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SUB2007-00006
SU B2007 - 00006 GRECO ESTATES SUBDIVISION r NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2007-00006 N . 14 GRECO ESTATES SUBDIVISION TIGARD 120 DAYS = 12/21/2007 SECTION I. APPLICATION SUMMARY FILE NAME: GRECO ESTATES SUBDIVISION CASE NO.: Subdivision (SUB) SUB2007-00006 REQUEST: The applicant requests approval to subdivide two parcels totaling 0.76 acre into 8 lots for two-story detached single-family homes. The two existing single-family homes will be demolished or removed. The applicant proposes a private street, which will serve as access for four homes. The other four homes will access SW Lehmann Street directly. APPLICANT'S APPLICANT: Empire Investment Properties,LLC REP : Gary Darling Attn: Dale Pfleiger DL Design Group, Inc. PO Box 1861 9045 SW Barbur Blvd., Suite 101 Lake Oswego, OR 97035 Portland, OR 97219 OWNER: Empire Investment Properties,LLC OWNER: Charles F. Taylor PO Box 1861 5285 SW Meadows Road#369 Lake Oswego, OR 97035 Lake Oswego, OR 97035 ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9350 and 9420 SW Lehmann Street;Washington County Tax Map 1S126DC, Tax Lots 3301 & 3200. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for a Subdivision 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 27 SUB2007-00006-GRECO ESTATES SUBDIVISION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON- SITE IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/OR FILL: The applicant shall contact or submit the following requirements to the CITY ARBORIST,TODD PRAGER 503-718-2700: 1. Prior to site work, the Project Arborist shall revise the tree protection plan to state that any temporary or permanent alterations to the approved tree protection plan shall be approved by the Project Arborist. The Project Arborist shall submit a report to the City Arborist documenting the changes and certifying that the viability of the affected trees will not be significantly impacted. 2. Prior to site work, the applicant shall submit a revised tree protection plan by the Project Arborist that specifically addresses what steps will be taken during site preparation and construction to preserve trees numbered 2, 6, 7, 10, 11, 13, 17, 19, 22, 25, and 26. In addition, the applicant shall submit a statement from the Project Arborist that approves the retention of the previously mentioned trees. The Project Arborist's statement shall address the feasibility of retention during construction and the sustainability of their placement in relation to the structures that will be built. If the applicant does not provide specific methods approved by the Project Arborist to save the previously mentioned trees, the site plan shall be revised to show building footprints that do not encroach into the tree protection zones (otherwise, the trees shall be removed and mitigated). If any of the previously mentioned trees cannot be saved, the applicant shall revise the mitigation calculations accordingly. Note: Because the sidewalk is not required to extend beyond the end of the private street, Tree #3 may be retained. The applicant shall consider saving Tree #3 and revise the Tree Removal and Protection Plan accordingly. 3. Prior to site work, the applicant shall install fencing as directed by the project arborist to protect the trees to be retained. All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. 4. Prior to site work, the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the City Arborist or Current Planning, at least once every two weeks, from initial tree protection zone (1'PZ) 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. 5. Prior to site work, the applicant shall pay a tree mitigation fee of$125 per caliper inch for the total number of inches to be mitigated. The applicant shall submit the following requirements to the CURRENT PLANNING DIVISION, ATTN: EMILY ENG 503-718-2712, and the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-718-2642. The cover letter shall clearly identify where in the submittal the required information is found: 6. Prior to site work, the applicant shall submit construction drawings to both Planning and Engineering that include: A. A construction sequence including installation and removal of tree protection devices, clearing,grading,and paving; B. A note prohibiting equipment,vehicles,machinery,grading, dumping, storage,burial of debris,or any other construction-related activities in any tree protection zone;and NOTICE OF DECISION PAGE 2 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION C. 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 Municipal to be in violation of this chapter [18.790] pursuant to Chapter 1.16 of the Tigard unicipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to,the following 1)Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code;and 2) Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT,ATTN: KIM MCMILLAN 503-718- 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 street construction and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 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 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 will corporate contact person. Failure to provide accurate information to the Engineering Department 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 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. 11. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement ermit,which indicate that they will construct a half-street improvement along the frontage of SW Lehmann Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer,to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Lehmann Street in a safe manner, as approved by the Engineering Department. NOTICE OF DECISION PAGE 3 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION • 12. A profile of SW Lehmann Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 13. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. 14. The applicant's construction drawings shall include the installation of "NO PARKING — FIRE LANE" along the entire length of the private street,installed at the appropriate spacing. 15. Prior to issuance of the PFI Permit the applicant shall provide the City with approval from TVF&R showing that one of the fire hydrants shown on the drawings is capable of supplying the required fire flow demand. 16. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 17. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. 18. 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." 19. 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 drawl away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each rot. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: EMILY ENG 503-718- 2712. The cover letter shall clearly identify where in the submittal the required information is found: 20. Prior to approval of the final plat, the applicant shall provide evidence that the proposed plat name, Greco Estates,has been approved by the Washington County Land Use and Transportation Surveyor's Office and is not duplicative and satisfies the provisions of ORS Chapter 92. 21. Prior to approval of the final plat, the applicant shall revise the site plan to comply with the following: 1) Corner side setback shall be 10 feet from the property line for proposed Lot 3; and 2) Garage setbacks shall be 20 feet from the property line. 22. Prior to approval of the final plat, the applicant shall revise the site plan so that Lot 5 has a minimum of 25 feet of frontage on Tract A. 23. Prior to approval of the final plat,the applicant shall indicate the percentage of lot coverage and landscaping for each lot. The maximum lot coverage is 80%and the minimum landscape requirement is 20%per lot. 24. Prior to approval of the final plat,the applicant shall revise the site plan to show building footprints that do not encroach into the tree protection zones. 25. Prior to approval of the final plat, the applicant shall revise the site plan to show street trees along the private street within the property lines of Lots 5,6,7 and 8. 26. Prior to approval of the final plat, the applicant shall revise the site plan to indicate the species of the proposed street trees. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Arborist. Size and spacing of street trees shall be as permitted by Section 18.745.040.C. NOTICE OF DECISION PAGE 4 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT,ATTN: KIM MCMILLAN 503-718- 2642. The cover letter shall clearly identify where in the submittal the required information is found: 27. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 28. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it 29. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street The applicant shall submit a copy of the CC&R's to the Engineering Department(Kim McMillan)prior to approval of the final plat. 30. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 31. The applicant's final plat shall provide a minimum 15 foot wide public sewer easement over the entire sanitary sewer. 32. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department(Kim McMillan)prior to approval of-the final plat. 33. 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. 34. 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 100th and 103rd Avenues, 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. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). NOTICE OF DECISION PAGE 5 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the CITY ARBORIST, TODD PRAGER 503-718-2700. The cover letter shall clearly identify where in the submittal the required information is found: 35. Prior to building permits, the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist. The summary shall document the effect of the approved tree protection plan, account for any violations, and certify the condition of protected trees. 36. Prior to issuance of building permits, the applicant (developer or builder) shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved and the location of tree protection fencing.Attach copies of the approved Tree Protection Plan. 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. The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Emily Eng 503-718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 37. Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that any existing tree retained in accordance with the tree protection plan 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. 38. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: Kim McMillan 503-718-2642. The cover letter shall clearly identify where in the submittal the required information is found: 39. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 40. 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). 41. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 42. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 43. Prior to issuance of building permits, the applicant's engineer shall provide a final sight distance certification based on completed frontage improvements along Lehmann Street. NOTICE OF DECISION PAGE 6 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION 44. The applicant shall place the existing overhead utility lines along SW Lehmann underground as a part of this project, or if approved by the City Engineer, they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is approved by the City Engineer, the amount will be $ 6,660.50 and it shall be paid prior to issuance of-building permits. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL INSPECTION The applicant shall submit the following requirements to the CITY ARBORIST,TODD PRAGER 503- 718-2700: 45. Prior to a final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 46. Prior to a final inspection, if the applicant is unable to plant the number of street trees on the approved plans due to driveway placement, utility installation or any other future improvement, the applicant shall pay a mitigation fee of$250 per street tree. The applicant shall contact the CURRENT PLANNING DIVISION, ATTN: Emily Eng 503-718-2712, regarding the following: 47. Prior to a final inspection, a member of the planning staff shall conduct a walk-through at the site to ensure that the development is consistent with this decision. The applicant shall contact the ENGINEERING DEPARTMENT, ATTN: Kim McMillan 503-718-2642, regarding the following: 48. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. NOTICE OF DECISION PAGE 7 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION • The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval,the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of- way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points;and 3. Curve points,beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points,and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street&Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such�guar tee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. NOTICE OF DECISION PAGE 8 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason,it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. 18.785 Temporary Uses: 18.785.040 Temporary Sales Office or Model Home By means of a Type I procedure, as governed by Section 18.390.030, the Director may approve, approve with conditions or deny the use of any real property within the City as a temporary sales office, offices for the purpose of facilitating the sale of real property,or model home in any subdivision or tract of land within this City,but for no other purpose,provided the following criteria are satisfied: The applicant shall apply for a temporary use permit for a temporary sales office or model home at the appropriate time. The temporary use permit shall be valid for a period of 1 year. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information and History: The subject properties are located on the south side of SW Lehmann Street,east of SW Greenburg Road and south of SW Hall Boulevard. The subject properties are in the Metzger neighborhood and in the Washington Square Regional Center. Both tax lots are 0.38 acres for a gross site area of 0.76 acres. A single family home exists on each property. Several trees exist on both properties, but Tax Lot 3301 is more heavily treed. The site is covered with grass, aside from the homes, and relatively flat with a downward slope of about 8% to the southeast. The surrounding area is made up of properties with single-family homes and zoned R-12. Directly to the east is a development similar in design to the one proposed by the applicant. The subject site is about 100 feet away from unincorporated Washington County. Note: Washington Square Regional Center standards apply within mixed-use zones only and, therefore, do not apply to the subject properties,which are zoned R-12 (Medium-Density Residential). Proposal: The applicant requests approval to subdivide two parcels totaling 0.76 acre into 8 lots for two-story detached single- family homes. The two existing single-family homes will be demolished or removed. The applicant proposes a private street, which will serve as access for four homes. The other four homes will access SW Lehmann Street directly. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, staff has posted a notice at the site visible from the street. The City received no comments. NOTICE OF DECISION PAGE 9 OF 27 SUB2007-00001--GRECO ESTATES SUBDIVISION SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision_ 18.430 B. Applicable Development Code Sections 18.510 'esidential Zoning Districts) 18.705 Access, Egress and Circulation) 18.715 •ensity Computation) 18.725 nvironmental Performance Standards) 18.745 andscaping and Screening) 18.765 Off-Street Parking and Loading 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 standards in the following Development Code Chapters: 18.710 Accessory Residential Units), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 anufactured/Mobile Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 onconforming Situations), 18.785 (Temporary Uses), and 18.798 (Wireless Communication 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): Approval through two-step process. An application for a subdivision shall be processed through a two- step process: the preliminary plat and the final plat. . The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration; and . The final plat shall reflect all conditions of approval of the preliminary plat. The applicant has submitted a preliminary plat for approval consideration. Final plat review will occur after the decision is final. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. The applicant is responsible for ensuring that the plat satisfies any requirements of Oregon Revised Statutes (ORS) Chapter 92 beyond what is already required in the Tigard Development Code. Such conformance is assured through Washington County's plat review. Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The applicant is not proposing to subdivide tracts into large lots. None of the proposed lots can be re-divided according to the zoning district requirements. Therefore, this criterion does not apply. NOTICE OF DECISION PAGE 10 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION Lot Size 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 proposed 8 lots range in size from 3,277 to 3,984 square feet. The required minimum lot size in the R-12 zone is 3,050 square feet. The smallest lot of 3,277 square feet and average lot size of 3,624 square feet exceeds the required minimum, thereby meeting the standard. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. The applicant has not indicated their desire for a temporary sales office. However,if the applicant later decides that they want a temporary sales office, the applicant shall apply for a temporary use permit at that time. The temporary use permit shall be valid for a period of 1 year. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. The closest floodplain is about 2,000 feet away (0.38 mile) with an elevation of 165 feet above seal level. The lowest elevation on the project site is 230 feet above sea level. Therefore, the proposed subdivision is not within, adjacent to or near a floodplain. This criterion 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. 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. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and 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 shown previously, the proposed subdivision is not within, adjacent to or near a floodplain. Therefore, these criteria do not apply. Section 18.430.030 (E) describes the approval process for Phased Developments. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without re-applying for a preliminary plat. The criteria for approving a phased site development review proposal are: • The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; • The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant does not propose phased development. Therefore, this criterion does not apply. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: NOTICE OF DECISION PAGE 11 OF 27 SUB2007-00006--GRECO ESTATES SUBDIVISION The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; As shown by the findings of this decision, the proposed preliminary plat complies with the City of Tigard Development Code as well as other applicable ordinances and regulations or can be made to comply through conditions of approval. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has not provided evidence that the proposed plat name, Greco Estates, is not duplicative and satisfies the provisions of ORS Chapter 92. Therefore, this criterion is not met. CONDITION: The applicant shall provide evidence that the proposed plat name, Greco Estates, has been approved by the Washington County Land Use and Transportation Surveyor's Office and is not duplicative and satisfies the provisions of ORS Chapter 92. 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 pubhc interest to modify the street or road pattern; and The proposed subdivision is not adjacent to any existing subdivisions. The neighboring development to the east appears to have the same four-lot configuration as lots 5 through 8 of the proposed subdivision and with an access that looks like the proposed private street. However, that development was accomplished through two minor land partitions with access being an easement. Therefore, there are no existing subdivision or major partition plats to which the proposed street could conform. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements by submitting a complete application. Therefore, this criterion is met. Section 18.430.060A. authorizes the granting of adjustments for subdivisions in accordance with 18.430.050, provided that the application shall be made with a preliminary plat application with the criteria for granting such adjustments are contained in Section 18.370.020 C1. The applicant has not requested any adjustments. FINDING: The proposed subdivision complies with or can me made to comply with all subdivision approval criteria through conditions of approval. CONDITION: The applicant shall provide evidence that the proposed plat name, Greco Estates, has been approved by the Washington County Land Use and Transportation Surveyor's Office and is not duplicative and satisfies the provisions of ORS Chapter 92. B—APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510): Lists the description of the residential Zoning District. The site is located in the R-3.5: Low Density residential zoning district. NOTICE OF DECISION PAGE 12 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION The R-3.5 zoning district has the following dimensional requirements: • STANDARD R-12 Proposed Minimum Lot Size Detached unit 3,050 sq. ft. 3,277 to 3,984 sq. ft. Average Minimum Lot Width Detached unit lots None NA Minimum Setbacks Front yard 15 ft. 15 ft. Side facing street on corner & through lots 10 ft. 5 ft. (Lot 2), 10 ft. (Lot 3) Side yard 5 ft. 5 ft. Rear yard 15 ft. 15 ft. Distance between property line and front of garage 20 ft. Not shown Maximum Height 35 ft. To be met during Building Permit Review Maximum Lot Coverage 80% Not shown Minimum Landscape Requirement 20% Not shown FINDING: As shown in the table above, the proposed subdivision meets does not meet all the dimensional requirements of the R-12 zone. The side corner setback of proposed Lot 2 is 5 feet, but is required to be at least 10 feet. In addition, the garage setback for all lots is required to be at least 20 feet, but is not indicated on the site plan. Lastly, the applicant has not provided the percentage of lot coverage and landscaping. CONDITION: Prior to approval of the final plat, the applicant shall revise the site plan to comply with the following: 1) Corner side setback shall be 10 feet from the property line for proposed Lot 3;and 2) Garage setbacks shall be 20 feet from the property line. Prior to approval of the final plat, the applicant shall indicate the percentage of lot coverage and landscaping for each lot. The maximum lot coverage is 80% and the minimum landscape requirement is 20%per lot. Access, Egress and Circulation (18.705): Continuing obligation of property owner (18.705.030.A). 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. The proposed private street, Tract "A", will be constructed to City standards and will be commonly owned and maintained by the homeowners who will take access from it (Lots 5,6, 7 and 8). 18.705.030 (C). describes joint access provisions. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title,provided: • Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and • Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant proposes a private street for Lots 5 through 8. Joint access is not proposed or required. 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. Lots 1 through 4 will have direct access to SW Lehmann Street, a public street. Lots 5 through 8 will have direct access to Tract"A",a private street. Curb cuts shall be in accordance with Section 18.810.030N. NOTICE OF DECISION PAGE 13 OF 27 SUB2007-00006--GRECO ESTATES SUBDIVISION 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. The Director has not found the proposed access to be inadequate or hazardous. The Engineering Division has addressed access in the Access, Egress and Circulation section and Street and Utility Improvements section of this decision. Therefore, applications for building permits shall not be referred to the Planning Commission. 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. Lots 1, 2, 3 and 4 will be accessing SW Lehmann Street directly. SW Lehmann Street is a local street; therefore, direct access is permitted. 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 developer's engineer, DL Design Group, Inc., has submitted a preliminary sight distance certification for the proposed intersection of the private street and SW Lehmann Street. The speed limit for Lehmann Street is posted 25 mph,requiring 250 feet of sight distance in each direction. The engineer states sight distance was measured to be 1950 feet to the east of the proposed access and 423 feet to the west of the access. This exceeds the minimum sight distance requirements. Upon completion of the half-street improvements the engineer shall submit a final sight distance certification for the intersection of the private street with Lehmann 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 driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Lehmann Street is classified as a local street on the City of Tiga.rd's Transportation System Plan. The proposed private street is over 400 feet from both SW Greenburg Road and SW 92nd Avenue, thereby meeting this criterion. Minimum access requirements for residential use. Vehicular access and egress for single-family, duplex or attached sin le-fami7 dwelling units on individual lots and multi-famil residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; y Lots 1 through 4 will have direct access to SW Lehmann Street, an existing public street. Lots 5 through 8 will have access to a private street that is 21 feet wide and at least 20 feet paved, thereby meeting the standard of one 20-foot wide 20-foot paved access for 3-6 lots. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; A residential access drive is not proposed or required. Therefore, this criterion does not apply. FINDING: The proposed subdivision complies with all applicable requirements for access or can be made to comply with all requirements through conditions of approval. NOTICE OF DECISION PAGE 14 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION Density Computations and Limitations (18.715): Section 18.715.020 provides density calculation formulas. Number of dwelling units is determined by the following: 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 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 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. The applicant provided the following calculation for net developable area: Gross site area: 33,560 SF Public ROW dedication: - 0 SF Private Street(Tract 2): -4,943 SF Net developable area: 28,617 SF 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. The maximum number of residential units is 9,as shown below: 28,617 SF/ 3,050 SF = 9.38 units = 9 units 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). The minimum number of residential units is 7,as shown below: 9.38 units x 0.8 = 7.50 units = 7 units FINDING: The proposed 8-lot subdivision complies with the density permitted by the Code. 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 prope line. Department of Environmental 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 gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. NOTICE OF DECISION PAGE 15 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION 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 development, which is permitted in the R-12 zone. There is nothing in the application indicating that the environmental performance standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed through the City's Code Enforcement program. FINDING: The Environmental Performance standards are met for the purposes of this review. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.040.A 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. Street trees are required along the project's frontage on SW Lehmann Street and also along the proposed private street. The site plan only indicates street trees on SW Lehmann Street. Therefore, the applicant shall revise the site plan to show street trees along the private street within the property lines of Lots 5, 6, 7 and 8. 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. The applicant has not indicated the species of the proposed street trees. The applicant shall revise the site plan to indicate the species of the proposed street trees. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Arborist. Size and spacing of street trees. Size and spacing of street trees shall be as permitted by Section 18.745.040.C. If the applicant is unable to plant the number of street trees on the approved plans due to driveway placement, utility installation or any other future improvement, the applicant shall pay a mitigation fee of$250 per street tree. Section 18.745.050 contains the provisions and requirements for buffering and screening. Because the proposed use (single-family detached residential) and abutting uses are the same, no buffering is required. Screening is required if the pavement of a private accessway is within 10 feet of an abutting lot; however, in this case screening is not required because there will be no private accessways. FINDING: The proposed subdivision does not meet all landscaping and screening criteria. CONDITIONS: Prior to approval of the final plat, the applicant shall revise the site plan to show street trees along the private street within the property lines of Lots 5, 6, 7 and 8. Prior to approval of the final plat, the applicant shall revise the site plan to indicate the species of the proposed street trees. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Arborist. Size and spacing of street trees shall be as permitted by Section 18.745.040.C. Prior to a final inspection, if the applicant is unable to plant the number of street trees on the approved plans due to driveway placement, utility installation or any other future improvement, the applicant shall pay a mitigation fee of$250 per street tree. NOTICE OF DECISION PAGE 16 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION Off-Street Parking and Loading Requirements (18.765): Chapter 18.765, Table 18.765.2 requires that single-family dwellings be provided with one (1) off-street parking space for each dwelling unit. There is no maximum limit on parking spaces or bicycle parking spaces required for detached single-family dwellings. The proposed project will create 8 lots for single-family dwellings. The applicant has stated that each home will include a double car garage in addition to a driveway. The applicant indicates that four off-street parking spaces will be provided per lot. There is also existing on-street parking on SW Lehmann Street. Submittals of detailed plans for the construction of homes within the development are not necessary at this time. The provision of at least one off-street parking space will be regulated during building permit review. Based on the applicants statement,the off-street parking requirements are met. Signs (18.780): Chapter 18.780 regulates the placement, number and design criteria for signage. The applicant does not propose any signs as part of this subdivision application; however, the applicant indicates they will meet the standards at the time of construction. Any future signage (temporary or permanent) will be subject to the sign permit requirements in Chapter 18.780. 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): Chapter 18.790.030 requires the applicant to submit a tree plan for the planting, removal and protection of trees prepared by a certified arborist 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. The applicant has provided a tree inventory, removal, protection and mitigation plan prepared by Kay Kinyon, license # PN-0409. However, the City Arborist finds that the plan does not adequately address protection. Therefore, the applicant has been conditioned to revise the tree protection plan. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The applicant has provided a tree inventory identifying the location, size and species of all trees over 6 caliper inches on site. There are 24 trees onsite and 2 trees offsite that overhang onto the subject property. Thirteen (13) of the onsite trees are over 12 caliper inches. Therefore, this criterion is met. 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. The applicant proposes to remove 6 trees out of 13 viable onsite trees over 12 caliper inches. Therefore, the applicant proposes to retain fifty-three (53) percent of the trees, which will require the applicant to mitigate for 50% of the caliper inches lost. Based on the current mitigation calculations, the total number of caliper inches lost would be 146 and the applicant would be required to mitigate for 73 inches. Because the applicant has been required to reassess and revise the tree protection plan, mitigation calculations may change and number of inches to be mitigated may increase. The applicant shall pay mitigation fee of$125 per caliper Inch for the total number of inches to be mitigated. NOTICE OF DECISION PAGE 17 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION 3. Identification of all trees which are proposed to be removed; The tree plan identifies all trees to be removed. Based on the application submittal, a total of 10 trees will be removed. While this criterion is met for the purposes of this review, the number of trees to be removed may change as the protection plan is reassessed and revised. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The City Arborist indicates that the guidelines for tree protection have been defined but are not adequate. The Project Arborist shall revise the tree protection plan to state that any temporary or permanent alterations to the approved tree protection plan shall be approved by the Project Arborist. The Project Arborist shall submit a report to the City Arborist documenting the changes and certifying that the viability of the affected trees will not be significantly impacted. The applicant's tree protection plan states that the applicant shall avoid loss of more than 30% of roots on any one side and that proposed structures and construction shall be engineered and designed to avoid root loss, noting that bridge type foundations can save major roots. However, there is no proposal as to how trees with major losses (over 30% on one side) to their root systems will be protected during development through alternative design and/or engineering. Also, the applicant's tree protection plan states that the applicant shall avoid future conflicts with buildings and utilities. However, some of the trees to be retained appear that they may conflict with future buildings. The applicant shall specifically address what steps will be taken during site preparation and construction in preserving trees numbered 2, 6, 7, 10, 11, 13, 17, 19, 22, 25, and 26. In addition, the applicant shall submit a statement from the Project Arborist that approves the retention of the previously mentioned trees. The Project Arborist's statement shall address the feasibility of retention during construction and the sustainability of their placement in relation to the structures that will be built. If the applicant does not provide specific methods approved by the Project Arborist to save the previously mentioned trees, the site plan shall be revised to show building footprints that do not encroach into the tree protection zones (otherwise, the trees shall be removed and mitigated). If any of the previously mentioned trees cannot be saved, the applicant shall revise the mitigation calculations accordingly. The applicant noted that Tree #3 (10" Sycamore Maple) would have to be removed because of the east-west sidewalk requirement on the private street. However, Engineering staff noted that the sidewalk is not required to extend beyond the end of the private street and may be revised accordingly. Therefore, Tree #3 may be retained. The applicant shall consider saving Tree #3 and revise the Tree Removal and Protection Plan accordingly. All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The apphcant 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. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of 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 applicant shall record a deed restriction prior to building permits. FINDING: Tree protection has not been fully met. CONDITIONS: • Prior to site work, the Project Arborist shall revise the tree protection plan to state that any temporary or permanent alterations to the approved tree protection plan shall be approved NOTICE OF DECISION PAGE 18 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION by the Project Arborist. The Project Arborist shall submit a report to the City Arborist documenting the changes and certifying that the viability of the affected trees will not be significantly impacted. • Prior to site work, the applicant shall specifically address what steps will be taken during site preparation and construction in preserving trees numbered 2, 6, 7, 10, 11, 13, 17, 19, 22, 25, and 26. In addition, the applicant shall submit a statement from the Project Arborist that approves the retention of the previously mentioned trees. The Project Arborist's statement shall address the feasibility of' retention during construction and the sustainability of their placement in relation to the structures that will be built. If the applicant does not provide specific methods approved by the Project Arborist to save the previously mentioned trees, the site plan shall be revised to show building footprints that do not encroach into the tree protection zones (otherwise, the trees shall be removed and mitigated). If any of the previously mentioned trees cannot be saved, the applicant shall revise the mitigation calculations accordingly. Note: Because the sidewalk is not required to extend beyond the end of the private street,Tree #3 may be retained. The applicant shall consider saving Tree #3 and revise the Tree Removal and Protection Plan accordingly. • Prior to approval of the final plat, the applicant shall revise the site plan to show building footprints that do not encroach into the tree protection zones. • Prior to site work, the applicant shall submit construction drawings to both Planning and Engineering that include: A. A construction sequence including installation and removal of tree protection devices, clearing,grading,and paving; B. A note prohibiting equipment,vehicles,machinery,grading,dumping, storage,burial of debris,or any other construction-related activities in any tree protection zone;and C. 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 subject the violation. Such remediation shall include, but not be limited to,the following: 1)Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code;and 2) Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. • Prior to site work, the applicant shall install fencing as directed by the project arborist to protect the trees to be retained. All trees to be preserved shall be protected with five or six (p5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. • Prior to site work, the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the City Arborist or Current Planning at least once every two weeks, from initial tree protection zone (TPZ) fencing installation through building construction. • The Project Arborist shall submit a written report to the City Arborist at least once every two weeks, from initial tree protection zone (TPZ) fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until NOTICE OF DECISION PAGE 19 OF 27 SUB2007-00006--GRECO ESTATES SUBDIVISION remediation measures and/or civil citations can be processed. • Prior to site work, the applicant shall pay a tree mitigation fee of $125 per caliper inch for the total number of inches to be mitigated. • Prior to building permits, the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist. The summary shall document the effect of the approved tree protection plan, account for any violations, and certify the condition of protected trees. • Prior to issuance of building permits, the applicant (developer or builder) shall: A. submit site plan drawings showing the accurate location of the trees that were preserved and the location of tree protection fencing,if any. Attach copies of the approved Tree Protection Plan. 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. • Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that tree retained in accordance with the tree protection plan may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. • Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 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. The site plan shows a vision clearance triangle at the intersection of the private street and SW Lehmann Street. The clear vision triangle is correctly drawn and covers more area than required. In addition, the site plan shows a vision clearance triangle for each individual driveway. The only objects in any of the clear vision triangles are trees,which are permitted in clear vision areas as long as there are no branches lower than 8 feet high. 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. 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. NOTICE OF DECISION PAGE 20 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION This site lies adjacent to SW Lehmann Street,which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW, according to the most recent tax assessor's map. SW Lehmann Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements in accordance with Figure 18.810.4.A of the TDC. 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. There are no opportunities for future streets or extensions of streets due to existing development patterns. 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. There are no opportunities to provide additional street connections due to existing development. The block formed by SW Greenburg Road, SW Lehmann Street, SW 92nd Avenue and SW Coral Street is approximately 2600 lineal feet. This is an appropriate block size and further division is not needed. 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 grades for the proposed half-street improvement along SW Lehmann Street do not exceed 6%, thereby meeting this criterion. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments,mobile home parks, and multi-family residential developments. The applicant has proposed a private street to serve Lots 5-8. The plans indicate they will construct a 20 foot wide private street within a tract and provide a 5 foot wide sidewalk along one side in an easement, thereby meeting the criterion for a private street. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the final NOTICE OF DECISION PAGE 21 OF 27 SUB2007-00001-GRECO ESTATES SUBDIVISION plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or; • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The proposed 8-lot subdivision is a smaller subdivision that is already within a developed block with an approximately 2,400 foot perimeter. No new blocks could be created by this project because of the small size of the property and existing development. Therefore, the existing block size is adequate. 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. None of the proposed lots are 1.5 times or greater than minimum lot size (3,050 square feet x 1.5 = 4,575 square feet). Therefore, this criterion does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. 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 exceed the 25-foot frontage requirement except for Lot 5. The site plan shows that Lot 5 would only have 23.5 feet of frontage on the private street. Therefore, the applicant shall revise the site plan so that Lot 5 has a minimum of 25 feet of frontage on Tract A. CONDITION: Prior to approval of the final plat, the applicant shall revise the site plan so that Lot 5 has a minimum of 25 feet of frontage on Tract A. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 5 foot wide sidewalk along SW Lehmann Street with their half- street improvements, extending the sidewalk to the east and west to connect with existing sidewalks. These sidewalk extensions fill sidewalk gaps within 300 feet of the development site in either direction in compliance with 18.810.070.B.2. The applicant's plans also indicate they will construct a 5 foot sidewalk on one side of the private street. The plans show the sidewalk along the east-west portion of the private street extending beyond the end of the private street. The sidewalk is not required to extend beyond the end of the private street and the developer may revise the plans accordingly. 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 NOTICE OF DECISION PAGE 22 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION additional development within the area as projected by the Comprehensive Plan. The applicant's plans indicate the public sanitary sewer line located on the property to the east will be extended to serve this development. The public line will be located in the proposed private street and a minimum 15 foot public sewer easement will be required. Storm Drainage: General Provisions: Section 18.810.10O.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase m storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The applicant's engineer has provided plans and calculations for an on-site detention system. Detention will be provided by an underground pipe system prior to discharging to the storm sewer system located on the site to the east. 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 under round 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. NOTICE OF DECISION PAGE 23 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION There are existing overhead utility lines along the frontage of SW Lehmann Street. If the fee in-lieu is approved by the City Engineer, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 190.30 lineal feet;therefore the fee would be$ 6,660.50. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire, Life and Safety: Comments were received from Tualatin Valley Fire & Rescue (TVF&R) on October 2, 2007. The private street is no wide enough to provide for parking and fire apparatus access. The applicant shall install "NO PARKING — FIRE LANE" signs along the private street in accordance with the TVF&R comments. Additionally, one of the fire hydrants shown on the submitted drawings must be capable of supplying the required fire flow demand. Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant shall submit plans to TVWD for review and approval prior to issuance of City of Tigard Permits. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. 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 proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The lan 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. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. NOTICE OF DECISION PAGE 24 OF 27 SUB2007-00006GRECO ESTATES SUBDIVISION The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements: The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • 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 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, ublic 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 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study that quantifies the effect of the proposed partition on the services below: Sewer: The applicant will connect to the public sewer line in the property to the east and extend the line into the proposed private street. A minimum 15 foot public utility easement is required. Water: The subject property is in the Tualatin Valley Water District (TVWD) and will continue to be in the TVWD. The applicant is conditioned to submit plans to TVWD for review and approval of the water connection. Storm Drainage: The additional 6 homes will add impervious surface,increasing stormwater runoff. The applicant is required to construct an onsite detention system as well as a water quality facility. The applicant is required to enter into a maintenance agreement with Stormwater Management or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Parks: The proposed subdivision is approximately 1.7 miles away from Englewood Park by street. Metzger Park, which is in unincorporated Washington County, is approximately 0.66 mile away by street. The applicant will pay a parks system development charge at the time of building permits to mitigate impacts to the City's park system. The property is in the Metzger Park Local Improvement District,which funds Metzger Park. Transportation: The subject property located on SW Lehmann Street, a local street. The surrounding area is developed with single-family housing within a grid pattern local street system. SW Greenburg Road, an arterial, is located about 300 feet to the west. Hall Blvd, Tri-met bus lines 76 and 78 are about 350 feet away on Greenburg Road. Tri-met bus line 43 is about 1,900 feet (0.36 mile) away by street. Highway 217 is about 0.4 mile away by street. The applicant will mitigate traffic impacts NOTICE OF DECISION PAGE 25 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION Mitigated Costs and Rough Proportionality: The applicant will pay a Washington County Traffic Impact Fee (TIF) at the time of building permits. The TIF is a mitigation measure that is required for new development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of apppproximately $3,020 (Effective July 1, 2004) per new dwelling unit. The proposed subdivision will add 6 new dwelling units in addition to the two existing units. Therefore, the TIF for this proposed development is $18,120 ($3,020* 6 new dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $56,625 ($18,120- 0.32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The applicant's total cost of mitigating traffic impacts is $38,060 (half street improvements on SW Lehmann Street estimated at $200/lineal foot for 190.3 feet). Based on the analysis below, the required improvements do not exceed the estimated value of the unmitigated impacts. There are $445 worth of unmitigated impacts left over. Therefore, the required improvements meet the roughly proportionality test. Estimated Value of Impacts Full Impact $56,625 Less TIF Assessment $18,120 Less Mitigated Costs.. $38,060 Estimated Value of Unmitigated Impacts $ 445 SECTION VII. OTHER STAFF COMMENTS The City of Tigard Engineering Department reviewed the proposal. Comments are included in the Access,Egress and Circulation section and Streets and Utility Improvements section of this decision. Full comments are in the land use file. The City of Tigard City Arborist reviewed the proposal and commented on street trees and tree protection,removal and mitigation. The City Arborists comments have been included in the Landscaping and Screening section and Tree Removal section of this decision and are addressed through conditions of approval Full comments are in the land use file. The City of Tigard Building Division reviewed the proposal and provided the following comments: • Public water services shall be sized per Table P2910.2 ORSC and be installed by a licensed plumbing contractor. • Storm detention system size and design shall be approved by City of Tigard Engineering Department. • Abandoned septic tank shall comply with requirements section P30220 ORSC. RESPONSE: The Building Division's concerns are addressed through conditions of approval and will be further addressed during the Public Facility Improvement(PFI)permit review. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue (TVF&R) reviewed the proposal and has requested "No Parking" signs be posted on both sides of the private street. In addition, TVF&R notes that one of the fire hydrants shown on the submitted drawings must be capable of supplying the required fire flow demand. Full comments are in the land use file. The Engineering Department has included TVF&R requirements in the conditions of approval. Clean Water Services (CWS) reviewed the proposal and commented on sanitary sewer, storm drainage and water quality and erosion control. The Engineering Department has included CWS requirements in its conditions of approval. Compliance with the CWS standards will be regulated by the Engineering Department during the Public Facility Improvement(PFI) Permit review. Full comments are in the land use file. NOTICE OF DECISION PAGE 26 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 1, 2007 AND EFFECTIVE ON NOVEMBER 17, 2007 UNLESS AN APPEAL IS FILED. Areal: 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. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 16,2007. Questions: 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. 2 November 1. 2007 P' R : : r' E ng DATE • asis ant Planner NOTICE OF DECISION PAGE 27 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION . ----- r-- ' �I \ %-cutit t-tJI 'I mss " \'WrI >FI CITY of TIGARD I iQl GEOGRAPHIC INFORMATION SYSTEM I Li ) I i Im14 a;'; ri VICINITY MAP Li •4 W I s - i ac, SUB2007-00006 , T dill C ESTATES i ;11111 ( SUBDIVISION hiT < BORDERS EN i ii4Fli — - m II- / � { I LEGEND: I j SUBJECT • ;EHMAINiN / sin . (.7. / j j 4 , I. TA�LURS FcRn,� NFep(iY. CORAL y., - _ I - _ I i _ ST aUC[b7T R�. •�4� �T §pN?A no 1 l FEEFeENDRO. 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Owi/I.d Br: GC Cheated BF GC C2 . 1 REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: 10/25/07 TO: Emily Eng, Assistant Planner FROM: Kim McMillan, Development Review Engineer RE: SUB2007-00006 Greco Estates 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 developer's engineer, DL Design Group, Inc., has submitted a preliminary sight distance certification for the proposed intersection of the private street and SW Lehmann Street. The speed limit for Lehmann Street is posted 25 mph, requiring 250 feet of sight distance in each direction. The engineer states sight distance was measured to be 1950 feet to the east of the proposed access and 423 feet to the west of the access. This exceeds the minimum sight distance requirements. Upon completion of the half-street improvements the engineer shall submit a final sight distance certification for the intersection of the private street with Lehmann 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 driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Lehmann Street is classified as a local street on the City of Tigard's Transportation System Plan. The proposed private street is over 400 feet from both SW Greenburg Road and SW 92nd Avenue, thereby meeting this criterion. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 1 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. This site lies adjacent to SW Lehmann Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW, according to the most recent tax assessor's map. SW Lehmann Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements in accordance with Figure 18.810.4.A of the TDC. 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. There are no opportunities for future streets or extensions of streets due to existing development patterns. ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 2 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. There are no opportunities to provide additional street connections due to existing development. The block formed by SW Greenburg Road, SW Lehmann Street, SW 92nd Avenue and SW Coral Street is approximately 2600 lineal feet. This is an appropriate block size and further division is not needed. 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 grades for the proposed half-street improvement along SW Lehmann Street do not exceed 6%, thereby meeting this criterion. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant has proposed a private street to serve Lots 5-8. The plans indicate they will construct a 20 foot wide private street within a tract and provide a 5 foot ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 3 wide sidewalk along one side in an easement, thereby meeting the criterion for a private street. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 4 Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 5 foot wide sidewalk along SW Lehmann Street with their half-street improvements, extending the sidewalk to the east and west to connect with existing sidewalks. These sidewalk extensions fill sidewalk gaps within 300 feet of the development site in either direction in compliance with 18.810.070.B.2. The applicant's plans also indicate they will construct a 5 foot sidewalk on one side of the private street. The plans show the sidewalk along the east-west portion of the private street extending beyond the end of the private street. The sidewalk is not required to extend beyond the end of the private street and the developer may revise the plans accordingly. 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 indicate the public sanitary sewer line located on the property to the east will be extended to serve this development. The public line will be located in the proposed private street and a minimum 15 foot public sewer easement will be required. ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 5 Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's engineer has provided plans and calculations for an on-site detention system. Detention will be provided by an underground pipe system prior to discharging to the storm sewer system located on the site to the east. 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 ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 6 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 existing overhead utility lines along the frontage of SW Lehmann Street. If the fee in-lieu is approved by the City Engineer, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 190.30 lineal feet; therefore the fee would be $ 6660.50. Fire and Life Safety: Comments were received from Tualatin Valley Fire & Rescue (TVF&R) on October 2, 2007. The private street is no wide enough to provide for parking and fire apparatus access. The applicant shall install "NO PARKING — FIRE LANE" signs along the private street in accordance with the TVF&R comments. Additionally, one of the fire hydrants shown on the submitted drawings must be capable of supplying the required fire flow demand. ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 7 Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant shall submit plans to TVWD for review and approval prior to issuance of City of Tigard Permits. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. 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 proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. 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. 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 ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 8 adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 9 any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. The 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. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW Lehmann Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 10 L. adjustments in vertical and/or horizontal alignment to construct SW Lehmann Street in a safe manner, as approved by the Engineering Department. A profile of SW Lehmann Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. The applicant's construction drawings shall include the installation of "NO PARKING — FIRE LANE" along the entire length of the private street, installed at the appropriate spacing. Prior to issuance of the PFI Permit the applicant shall provide the City with approval from TVF&R showing that one of the fire hydrants shown on the drawings is capable of supplying the required fire flow demand. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. 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 FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 11 Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. The applicant's final plat shall provide a minimum 15 foot wide public sewer easement over the entire sanitary sewer. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. The applicant's 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. ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 12 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. 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. E. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 13 Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. Prior to issuance of building permits, the applicant's engineer shall provide a final sight distance certification based on completed frontage improvements along Lehmann Street. The applicant shall place the existing overhead utility lines along SW Lehmann underground as a part of this project, or if approved by the City Engineer, they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is approved by the City Engineer, the amount will be $ 6660.50 and it shall be paid prior to issuance of building permits. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 14 The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a paper copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 15 STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 16 The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS SUB2007-00006 GRECO ESTATES PAGE 17 REQUEST FOR COMMENTS DATE: September 14,2007 TO: Rob Murchison,Public Works Project Engineer FROM: ► of Ti•ar. . 1 .. ..n STAFF CO • : Emily Eng,Assistant Planner (503) 718-2712 Phone: (503) 639-4171 Fax 1503)62¢368-1- Email:emilya tigard-or.gov SUBDIVISION(SUB) 2007-00006 - GRE CO ESTATES SUBDIVISION - REQUEST: The applicant requests approval to subdivide two parcels totaling 0.76 acre into 8 lots for two-story detached single-family homes. The two existing single-family homes will be demolished. The applicant proposes a private street, which will serve as access for four homes. The other four homes will access SW Lehmann Street directly. LOCATION: 9150 and 9420 SW Lehmann Street; Washington County Tax Map 1S126DC, Tax Lots 3301 & 3200. ZONE: R-12: Medium Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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; 18.745, 18.765, 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: SEPTEMBER 28.2007. 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. I} 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: l.t Te✓L Name&Number of Person Commenting: c / R tJ I S— \ CITY of TIGARD Q ' r 11,11/1 GEOGRAPHIC INFORMATION SYSTEM q. VICINITY MAP Ifs All AI "111� SUB2007 00006 ir Ill . GRECO - - III ESTATES 1uiSUBDIVISION ni BORDERS i, 4111 - LEGEND: j SUBJECT cu LEHMANN j SITE / ,C7 4 , ■ .P1�■ 'AY7,4Mib Ffl.R , � .. F. w SP CORAL s ry ST 3U[c1.n RI) 6 / 1 R 1 RoNITA �O REEF eENO RO' �- DURHAM RD b° I- Tigard Area Map • ( i L LOCUST ST �` N 0 100 200 300 400 500 Feel 1=388 feel 1111 SS MAPLELEAF ST w = �j: All TIGARO Q vInformation on this map is for general location only and should be verified with the Development Services Division. 1111, MOO 13125 Tigard,,O Hall 223 / Tgard,OR 97223 I \ ,,/'/'_ _ I I p(503)639-4171 htt /I o rus Community Development Plot date:Sep 12,2007;C:lmagic\MAGIC03.APR • Tualatin Valley Fire & Rescue RECEIVED UCH 022107 October 2, 2007 CITY OF TIGARD Emily Eng, Assistant Planner P`ANtIMMIFNrI1■IFFRING City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: (SUB) 2007-00006 Greco Estates Subdivision Dear Emily, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) 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) 2) 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) One of the fire hydrants shown on the submitted drawings must be capable of supplying the required fire flow demand. We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree with, or wish to discuss further, please call me. Sincerely, AI Jl. 2af John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 (503) 356-4723 North Division Office 14480 SW Jenkins Road,Beaverton,OR 97005 Phone: 503-356-4700 Fax:503-644-2214 www.tvfr.com • IS e T I G A R D REQUEST FOR COMME N DATE: September 14,2007 1q 2Pa71 TO: Mark Vandomelen, Plans Examination Supervisor IN , F .(,qAU FROM: City of Tigard Planning Division P• il•\� Z- ' j� STAFF CONTACT: Emily Eng,Assistant Planner (503) 718-2712 Phone: (503) 639-4171 Fax: (503) 624-3681 Email:emily@tigard-or.gov SUBDIVISION (SUB) 2007-00006 - GRE CO ESTATES SUBDIVISION - REQUEST: The applicant requests approval to subdivide two parcels totaling 0.76 acre into 8 lots for two-story detached single-family homes. The two existing single-family homes will be demolished. The applicant proposes a private street, which will serve as access for four homes. The other four homes will access SW Lehmann Street directly. LOCATION: 9250 and 9420 SW Lehmann Street; Washington County Tax Map 1S 126DC, Tax Lots 3301 & 3200. ZONE: R-12: Medium Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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; 18.745, 18.765, 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: SEPTEMBER 28,2007. 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: p,iuc 4—C wa-k-c/ . e,i,tcc/ S. kt, 1 1 13z S1 zee) PR./ Tex t I.c, P 29 iO. 2 ORSC 0,..-A 61. T w r-1-z 1lz 1 1c, A L i LZ rGd P I t.( ►,_.1 i ,,,, Go "f-v,c-4 r: S. h i.s D.2.-kEL-1i Z•�i.),J S 1 -11--�e I-. S t z. 'e �- De<-1(),-, S L G• ` \ B.[ ;4-19t04.)-..-4 C1'45 l/C- 1 ic. a`JA .tea(/i ✓.9 lJi.f... --h,..t�1 \ . �1 L A., b e,..,cA oi... _ctp-Kc, 'r�J--V Sh A i I c.o,w.p ly i,Jt , h Re4,,,;Je...4c,..'i r .Sec_-- c,✓ p3D22. 0 O R, C. O Name&Number of Person Commenting: ..------j 0 c w ; 1 l '��•r 503 7/`t7- 2 y,7 / . —.41119r1111>' CITY of TIGARD \ �,a• GEOGRAPHIC INFORMATION SYSTEM ra ___I ti I '_ M;�� - VICINITY MAP lirtgrill � SUB2007-00006 hiftljIllr IS 91ST SUBDIVISION a_ D aa=„ I BORDERS - LEGEND: i H SuBJEC,'1' C/ LEHMANN SITE 4 A 111111 ?AYI,a`tb fcF• Fes,.. •.� ■■ 6 ,Z ` s a = CORAL ST 1� — -iT, 4 • z . / 1 �hnlT R(, P� > Q d BOHITA AD ( 1 BEEF tICFw I'D:" (- WRHW• PO __ I �/7 Tigard Area Map 1 • LOCUST ST N N. 0 100 200 300 400 500 Feet • _ I I r 1-=386 feet IIIIIIIIIIIMIPIIIIIV MAPLELEAF ST a ' w GOv� w TIGA.R B. 4 Information on this map is for general location only and reill q Should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 Z' -7—�— (503)639-41n 71 \ /∎ _ htt://www.ci.tigard.or.us Community Development Plot date:Sep 12,2007;C:Imagic\MAGIC03.APR MEMORANDUM RECEIVED TO: Emily Eng SEP 2 4 2007 FROM: Todd Prager, City Arborist PLANNING/ENGINEERING CITY TIGARD RE: Greco Estates DATE: September 24, 2007 As you requested I have provided comments on the "Greco Estates" project. If you have any questions or concerns regarding my comments please contact me anytime. 18.620.070 Landscaping and Screening A. Applicable levels. Two levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. 1. L-1 Low Screen - For general landscaping of landscaped and screened areas within parking lots and along local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 3 % inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provided a 3 foot high screen and a 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. 2. L-2 General Landscaping - For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745, Landscaping and Screening, shall apply. Trees shall be provided at a minimum 2-% inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. This standard does not appear to be applicable to this project. 18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 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. Please have the applicant provide a mitigation proposal that shows the species, location, and spacing of mitigation trees in relation to buildings, infrastructure, existing trees, street trees, and each other. No planted mitigation trees will be credited against the bond until mitigation plans are presented in an acceptable format and approved. E. Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. 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. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. 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. The applicant has not indicated the location and species of street trees on the landscape plan. Therefore, this requirement has not been met. 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. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Arborist. 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 for subdivisions, the applicant submitted a tree plan conducted by Kay Kinyon, a certified arborist. However, the report does not contain the four required components and is therefore not acceptable (See B2 and B4 below for details). 