro. Care) Comments: • N 8980'00'E 522.35 i "= ' 1'� _ ;�� _ - x 4.-\� T;�5' I TOPOGRAPHIC SURVEY • .- -- — i i . �R - TAX LOTS 700, 800 & LOT 9 OF 'IILLAMETTE PLAT 2 (TAX LOT 1000) ��%�/"� -- --- J — -- r J J fir LOCATED IN THE SOUTHWEST ONE-QUARTER /!, r r'� � _ r —_ OF SECTION 3, TOWNSHIP 2 SOUTH, RANGE I WEST, OF THE �7. 'I • / -~ r—— �. __ --- — ,tn�oe i WILLAMETTE MERIDIAN, WASHINGTON COUNTY, j )/i i l i I - .� — °� CITY OF TIGIRD, STATE OF OREGON I \\"i/•: Y+ / — — — lhri DATE OF SURVEY : AUGUST, 2005 1 it' j // -- / '` — ' ___ - / .- `x..01==6.r t O--I` .�' .wt i in Tr«J7-r, 'J —" 1Fils=14 Trod -3 ' \, -, / „llwia-n• — 4a+ / / 0-' ' A tp 11;11 '?. ` we O 1 0 d / 15'� - TYw2Y-27, 1 I• A.E4.40._a,,,a,t',Pw,4.Kr1.•r,.r y. • 11ww1n-'d„ --11.•144-2r _ t \\ ` a3< _ s_ . d - . _� TM -2Y 120.pwti714- l 109.7 Gir7-r ��- • "�' NL6930DO"E 440.Ox�_ f N 5rEE '�- E )6MEE1 .� _ N ei Op1• E 229.76' T6 TwIINt-7i----- '6... r.- J ,c...r....>-.xw...:.•rr,«,,.�- ., tip, 13/ 2 DELTA- 772.55" t/ TREE ASSESSMENT s RADIUS - 20000' 8 - 268$'*�r/ / CHORD TMeE G. g I.E. se.99 N. ' § S 66-20"28'M z SITE PLAN z r= J -r— Conditions as of �°~ February 25, 2008 DELTA- 2716'01• RADIUS- 250.00' SAN NH LENGTH- 116.97' ROM - 269.71' CHORD - 117.85' I.E. 257.74' CHORD BEARING■ Inspection Completed by s 7612.00• W DELTA■27'16'01• Halstead's Arboriculture Consultants, Inc. RADIUS- 200.00' LENGTH -95.18' CHORD-94.28' CHORD BEARING- O S 7612'OO.6' Deciduous Tree / - DBH(Inchee) > 10 M M. * Evergreen Trees - D8H(inches) 1 LA 1 6.c bn:,:avaww• ND IIRMON 1 V..),,W M.,ir»v w.,E,e. U v..,n.,a C"r63:w Nl,L �� 11 U a.�Ara e r 1'I� Original Map Data by ISit $fficaLla Foster Surveying Incorporated dated August 2005 r;r r:rm 6.M.rr Changed Mtth Pennbdon for Len Dalton.LF Dalton Gang. L/C 6.4•.6._!a N. '.]L t_N{.N V OR . 7 RWAN- ,......, D� ... DESIGN MVP INC • - EMS two,1.0I E.r»t . PENY.A OR MD rar swum N e97dOC'E 022.20 v' %.1 i I Ai*, .... TOPOGRAPHIC SURVEY JJ S it 'rr UrN-J.� ./ ��- J -� i •-1111747111. � TAX cows 700, 800&for s of"WILLAMETTE PLAT 2'(TAX tor•rood) � lDCATED RN THE sDUnnvESr ONf-OUAN►ER � Sf �<< sneNCNrmlt r i,i' OF SECTION S. TOWNSHIP 2 SOUTH, RANG£I WEST, OF THE �)1 IT,.17-7M' P A 1t WRLAHETTE MERIDIAN. WASHINGTON COUNTY. At.w.I14 Axw g CITY OF TIG RD, STATE OF OREGON I \//J - DATE of SURVEY: AUGUST, 2003 Z 410 . .x. I �� a_ 6 b • ,. 414,4 I T!.1 �/ S x ar • x,100----:-----[-------- ledT sow r-x a no J / T w7-s 1 CI) Z Z �Nt� / u..H-r ,� N3ecKUau QV Q T,...5-IP / '""10.110110%e,OVnd.1BI.nNM C X �i�7��-sr T,etFlY ../ '-�,. ,Ie"Nm,sraar.newrwm,us L �. �' . ,1 ,� ....I sN O N I �''''.,��_sr wish- li .T,..1" ,. .� X6-Er /_ \ Z p�• '� 109.7L'• r N 9990(5'E 00 N. m.a.ws.,-Ire .MQy O ,P0.7reUM,_,6' N .. 5 V V N Sr...• 229.76' x• tn.2IN • o 191 (9 .w T,es]NYTr TreaNNI-2T, i. 0 n.ssaa-IC- _ -� Z 1_If• - EstN.Eilesl�i T,.s2NR- , 1r7 Cr 1 a NaIN 41..10.11.1�I ..N.N...� o ,. 0100,01.1.01111301001 00.75.777MS .• / rTt Yl LOOt15-2S-35 A AIa �• SAN w :1'1tl LOOM=2S$ - •..M. CHORD=PONG E 19N.MOS' CHORD 9EMANC- LE Mir I S 9920'09•IT, x t' -_ _ Q II" Ajlihro---0- 67, 4_7111011. 7 aliit-niNI a LOOM s,MOW w LOOM-V, _ ... i I am•2Ean' CHORD-11709 00- LE 097.76 MMORO WARM- IMeIEALiOIIwV' rr" I I $76970G W N416..NNA.AY41w DELTA+77'1!'01• Ittn/..OINNIrs 4 rnwal_ Im.r —I—I-- CHORD G10R0 d'to L 2 - O fJ TREE LEGEND �,�, 3 (fi t / b move re e t ppm= wow NAM t _ ((! VENN ROC a Nr,woo r .10•41 S 7• ... A.M. 1 CD ' v2 ocidcr C..10 40 ,.1,43 oa ro C 1 . 1 y) ,9,_ p14 t 8048 S zo„ n ' fll� C. �� t�Ill� I • ' - e D L e""1ta"r • DESIGN GROUP INC. 6045 6W 06r6ur ONO. , Sulu 101 1 POrtbIM,OR WWI (6003))226-1679 5' •- N 69'50'670"E 522.35 I �� wra �• f-`/ -� - .4116111136. Tr� TOPOGRAPHIC SURVEY �1 1 (�,F•'L`11tf ' Trpb-3' ` gyp• --. ■�/ t I.. rAX LOTS 700, 900 & LOT 9 OF "WILLAMETTE PL-4T 2" (TAX LOT 1000) %V`s/ �''_ _�� T, _ LOCATED IN THE SOUTHWEST ONE-OUARTER )`-'m Tn444--35' 1 '�" =a'� r,-� 4 OF SECTION S, TOWNSHIP 2 SDUTN, RANGE I WEST, OF THE / +>< .41 • }` WILL METTE MERIDIAN, WASHINGTON COUNTY, nmIMIVIMC( Tr..�• ° CITY OF TIGARD, STATE OF OREGON r ; "Id t:75° Yfr NI py DATE OF SURVEY AUGUST; 2005 Z 0_ Tnsl' 1/Y� . ` !, mo.. /��-�eL4_� It 16 'I ]`I �7rw]p.,t� `"yK ' 1T t�S'� ���$ppp JO' t3 0 A' F-. -�'.- '�.•r—Trte�4-Tt" T JR I Z tlbin stow r'-30' m _1 —'*r«sa-u' J� Trw37- 11-„,c,.''' i+mecaovra/a ---_-' To. r -14” Tn.2S 30 7~ artaaiooDV NOIL?: ` Z � �'1 -I1. TnNI-14' Troe34:r ' in 10' �.� •EgtCk DARN W 0 Tm42-11' ry 2_6 r ;� �_- Yvnr iw*w awoaim'rs=MO krr •,� u �O11WMf MO 2.a sWS Cti<.IG1Im,E11F4 AT A{ j C !'c 1 60•,00'� K� 3f-15. Tmag-2Y 1 nrwrutron OF DeV OM AVE NM wrawrr RALE W C •""" •� 33 } �6.'V �**YY�,�{/,. _r� L`✓ ...1/r azvAmw 1216, 1 a p 0" -"- .••fir. c.RYi►.I>�.11J.d •....„ 42' /'--• z f N 89'50'°0"E mm anrmmu..m ,_I d 4314-16' / Tr'w4°-8. N a'"S�o�' 40.1 ,:���^'�t___✓/ N 1�-.•',r' 249.76' Tne31N1 o r '� ' i w Z Tr.44y42- �/ z r- igs 7Ni-15• m TrN27- r ;wars n,; Z - FOSTER SINVETlrO,HG S� t 3 r �.. „t RE OWN IWCE O / v MOO MAR.OM60DMn7F 0 DELTA=7'52'55' ,•-• E46.6• n/ �``- m.®m.+oaoRl�m 3 RADIUS= 200.00 . , �mrM g/ ? W • LENGTH = 28.35' CHORD - 26.3S 56 SS ° 1t_ • .017•\ / SAN LN T CHORD BEARING- 0 '\ RAA.. 765.05' 2 $ S 66'20'26'N 3: _-/ I.E. 25278' \, _ N. ,b" " - cmTUCa 1 RE Y. as n PIKFIMION.1. v DELTA -2716'01• U11D �� AS RADIUS- 250.00' I W SAN LH LENGTH - 118.97 g RDA - 260.71' CHORD - 117.85' arc�o4 1' 1 R I.E. 257.74' CHORD BEARING• NE[rtTanta+uw 6,`.a.rams $ S 76'12'°0"W LONDKWN ory ti a w.'S )a DELTA- 2T10'Ot" 61111 6N.WL1R•M 5.053W I IfkIWIq OWN MR 1 3 RADIUS- 200.00' LENGTH - 95.18' CHORD• 94.26 `~ °'OR0 RE1f°NC • TREE LEGEND 5 7614'00' 1r ` //►� re•coteted R / o 1 �ssnro art ro r wmacrm pROJEC Du006 (1 i�1 v rnvwc ALC ro rc ecw� X DAN .n4so. UMW Oa WOW i ci, ..'_ ♦ Daft.1W 4K Mimi* •I0 �N Q4B / to C 1 . 1 1 11..33/13/2008 08:56 FAX 503 846 2909 YASH. CO. SURVEYORS OFFICE 001/001 mar. 17. [UV(' 0: LOAM No. 1629 P. 1 I )11: WASHINGTON COUNTY ` ki ' ' yJ ' LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE R X3X►I'1Z I4D T I I A,T NALIN I PJJ I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: J'am.estowne Village MAP AND TAX LOT NUMBER: Map 251-03CB Lot 800 CITY JURISDICTION (Which City?) oR City of Tigard COUNTY JURISDICTION: 4. SURVEYOR'S NAME: David Foster OWNER'S The Dalton Company I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name: Jeff Caines, AICP — SR DesjgjJLC Address: 8 •6 SW :11 Blvd. Suite'301 Beaverton OR 97008 Telephone number:(503) 469-1213 Fax number: (503) 469-8553 Signature: Date: "5 /I .5l0 8• ..._-(i l d / /. 1 - Name approved Washington County Surveyor's Office 165 North First Avenue, Suite 350-15 Hillsboro, OR 97123 Fax: (503)846-2909 \SxaizMSURVE'ADATADIR1WE8pACIE SUBNAMEDOC109r26/OIUIQ S� 003 (4, X�t , CITY OF TIGARD COIN LUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION ; 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 - — PHONE: 503-639-4171 FAX: 503-624-3681(Attn: Patty/Planning) EMAIL: patty�dhigard-orgov TI_GARD' REQUEST FOR 500—FOOT PROPERTY OWNER MAILING LIST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP&TAX LOT NUMBERS (i.e. 1S134AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: 2S1-03CS Lot 800 12275 SW James Street PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR, HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS,PLEASE INDICATE THAT YOU NEED 2 SETS OF LABELS, The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter- rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON:Jeff Caines,AICP PHONE: 503-469-1213 NAME OF COMPANY:SR Design LLC FAX: 503-469-8553 EMAIL: Jeffc @srdllc.com This request may be emailed,mailed, faxed,or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person listed will be called to pick up their request that will be placed in 'Will Call" by the company name (or by the contact person's last name if no company) at the Planning/Engineering Counter at the Permit Center. The cost of processing your request must be paid at the time of pick up,as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS.RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: - $11 to generate the mailing list,plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then,multiply the cost to print one set of labels by the number of sets requested. -EXAMPLE- - COST FOR T/HIS REQUEST.. 4 sheets of labels x$2/sheet=S8.00 x 2 sets= $16.00 . -sheet(s)of labels x$2/sheet=S /0x / sets=_ �} /_`__ 1 sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 sheet(s)of labels x$2/sheet for interested parties=52x sets= e TOTAL = $31.00 TOTAL • 4 • Y Y a r n < Y`. `2310380'♦` + •y'2510L1BC.;' 'vim•AS1O3BG� v ' 25•t�?Jac,, ♦„2SYO�HC `\ +'. ' '25100 y `i: .i'ir4AC'i:'`• v -,- ; ♦%, ',' .1` '�``ad°7 35°'-' ''`\i' 3(00 , '3300.' (i �♦ ♦<' ♦+ 3180 ti.' .. ,p00 „, N.• �, .�;''.�, ♦�. •.<' o .,'10,; ,<, ) ;t,8''. , 7♦, '`;t ".�' `.` ,, 5;! ♦Yi '4 �?, `♦t.3,"•♦'n`' '4, • 1189-57,-00E. �;' ' .• ♦`t• . ♦, •`' `�s ,v.. , ♦-'C. • ,its , • ' ♦ • .' •,,,,'` +�♦♦ yY, ♦^. ., ♦ ",1.•8•,' 45,x.51 '' 9•\ . a's .e,.� .'e6.•�Y` , et)�I ••''` ♦438.76 I ` , _ e,. ;L ..,.Q ' •,•• :•,•. • 522.32 r 501 °0 g 3 " .29 AC 900 3$a 800 $o' 800 0 1.92 AC °' 240 AC c- oa, 0 $-i. S 600 8 7 mo 400 c .87 AC 0 0 6 a 0 m m 87 AC e� N N N! N ,. 4 _ ..... ...e.,..i•,4r '''? --.o-�.�^":_.170 V a.::;..'h^a�.,,,,,,, ---=i•r ••e r.<.yqr„ J/ 370.00 A . - • .1 1 ..0. 1: '11 - .1 •• - 500 0 •I 140.00 i .37 AC ° �c ? m 30 ep //��� �° 1000 N • o' 700 0 77 J 3 �/ 4" 1300 g 1200 a 1100 m g ; 0�8 -o- --e." . o.2a AC o L _._1 .!' -J 11 10 , 12 190 00 s 118.g7 ,:. .,.. y• 1.!.... ' loom ® 100.00 a 95 gA? / j ' '26 12a u6 120.00 ' 42 sa STREET 68.92 o p.20° 1,•c 54.00 4933 i 100.00 100.00 te SW JAMES "''9 960b . .,i 83.94 ® 100.00 I 100.00 47.21 ' 53.23 Z. i' ,/ ./ ' I"... '5'. 1800 1900 2000 2100 2200 o' eN0 1400 1500 1600 1700 1431 44 46 AC 48 AC 8 5 H 40 41 42 r N 3S to r-' -.1-1 _.1.. do- a 14134 ® 100.00 100.00 o O 100.00 ® 100.00 ® 0.00 - . 70 110.00 110.00 710.00 110.00 770.00 ,•' ,�" \\�"��'o-bo\` ♦"‘'' 0 889-60-00W 0 n o 3300 0, 11nn '••+`,-. • I •DRIVE •� � 'j `'• .;n..t;.;r;. ';. ..' 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TIPPITT Pt- �5���� I FOR: SR Design LLC i"Iliv —mlxemu mane1s.11m1Ne maxmx �`__rimi ..1 � DOa/1►N RE: 2S103CB, 800 , maeseABe asemx axe 11elaxexeq meaeaee B maxeleel ell (tl X81 axerm ante SIa000lt00 A1aN1NN ONC/NI a1Cex1 meSICltlel ena0I01 unten9 H S10x COtx .e.csle.melee ALBERTA ST _ 11111 Property owner information 151038003700 SIax0750' `51111007711 is valid for 3 months from ole71C0710 Aa7BC0700 axe 071CI710 MEMOIR! ii, Mono • the date printed on this map. ����...%. �'��� \ meta1e01B0 lo- se me7ea.BBBa \ <st13e1ex1 —— unmet 5113ne04e 75103c 01070e MI OM 17107x.160 - 251070005400 .flanmea.\miscues.. 511301/0300 maaeleN m07c101te0 m13C1en00 JAMES RD maeeas.B �PTpRP( a51aa1am7BB 1 — axe manalN �/ a7Ce5110 — t71ace071x • m07xBlax 5113C131n,5107xe1x ene atneilN 130117210 M max174N ��p; - — N m07Ce67ISe •• '3Cx72e•5107113111 m070Nna MI • nCI0t000mIC0aeea mamma m07Ce01a1 m11Cx7IN MARION ST 11111 \ LIJ 0 100 200 300 400 Feet FIELD CT ■ i I' _ '�71113x.1100 711a01xte0 m13x0ax 1"=294 feel II 110'4Z �r�' , ► III i r iiiiiP . 011ie 1111 1 TIGARD rN instil Information on This map is for general location only and ' / 2 should be venhetl vnth the Development Services Division. IIIR,t _ 13125 SW Hall Blvd ,,,,N, iiiIii Tigard,OR 97223 r (503)839-4171 I �r ► -',' httpa/www.ci.tigard.or.us - nu' eta! late 1,20 nags -- 'CO: __ 2S103BC-07800 2S103CB-02300 ARAVE SPENCER DIJANICE I BORST DONNA S 12225 SW LANDSDOWNE LN 12150 SW JAMES PORTLAND,OR 97223 TIGARD,OR 97223 2S103CB-01200 2S103BC-07200 BACHOFNER JEFFREY L AND BROMANDER KRISTOFER&MARGARETA HEIDI A 12256 SW LANSDOWNE LN 12325 SW JAMES TIGARD,OR 97223 TIGARD,OR 97223 2S103C3-02200 2S103BC-02400 BEATY NORMA A TRUST BRONSON THOMAS E&BRENDA J TRS BY NORMA A BEATY TR 12325 SW ALBERTA ST 12170 SW JAMES ST TIGARD,OR 97223 TIGARD,OR 97223 2S1033C-01700 2S103CB-01900 BECKER GORDON S& BRUNNER LANE E&CYNTHIA M BECKER GORDON S JR 12240 SW JAMES ST 12905 SW 121ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-06900 2S103BC-02700 BELL JAMES R& BUCHHOLZ KYLE J BARTHEL PATRICIA J 12120 SW ALBERTA ST 12230 SW LANDSDOWNE LN TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-03000 2S103BC-02300 BERG KATHLEEN MARIE CHAVEZ JAIME A&KAREN 12210 SW ALBERTA ST 12295 SW ALBERTA ST TIGARD, OR 97223 TIGARD,OR 97223 2S103CB-02600 2S103BC-03100 BERGSTROM EDWARD A CONN ALISSA L&MICHAEL L 12165 SW MARION 12240 SW ALBERTA ST TIGARD, OR 97223 TIGARD,OR 97223 2S103CB-04100 2S103CB-00300 BERINGER BRIAN J&ANN L DANFORTH ALLEN&BARBARA J 12290 SW MARION ST 14225 SW 128TH PL TIGARD, OR 97223 TIGARD,OR 97224 2S103BC-10300 2S103CB-03100 BLUE HERON PARK HOMEOWNERS ASSOC DAVIDSON ROGER J AND PO BOX 231263 DONNA K PORTLAND, OR 97281 12315 SW MARION TIGARD,OR 97223 03BC-1041. 2S103BC-09300 BLU -ON PARK HOMEOWNERS ASSOC DAVIS ALISON K PO !AX - 263 12880 SW BLUE HERON PL ••RTLAND, •R 97281 TIGARD,OR 97223 2S103BC-02000 2S103CB-00500 DAWES RICHARD C&LISA A GROSSE' FAMILY TRUST 12205 SW ALBERTA ST BY GROSSE'EUGENE R/ELIZABETH F TRS TIGARD,OR 97223 12185 SW JAMES ST TIGARD, OR 97223 2S103CB-03700 2S103CB-03001 DEANGELO STEPHEN T HARRIS RONALD C AND LILA S 13215 SW 124TH AVE 1225 PARK AVE#12C TIGARD,OR 97223 NEW YORK,NY 10128 2S103CB-02601 2S103CB-01700 DELANO NELLIE M&GARY W HURTT JAMES D 12185 SW MARION ST 12300 SW JAMES ST TIGARD, OR 97223 TIGARD,OR 97223 2S103CB-01800 2S103CB-02000 DENKER LES&DEBBIE IVERSON LARRY T&SANDRA L 12260 SW JAMES ST 12220 SW JAMES ST TIGARD,OR 97223 TIGARD, OR 97223 2S103CB-03300 2S103CB-00800 DUTZ CAMERON P&LISA Z JAMES STREET LLC 12365 SW MARION ST 10980 SW AVOCET CT TIGARD,OR 97223 BEAVERTON,OR 97007 2S103CB-01100 2S103CB-02900 ENFIELD BRIAN L LINDA JOHNSON H DALE AND 12295 SW JAMES GRACE V TRUSTEES TIGARD, OR 97223 12245 SW MARION TIGARD,OR 97223 2S103CB-03600 2S1038C-02500 ERICKSON NEIL A/PAMELA S KELLY DANIEL D&MELODIE K 13185 SW 124TH 12355 SW ALBERTA ST TIGARD, OR 97223 TIGARD,OR 97223 2S103B0-03400 2S1036C-02600 FINCH PETER M&GINIA L KELLY NANCY A 12330 SW ALBERTA ST 12385 SW ALBERTA AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-01400 2S103CB-03500 FITZPATRICK WESLEY RUTH KENT ROBERT R 12360 SW JAMES ST 13155 SW 124TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-01900 2S103BC-03800 GENTIS STEVEN W KESSLER MARGUERITE E 12175 SW ALBERTA 12425 SW ALBERTA TIGARD, OR 97223 TIGARD, OR 97223 2S103BC-06600 2S103BC-03200 KIDD JOHN D&ANTONETTE N NASH FAMILY REV LIV TRUST 12180 SW LANSDOWNE LN BY DOUGLAS E/NANCY LOU NASH TRS TIGARD, OR 97223 12270 SW ALBERTA AVE TIGARD,OR 97223 2S103BC-09000 2S103CB-04500 KOOS RONALD L NORTON CLAYTON E 12850 SW BLUE HERON CT 12210 SW MARION ST TIGARD, OR 97223 TIGARD,OR 97223 2S103C6-00100 2S1038C-03300 LANCASTER MICHAEL T AND OLIVER CHARLES A/BETH M PATRICIA 12300 SW ALBERTA ST 13035 SW 121ST AVE TIGARD,OR 97223 TIGARD, OR 97223 2S1038C-01800 2S104AD-04100 LAPLANTE FELIX F AND SALLY J OLSON DENNIS D& 12145 SW ALBERTA ST BONNIE LOUISE TIGARD, OR 97223 12540 SW WALNUT ST TIGARD,OR 97223 2S103CB-00200 2S103BC-06800 LEAR JOE JR&JOANN OLSON KEITH&ELIZABETH 13065 SW 121ST 12214 SW LANDSDOWNE LN TIGARD, OR 97223 TIGARD,OR 97223 2S103C8-03200 2S103CB-04400 LUCAS DAVID B OWNBEY DAVID LLOYD& 12335 SW MARION ST PATRICIA ANNE TIGARD, OR 97223 12230 SW MARION ST TIGARD,OR 97223 2S103BC-09100 2S103BC-02200 MEIKLE FREDERICK C III PEDERSEN NORMAN LEROY&ALICE M 12860 SW BLUE HERON PL 12265 SW ALBERTA ST TIGARD, OR 97223 TIGARD,OR 97223 2S103BC-07000 2S103BC-08800 MICALLEF VINCENT A& DEBORAH D PENNER JOHN M& LILLIAN A 12244 SW LANSDOWNE LN 12830 SW BLUE HERON PL TIGARD, OR 97223 TIGARD,OR 97223 2S104DA-01300 2S103CB-04200 MOORE CAROLYN REV LIV TRUST PRICE JOHN H&NORMA J BY CAROLYN MOORE/TERRY HAUCK TRS 12270 SW MARION ST 1211 SW 5TH AVE#1700 TIGARD,OR 97223 PORTLAND, OR 97204 2S103C8-02700 2S103CB-01500 MUNSON KURT R AND JULIA H REISBECK RALPH N 12205 SW MARION ST 12340 SW JAMES ST TIGARD, OR 97223 TIGARD,OR 97223 2S1038C-07300 2S103CB-01300 REYNOLDS JANICE L REVOC TRUST& TABOR KRISTEN E REYNOLDS BARRY W REVOC TRUST 12355 SW JAMES ST 12262 SW LANSDOWNE LN TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-07900 2S103CB-02100 ROBERTS JOHN L& THORIN ERIK&GERDA KARIN COWDIN LINNEA A PO BOX 23125 12207 SW LANDSDOWNE LN TIGARD,OR 97281 TIGARD,OR 97223 2S103CB-00501 25103CB-00700 SCHMIDTMANN BRANDT&KAREN K TIBBETS KATHLEEN M 12215 SW JAMES ST 12235 SW JAMES ST TIGARD,OR 97223 TIGARD,OR 97223 1030 8-00600 2 103C 8-01000 S MID ANN BRANDT&KAREN K TIB S HLEEN M 122 W JAMES ST 1223 AMES ST ARD, 97223 T ARD,0 7223 2S103CB-01701 2S103BC-03600 SELNER JOHN JOSEPH&MAXINE ELL TURNER JEFFREY VERN 12280 SW JAMES ST 15051 SW SUMMERVIEW DR TIGARD,OR 97223 TIGARD, OR 97224 2S103CB-03000 2S103BC-02800 SHEPHERD NICHOLAS M&ARPIL L UHL LISA&CURTIS 12265 SW MARION ST 12150 SW ALBERTA ST TIGARD,OR 97223 PORTLAND,OR 97223 2S103BC-06700 2S103BC-08900 SHIPMAN KAREN A& VANBEBBER SUZANNE SHIPMAN KENNETH A 12840 SW BLUE HERON PL 12196 SW LANSDOWNE LN TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-02100 2S103CB-02800 SITZMAN DEANE D/ANNA L VANNI FRANK L&SUSAN L 12235 SW ALBERT ST 12225 SW MARION ST TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-00400 2S103BC-03500 STAEHNKE BENJAMIN M VANTHIEL TOM&MARGARET R VIRGINIA L 12360 SW ALBERTA ST 12165 SW JAMES TIGARD,OR 97223 TIGARD,OR 97223 2S103BC-09200 2S103BC-07700 STEVENSON JODY H VOLK RANDY J&SHANNON 0 12870 SW BLUE HERON PL 12237 SW LANDSDOWNE LN TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-01600 WALKER MARILYS 12320 SW JAMES TIGARD,OR 97223 2S103CB-02400 WALL KENT N&FRANCES P 13205 SW 121ST AVE TIGARD,OR 97223 2S103BC-07100 WALLACE JOSH W/TISHA 12250 SW LANSDOWNE LN TIGARD,OR 97223 2S103BC-03700 WILHELM MICHAEL W 13085 SW 124TH AVE TIGARD,OR 97223 2S103CB-00900 WILHELM MICHAEL W LIVING TRUST BY WILHELM MICHAEL W TR 13085 SW 124TH AVE TIGARD,OR 97223 2S103CB-04300 WILLIAMS MICHAEL R 12250 SW MARION ST TIGARD,OR 97223 2S103BC-02900 WILLSTATTER STEVE& BOLLEN RUTH A 12180 SW ALBERTA ST TIGARD,OR 97223 2S103CB-03400 ZUBER JOHN H 9025 SW BURNHAM ST TIGARD,OR 97223 Brooks Gaston 3206 Princess Edinburg, TX 78539 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 rITV AC Tu .Ap _ ffWTRAI IAITCRCCTCII PARTICC I.