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; :;Posedto ss s r b o r i s t Report e d n f i d the he location size it e and s p e c i e s of a// ex is t in g trees, a tent with this stdard.2, Identification °f a pr° Ito save existing mitigate tree nOVai over 8itigat r4 accl°w tereplacement a ne f Section 18.790.0604 in and the f°i owin9 standards and be'a ciUSt � 9Ui ea accordance de veiOp ;,,9i .a. an 250:0r existing trees over 12 inches in caliper requires °rda nc e with Section 187g p Ao °f no net s °f trees;b Retest;°n of fro h t5% to 50 o f x istin9 trees t?;nc.es;,ca/i te9Uires two-thirds the trees to brenovea,rit;gad n accordance with Sect ;8.79o.OeO0c• Retention©f from 50% to �5%t existing trees o v inches in caliper that c0perceno f the trees be removed rrit;9at e n a with Sect/hi? r8.79p.06 d, Ret entio o °rgreater of existing tre es over 1?inches,n caliper requires nmit gat on'The mgt ga d proposes retention o f ss of trees over 12 inches. Therefore, f the �gN inches being remo t d need to be mitigated at 1 an per inch. There is al of 75g inches subject mitigation, so a cash assure of$9g75�(15g caliper o hes X$125/caliper inch X /) iS due. P/ease athe applicant provide a m itigation proposal hat shows t t p location d spacing of mitigation trees infras re,oe fisting te bstreet trees, and each OfheNo aned nit will be cre dited against the mitigation plans apresented in an °rmat and appry a3, Identification of all trees which are proposed to be removed;All o f the trees proposed be removed are identified fn the applicant's'i pr e p�npro9ra efinir9 standards at will used bY cant to protect trees during ndafer construction.guidelines for tree protection have been define o anever the guil e5 need to state any tenpor n bonaaoe e a tree protection required, a Certified st needs to p� v the changes and submit a report 4. the City Arborist. The report needs to document the changes and certify that the viability of the affected trees will not be significantly impacted. The applicant's tree protection plan says, "Try to avoid loss of more than 30% of roots on any one side." and, "Engineer and design proposed structures and construction to avoid root loss. Bridge type foundations can save major roots." However, there is no proposal as to how trees with major losses (over 30% on one side) to their root systems will be protected during development through alternative design and/or engineering. Also, the applicant's tree protection plan says, "Avoid future conflicts with buildings and utilities." However, some of the trees to be retained appear that they may conflict with future buildings. Please have the applicant specifically address what steps will be taken during site preparation and construction in preserving trees numbered 2, 6, 7, 10, 11, 13, 17, 19, 22, 25, and 26. In addition, please have the applicant submit a statement from their arborist that approves the retention of the previously mentioned trees. The arborist's statement should address the feasibility of retention during construction and the sustainability of their placement in relation to the structures that will be built. All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. 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. 18.790.040 Incentives for Tree Retention 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. 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 1 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. 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 The applicant has not indicated the location and species of street trees on the landscape plan. Therefore, this requirement has not been met. 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. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Arborist. If the approved number of street trees is unable to be planted due to driveway placement, utility installation, or any other future improvement, the applicant shall mitigate at $250 per tree. Tree Mitigation The tree plan is in need of revision as detailed under section 18.790.030 above. Specifically, please have the applicant provide a mitigation proposal that shows the species, location, and spacing of mitigation trees in relation to buildings, infrastructure, existing trees, street trees, and each other. No planted mitigation trees will be credited against the bond until mitigation plans are presented in an acceptable format and approved. Also, please have the applicant specifically address what steps will be taken during site preparation and construction in preserving trees numbered 2, 6, 7, 10, 11, 13, 17, 19, 22, 25, and 26. In addition, please have the applicant submit a statement from their arborist that approves the retention of the previously mentioned trees. The arborist's statement should address the feasibility of retention during construction and the sustainability of their placement in relation to the structures that will be built. Prior to commencing site work, the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of mitigation required. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the City Arborist may reduce the corresponding amount of approved assurance. Any trees planted on site in accordance with 18.790.060 (D) and a mitigation plan approved by the City Arborist will be credited against the approved assurance, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the approved assurance as a fee in lieu of planting. Tree Protection All trees to remain during construction need to have adequate protection. The tree protection plan submitted by the applicant does not sufficiently demonstrate adequate protection for many of the trees. Please have the applicant specifically address what steps will be taken during site preparation and construction in preserving trees numbered 2, 6, 7, 10, 11, 13, 17, 19, 22, 25, and 26. In addition, please have the applicant submit a statement from their arborist that approves the retention of the previously mentioned trees. The arborist's statement should address the feasibility of retention during construction and the sustainability of their placement in relation to the structures that will be built. In addition, the guidelines for tree protection need to state, "If any temporary or permanent alterations to the approved tree protection plan are required, a certified arborist needs to approve the changes and submit a summary report to the City Arborist." The report needs to document the changes and certify that the viability of the affected trees will not be significantly impacted. All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. 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. Prior to any site work the applicant shall install all approved tree protection fencing. The fencing shall be inspected and approved by the City Arborist prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. • If the Builder is different from the Developer or initial applicant: 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. After approval from the City Arborist, the tree protection measures may be removed. 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 justify why the fencing was moved and 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, 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 issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable, and viable in their modified growing environment. 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 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. CleanWater Services c'"' """"'I"' "` RECEIVED PLANNING SEP 2 4 2007 MEMORANDUM CITY OF TIGARD DATE: September 20, 2007 FROM: David Schweitzer, Clean Water Services TO: Emily Eng, Assistant Planner City of Tigard Planning Division SUBJECT: Review Comments—Greco Estates Subdivision, 2007-00006 SUB GENERAL COMMENTS • This Land Use Review by Clean Water Services (CWS) does not constitute approval of storm or sanitary sewer compliance with the NPDES permit held by CWS. CWS must review and approve final construction plans prior to issuance of any construction and/or connection permits. • All provisions of the development submittal shall be in accordance with current CWS Design and Construction Standards, (presently R&O 07-20), and all current Intergovernmental Agreements between the City and CWS. • Final construction plans shall be reviewed and approved by CWS for conformance with current CWS Design and Construction Standards prior to issuance of any construction permits. • A Stormwater Connection Permit shall be required, as approved by CWS, prior to construction of sanitary sewer, storm and surface water systems, any work within sensitive area buffers and vegetated corridors, and final plat approval. • Public sanitary and storm sewer easements shall be required in accordance with current CWS Design and Construction Standards. A separate "Tract" and public easement shall be provided for the required public water quality facility. 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. Public sewer easements shall be shown on final construction plans. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600• Fax:(503)681-3603 •www.CleanWaterServices.org �� . • CleanWater Services Our commitment is clear. STORM DRAINAGE AND WATER QUALITY • Each lot in the development shall be provided with a gravity service lateral and individual connection to a public storm conveyance. Privately owned and maintained storm sewers, including water quality facilities, serving multiple lots shall not be approved. • 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. Public underground detention shall not be permitted. • The Developer shall provide a public water quality facility,in accordance with current CWS Design and Construction Standards chapters 4.02.5 (a)&4.05,to treat storm flows from all impervious surfaces being constructed or preserved as part of this development. The facility shall be placed in a separate"Tract"with public easements and not part of any buildable lot. • Maintenance access shall be provided for water quality and/or detention facilities in accordance with current CWS Design and Construction Standards(presently R&O 07-20). • Final construction plans shall show all existing and proposed public and private storm conveyance and easements. SENSITIVE AREA • CWS has reviewed this proposal for Tax/Lot Map 1 S 1 26DC-03301 &03200 and issued a Sensitive Area Pre-Screening Site Assessment, CWS File Number 07-000231,for the proposed development on Tax/Lot Map 1S 1 26DC-03301 dated January 19,2007. This Pre- Screening would serve as the Service Provider Letter(SPL)for this project, however Tax/Lot Map 1 S 1 26DC-03200 was not included and a revised SPL that includes both Tax/Lot Maps shall be applied for. EROSION CONTROL • The developer shall meet all CWS erosion control requirements in accordance with current CWS Design and Construction Standards. 2550 SW Hillsboro Highway• Hillsboro,Oregon 97123 Phone:(503)681-3600•Fax:(503)681-3603 •www.CleanWaterServices.org II si i in REQUEST FOR COMMENTS DATE: September 14,2007 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Emily Eng,Assistant Planner (503) 718-2712 Phone: (503) 639-4171 Fax: (503) 624-3681 Email:emilyCa?tigard-or.gov SUBDIVISION (SUB) 2007-00006 - GRECO ESTATES SUBDIVISION - REQUEST: The applicant requests approval to subdivide two parcels totaling 0.76 acre into 8 lots for two-story detached single-family homes. The two existing single-family homes will be demolished. The applicant proposes a private street, whiih will serve as access for four homes. The other four homes will access SW Lehmann Street directly. LOCATION: q150 and 9420 SW Lehmann Street; Washington County Tax Map 1S126DC, Tax Lots 3301 & 3200. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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; 18.745, 18.765, 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: SEPTEMBER 28,2007. 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. I} 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 FOP "1MMENTS NOTIFICA . LIST FOR LAND USE & COMMUNITY DL .JPMENT APPLICATIONS C FILE NOS.: SUSZo0-1 - ( C:20 () FILE NAME: v► ( o tSfa kS cJ al) CITY OFFICES _LONG RANGE PLANNING/Ron Bunch,Planning Mgr. X CURRENT PLANNING/Todd Prager/Arborist _POLICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Mark(residential)Brian(commercial) NGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/Rob Murchison,Project Engineer _PLANNING COMMISSION/GRETCHEN(+12 sets) _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs._PUBLIC WORKS/Steve Martin,Parks Supervisor _FILE/REFERENCE(+2 sets) _CODE ENFORCEMENT/Christine Darnell,Code Compliance Specialist(DCA) SPECIAL DISTRICTS TUAL.HILLS PARK&REC.DIST.*X,,TUALATIN VALLEY FIRE&RESCUE* ,TUALATIN VALLEY WATER DISTRICT 1r KpLEAN WATER SERVICES* Planning Manager North Division Administrative Office Marvin Spiering/SWM Program 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124 Beaverton,OR 97005-1152 LOCAL AND STATE 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 5 CWS Letter Only) _ Mel Huie,Greenspaces Coordinator(CPA/ZOA) 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(Powerlines 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 _Steve Conway(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 Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer(ceszcA)1AS 14 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor(zCA)MS 15 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)'ill"(Monopole Tew«,) Sam Hunaidi,Assistant District Manager (Notify If 000T FUR-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,s,.Crossing Safety Specialist (Notify if Propwly Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES _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 ` J SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS >< COMCAST CABLE CORP. X TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus(see Map a,aea coned) (If Projects Within V.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 X PORTLAND GENERAL ELECTRIC 'C NW NATURAL GAS COMPANY x_VERIZON (MC030533) <QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Brandon Kahler,Engineering Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 20575 Vonnewmann Dr.,Suite 150 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jan Youngquist,Demographics Alex Silantiev (seem.,for Area Contact) Brian Every(App.E or MaKMM 99W) 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:\patty\masters\Request For Comments Notification List.doc (UPDATED. 6-Jun-07) (Also update:is\curpin\setupU abels\annexationslannexation_utilities and franchises.doc,mailing labels&auto text when updating this documer pp! AFFIDAVIT OF MAILING I, Patricia L. Lunsford beingg 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: { B.40 BRowl © NOTICE OF DECISION FOR SUB2007-00006/GRECO ESTATES SUBDIVISION (File No./Name 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 November I.2007,and deposi in the Unit-. tes Mail on November 1,2007,postage prepaid. r\ (Person tha Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the ;- day of 1..(000-4-613--- ,2007. OFFICIAL SEAL .-'�:-,' SHIRLEY L TREAT k .}�0 NOTARY PUBUC-OREGON A a,/, • „ .� COMMISSION NO.418777 YLCL� MY COMMISSION EXPIRES APRIL 25,2011 NOTARY P LIC OF OREGON My Commission Expires: 104/ EXHIBIT A NOTICE OF TYPE II DECISION 14 II SUBDIVISION (SUB) 2007-00006 GRECO ESTATES SUBDIVISION TIGARD 120 DAYS = 12/21/2007 SECTION I. APPLICATION SUMMARY FILE NAME: GRECO ESTATES SUBDIVISION CASE NO.: Subdivision(SUB) SUB2007-00006 REQUEST: The applicant requests approval to subdivide two parcels totaling 0.76 acre into 8 lots for two-story detached single-family homes. The two existing single-family homes will be demolished or removed. The applicant proposes a private street, which will serve as access for four homes. The other four homes will access SW Lehmann Street directly. APPLICANT'S APPLICANT: Empire Investment Properties,LLC REP : Gary Darling Attn: Dale Pfleiger DL Design Group, Inc. PO Box 1861 9045 SW Barbur Blvd., Suite 101 Lake Oswego, OR 97035 Portland, OR 97219 OWNER: Empire Investment Properties,LLC OWNER: Charles F. Taylor PO Box 1861 5285 SW Meadows Road#369 Lake Oswego, OR 97035 Lake Oswego, OR 97035 ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9350 and 9420 SW Lehmann Street;Washington County Tax Map 1S126DC, Tax Lots 3301 & 3200. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for a Subdivision 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 27 SUB2007-00006-GRECO ESTATES SUBDIVISION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON- SITE IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/OR FILL: The applicant shall contact or submit the following requirements to the CITY ARBORIST, TODD PRAGER 503-718-2700: 1. Prior to site work, the Project Arborist shall revise the tree protection plan to state that any temporary or permanent alterations to the approved tree protection plan shall be approved by the Project Arborist. The Project Arborist shall submit a report to the City Arborist documenting the changes and certifying that the viability of the affected trees will not be significantly impacted. 2. Prior to site work, the applicant shall submit a revised tree protection plan by the Project Arborist that specifically addresses what steps will be taken during site preparation and construction to preserve trees numbered 2, 6, 7, 10, 11, 13, 17, 19,22, 25, and 26. In addition, the applicant shall submit a statement from the Project Arborist that approves the retention of the previously mentioned trees. The Project Arborist's statement shall address the feasibility of retention during construction and the sustainability of their placement in relation to the structures that will be built. If the applicant does not provide specific methods approved by the Project Arborist to save the previously mentioned trees, the site plan shall be revised to show building footprints that do not encroach into the tree protection zones (otherwise, the trees shall be removed and mitigated). If any of the previously mentioned trees cannot be saved, the applicant shall revise the mitigation calculations accordingly. Note: Because the sidewalk is not required to extend beyond the end of the private street, Tree #3 may be retained. The applicant shall consider saving Tree #3 and revise the Tree Removal and Protection Plan accordingly. 