•Ir rr lr,\ cf n\I ahclolf^IT / on+. I , -\ I IDIIATCf• 1')_I,A,,_f1G City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 February 7, 2008 11111 • • SR Design LLC T I GARD Jeff Caines 8196 SW Hall Blvd#232 Beaverton, OR 97008 Dear Jeff: This letter contains important information about your room reservation. Please read this letter in its entirety. Your request to use the City of Tigard's Red Rock Creek conference room located in the City Hall at 13125 SW Hall Blvd is approved. The Red Rock Creek conference room is reserved for the meeting as follows: Event Date: February 28, 2008 Event Time: 6 to 8 p.m. Please pick-up the key at the Tigard Police Department Records window located in the City Hall. The Police Dept. will release the room key no more than 15 minutes before your event start time. The key must be returned to the Police Dept. no later than the event end time noted above. Please return the key to a Police Dept. staff member, do not leave the key in the window tray. The key to the Red Rock Creek conference room opens the outside door in the courtyard area between the Permit Center and City Hall. Restrooms are available for use in the Police Department lobby. Meeting participants are to enter and exit Red Rock Creek through the side door. For the meeting participant's safety, please make them aware of the proper entrance and exit to the room. City staff is not available after 5:00 p.m. or on weekends to provide assistance, so clarifying what is available prior to the meeting will help your event go more smoothly. Please let me know prior to the event date any specific needs you may have. Police Dept. Staff cannot assist with your reservation requests, other than providing the key. Projectors and other equipment are not available through the City. As indicated in the Room Use Policies and Procedures, the City retains the right to cancel or relocate a meeting. We do our best to keep meeting reservations intact. However, it is sometimes necessary to make changes. Police Dept. staff is authorized to release the key to the person or people noted on the room use application. Please be sure to list more than one person on the application if there could be someone else picking up the key or in case of an emergency. I am happy to update the key authorization when requested prior to the meeting. Please return the room to its original configuration and leave it in an orderly fashion. The City is unable to furnish cleaning supplies, mops, brooms or vacuum cleaners; therefore, you will need to bring your own. Trash that does not fit in the cans provided will need to be taken with you. On behalf of the City, we thank you for complying with these and all other conditions of the room use policy and I hope you will enjoy using our facility. If you have any questions regarding the reservation, please contact me at 503-718-2474. Sincerely, Jill Byars Room Reservation Coordinator Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 Neighborhood Meeting Minutes Project: James Street Subdivision(10-lot Subdivision) Applicant/Owner: James Street LLC Date: February 28, 2008 Location: Map #2S1-03CB Lot# 800 Time: 6:30 pm—7:30 pm SRD Project#: TDC-001 1.0 INTRODUCTION: The meeting began at approximately 6:35pm with approximately twenty-five (25) citizens in attendance. Jeff Caines,Planner with SR Design, introduced himself to the meeting attendees. After the initial introduction,Mr. Caines asked if anyone representing a neighborhood association was in attendance and would like to address the neighborhood review meeting. No one from the group indicated that they are representing a neighborhood association. Mr. Caines asked if anyone representing a home owners association (HOA)was in attendance and would like to address the neighborhood review meeting. No one from the group indicated that they are representing a HOA. Mr. Caines finally asked if there was anyone representing another government agency that would like to address the neighborhood review meeting. No one responded. 2.0 OVERVIEW: Mr. Caines proceeded to give an overview on the project that is being proposed. The project to be discussed was a 10 lot subdivision located between James Street and Alberta Street. The main access point will be from SW James Street.The design of the project includes the street to terminate on the west in order to prepare for a future street extension to SW 124th Avenue. Mr. Caines described the proposed lots having a range in size between+/-7,900 square feet and+/- 6,985 square feet.However the average lot size I the zone was at least 7,500 square feet,which is the minimum lot size in the R-4.5 zone. James Street Subdivision-Neighborhood Meeting Minutes 1 2/28/08 James Street LLC Mr. Caines further described that the lots will be served by both sanitary and storm sewer.However the final design of the utility system is still be to be determined by the design engineer. In addition,each lot is currently being proposed with individual storm water planter boxes to treat roof top run-off from the proposed dwelling units and then be conveyed to the creek west of the site. Although the individual homes have not been designed, it is estimated that each home will be in excess of$500,000 in value. The structures will be two stories and a range in size between 2,500—3,500 square feet. After this brief overview of the project Mr. Caines opens the floor up to the group to answer any specific questions they may have regarding the layout of the project. 3.0 QUESTIONS, COMMENTS and SUMMARY: Below is a general summary of the questions and comments received by Mr. Gaines from the group in attendance. One person asked on the timeline of the project; they specifically wanted to know if the homes will be constructed this summer.Mr. Caines indicated that the infrastructure of the project will most likely be constructed this summer however there is no specific timeline for construction approval. In addition, due to the long review period by the City and Washington County, it is estimated that the individual dwelling units will be constructed in spring or summer 2009. Another citizen asked if the homes would have to be two stories tall.Mr. Caines stated that in order to make a project pencil out the homes would have to be at least two stories in height.Mr. Caines further stated that many of the new development projects in the Metro area are two stories due to the higher land costs associated with developments. A few neighbors had similar comments regarding the final layout and design of the development. They wanted to know if this project was already approved by the City or if they had an opportunity to express their dissatisfaction with a new development going up next to their house.Mr. Caines stated that this project has not received final approval by the City of Tigard and when this specific project is being reviewed by the City that they will have an opportunity to submit written comments to the City. The name of the contact person should be on the public notice.Mr. Caines briefly explained the "raise it or waive it" rule established in case law. A number of questions in various forms kept leading back to the sanitary sewers to be used in the project.It came to light that a number of neighbors do not have direct access James Street Subdivision-Neighborhood Meeting Minutes 2 2/28/08 James Street LLC to sanitary sewers and they wanted to know if they would be able to connect into the sanitary sewer being extended inside the project.Mr. Caines explained that sanitary sewer would most likely be extended in to the site via an easement from the north. Since the final design of the sewer was not complete it would be difficult to address how specific homes may or may not be able to be connected to sanitary sewer. A neighbor asked how the homes would be connected in a general fashion since the project site slopes down to the west and the citizen's property adjacent to the project site could not be served by sanitary sewer. Mr. Caines indicated that grading on the site will need to happen in order for enough "fall" to happen to allow for gravity sewer. However since the final design of the utilities are not complete that it would be difficult to get into specifics of the sewer system.Mr. Caines stated that the City Engineer will have an opportunity to review the submitted site plans for review and to ensure that all the proposed lots will be adequately served by sewer. Another question regarded the extension to the roadway to the west.Mr. Caines indicated that this was only going to happen once the property to the west decides to develop. The road extension would not be required by the City at this time and that this application has no control over other properties in the area. Many of the citizens did not ask questions, but wanted to see the type of proposal that was being discussed. 4.0 ADJOURNMENT: Mr. Caines thanked the participants for attending the meeting.At approximately 7:35 p.m., there were no other questions and the meeting adjourned. Mr. Caines did stay after the meeting to speak to individual individuals about developments but not specifically related to this project. These meeting notes have been interpreted and prepared by SR Design as understood. James Street Subdivision-Neighborhood Meeting Minutes 3 2/28/08 James Street LLC NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: ---.11e .. Si%e1,- ` ,.6dio,s,c,0 MEETING DATE: 2/2 Wo P PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS & CITY, STATE ZIP CODE PHONE # ctl,pri n0Pf U.1l1ffr4Lorn E-MAIL ADDRESS ari 0-1-140'1')-i cL -P 0, BoX 2312 5" -i c�`1.�, Ok 5D3, qa 'Er'K YTS, 0)--1',71 r�oardi 62 Gr781 -3 i 2. \- g172ffi-3125 ,351-1-_G- - X/1/1.4 - -X- 6,1 t1- /31,,Lit,i1¢r / gU54e1 J� . .Ss /r l/�1 G� LX- .g7-. ."3 �e-/ 53-4M-4-..Zthzit/K_ ) 2220 .711-7-1/La St" -/ -A-?2 977 7)) 57 _ s03 It es 122 60 St'J Z1*YLt sr ` 6- b q72-2-3 ,w0-757 .5 v--3 ` E-✓ e" tir,G1-5-7,r-rcr� 1 " q, 0 5 4C,/:?ej=i ,r —77a 2/9 ?7223 57d - e/,y-, say C -puTZ 123cpc Sw NA -xo,J ST `r7G4.-{'-D 1-121'5 c2t_bo∎(o 563 L t �0-r-z_ (2--3,,s- S i-eA o�1 ST Tr 21 171--2 524- `Vg'10 7 d..-- ..0'' ',, a ' 1Z.5 �4 61 liA, AI ' e J / 2295 -2,-1{44_.ei �'/ T( 70 -4 (50V1,1,-`i NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: ici,tirs Si!-re-e- 5ci4c),wi5,c-, MEETING DATE: 9-fj-S1c a PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS & CITY, STATE ZIP CODE PHONE # E-MAIL ADDRESS 1-"-Arc'kil 1-7.- -.-7 0 Scu 0,1bFicIA -7r614,_d q 1 2_i icz.7,0 _e?7v AJ (J -7'�- .� :� . /308 S sai ia 4-5 A ✓ Gav y7aa. sfd 4.4, „0, ig'`�`_ /A, 5. 9 ,,ce.„_) =( ? 7' 7 1-0 6.''2,3 . .(e-44'1-c-o 1.,,,. I o S C svi .J K woes ``-15.r,rA t 3 q 3 9io- 3g- ( %./(is /7- r47-4ie;/<- / d. 36a 5kiT b5 ✓ v S>3-spa ��`( 7.2. k t �4- i.p.3 , ' „ M/ylcks v ei 4/ G i" ' i +�r 12330 5 1 L€ & 5Se1� _q/ai �� AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard • Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, -►e r-F Cc< i ri e S ,being duly sworn,depose and say that on the 5 day of F e 6 r'/4 7 , 20 G ,I caused to have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at (or near) 2 5/ - C3 c 11 LoT Roo ,a copy of which notice so mailed is attached hereto and nncie a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at !) — s r. Pe>r F‘ e with postage prepaid thereon /Si are (In the presence of a Notary Public) POSTING: I, J 'F P r s ,do affirm that I am(represent)the partyinitiating interest in a proposed land use application for /0- r s bd( affecting the land located at(state the approximate location(s)IF no address(s)and all tax lot(s)currently registered) '. Si U3 c g god ,anddidonthe &- day of Fcbr� �� 2008 persormlly post notice indicating that the site maybe proposed fora r a c�r s c b i s( o land use application,and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at Pe /2aw 0-n JQr+ies sr,-ecZ c3, rorw.4,o 2- S1 05c 3 G..i So (state location you posted notice on property) (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NCYTARIZE) STATE OF O"e o r 1 ) County of V--)Ct5 --ilqf ss. Subscribed and swom/affirmed before me on the day of re-b a-cv ,20 o g . CAM L. OP • v , cONIMIS 399066 1 MY COMMISSION EXPIRES NOV.1,2009 ( NOTARY4 : IC O OREGON My ion Expires: 9 =Pio\ n,eeuags‘affida of frolliog-Pooiot oeitbbothood neegd« ) Page 5 NOTICE OF NEIGHBORHOOD MEETING February 5, 2008 RE: James Street Subdivision Dear interested Party: SR Design&DL Design are representing the owners of the property located at Map# 2S1-03CB Lot 800 (see tax map enclosed). We are considering proposing a subdivision at this location. Prior to applying to the City of Tigard for the necessary land use approvals, we would like to discuss the proposal in more detail with the surrounding property owners and residents.You are invited to attend a meeting on: February 28, 2008 6:30 pm—7:30 pm Tigard City Hall Red Rock Conf. Room 13125 SW Hall Blvd. Tigard, OR 97223 Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the city. I look forward to more specifically discussing the proposal with you. Please call me at 503-469-1213 if you have any questions. Sincerely, Jeff Caines, AICP Land Use Planner SR Design LLC CITY of TIGARD I1PliT11fh11 GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED (500') IS:144: ■z FOR: SR Design LLC CO 1$1nan00 mamma m0301nw RE: 2S 103CB, 800 II ecramojeszeis dal • 'Enka, 03$1$17030 telniNesae mum, •' _m eea111 sA MOSS MIAMI, 03x0$111 I 1 1 ALBERTA ST Property owner information is valid for 3 months from tnannna mMecan raecanaL 11031013110 eleate0 the date printed on this map. 31131001101 1101100110'$1OnM11C mamas's' 0311011 aix�SI`\ � 03110311 mummy 101n51aaae NS $103010010 110301x1 ECM MI MUM MI - sn 1111 , NI11030113100 1$1aM$1aa\11011ona an00 - Mill 7$1anlnn menums ■ N JAMES RD IF m03xanx !/ ma01mx PTp'T annum '$1Omm of ' Pt 1103$103011 1$1afngl( nsaetsn �anRl t1laCSSriad :swarms mneeeNx 11$101011 0311 M 03ce01e01 $11201101011 . O` N 21111C107310 21101011370 maCaaOl manuwtt$103e1a1wmaxOmalaaalal$1n0ann manalxlmamalx 4 W,-------: MARION ST / 0 100 200 300 400 Feet AFIELD CT t(110301x11 1'' 94 feel k mnelatx atneeeax mum a i N tv III TIUARi)1.W4 r Q„" Information on Ihis map is for general locatlan only and _ should be verified with 911 Devebpment Services Division13125 SW Hag Blvd Ia $1' Tigard,63 9171 11111111 (503).CI.t 4171 r A, 1 . Mtp•J viv,m .tl9ard-anus b11 1111111.� r• ms Plot date:Jan 14,2008;C:lmagicWIAGIC03.APR Community Development Page 1 of 1 Jeff Caines Subject: FW: Jamestowne Village- pre-view From: Dalby, John K. [mailto:John.Dalby @tvfr.com] Sent: Wednesday, April 16, 2008 8:05 AM To: Jeff Caines Subject: RE: Jamestowne Village - pre-view Hi Jeff, The layout looks fine. The turnaround feature works for us. The two restrictions we would have would be: • Parking on only one side of the street and not within the turnaround template. • Fire hydrant location and a fire flow test conducted within the last five years. John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire &Rescue,North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 503-356-4723 4/16/2008 64111) ) `+ DRAINAGE REPORT FOR JAMESTOWNE SUBDIVISION TIGARD, OREGON D L DESIGN GROUP INC, D L DESIGN GROUP INC. Drainage Report for Jamestowne Subdivision Tigard, Oregon Prepared for: The Dalton Company 7955 SW Hall Blvd. Beaverton, OR 97008 Prepared By: DL Design Group,Inc. 9045 SW Barbur Blvd., Suite 101 Portland, Oregon 97219 ‘v y' t 51 GKp F'S' -s► l• JO' • +ry 1, txPwES 12-31-09 DAL006 Revised—April 15, 2008 9045 SW Barbur Boulevard, Suite 101 • Portland, Oregon 97219 • Phone: 503.225.1679 • Fax: 503.246.2094 PROJECT DESCRIPTION The 2.39-acre residential partition project is located on James Street, west of SW 121st Avenue in Tigard, Oregon. It is located on Tax Lots 700 and 800 in the SW '/ of Section 3, Township 2 South, Range 1 West of the Willamette Meridian in Washington County, Oregon. (See Figure 1: Vicinity Map in Appendix A). EXISTING CONDITIONS Currently, the developable portion of the site is vacant with a number of trees. The topography of the site is sloped in a northwesterly direction away from SW James Street. Slopes are in the range of 4-6% depending on line of section. The Soil Survey of Washington County identifies the predominant soil type as: • Cornelius and Kinton Silt Loam 2-7% (11B), and (See Figure 3: Soil Survey of Washington County in Appendix B). PROPOSED DRAINAGE The proposed drainage must comply with City of Tigard and Clean Water Services standards. Therefore the following proposed stormwater facilities will be constructed: 1) Stormfilter Catch Basins for street runoff. 2) Planter Boxes for each lot per CWS' low impact design alternatives. 