3. Prior to site work, the applicant shall install fencing as directed by the project arborist to protect the trees to be retained. All trees to be preserved shall be protected with five or six (5' - 6) foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. 4. Prior to site work, the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the City Arborist or Current Planning, 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. 5. Prior to site work, the applicant shall pay a tree mitigation fee of$125 per caliper inch for the total number of inches to be mitigated. The applicant shall submit the following requirements to the CURRENT PLANNING DIVISION, ATTN: EMILY ENG 503-718-2712, and the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-718-2642. The cover letter shall clearly identify where in the submittal the required information is found: 6. Prior to site work, the applicant shall submit construction drawings to both Planning and Engineering that include: A. A construction sequence including installation and removal of tree protection devices, clearing,grading,and paving; B. A note prohibiting equipment,vehicles,machinery,grading,dumping, storage,burial of debris,or any other construction-related activities in any tree protection zone;and NOTICE OF DECISION PAGE 2 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION C. A note stating that only those trees identified on the approved Tree Removal plan are authorized for removal by this report Notwithstanding any other provision of this title, any party found to be in violation of this chapter [18.790] pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to,the following 1)Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code;and 2) Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT,ATTN: KIM MCMILLAN 503-718- 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 street construction and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 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 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. 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 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. 11. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit,which indicate that they will construct a half-street improvement along the frontage of SW Lehmann Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer,to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Lehmann Street in a safe manner, as approved by the Engineering Department. NOTICE OF DECISION PAGE 3 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION 12. A profile of SW Lehmann Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 13. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. 14. The applicant's construction drawings shall include the installation of "NO PARKING — FIRE LANE" along the entire length of the private street,installed at the appropriate spacing. 15. Prior to issuance of the PFI Permit the applicant shall provide the City with approval from TVF&R showing that one of the fire hydrants shown on the drawings is capable of supplying the required fire flow demand. 16. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 17. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. 18. 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." 19. 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 FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: EMILY ENG 503-718- 2712. The cover letter shall clearly identify where in the submittal the required information is found: 20. Prior to approval of the final plat, the applicant shall provide evidence that the proposed plat name, Greco Estates, has been approved by the Washington County Land Use and Transportation Surveyor's Office and is not duplicative and satisfies the provisions of ORS Chapter 92. 21. Prior to approval of the final plat, the applicant shall revise the site plan to comply with the following: 1) Corner side setback shall be 10 feet from the property line for proposed Lot 3;and 2) Garage setbacks shall be 20 feet from the property line. 22. Prior to approval of the final plat, the applicant shall revise the site plan so that Lot 5 has a minimum of 25 feet of frontage on Tract A. 23. Prior to approval of the final plat,the applicant shall indicate the percentage of lot coverage and landscaping for each lot. The maximum lot coverage is 80%and the minimum landscape requirement is 20%per lot. 24. Prior to approval of the final plat,the applicant shall revise the site plan to show building footprints that do not encroach into the tree protection zones. 25. Prior to approval of the final plat, the applicant shall revise the site plan to show street trees along the private street within the property lines of Lots 5,6,7 and 8. 26. Prior to approval of the final plat, the applicant shall revise the site plan to indicate the species of the proposed street trees. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Arborist. Size and spacing of street trees shall be as permitted by Section 18.745.040.C. NOTICE OF DECISION PAGE 4 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION The applicant shall submit a cover letter along with any support documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT,ATTN: KIM MCMILLAN 503-718- 2642. The cover letter shall clearly identify where in the submittal the required information is found: 27. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 28. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it 29. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street The applicant shall submit a copy of the CC&R's to the Engineering Department(Kim McMillan)prior to approval of the final plat. 30. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 31. The applicant's final plat shall provide a minimum 15 foot wide public sewer easement over the entire sanitary sewer. 32. Prior to approval of the final plat, the applicant shall prepare Conditions,Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department(Kim McMillan) prior to approval of-the final plat. 33. 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. 34. 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 100th and 103rd Avenues, 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. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). NOTICE OF DECISION PAGE 5 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the CITY ARRBORIST, TODD PRAGER 503-718-2700. The cover letter shall clearly identify where in the submittal the required information is found: 35. Prior to building permits, the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist. The summary shall document the effect of the approved tree protection plan, account for any violations, and certify the condition of protected trees. 36. Prior to issuance of building permits, the applicant (developer or builder) shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved and the location of tree protection fencing.Attach copies of the approved Tree Protection Plan. 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. The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Emily Eng 503-718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 37. Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that any existing tree retained in accordance with the tree protection plan 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. 38. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. The applicant shall submit a cover letter along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: Kim McMillan 503-718-2642. The cover letter shall clearly identify where in the submittal the required information is found: 39. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 40. 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). 41. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 42. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 43. Prior to issuance of building permits, the applicant's engineer shall provide a final sight distance certification based on completed frontage improvements along Lehmann Street. NOTICE OF DECISION PAGE 6 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION 44. The applicant shall place the existing overhead utility lines along SW Lehmann underground as a part of this project, or if approved by the City Engineer, they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of tie site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is approved by the City Engineer, the amount will be $ 6,660.50 and it shall be paid prior to issuance ofbuilding permits. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL INSPECTION The applicant shall submit the following requirements to the CITY ARBORIST,TODD PRAGER 503- 718-2700: 45. Prior to a final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 46. Prior to a final inspection, if the applicant is unable to plant the number of street trees on the approved plans due to driveway placement, utility installation or any other future improvement, the applicant shall pay a mitigation fee of$250 per street tree. The applicant shall contact the CURRENT PLANNING DIVISION, ATTN: Emily Eng 503-718-2712, regarding the following: 47. Prior to a final inspection, a member of the planning staff shall conduct a walk-through at the site to ensure that the development is consistent with this decision. The applicant shall contact the ENGINEERING DEPARTMENT, ATTN: Kim McMillan 503-718-2642, regarding the following: 48. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. NOTICE OF DECISION PAGE 7 OF 27 SUB2007-0(X106-GAECO ESTATES SUBDIVISION The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of- way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points;and 3. Curve points,beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points,and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street&Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be laced above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City�eer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City,permit fee paid and permit issued. NOTICE OF DECISION PAGE 8 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION • 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason,it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. 18.785 Temporary Uses: 18.785.040 Temporary Sales Office or Model Home By means of a Type I procedure, as governed by Section 18.390.030, the Director may approve, approve with conditions or deny the use of any real property within the City as a temporary sales office, offices for the purpose of facilitating the sale of real property, or model home in any subdivision or tract of land within this City,but for no other purpose,provided the following cnttria are satisfied: The applicant shall apply for a temporary use permit for a temporary sales office or model home at the appropriate time. The temporary use permit shall be valid for a period of 1 year. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information and History: The subject properties are located on the south side of SW Lehmann Street,east of SW Greenburg Road and south of SW Hall Boulevard. The subject properties are in the Metzger neighborhood and in the Washington Square Regional Center. Both tax lots are 0.38 acres for a gross site area of 0.76 acres. A single family home exists on each property. Several trees exist on both properties, but Tax Lot 3301 is more heavily treed. The site is covered with grass, aside from the homes, and relatively flat with a downward slope of about 8% to the southeast. The surrounding area is made up of properties with single-family homes and zoned R-12. Directly to the east is a development similar in design to the one proposed by the applicant. The subject site is about 100 feet away from unincorporated Washington County. Note: Washington Square Regional Center standards apply within mixed-use zones only and, therefore, do not apply to the subject properties,which are zoned R-12 (Medium-Density Residential). Proposal: The applicant requests approval to subdivide two parcels totaling 0.76 acre into 8 lots for two-story detached single- family homes. The two existing single-family homes will be demolished or removed. The applicant proposes a private street, which will serve as access for four homes. The other four homes will access SW Lehmann Street directly. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, staff has posted a notice at the site visible from the street. The City received no comments. NOTICE OF DECISION PAGE 9 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 B. Applicable Development Code Sections 18.510 esidential Zoning Districts) 18.705 Access, Egress and Circulation) 18.715 ensity Computation) 18.725 nvironmental Performance Standards) 18.745 andscaping and Screening) 18.765 Off-Street Parking and Loading 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 standards in the following Development Code Chapters: 18.710 Accessory Residential Units), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 anufactured/Mobile Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 onconforming Situations), 18.785 (Temporary Uses), and 18.798 (Wireless Communication 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): Approval through two-step process. An application for a subdivision shall be processed through a two- step process: the preliminary plat and the final plat. • The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration; and • The final plat shall reflect all conditions of approval of the preliminary plat. The applicant has submitted a preliminary plat for approval consideration. Final plat review will occur after the decision is final. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. The applicant is responsible for ensuring that the plat satisfies any requirements of Oregon Revised Statutes (ORS) Chapter 92 beyond what is already required in the Tigard Development Code. Such conformance is assured through Washington County's plat review. Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The applicant is not proposing to subdivide tracts into large lots. None of the proposed lots can be re-divided according to the zoning district requirements. Therefore, this criterion does not apply. NOTICE:OF DECISION PAGE 10 OF 27 SUB2007-00(X16-GRECO ESTATES SUBDIVISION Lot Size 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 proposed Blots range in size from 3,277 to 3,984 square feet. The required minimum lot size in the R-12 zone is 3,050 square feet. The smallest lot of 3,277 square feet and average lot size of 3,624 square feet exceeds the required minimum, thereby meeting the standard. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785,Temporary Uses. The applicant has not indicated their desire for a temporary sales office. However,if the applicant later decides that they want a temporary sales office, the applicant shall apply for a temporary use permit at that time. The temporary use permit shall be valid for a period of 1 year. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. The closest floodplain is about 2,000 feet away (0.38 mile) with an elevation of 165 feet above seal level. The lowest elevation on the project site is 230 feet above sea level. Therefore, the proposed subdivision is not within, adjacent to or near a floodplain. This criterion 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. 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. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and 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 shown previously, the proposed subdivision is not within, adjacent to or near a floodplain. Therefore, these criteria do not apply. Section 18.430.030 (E) describes the approval process for Phased Developments. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without re-applying for a preliminary plat. The criteria for approving a phased site development review proposal are: The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; • The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant does not propose phased development. Therefore, this criterion does not apply. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: NOTICE OF DECISION PAGE 11 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; As shown by the findings of this decision,the proposed preliminary plat complies with the City of Tigard Development Code as well as other applicable ordinances and regulations or can be made to comply through conditions of approval. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has not provided evidence that the proposed plat name, Greco Estates, is not duplicative and satisfies the provisions of ORS Chapter 92. Therefore, this criterion is not met. CONDITION: The applicant shall provide evidence that the proposed plat name, Greco Estates, has been approved by the Washington County Land Use and Transportation Surveyor's Office and is not duplicative and satisfies the provisions of ORS Chapter 92. 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 The proposed subdivision is not adjacent to any existing subdivisions. The neighboring development to the east appears to have the same four-lot configuration as lots 5 through 8 of the proposed subdivision and with an access that looks like the proposed private street. However, that development was accomplished through two minor land partitions with access being an easement. Therefore, there are no existing subdivision or major partition plats to which the proposed street could conform. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements by submitting a complete application. Therefore, this criterion is met. Section 18.430.060A. authorizes the granting of adjustments for subdivisions in accordance with 18.430.050, provided that the application shall be made with a preliminary plat application with the criteria for granting such adjustments are contained in Section 18.370.020 C1. The applicant has not requested any adjustments. FINDING: The proposed subdivision complies with or can me made to comply with all subdivision approval criteria through conditions of approval. CONDITION: The applicant shall provide evidence that the proposed plat name, Greco Estates, has been approved by the Washington County Land Use and Transportation Surveyor's Office and is not duplicative and satisfies the provisions of ORS Chapter 92. B—APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510): Lists the description of the residential Zoning District. The site is located in the R-3.5: Low Density residential zoning district. NOTICE OF DECISION PAGE 12 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION The R-3.5 zoning district has the following dimensional requirements: STANDARD R-12 Proposed Minimum Lot Size Detached unit 3,050 sq. ft. 3,277 to 3,984 sq. ft. Average Minimum Lot Width Detached unit lots None NA Minimum Setbacks Front yard 15 ft. 15 ft. Side facing street on corner& through lots 10 ft. 5 ft. (Lot 2), 10 ft. (Lot 3) Side yard 5 ft. 5 ft. Rear yard 15 ft. 15 ft. Distance between property line and front of garage 20 ft. Not shown Maximum Height 35 ft. To be met during Building Permit Review Maximum Lot Coverage 80% Not shown Minimum Landscape Requirement 20% Not shown FINDING: As shown in the table above, the proposed subdivision meets does not meet all the dimensional requirements of the R-12 zone. The side corner setback of proposed Lot 2 is 5 feet, but is required to be at least 10 feet. In addition, the garage setback for all lots is required to be at least 20 feet, but is not indicated on the site plan. Lastly, the applicant has not provided the percentage of lot coverage and landscaping. CONDITION: Prior to approval of the final plat, the applicant shall revise the site plan to comply with the following: 1) Corner side setback shall be 10 feet from the property line for proposed Lot 3;and 2) Garage setbacks shall be 20 feet from the property line. Prior to approval of the final plat, the applicant shall indicate the percentage of lot coverage and landscaping for each lot. The maximum lot coverage is 80% and the minimum landscape requirement is 20%per lot. Access, Egress and Circulation (18.705): Continuing obligation of property owner (18.705.030.A). 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. The proposed private street, Tract "A" will be constructed to City standards and will be commonly owned and maintained by the homeowners who will take access from it (Lots 5, 6, 7 and 8). 18.705.030 (C). describes joint access provisions. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title,provided: • Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and • Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant proposes a private street for Lots 5 through 8. Joint access is not proposed or required. 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. Lots 1 through 4 will have direct access to SW Lehmann Street, a public street. Lots 5 through 8 will have direct access to Tract"A",a private street. Curb cuts shall be in accordance with Section 18.810.030N. NOTICE OF DECISION PAGE 13 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION 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. The Director has not found the proposed access to be inadequate or hazardous. The Engineering Division has addressed access in the Access, Egress and Circulation section and Street and Utility Improvements section of this decision. Therefore, applications for building permits shall not be referred to the Planning Commission. 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. Lots 1, 2, 3 and 4 will be accessing SW Lehmann Street directly. SW Lehmann Street is a local street;therefore, direct access is permitted. 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 developer's engineer, DL Design Group, Inc., has submitted a preliminary sight distance certification for the proposed intersection of the private street and SW Lehmann Street. The speed limit for Lehmann Street is posted 25 mph,requiring 250 feet of sight distance in each direction. The engineer states sight distance was measured to be 1950 feet to the east of the proposed access and 423 feet to the west of the access. This exceeds the minimum sight distance requirements. Upon completion of the half-street improvements the engineer shall submit a final sight distance certification for the intersection of the private street with Lehmann 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 driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Lehmann Street is classified as a local street on the City of Tigard's Transportation System Plan. The proposed private street is over 400 feet from both SW Greenburg Road and SW 92nd Avenue, thereby meeting this criterion. 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; Lots 1 through 4 will have direct access to SW Lehmann Street, an existing public street. Lots 5 through 8 will have access to a private street that is 21 feet wide and at least 20 feet paved, thereby meeting the standard of one 20-foot wide 20-foot paved access for 3-6 lots. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; A residential access drive is not proposed or required. Therefore, this criterion does not apply. FINDING: The proposed subdivision complies with all applicable requirements for access or can be made to comply with all requirements through conditions of approval. NOTICE OF DECISION PAGE 14 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION Density Computations and Limitations (18.715): Section 18.715.020 provides density calculation formulas. Number of dwelling units is determined by the following: 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 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 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. The applicant provided the following calculation for net developable area: Gross site area: 33,560 SF Public ROW dedication: - 0 SF Private Street (Tract 2): -4,943 SF Net developable area: 28,617 SF 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. The maximum number of residential units is 9,as shown below: 28,617 SF/ 3,050 SF = 9.38 units = 9 units 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). The minimum number of residential units is 7,as shown below: 9.38 units x 0.8 = 7.50 units = 7 units FINDING: The proposed 8-lot subdivision complies with the density permitted by the Code. 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 prope line. Department of Environmental 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 gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. NOTICE OF DECISION PAGE 15 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION 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 development, which is permitted in the R-12 zone. There is nothing in the application indicating that the environmental performance standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed through the City's Code Enforcement program. FINDING: The Environmental Performance standards are met for the purposes of this review. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.040.A 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. Street trees are required along the project's frontage on SW Lehmann Street and also along the proposed private street. The site plan only indicates street trees on SW Lehmann Street. Therefore, the applicant shall revise the site plan to show street trees along the private street within the property lines of Lots 5,6, 7 and 8. 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. The applicant has not indicated the species of the proposed street trees. The applicant shall revise the site plan to indicate the species of the proposed street trees. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Arborist. Size and spacing of street trees. Size and spacing of street trees shall be as permitted by Section 18.745.040.C. If the applicant is unable to plant the number of street trees on the approved plans due to driveway placement, utility installation or any other future improvement, the applicant shall pay a mitigation fee of$250 per street tree. Section 18.745.050 contains the provisions and requirements for buffering and screening. Because the proposed use (single-family detached residential) and abutting uses are the same, no buffering is required. Screening is required if the pavement of a private accessway is within 10 feet of an abutting lot; however, in this case screening is not required because there will be no private accessways. FINDING: The proposed subdivision does not meet all landscaping and screening criteria. CONDITIONS: Prior to approval of the final plat, the applicant shall revise the site plan to show street trees along the private street within the property lines of Lots 5,6, 7 and 8. Prior to approval of the final plat, the applicant shall revise the site plan to indicate the species of the proposed street trees. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Arborist. Size and spacing of street trees shall be as permitted by Section 18.745.040.C. Prior to a final inspection, if the applicant is unable to plant the number of street trees on the approved plans due to driveway placement, utility installation or any other future improvement, the applicant shall pay a mitigation fee of$250 per street tree. NOTICE OF DECISION PAGE 16 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION • Off-Street Parking and Loading Requirements (18.765): Chapter 18.765, Table 18.765.2 requires that single-family dwellings be provided with one (1) off-street parking space for each dwelling unit. There is no maximum limit on parking spaces or bicycle parking spaces required for detached single-family dwellings. The proposed project will create 8 lots for single-family dwellings. The applicant has stated that each home will include a double car garage in addition to a driveway. The applicant indicates that four off-street parkin spaces will be provided per lot. There is also existing on-street parking on SW Lehmann Street. Submittals of detailed plans for the construction of homes within the development arc not necessary at this time. The provision of at least one off-street parking space will be regulated during building permit review. Based on the applicants statement,the off-street parking requirements are met. Signs (18.780): Chapter 18.780 regulates the placement, number and design criteria for signage. The applicant does not propose any signs as part of this subdivision application; however, the applicant indicates they will meet the standards at the time of construction. Any future signage (temporary or permanent) will be subject to the sign permit requirements in Chapter 18.780. 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): Chapter 18.790.030 requires the applicant to submit a tree plan for the planting, removal and protection of trees prepared by a certified arborist 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. The applicant has provided a tree inventory, removal, protection and mitigation plan prepared by Kay Kinyon, license # PN-0409. However, the City Arborist finds that the plan does not adequately address protection. Therefore, the applicant has been conditioned to revise the tree protection plan. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The applicant has provided a tree inventory identifying the location, size and species of all trees over 6 caliper inches on site. There are 24 trees onsite and 2 trees offsite that overhang onto the subject property. Thirteen (13) of the onsite trees are over 12 caliper inches. Therefore, this criterion is met. 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. The applicant proposes to remove 6 trees out of 13 viable onsite trees over 12 caliper inches. Therefore,the applicant proposes to retain fifty-three (53) percent of the trees, which will require the applicant to mitigate for 50% of the caliper inches lost. Based on the current mitigation calculations, the total number of caliper inches lost would be 146 and the applicant would be required to mitigate for 73 inches. Because the applicant has been required to reassess and revise the tree protection plan,mitigation calculations may change and number of inches to be mitigated may increase. The applicant shall pay mitigation fee of$125 per caliper inch for the total number of inches to be mitigated. NOTICE OF DECISION PAGE 17 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION 3. Identification of all trees which are proposed to be removed; The tree plan identifies all trees to be removed. Based on the application submittal, a total of 10 trees will be removed. While this criterion is met for the purposes of this review, the number of trees to be removed may change as the protection plan is reassessed and revised. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The City Arborist indicates that the guidelines for tree protection have been defined but are not adequate. The Project Arborist shall revise the tree protection plan to state that any temporary or permanent alterations to the approved tree protection plan shall be approved by the Project Arborist. The Project Arborist shall submit a report to the City Arborist documenting the changes and certifying that the viability of the affected trees will not be significantly impacted. The applicant's tree protection plan states that the applicant shall avoid loss of more than 30% of roots on any one side and that roposed structures and construction shall be engineered and des noting igned to avoid root loss, not that bridge type foundations can save major roots. However, there no proposal-as to how trees with major losses (over 30% on one side) to their root systems will be protected during development through alternative design and/or engineering. Also, the applicant's tree protection plan states that the applicant shall avoid future conflicts with buildings and utilities. However, some of the trees to be retained appear that they may conflict with future buildings. The applicant shall specifically address what steps will be taken during site preparation and construction in preserving trees numbered 2, 6, 7, 10, 11, 13, 17, 19, 22, 25, and 26. In addition, the applicant shall submit a statement from the Project Arborist that approves the retention of the previously mentioned trees. The Project Arborist's statement shall address the feasibility of retention during construction and the sustainability of their placement in relation to the structures that will be built. If the applicant does not provide specific methods approved by the Project Arborist to save the previously mentioned trees, the site plan shall be revised to show building footprints that do not encroach into the tree protection zones (otherwise, the trees shall be removed and mitigated). If any of the previously mentioned trees cannot be saved, the applicant shall revise the mitigation calculations accordingly. The applicant noted that Tree #3 (10" Sycamore Maple) would have to be removed because of the east-west sidewalk requirement on the private street. However, E.ngineering staff noted that the sidewalk is not required to extend beyond the end of the private street and may be revised accordingly. Therefore, Tree #3 may be retained. The applicant shall consider saving Tree#3 and revise the Tree Removal and Protection Plan accordingly. All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. 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. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of 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 applicant shall record a deed restriction prior to building permits. FINDING: Tree protection has not been fully met. CONDITIONS: • Prior to site work, the Project Arborist shall revise the tree protection plan to state that any temporary or permanent alterations to the approved tree protection plan shall be approved NOTICE OF DECISION PAGE 18 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION by the Project Arborist. The Project Arborist shall submit a report to the City Arborist documenting the changes and certifying that the viability of the affected trees will not be significantly impacted. • Prior to site work, the applicant shall specifically address what steps will be taken during site preparation and construction in preserving trees numbered 2, 6, 7, 10, 11, 13, 17, 19, 22, 25, and 26. In addition, the applicant shall submit a statement from the Project Arborist that approves the retention of the previously mentioned trees. The Project Arborist's statement shall address the feasibility of retention during construction and the sustainability of their placement in relation to the structures that will be built. If the applicant does not provide specific methods approved by the Project Arborist to save the previously mentioned trees, the site plan shall be revised to show building footprints that do not encroach into the tree protection zones (otherwise, the trees shall be removed and mitigated). If any of the previously mentioned trees cannot be saved, the applicant shall revise the mitigation calculations accordingly. Note: Because the sidewalk is not required to extend beyond the end of the private street,Tree #3 may be retained. The applicant shall consider saving Tree #3 and revise the Tree Removal and Protection Plan accordingly. • Prior to approval of the final plat, the applicant shall revise the site plan to show building footprints that do not encroach into the tree protection zones. • Prior to site work, the applicant shall submit construction drawings to both Planning and Engineering that include: A. A construction sequence including installation and removal of tree protection devices, clearing,grading,and paving; B. A note prohibiting equipment,vehicles,machinery,grading, dumping, storage,burial of debris,or any other construction-related activities in any tree protection zone;and C. 