3) The City of Tigard requires detention. Approximately 400 LF of 36"diameter pipe will be installed as part of the conveyance pipe. The pipe material and cover will be in compliance with CWS 2007 R&O's. The required detention volume to detain the 2, 10, and 25 year pre vs. post developed storm events is 2386 cubic feet. The drainage system will continue to the north and will be contained within an easement to be created on one of the properties to the north of the site. The storm sewer will be constructed to Alberta Street and from there will continue to the west down Alberta Street and will terminate at the edge of the buffer of the creek. HYDROLOGIC ANALYSIS Hydrologic analyses for the site have been completed following the SCS (Type IA) method, with modeling by the WaterWorks computer program. This program enables the user to develop runoff hydrographs for purposes of modeling a 25-year storm event. Analysis calculations, supporting information, and computer output are contained in Appendix C. Impervious and Pervious Surface Areas The pervious and impervious areas used in the analyses are summarized in Table 1 for the Pre- Developed Site (Figure 2) and the Post-Developed Site(Figure 2a). Curve Numbers Curve numbers used for the analyses are based on characterization of the site's soils as primarily Type C soils. The curve numbers represent values that are appropriate for wet antecedent moisture conditions, which is typical of the wet-weather conditions for the area. Table 1. Impervious and Pervious Areas (On-Site) Pre Developed Site Post Developed Site Area Description Area(ac) CN Area(ac) CN Pervious Surface 2.39 82 1.15 82 Impervious Surface 0.00 98 1.24 98 _ Time of Concentration 10.00 minutes 5.00 minutes Peak Discharges Peak discharge rates for the prescribed rainfall events for pre-developed and post-developed site conditions are summarized in the following table. The rainfall depths are 24-hour rainfall depths used for the Washington County area(per Cleanwater Services). Computer model output is contained in Appendix C. Storm Event Rainfall (Inches) Peak Runoff Rate(cfs) Existing Developed 25-Year 3.90 1.16 1.67 CONCLUSION The proposed storm drainage design is in compliance with Clean Water Services 2007 R & O's. as well as City of Tigard Design Standards. Water quality is being provider per CWS requirements and detention is provided within pipes that conform to CWS design standards. Appendix A • Maps e. ss Figures • SW idurnlrip•ilnl or SW r.Iron,»e.gV. t� • i Ni sstrwrinQ h .P �n , SW WiiInul Si 1 m,,t _ � ,.3, •r }IIn s�' ,., 1•'�• t RI. x Z 4.} .,.'-.'IIV, 1pw� , • s. b U•.• i,. f R ,` rr = !I ° gyr i-.._SYi It ii Ci "- '.y ' 51 F,-.a Gt,'' I —II.tssr 1-- ;i:, =1 o _:-• �. I _ __.._'. _.. it ...i SWFc' 1't St a . rosy Date Lit i CW Blue Meson PI ; 1....- - r� y 511/Pauli .—. --- ci 5W LnUtcn Ls, *`0 4. S'WAIw,iiI;ct.ite"w f+ II11��,.r�Ke ii 5d .l. 1 pa•i!ti - ,.'.���S-. s�'111liSnQrs BSI ..1 .O S1V 1iIPf1411 S'S j'..'tit 5 ,�^ sW Zin„vs Di' ': DUD PIoi mot Lam` ?• .. .• Selt.T 4.G4, p � 1„Avo :�,',•'t SW_ .ail Wa,u L.. ' Vic' tl 6.eles ..-• 4• m c Gl fn Sty falrniver sr iii• ha4. 4... • y,6 _ ,- . • ; -- ,, _._:. ... - ate t l. SW Y1h tq1 f5 La ;\ � - _ '.G Va ° o o—, _ SM1F�Rmawl.n . m 0,.. yetpae p' y Ka tO I; �'., 0 & .._. a+x 1' a., i wr vi.wm.ua4 Cl i! ._.. y • .: .{i , b SW Awls.Dr '11i rRw'7aRr 1 _._... { �, I. _..L _ _ i 5W ClJamasLe.!44 Qn Cole Ln , ' gpt�6.urAi Rldte Ct i, �r� ful,CkandiiR '�'ITRrensdCt 111Y3ae1oE Ct 11 DW Duvul ctwx mee1lanc igtita 0_O ' =•f j . 0 343Y.00dlne ■ i I.. •—"---. .-_... —._ . . eaDD6 VICINITY MAP `LPUUjjC7 SATE Figure 1: VICINITY MAP • Project Site FA x a i 1 t R , yam, .--t j7d .' '6,! r a rr i' 1 ,'1! *. yt. x.ri f. L'k=. 1 "99 * * M t 1 +�,i.. r i it pk:4. w t , I. 1 ► t f .. t 6111/ K as .111 1 5; e . 1�t,'Y 1 fr •sa tiret.. dik. 1 -- ,,,.01 ' i'; ,-,, .- ,, ' 10 ,..„,-.'1'' eity t 1 ,! 1 .kttx--, 1 a lit , - xi; t : .' ,Y @ 4Z. ar , L r ., I I L i. X k Figure 2: PRE-DEVELOPEMENT BASIN MAP • • • • • ii WWII-ant/,:!.,./ !..--1:771:7.!•n-Y:WNW Ai ff1LRF --._ __. --- --_. -..-- ‘7...^-f..a.w_ •XM 7,..i .':rNA:Y i.,,,....id•it.h.N, 1 I.*. v A. - • 1 1 i • 'I 1 -..iIL :xx• ? I LOT 4' . LOT 7 I LOT 6 LOT J - 7 5 �_- _~..N it,n.•r P!(i.F a_YV'i-1 4IYii-� U.- i • I 7 +:..r >MN --__ Lro ?cr e.V:r.� F—_______ LOT 8 1 ;Of 9 \ ..7 1,...4 Fa LOT 10 0 el.....,......,,,. 1 I !' LOT 1 W .sN,..e t-GA:,..,.,.,- - �_...;,:,nl,-,.ea L.+xi,,:;., Al •------------------- 1 j ' i o i1 I' 1 i A I ,I .._Y..: �t. :� ....0.•La' ' : ,. I I o �t, 'c.a.:Z; ': I I i I a.i Riil • �.-:: '' --.I Appendix B Soils Information St: •• 51' • S n • 6l'm Sf"S 61 St.00 6>;'Gi 4' 1 r-' i 14,k # �-r y} L 9 T. / l I�11 gar S i l d '. t i,1 '' e' ;r "'+ I * 6 Sf T, tl yx.6':,.. 'M r ' .x,dI 8 ma_ - - y ,.r , ,. it lit •Y YeER2T ry , ::W WI✓n1 1.-4 (a •�wa iv IIP t ,1'4�Y 4, " M I - i rte io y: �y :40406. �'' L d 1 . �i. � I VI' R ' .4' ! ' 1-_1� aore ' ) 1 j , H 4' 1 4,. ,• , d ° cs . sS� _'ew t .. .i yr 51_ ■ 6154!G GG. 01 m SI''AVE. Gli.,., 51'ym 516:p 61.., QLr CO ^ 'lbw- '1 U 1J 1W Cis . r v r 250 shi e.0.1 IW, `' ' Naval He®urma W.v..5--,t,a1■ •�i1iY�.�S AWE Cwlse»vrm Service 4ta7ix:o'1'xz�r:z SO 5.-rej Page 10/3 Figure 3: SOIL SURVEY OF WASHINGTON COUNTY-11 B Information U Map Unit Description Washington County,Oregon Version date:12/22/2006 3;20:55 PM 11.5—Curnalius and Kelton silt loan..2 to 7 percent slopes Mar/Una Saltine ne•dOon:250 to 1.400 Fer Mean a t'uai preapiraoan:40 e:7D n&es Mean annual air temp.a:Iw:5C to 54 degrees F Fro-:-free t rind. 165:c 210 at Map 11 eft Gump-ea/ion Corneilus are s•.tn;ia r sa•r:45 F.er:e�- krcon a.nd sim:iar so:is:40'emir: Pfincr cc.-qo7•ents 4 per:* : Description of Cornelies Sellinv UciFOzn:14-11.t LeA ?er,neon s:;on!vrc-dcner>onlf):Toeslcoe;pjmrik i.adoliprrn p.^rtt:r.(three-dimension/)Irtefiuva,base sop. went-siooe r.Ssoe:Linear Azvss-shoos ahaoe:UMW' Fa.rent material:Loess over fira-ti:y old alleviurn Properties and qualities Shove:2 to 7 oe`Ort Depth to resolitire tesaire:30 0:40 inches to nagioar Ci.,rage class.;Moderate y s_l da ne Caoady of the rrav iimiOnc laver tar.Herr°-wateqKsa):Moderate__y my,to moderately No!,(0.04 to 0.20 ini r) Depth to ware'-ta55e:About 30 to 4S inches Preq.E'cy o`Pooiing:Nc-e Frequency of cord:ng:None Avana'.a irate:cpaory,Moca■ate(about 7.9 ir.dn_=1 Ieterpretive•raps Lsrcaoza::roassiFron: • Appendix C Calculations & Supporting Information • works4.out -&kOS 4/16/08 9:57:25 pm Shareware Release page 1 DETAIL BASIN SOMMARY BASIN ID: DAL6X2 NAME: JAMESTOWNE EXISTING 2 YEAR SCS METHODOLOGY TOTAL AREA • 2.39 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPEI.A PERV IMP PRECIPITATION • 2.50 inches AREA..: 2.39 Acres 0.00 Acres TIME INTERVAL 10.00 min CN 82.00 0.00 TC 10.00 min 0.00 min ABSTRACTION EF 0.20 PEAK RATE: 0.44 fs VOL: 0.19 Ac-ft TIME: 500 min "&k2S TD DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF (min) (cfsl (min) (cfs) (min) (cfs) (min) (cfe) tmin) (cfs) (min) (cfs) 10 310 610 0.1676 910 0.2222 1210 0.0994 1510 2D 320 620 0.1658 920 0.2212 1220 0.0995 1520 30 330 630 0.1657 930 0.1212 1230 0.0995 1530 40 340 0.0001 640 0.1550 940 0.2224 1240 0.1000 1540 SD 350 0.0002 650 G.1527 950 0.1227 1250 0.1001 1550 60 360 0.0002 660 0.1527 960 0.1226 1260 0.1001 1560 70 370 0.0086 670 0.1457 970 0.2174 1270 0.1006 1570 80 380 0.0104 6130 0.1442 980 0.1163 1280 0.1007 1580 90 390 0.0105 690 0.1442 990 0.1163 1290 0.1007 1590 100 400 0.0276 700 0.1417 1000 0.1173 1100 0.1012 1600 110 410 0.0311 710 0.2412 1010 0.1175 1310 0.1013 1610 120 420 0.0314 720 0.1411 1020 0.1175 1320 0.1013 1620 130 430 0.0570 730 0.1381 1030 0.1185 1330 0.1018 1630 140 440 0.0624 740 0.1375 1040 0.1187 1340 0.1019 1640 150 450 0.0528 750 0.1375 2050 0.1186 1350 0.1019 1650 160 460 0.0993 760 0.1340 1060 0.1130 1360 0.0953 1660 170 470 0.1070 770 0.1333 1070 0.1118 1370 0.0939 1670 180 480 0.1097 780 0.1332 1080 0.1118 Page 1 lass work54.out 'a1:0S 4/16/08 10:1:3 pm Shareware Release page 1 DETAIL BASIN SUMMARY BASIN ID: DAL6X10 NAME: JAMESTOWNE EXISTING 10 YEAR SCS METHODOLOGY •TOTAL AREA .. 2.39 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 3.50 inches AREA..: 2.39 Acres 0.00 Acres TIME IITTERVAL 10.00 min CN • 82.00 0.00 TC • 10.00 min 0.00 min AESTRACTIOI. fOE 0.20 PEAK RATE: 0.91 cfs VOL: 0.34 Ac-ft TIME: 500 min 'i.k2S DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF (min) (cfs) (min) (cfs) (min) (cis) (min) (cfs) (min) (cfs) [min) (cfs) 10 310 0.0179 610 0.2962 910 0.2015 1210 0.1590 1510 20 320 0.0212 620 0.2923 920 0.1997 1220 0.1591 1520 30 330 0.0214 630 0.2921 930 0.1997 1230 0.1591 1530 40 340 0.0420 640 0.2707 940 0.2010 1240 0.1597 1540 50 350 0.0463 650 0.2662 950 0.2013 1250 0.1598 1550 60 360 0.0465 660 0.2660 960 0.2012 1260 0.1598 1560 70 370 0.0701 670 0.2519 970 0.1921 1270 0.1603 1570 80 380 0.0751 680 0.2489 980 0.1902 1280 0.1605 1580 90 390 0.0754 690 0.2489 990 0.1902 1290 0.1605 1590 100 400 0.1089 700 0.2430 1000 0.1913 1300 0.1610 1600 110 410 0.1160 710 0.2417 1010 0.1915 1310 0.1611 1610 - 120 420 0.1165 720 0.2417 1020 0.1915 1320 0.1611 1620 130 430 0.1661 730 0.2352 1030 0.1926 1330 0.1616 1630 140 440 0.1766 740 0.2338 1040 0.1928 1340 0.1617 1640 150 450 0.1772 750 0.2337 1050 0.1927 1350 0.1616 1650 160 460 0.2438 760 0.2266 1060 0.1831 1360 0.1510 1660 170 470 0.2578 770 0.2251 1070 0.1811 1370 0.1488 1670 180 480 0.2630 780 0.2251 1080 0.1811 Page 1 wark54.out "&kOS 4/16/08 10:6:1 pm Shareware Release page 1 DETAIL BASIN SUMMARY BASIN ID: DAL6X2S NAME: JAMESTOHNE EXISTING 25 YEAR SCS METHODOLOGY TOTAL AREA 2.39 Acres BASEFLONS: 0.00 cfs RAINFALL TYPE TYPE1A PERU IMF PRECIFITATION • 4.00 inches AREA. .: 2.39 Acres 0.00 Acres TIME INTERVAL 10.00 min CN • 82.00 0.00 TC • 10.00 min 0.00 min ABSTRACTIO +-` 0.20 PEAR RATE: fs VOL: 0.42 Ac-ft TIME: 500 min -&1:25 T w DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfe) X s 10 310 0.0423 610 0.3632 910 0.2419 1210 0.1891 1510 20 320 0.0470 620 0.3580 920 0.2396 1220 0.1892 1520 30 330 0.0473 630 0.3578 930 0.2396 1230 0.1892 1530 40 340 0.8734 640 0.3307 940 0.2410 . 1240 0.1897 1540 SO 350 0.0789 650 0.3249 950 0.2413 1250 0.1898 1550 60 360 0.0791 660 0.3248 960 0.2412 1260 0.1899 1560 70 370 0.1085 670 0.3068 970 0.2300 1270 0.1904 1870 80 380 0.1146 680 0.3030 980 0.2276 1280 0.1905 1580 90 390 0.1151 690 0.3029 990 0.2276 1290 0.1905 1590 100 400 0.1575 700 0.2952 1000 0.2288 1300 0.1910 1600 110 410 0.1664 710 0.2935 1010 0.2290 1310 0.1911 1610 120 420 0.1670 720 0.2935 1020 0.2290 ' 1320 0.1911 1620 130 430 0.2295 730 0.2850 1030 0.2301 1330 0.1917 1630 140 440 0.2427 740 0.2832 1040 0.2303 1340 0.1918 1640 150 450 0.2435 750 0.2832 1050 0.2302 1350 0.1916 1650 160 460 0.3257 760 0.2741 1060 0.2185 1360 0.1790 1660 170 470 0.3430 770 0.2722 1070 0.2161 1370 0.1763 1670 180 480 0.3496 780 0.2721 1080 0.2161 Page 1 work54.out "&k0S 4/16/08 8:15 p5 Shareware Release page E DETAIL BASIN SUMMARY BASIN ID: DAL6D2 NAME: JAMESTOWNE DEV 2 YEAR SCS METHODOLOGY TOTAL AREA • 2.39 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE TYPE1A PERU IMP PRECIPITATION • 2.50 inches AREA..: 1.15 Acres 1.24 Acres TIME INTERVAL 10.00 min CN • 82.00 98.00 TC 5.00 min 5.00 min ABSTRACTIO OEF 0.20 PEAK RATE: .89 fs VOL: 0.32 Ac-ft TIME: 490 min `&k2S IME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DE TIME DESIGN RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfsA (min) (cfs) (min) (cfs) 10 310 0.1096 610 0.2428 910 0.1555 1210 0.1210 1510 20 320 0.1096 620 0.2428 920 0.1556 1220 0.1210 1520 30 330 0.1097 630 0.2426 930 0.1556 1230 0.1210 1530 40 340 0.1239 640 0.2186 940 0.1563 1240 0.1213 1540 50 350 0.1239 650 0.2186 950 0.1563 1250 0.1213 1550 60 360 0.1240 660 0.2184 960 0.1563 1260 0.1213 1560 70 0.0023 370 0.1429 670 0.2025 970 0.1472 1270 0.1217 1570 80 0.0023 360 0.1429 680 0.2025 980 0.1472 1280 0.1217 1580 90 0.0024 390 0.1432 690 0.2024 990 0.1472 1290 0.1217 1590 100 0.0212 400 0.1783 700 0.1951 1000 0.1478 1300 0.1220 1600 110 0.0212 410 0.1783 710 0.1951 1010 0.1478 1310 0.1220 1610 120 0.0213 420 0.1787 720 0.1950 1020 0.1478 1320 0.1220 1620 130 0.0400 430 0.2305 730 0.1874 1030 0.1484 1330 0.1222 1630 ' 140 0.0400 440 0.2305 740 0.1874 1040 0.1484 1340 0.1222 1640 150 0.0401 450 0.2311 750 0.1873 1050 0.1483 1350 0.1222 1650 160 0.0557 460 0.2956 760 0.1794 1060 0.1390 1360 0.1123 1660 170 0.0557 470 0.2956 770 0.1794 1070 0.1390 1370 0.1123 1670 180 0.0558 480 0.3004 780 0.1793 1080 0.1391 Page 1 work54.Out "&k_OS 4/16/08 10:9:56 pm Shareware Release page 1 DETAIL BASIN SUMMARY BASIN ID: DAL6D10 NAME: JAMESTOWNE.DEV 10 YEAR SCS METHODOLOGY TOTAL AREA • 2.39 Acres SASEFLOWS: 0.00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 3.50 inches AREA..: 1.15 Acres 1.24 Acres TIME INTERVAL 10.00 min CR • 82.00 98.00 TC 5.00 min 5.00 min ABSTRACTION .. F: 0.20 PEAT: RATE: 1.41 - VOL: 0.49 Ac-ft TIME: 490 min "&k2S T ''SIGN TINE DESIGN TIME DESIGN TIME DESIGN TIME DESI TIME DESIGN RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF (min) (cfs) (min) (cfs) (min) (cfs) (rain) (cfs) (min) (cfs) (min) (cfs) 10 310 0.1740 610 0.3706 910 0.23251 1210 0.1793 1510 20 320 0.1740 620 0.3706 920 0.2329 1220 0.1793 1520 30 330 0.1743 630 0.3703 930 0.2329 1230 0.1793 1530 40 340 0.2053 640 0.3326 940 0.2337 1240 0.1797 1540 50 350 0.2053 650 0.3326 950 0.2337 1250 0.1797 1550 60 0.0001 360 0.2056 660 0.3324 960 0.2336 , 1260 0.1797 1560 70 0.0134 370 0.2381 670 0.3074 970 0.2198 1270 0.1800 1570 80 0.0134 380 0.2381 680 0.3074 980 0.2198 1280 0.1800 1580 90 0.0137 390 0.2386 690 0.3073 990 0.2198 1290 0.1840 1590 100 0.0482 400 0.2930 700 0.2955 1000 0.2205 1300 0.1803 1600 110 0.0482 410 0.2930 710 0.2955 1010 0.2205 1310 0.1803 1610 120 0.0484 420 0.2937 720 0.2954 1020 0.2205 1320 0.1803 1620 130 0.0746 430 D.3742 730 0.2832 1030 0.2211 1330 0.1806 1630 140 0.0746 440 0.3742 740 0.2832 1040 0.2211 1340 0.1806 1640 150 0.0748 450 0.3750 750 0.2831 1050 0.2210 1350 0.1805 1650 160 0.0954 460 0.4742 760 0.2706 1060 0.2069 1360 0.1658 1660 170 0.0954 470 D.4742 770 0.2706 1070 0.2069 1370 D.1658 1670 160 0.0955 480 0.4616 780 0.2705 1080 0.2069 Page 1 • • • works4.out 4/16/08 10:11:46 pm Shareware Release • page L DETAIL BASIN SUMMARY BASIN ID: DAL6D25 NAME: OAMEST0WNE DE)! 25 YEAR SCS METHODOLOGY TOTAL AREA • 2.39 Acres BASEFLONS: 0.00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 4.00 inches AREA..: 1.15 Acres 1.24 Acres TIME INTERVAL 10.00 min CN • 82.00 98.00 TO 5.00 min 5.00 min AESTRACTION EFF: 0.20 PEAK RATE: 1.67 cf VOL: 0.58 Ac-ft TIME: 490 min "Ek2S T ESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN ,RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF (min) (cfs) (min) (cfs) (min) (cfe) (min) (cfs) (min) (cfs) (min) (cfe) 10 310 0.2134 610 0.4356 910 0.2718 1210 0.2086 1510 20 320 0.2134 620 0.4356 920 0.2718 1220 0.2086 1520 30 330 0.2137 630 0.4353 930 0.2719 1230 0.2086 1530 40 340 0.2503 640 0.3906 940 0.2727 1240 0.2089 1540 50 350 0.2503 650 0.3906 950 0.2727 1250 0.2089 1550 60 0.0002 360 0.2506 660 0.3904 960 0.2725 1260 0.2089 1560 • 70 0.0218 370 0.2889 670 0.3606 970 0.2563 1270 0.2092 1570 80 0.0218 380 0.2889 680 0.3606 980 0.2563 1280 0.2092 1580 • 90 0.0221 390 0.2894 690 0.3605 990 0.2564 1290 0.2092 1590 100 0.0633 400 0.3539 700 0.3464 1000 0.2570 1300 0.2095 1600 110 0.0633 420 0.3539 710 0.3464 1010 0.2570 1310 0.2095 1610 120 0.0636 420 0.3547 720 0.3463 1020 0.2570 1320 0.2095 1620 130 0.0930 430 0.4500 730 0.3317 1030 0.2577 1330 0.2099 1630 140 0.0930 440 0.4900 740 0.3317 1040 0.2577 1340 0.2099 1640 150 0.0932 450 0.4510 750 0.3316 1050 0.2575 1390 0.2097 1650 160 0.1159 460 0.5678 760 0.3167 1060 0.2410 1360 0.1926 1660 170 0.1159 470 0.5678 770 0.3167 1070 0.2410 1370 0.1926 1670 180 0.1159 480 0.5765 780 0.3166 1080 0.2410 Page 1 • • works4.out "&kOS 4/16/08 10:14:57 pm Shareware Release page 1 DISCHARGE STRUCTURE LIST MULTIPLE ORIFICE ID No. ORIF Description: ORIFICE Outlet Elev: 250.00 • Elev: 250.00 ft Orifice Diameter: 3.5500 in. Elev: 252.05 ft Orifice 2 Diameter: 4.7500 in. "&kOS 4/16/08 10:15:7 pm Shareware Release page 1 STAGE DISCHARGE TABLE MULTIPLE ORIFICE ID No. ORIF Description: ORIFICE Outlet Blew: 250.00 Elev: 250.00 ft Orifice Diameter: 3.5500 in. Elev: 252.05 ft Orifice 2 Diameter: 4.7500 in. • STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE c--DISCHARGE---> (ft) ---cfe-- --- --- (ft) ---cfs (ft) ---cfs-- (ft) ---cfs 250.00 0.0000• 250.80 0.3059 251.60 0.4326 252.40 0.8920 250.10 0.1081 250.90 0.3244 251.70 0.4454 252.50 0.9515 250.20 0.1529 251.00 0.3420 251.80 0.4588 252.60 1.0055 250.30 0.1873 251.10 0.3587 251.90 0.4714 252.70 1.0556 250.40 0.2163 251.20 0.3746 252.00 0.4837 252.80 1.1025 250.50 D.2418 251.30 0.3899 252.10 0.6325 252.90 1.1469 250.60 0.2649 251.40 0.4047 252.20 0.7444 253.00 1.1891 250.70 0.2861 251.50 0.4189 252.30 0.8248 works4.out "&k0S 4/16/08 10:17:54 pm Shareware Release page 1 ROUTING REPORT UNDERGROUND PIPE ID No. DETENTIO Description: DETENTINO •PIPE Diameter: 3.00 ft. Length: 400.00 ft. Slope. ..: 0.0020 ft/ft upstr: dnstr: MULTIPLE ORIFICE ID No. ORIF Description: ORIFICE Outlet Elev: 250.00 Elev: 250.00 ft Orifice Diameter: 3.5500 in. Elev: 252.05 ft Orifice 2 Diameter: 4.7500 in. Orifice and Structure Size Display Level Pool Results Match Inflow Storage Disch Peak Peak Peak Description Peak Peak ID ID Stage Volume Out 25 YEAR STORM 1.16 1.67 DETENTIO ORIF 252.81 2386 1.1 1 10 YEAR STORM 0.91 1.41 DETENTIO ORIF 252.42 1999 0.90 2 YEAR STORM 0.44 0.89 DETENTIO ORIF 251.65 1129 0.44 Detention Volume D L DESIGN GROUP INC. PRELIMINARY INTERSECTION DISTANCE CERTIFICATION Jamestowne Village June 2, 2008 City of Tigard CD — Development Engineering 13125 SW Hall Blvd., Tigard, OR 97223 5036-639-4171; Fax 503-642-0752 http://www.tigard-or.gov Attn: Ms. Kim McMillan, PE City of Tigard City Engineer RE: Jamestowne Village —Sight Distance Certification S U B2008-00004 The access for this proposal is located at the narrow strip of property which is the site's access to SW James Street. The speed limit along SW James Street is 25 MPH., 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 James Street was measured to be in excess of 500 feet to the west of the access and was measured to be in excess of 600 feet to the east of the access in the other direction. The Code Section 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 the preliminary intersection sight distance at the proposed access for Jamestowne Village conforms to the requirements for sight distance as set forth in the Tigard Development Code. Gary Darling P.E. DL Design Group nc. 9045 SW Barbur Boulevard, Suite 101 ♦ Portland, Oregon 97219 • Phone: 503.225.1679 ♦ Fax: 503.246.2094 DESIGN GROUP INC. JAMESTOWNE VILLAGE TRAFFIC ANALYSIS The proposed 50 foot right of way is to be used only with anticipated trips of less than 1000 VPD. Based upon the AASHTO requirement of 10 trips per day per household, an estimated maximum of 300 VPD is anticipated based upon 30 units. The 30 units is based upon future development of property to the west and some existing dwellings that are likely to access off of the new public road once it is developed. Therefore, the 50 foot skinny street right of way with a 28 foot paved width is appropriate for this development. See attached map showing future lots with potential to be served by this street. 13. Skinny Street Option (criteria) .:r 5 7 'ia�iy **Alan .f rtly •.S 6• IYIL'Iw� l � rY�lYy s. 'S •4LJ.yL""? 2r Oirrr S40ww0 -_.:...._. p �_._..._..,...�..,:..a Criteria: • Traffic Flow Plan must be submitted and approved. • Not appropriate for streets serving more than 1.000 vpd. • No parking permitted within 30 feet of an intersection. • Appropriate adjacent to single family detached development only. 9045 SW Barbur Boulevard, Suite 101 • Portland, Oregon 97219 • Phone: 503.225.1679 • Fax: 503.246.2094 NAME:W.IDAL006IDDIDAL006-TRAFFIC TRIPS EXHIBIT.dwg DATE:JUN 04,2008 TIME:9:16 AM o '. . -. �r da 1; 4 f o e '., T , n;R Sr: r e ^'�'{!7L #.wa9 i" 1 , � "S IL �R Y i { 4 agZ`x I, r ""% may. +1 'v `.. Z< .i.,-,---, , :. F ro Y . . '?E1E�"_ .. i',`,; '': .�a . 7 .. 6 " r r"+&�tEySa ld✓ .1+ }?; �d �r� t i AT t. r U : yr. - I. 45I"�.„,.,■‘,.\7::cs,,”i,, (-r)\‘`:2 - ,.. '\''fF:.,.... ,,..,_: ,_,,,,,, '''''' .\,,,,,,,, ,,,,p- )� � TV 1HW .way. v.t et' P �.' �� :kr 1‘42,44i;yI 7 it$' ^d t_.. .' .. . n is• �rf fir, _ S^ \\;- — ♦ `.. ,s('x' t 4 ,. ,_, 01 ii, , ■ 1 r I 1 • , ,.t-t.... ... 1HV 1 �r IIPP ilk j041 1 Y l � �. ,r.. ,w.C. 1 ?,....i.',..'5 — l porocti(1, it -, s HI 1-y ' 0) - ,v''s jO4 hl..4."x"'�ivk. F L `. 16''41111114d 4 lei' 1:7)—d ! �fi°- 1[, „r.- itt 5 ■ •gyp•. _ i t yV i. ;',,,',.:.'-w -, 4, .1.�.. .40114 r <,Ai4 (n a: ,rl: F al i aY t -�aF f, t 4/1P"',7, kMir. }� .. > �. y . ; I.kL, . ire'N' - r � ''3+ .'. ' '�u ' '; 'F.. aft 1 1r ,,, ` f q� i 21 �i' ---'1-' 41 4yy i.,.,',�� F l { ,( ' - 1:: I 4 , re,r 3 '�- .:.•• .fir 6 1 _ �iI4 .A LI Y a 4, V M r t ' ' r j';, M.. 7.gk k � 4 _ v { . •" m v ! • ;Q JAMESTOWNE VILLAGE SUBDIVISION • n Rf�,sf _, rTi .,, .5,,, - p� o TIGARD, OREGON _• �',`fo! `c N a a D 1F ° z N0a.m 70 R 0 m TRAFFOC TRIPS EXHIBIT $ �- 44-, N j _ r A LAND USE PROPOSAL DESCRIPTION TIGARD 120 DAYS = 10/25/2008 FILE NO.: SUBDIVISION (SUB) 2008-00004 FILE TITLE: JAMESTOWNE VILLAGE SUBDIVISION APPLICANT/ James Street LLC APPLICANT'S SR Design, LLC OWNER: 10980 SW Avocet Court REPRESENTATIVE: Attn:Jeff Gaines Beaverton, OR 97007 8196 SW Hall Blvd., Suite 232 Beaverton, OR 97008 REQUEST: The applicant is requesting approval of a ten (10) lot Subdivision for single-family detached residences on a vacant parcel totaling approximately 2.40 acres. The proposed lots range in size from 7,500 square feet to 8,345 square feet. Access will be from SW James Street initially, and eventually from SW 124`h Avenue if extended at a future date. LOCATION: North of SW James Street (no site address); Washington County Tax Map 2S103CB, Tax Lot 00800. ZONE: R-4.5: 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, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: JULY 23, 2008 DATE COMMENTS ARE DUE:AUGUST 6, 2008 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM El CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: AUGUST 21,2008 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION '®VICINITY MAP ® UTILITY PLANS ® EXISTING CONDITIONS ®SITE PLAN ® TREE PLAN ® IMPACT STUDY ®NARRATIVE ® SITE DISTANCE CERTIF. ® STORM H2O ANALYSIS STAFF CONTACT:Gary Pagenstecher, Associate Planner (503) 639-4171, extension 2434 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 • • July 15, 2008 `JG.ARD Jeff Caines SR Design, LLC 8196 SW Hall Blvd., Suite 232 Beaverton, OR 97008 RE: Completeness Review-Jamestowne Village Subdivision Case File No. SUB2008-00004 Dear Jeff: The City received your supplemental materials on June 27, 2008 for your Subdivision application (SUB2008-00004) to develop a 10-lot subdivision off SW James Road, on Tax Lot 800 of Washington County Tax Map 2S103CB. Staff has determined your application is now complete. The review process is expected to take approximately 8 weeks. Please be aware that staff has not reviewed the application for compliance with all the relevant code criteria and may request additional items during the review period. If you have any questions, please contact me at (503) 718-2434. Thank you. Sincerely, Gary Pagenstecher Associate Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 City of Tigard, Oregon 13125 SW Hall Blvd. • Tigara, .R 97223 • June 25, 2008 • = T I GARD Jeff Caines SR Design,LLC 8196 SW Hall Blvd., Suite 232 Beaverton, OR 97008 RE: Completeness Review-Jamestowne Village Subdivision Case File No. SUB2008-00004 Dear Jeff The City has received your revised materials for your Subdivision application (SUB2008- 00004) to develop a 10-lot subdivision off SW James Road, on Tax Lot 800 of Washington County Tax Map 2S103CB. Staff has determined your application to be substantively complete. The following is necessary so that your application can be deemed complete: • 7 copies of complete application packet,including full-size plans • 6 sets of reduced 11 x 17 plans • 2 sets of business-size envelopes with first class stamps and address labels affixed (leave return address blank) Please make sure the plan sets reflect the changes discussed in the email correspondence between Kim McMillan and Gary Darling dated 6/24/2008 (see attached). Also, this project is re-assigned to Gary Pagenstecher, so any materials from now on should be addressed to him. The review process begins upon completeness and is expected to take about 8 weeks. Please be aware that staff has not reviewed the application for compliance with all the relevant code criteria and may request additional items during the review period. If you have any questions,please contact Gary Pagenstecher at(503) 718-2434. Thank you. Sincerely, Emily Eng Assistant Planner Enclosure:Email correspondence dated 6/24/2008 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 Emily Eng From: Kim McMillan Sent: Tuesday, June 24, 2008 1:24 PM To: 'GARY DARLING'; Emily Eng Cc: 'Jeff Caines' Subject: RE: Jamestowne Village Emily, Go ahead and deem the application complete. . • -. - . . - x . . . •• ..." ".nal information. Kim From: GARY DARLING [mailto:GID @DLENG.NET] Sent: Monday, June 23, 2008 8:33 AM To: Kim McMillan Cc: 'Jeff Caines' Subject: Jamestowne Village Kim, On sheet C2.1, you will find a detail of the eyebrow. On sheets C5.1, C5.2, and C5.3, you will find the plans and profiles for the proposed development, The future 124th street and and the connection from the end of the development to 124th street. Let me know if anything else is needed. Thanks, Gary Gary Darling, P.E. DL Design Group, Inc. 9045 SW Barbur Blvd. Ste 101 Portland, OR 97219 Ph: 503.225.1679 Fax: 503.246.2094 www.dldesigngroupinc.com 1 r . City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 II May 21,2008 • T I GARD Jeff Caines SR Design,LLC 8196 SW Hall Blvd.,Suite 232 Beaverton, OR 97008 RE: Completeness Review-Jamestowne Village Subdivision Case File No. SUB2008-00004 Dear Jeff: The City has received your application for Subdivision (SUB2008-00004) to develop a 10-lot subdivision off SW James Road, on Tax Lot 800 of Washington County Tax Map 2S103CB. Staff has determined your application to be incomplete. The following is necessary so that your application can be deemed complete: Viii t• Neighborhood meeting minutes; MM- • Revise site plan to show building envelopes and driveway aprons; • ( r"` D k-k-- Revise site plan to show visual clearance triangles for the intersection at the L'id• e•04- proposed street and James Roads well as for the driveways on each lot; N /k poi-k-V c-k • Tree Plan requirements: o Direct. 's Tr Code me etati ,criteria shall be a es d by project / arb. .st an pplic . narra ' e stat that the "arb st' repo ddtesses I . " new licy," t the port roes n actually are it. , o 'roject arborist shall define hazardous tree according to the definition in Chapter 18.790 of the Code, if trees are to be exempt from mitigation. Trees of concern are: 25,26,27,30,31,33, 36, 37, 38,41,and 43. Tree protection fencing shall be shown to scale on plans and a signature a+,-ci.ti'i - approv t"from e_project krbatist. (free protection specifications shall be included on the grading plan or a separate tree protection plan)evn 4 h'c - Mar fl~ ' •. . _ =""•",�;z:l .""-7,; •r • —6-0-exdee.°''I• , d • Items on the public facility plan checklist. Please re-submit three copies of the entire application packet with the requested items included. You may also insert the requested items into the packets already at the City. The review process begins upon completeness and is expected to take about 8 weeks. Please be aware that staff has not reviewed the application for compliance with all the relevant code criteria and may request additional items during the review period. Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 If you have any questions, feel free to contact me at (503) 718-2712. Thank you. Sincerely, ,r1/4,10. ■ Emily Eng Assistant Planner Enclosure:Public Facility Plan Checklist 8196 SW Hall Boulevard, Suite 232 RECEIVED Beaverton, Oregon 97008 D Phone 503.469.1213 Toll free 866.469.1213 JUN 0 5 ZU08 Fax 503.469.8553 www.srdllc.com a- CITY OF FIGARD D E S I G N PLANP WPFN ltNEERING Transmittal To: City of Tigard From: Jeff Caines, AICP Attn: Emily Eng Date: June 5, 2008 Address: Job No.: TDC-002 13125 SW Hall Blvd. CC: Tigard, OR 97223 Phone: For Your: ❑ Review & Comment ❑ As Requested ❑ Information & File Via: ❑ Mail ❑ Messenger ❑ Fed-Ex Number Copies Description 1 3 Revised Narrative with 11x17 site plans 2 1 Revised Full Size Site Plans Comments: Here are three revised copies for Completeness Review. Please feel free to contact me if you have any questions or need additional information to deem the application complete. Jeff Signed: ei�,..„-- �--- PUBLIC FACILITY PLAN Project: .,u,nestowne Village SUB COMPLETENESS CHECKLIST Date: 5/21/08 GRADING ® Existing and proposed contours shown. ® Are there grading impacts on adjacent parcels? _ ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ❑ Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo Provide profile for future street plan on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report Provide preliminary sight distance certification. ® Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? Show dimensions of eyebrow corner ❑ Private Streets? Less than 6 lots and width NA appropriate? ❑ Other: 1) Planter strips, 2) ROW width 1) Must provide planter strips between curb and sidewalk, 2) Must provide expected vpd for development and future pass through use to justify 50 foot ROW section. Also. clarify if section proposed is from Figure 18.810.4.B or 18.810.5.A, which impacts submittal criteria and parking allowed. SANITARY SEWER ISSUES Z Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES • Existing/proposed lines w/sizes noted? ® Existing/proposed fire hydrants shown? ® Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Backyard linse will not be allowed ® Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? Planter boxes, if approved, shall be in front yards ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? REVISED: 05/21/08 ❑ Storm stubs to adjacent para.._ required/shown? The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: eb D r' Date: 5/21/08 REVISED: 05/21/08 Emily Eng From: Emily Eng Sent: Wednesday, May 21, 2008 3:11 PM To: 'Jeff Caines' Cc: Kim McMillan; Dick Bewersdorff Subject: Jamestowne Village Completeness Attachments: MLP2008-00004 Completeness Letter.pdf Jeff, Attached is the completeness letter. A hard copy is also in the mail. -Emily Emily Eng Assistant Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 P: (503) 718-2712 F: (503) 718-2748 www.tigard-or.gov 1 ADDITIONAL DOCUMENTS NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2008-00004 JAMESTOWNE VILLAGE SUBDIVISION 120 DAYS = 10/25/2008 SECTION I. APPLICATION SUMMARY FILE NAME: JAMESTOWNE VILLAGE SUBDIVISION CASE NO.: Subdivision(SUB) SUB2008-00004 REQUEST: The applicant is requesting approval of a ten (10) lot subdivision for single-family detached residences. The vacant, one-parcel site totals approximately 2.39 acres. The proposed lots range in size from 7,500 square feet to 8,345 square feet. Access will be from SW James Street initially, and will stub to the west property line for an eventual connection to SW 124th Avenue, if extended at a future date. APPLICANT/ James Street LLC APPLICANT'S SR Design,LLC OWNER: 10980 SW Avocet Court REP: Attn:Jeff Gaines Beaverton,OR 97007 8196 SW Hall Blvd.,Suite 232 Beaverton,OR 97008 COMPREHENSIVE PLAN DESIGNATION: Low-Density Residential District. ZONE: 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 single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: No site address. Located north of SW James Street; Washington County Tax Map 2S103CB, Tax Lot 00800. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED this request, subject to certain conditions of approval. 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 (25C) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 9, 2008 AND EFFECTIVE ON SEPTEMBER 24, 2008 UNLESS AN APPEAL IS FILED. i ppe al-: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues.properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. 1 THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 23, 2008. estlons: F•6r information please contact the 9 City of Tigard Planning Division at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 7223. mar ,+P'1sr .� �SUP?G��R�sG�F•jijW ;AhIESTI�\ .= �� VILLAGE llI , ilili 'SUBDIVISICON ,!_ :�Jai.:; ■ iII I ��j SUBJECT .■.....■ G , 11E I . . Irmovegiiili'm :�,� S.■. I■.I.. - ,I -cos'"` :,� .... . cor J - DESIGN )son/9 sr ? 7600.1.6 sr , 7606.7 Sr : , li9a. sf,�6J: 6796.77 '� ivam4Er` °N "" .r.. ,mg;? S L IC 6014 / , +� )6 g;sr i 1 core tor 9 ir, for io W \ cor i i i.- — I 76069e Sr 7606.06 S- : 7929&4 769966 sr ii Z k 0 2 ii L F m w JAMES STREET (n Z - Wg 5 O TEN TAT!VE PLAT J¢ Z o > W ~ Z Zg ® G1I I, ,_- .-. _I J.�L.il.i�i , for J O F- LOT 7 tars ' J W In.-....,.........-- .di -, core tor 9 _) 1111111 i c......rwr,.,a.o I.., I.. I I dI1 --1---1.-- I I I 1 I I I PIVIACT *ma V row L SITE PLAN-- \ ." C2. 1 1 NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING I! LAND USE APPLICATION : SUBDIVISION DATE OF NOTICE: July 23, 2008 FILE NO.: SUBDIVISION (SUB) 2008-00004 FILE TITLE: JAMESTOWNE VILLAGE SUBDIVISION REQUEST: The applicant is requesting approval of a ten (10) lot Subdivision for single-family detached residences on a vacant parcel totaling approximately 2.40 acres. The proposed lots range in size from 7,500 square feet to 8,345 square feet. Access will be from SW James Street initially, and eventually from SW 124`''Avenue if extended at a future date. LOCATION: North of SW James Street (no site address); Washington County Tax Map 2S103CB, Tax Lot 00800. ZONE: R-4.5: 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, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.780, 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 AUGUST 6, 2008. All comments should be directed to Gary Pagenstecher, Associate Planner (x2434) 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 garyp@tigard-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 CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR AUGUST 21, 2008. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS 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; • 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. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14-DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD,THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. 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 tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under 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 FOR REVIEW: The application, written comments 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 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 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 Planning Staff indicated on the first page of this Notice under the section titled"Your Right to Provide Written Comments." ________'•--;,ffrs • VICINITY MAP. Pr ti ■SUB2008-00004 .� •JAMESTOWNE .� H - VILLAGE TI P SUBDIVISION '/ .� .■ ST II! �� Ina N.W° NP R■ LEGEND: / SUBJECT 1 � SITE AL'ERTA S 1111 I r' •(f4II!S RD I I I LI" 11111 H ratrio �� W �y MARION ST mmumw Illkommruninin Con �p oe.•na^.^ Not able:.w 22 2008:c:�iug1C M0GICOJ.AVR City of Tigard, Oregon 13125 SW Hall Blvd. • Tigt OR 97223 • d1 i w gg June 24, 2010 James Street LLC 10980 SW Avocet Ct. Beaverton, OR 97007 RE: Subdivision case number: SUB2008-00004 To Whom It May Concern: On April 27, 2010 the Tigard City Council passed an ordinance to amend the Tigard Community Development Code (WC) chapters 18.360 Site Development Review, 18.420 Land Partitions, and 18.430 Subdivisions. The approved amendments were in response to the economic downturn. Automatic extensions were granted to these three types of land use cases that would expire during a certain time frame. Our records indicate that you received approval for a Subdivision (SUB) that may have been affected by this code amendment(see case number above). If your approved SUB has a lapsing date between July 1, 2008 and December 31, 2010, then the approval is automatically extended through December 31, 2011. The new approval period will lapse after this date if: 1) a final plat has not been submitted; or 2) the final plat does not conform to the preliminary plat as approved or approved with conditions. No action is required on your part for the extension because it is automatic. A copy of this letter will be placed in the land use file. A copy of the ordinance with adopted language for Subdivisions is enclosed. If you have any questions or concerns regarding the extension or code amendment, please contact me at (503) 718-2437 or cherylcna.tigard-or.gov. Sincerely, Cheryl Caines Associate Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772