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 subject the violation. Such remediation shall include, but not be limited to,the following 1)Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code;and 2) Payment of an additional civil penalty representing the estimated value of any unlawfully removed or dama ggeed tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. • Prior to site work, the applicant shall install fencing as directed by the project arborist to (protect the trees to be retained. All trees to be preserved shall be protected with five or six 5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. • Prior to site work, the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the City Arborist or Current Planning at least once every two weeks, from initial tree protection zone (TPZ) fencing installation through building construction. • The Project Arborist shall submit a written report to the City Arborist at least once every two weeks, from initial tree protection zone (TPZ) fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until NOTICE OF DECISION PAGE 19 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION remediation measures and/or civil citations can be processed. • Prior to site work, the applicant shall pay a tree mitigation fee of$125 per caliper inch for the total number of inches to be mitigated. • Prior to building permits, the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist. The summary shall document the effect of the approved tree protection plan, account for any violations, and certify the condition of protected trees. • Prior to issuance of building permits, the applicant (developer or builder) shall: A. submit site plan drawings showing the accurate location of the trees that were preserved and the location of tree protection fencing,if any. Attach copies of the approved Tree Protection Plan. 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. • Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that tree retained in accordance with the tree protection plan may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. • Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 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. The site plan shows a vision clearance triangle at the intersection of the private street and SW Lehmann Street. The clear vision triangle is correctly drawn and covers more area than required. In addition, the site plan shows a vision clearance triangle for each individual driveway. The only objects in any of the clear vision triangles are trees,which are permitted in clear vision areas as long as there are no branches lower than 8 feet high. 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. 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. NOTICI.OF DECISION PAGE 20 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION This site lies adjacent to SW Lehmann Street,which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW,according to the most recent tax assessor's map. SW Lehmann Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements in accordance with Figure 18.810.4.A of the TDC. 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. There are no opportunities for future streets or extensions of streets due to existing development patterns. 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/o 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. There are no opportunities to provide additional street connections due to existing development. The block formed by SW Greenburg Road,SW Lehmann Street, SW 92nd Avenue and SW Coral Street is approximately 2600 lineal feet. This is an appropriate block size and further division is not needed. 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 grades for the proposed half-street improvement along SW Lehmann Street do not exceed 6%, thereby meeting this criterion. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments,mobile home parks, and multi-family residential developments. The applicant has proposed a private street to serve Lots 5-8. The plans indicate they will construct a 20 foot wide private street within a tract and provide a 5 foot wide sidewalk along one side in an easement, thereby meeting the criterion for a private street. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the final NOTICE OF DECISION PAGE 21 OF 27 SUB2007-00006-GRECO EgI'ATI S SUBDIVISION plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or; • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The proposed 8-lot subdivision is a smaller subdivision that is already within a developed block with an approximately 2,400 foot perimeter. No new blocks could be created by this project because of the small size of the property and existing development. Therefore, the existing block size is adequate. 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. None of the proposed lots are 1.5 times or greater than minimum lot size (3,050 square feet x 1.5 = 4,575 square feet). Therefore, this criterion does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. 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 exceed the 25-foot frontage requirement except for Lot 5. The site plan shows that Lot 5 would only have 23.5 feet of frontage on the private street. Therefore, the applicant shall revise the site plan so that Lot 5 has a minimum of 25 feet of frontage on Tract A. CONDITION: Prior to approval of the final plat, the applicant shall revise the site plan so that Lot 5 has a minimum of 25 feet of frontage on Tract A. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 5 foot wide sidewalk along SW Lehmann Street with their half- street improvements, extending the sidewalk to the east and west to connect with existing sidewalks. These sidewalk extensions fill sidewalk gaps within 300 feet of the development site in either direction in compliance with 18.810.070.B.2. The applicant's plans also indicate they will construct a 5 foot sidewalk on one side of the private street. The plans show the sidewalk along the east-west portion of the private street extending beyond the end of the private street. The sidewalk is not required to extend beyond the end of the private street and the developer may revise the plans accordingly. 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 NOTICE OF DECISION PAGE 22 OF 27 SUB2007-00006r-C GRECO I?SI'ATES SUBDIVISION additional development within the area as projected by the Comprehensive Plan. The applicant's plans indicate the public sanitary sewer line located on the property to the east will be extended to serve this development. The public line will be located in the proposed private street and a minimum 15 foot public sewer easement will be required. Storm Drainage: General Provisions: Section 18.810.10O.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.81O.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.1OO.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The applicant's engineer has provided plans and calculations for an on-site detention system. Detention will be provided by an underground pipe system prior to discharging to the storm sewer system located on the site to the east. 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 for 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 p 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. NOTICE OF DECISION PAGE.2101:27 SUB2007-00006-GRECO ESTATES SUBDIVISION There are existing overhead utility lines along the frontage of SW Lehmann Street. If the fee in-lieu is approved by the City Engineer, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 190.30 lineal feet;therefore the fee would be$ 6,660.50. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire,Life and Safety: Comments were received from Tualatin Valley Fire & Rescue (TVF&R) on October 2, 2007. The private street is no wide enough to provide for parking and fire apparatus access. The applicant shall install "NO PARKING — FIRE LANE" signs along the private street in accordance with the TVF&R comments. Additionally, one of the fire hydrants shown on the submitted drawings must be capable of supplying the required fire flow demand. Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant shall submit plans to TVWD for review and approval prior to issuance of City of Tigard Permits. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. 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 proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots,and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. NOTICE OF DECISION PAGE 24 OF 27 SUB2007-00006--GRECO ESTATES SUBDIVISION The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements: The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • 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 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, 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 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study that quantifies the effect of the proposed partition on the services below: Sewer: The applicant will connect to the public sewer line in the property to the east and extend the line into the proposed private street. A minimum 15 foot public utility easement is required. Water: The subject property is in the Tualatin Valley Water District) and will continue to be in the TVWD. The applicant is conditioned to submit plans to TVWD for review an approval of the water connection. Storm Drainage: The additional 6 homes will add impervious surface, increasing stormwater runoff. The applicant is required to construct an onsite detention system as well as a water quality facility. The applicant is required to enter into a maintenance agreement with Stormwater Management or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Parks: The proposed subdivision is approximately 1.7 miles away from Englewood Park by street. Metzger Park, which is in unincorporated Washington County, is approximately 0.66 mile away by street. The applicant will pay a parks system development charge at the time of building permits to mitigate impacts to the City's park system. The property is in the Metzger Park Local Improvement District,which funds Metzger Park. Transportation: The subject property located on SW Lehmann Street, a local street. The surrounding area is developed with single-family housing within a grid pattern local street system. SW Greenburg Road, an arterial, is located about 300 feet to the west. Hall Blvd, Tri-met bus lines 76 and 78 are about 350 feet away on Greenburg Road. Tri-met bus line 43 is about 1,900 feet (0.36 mile) away by street. Highway 217 is about 0.4 mile away by street. The applicant will mitigate traffic impacts NOTICE OF DECISION PAGE 25 OF 27 SUB2007-000O&-GRECO ESTATES SUBDIVISION Mitigated Costs and Rough Proportionality: The applicant will pay a Washington County Traffic Impact Fee (TIF) at the time of building permits. The TIF is a mitigation measure that is required for new development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61,TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $3,020 (Effective July 1, 2004) per new dwelling unit. The proposed subdivision will add 6 new dwelling units in addition to the two existing units. Therefore, the TIF for this proposed development is $18,120 ($3,020 * 6 new dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $56,625 ($18,120-0.32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The applicant's total cost of mitigating traffic impacts is $38,060 (half street improvements on SW Lehmann Street estimated at $200/lineal foot for 190.3 feet). Based on the analysis below, the required improvements do not exceed the estimated value of the unmitigated impacts. There are $445 worth of unmitigated impacts left over. Therefore, the required improvements meet the roughly proportionality test. Estimated Value of Impacts Full Impact $56,625 Less TIF Assessment $18,120 Less Mitigated Costs.. $38.060 Estimated Value of Unmitigated Impacts $ 445 SECTION VII. OTHER STAFF COMMENTS The City of Tigard Engineering Department reviewed the proposal. Comments are included in the Access,Egress and Circulation section and Streets and Utility Improvements section of this decision. Full comments are in the land use file. The City of Tigard City Arborist reviewed the proposal and commented on street trees and tree protection,removal and mitigation. The City Arborists comments have been included in the Landscaping and Screening section and Tree Removal section of this decision and are addressed through conditions of approval Full comments are in the land use file. The City of Tigard Building Division reviewed the proposal and provided the following comments: • Public water services shall be sized per Table P2910.2 ORSC and be installed by a licensed plumbing contractor. • Storm detention system size and design shall be approved by City of Tigard Engineering Department. • Abandoned septic tank shall comply with requirements section P30220 ORSC. RESPONSE: The Building Division's concerns are addressed through conditions of approval and will be further addressed during the Public Facility Improvement(PFI)permit review. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue (TVF&R) reviewed the proposal and has requested "No Parking" signs be posted on both sides of the private street. In addition, TVF&R notes that one of the fire hydrants shown on the submitted drawings must be capable of supplying the required fire flow demand. Full comments are in the land use file. The Engineering Department has included TVF&R requirements in the conditions of approval. Clean Water Services (CWS) reviewed the proposal and commented on sanitary sewer, storm drainage and water quality and erosion control. The Engineering Department has included CWS requirements in its conditions of approval. Compliance with the CWS standards will be regulated by the Engineering Department during the Public Facility Improvement (PFI) Permit review. Full comments are in the land use file. NOTICE OF DECISION PAGE 26 OF 27 SUB2007-00006-GRECO ESTATES SUBDIVISION SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 1, 2007 AND EFFECTIVE ON NOVEMBER 17, 2007 UNLESS AN APPEAL IS FILED. Areal: Tlie D'irector'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. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 16, 2007. Questions: 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. November 1, 2007 P ' f E rig DATE bsis nt Planner NOTICE OF DECISION PAGE 27 OF 27 SUB2007-00006 GRECO ESTATES SUBDIVISION Q CITY of TIGARD Alt --—j 17 -__________---•-__________---• GEOGRAPHIC INFORMATION SYSTEM MD' VICINITY MAP i f:' SUB2007-00006 a) 1 ' I I GREW hi ESTATES 1ST SUBDIVISION MI g BORDERS .Rog I I . LEGEND: Lu la V SUBJECT LEHMANN I //A SITE . (.7. / v. r a iimition . ` ., nys Fears i�r I Y ao.% F -T ki. �4f1 /W> im11116 S ` CORAL ST I - "; ' �1 1 , / t — Q �1 gQj_RA IBEEF 88S'1"-°-7. 5I?- Tigard Area Map ft LOCUST ST — N IIP IN • mi-_,. \ 0 100 200 300 400 500 Feet 1.11 Nom Wm' 1'=386 feet . MAPLELEAF ST KINIF, � . .r TIGARD / 4c- V Information on this map is for general location only and should be verified 73125 W Development Services Division. ■ Tigard,OR 97223 j — (503)639-4171 htt \ /� . I I p://WWW.ci.bgard.or.us CQ►nmunitypevelopment Plot date:Sep 12,2007;C:1magic1MAGIC03.APR DL • DESIGN GROUP INC. 9045 SW Barbur Blvd. Suite 101 Portland,OR 97219 (503)225-1679 •.+1:1884+t S.W. LEHMANN STREET (COUNTY ROAD NO.,_851)) 1 Itria, 30.0'ROW E,YFE9 12-31.0/ 40.0 421 471 I 40.1 56931 iYW .5893247"W I 589'3247W 1 .589-3247W I I I I I I 3.0'SJD£WALX I I I I I EASEMENT l z ( �I t O $ I I o I Q m,f LOT 1 $lo LOT 2 I -I LOT 3 Al?...A LOT 4 g 8I,o e1° I I :ii- oIe ni ti- A=3561 SFr A=3277 SFT j A:,7693 SFT A=3629 SFT it'IV I E ifk- l. I ,n z / VJ 30'SIDEWALK \ I I W ' • H !n H. SEWER 9.4 176 �_ 170 V -~�--`!NNW'24'E TRACT A N693T24'E _ F- < } $U (J) /� N69 74'F A=156q SFT a o N6927'2i'f r 0 4.c a 179 165 46.5 110" 1n LLJ 30.7 I 569'1T24"W 5693774"W 5899T11'W l 12i'W I 0 LL 15.0 rueuc I U Q LliJ ofEASEMENT 15.0'STORM EASEMENN W _U` r-' Q LOT 8 Z; LOT 7 2• LOT 6 z; LOT 5 g' ~ Z 01� ° w $ $ $ I A-3942 SFT 4 A=3456 SFT 4 A=3454 SFT A=3984 SFT I I I 1 I 1 1 I- H 467 46.5 46.5 466 r-_ N693 06'E N6931b4T N6931.08T N6937'06't I I I 1 N REV. DATE BY 1 I 20' 70' 0 20' ■ MMINIMIIIMMIMMII SCALE: 1"= 20' I ! I TENTATIVE PLAT 1" = 20' PROJECT NUMBER EIP001 Dos. 02/17107 Scale: AS SHOWN Dnwn BY: INIL Desfpnd BY: GID Checked BY Go C2 . 1 • B 1T(A li EXH :Empire Investment Properties,LLC •Attu:Dale Pfleiger SUB2007-00006 PO Box 1861 GRECO ESTATES SUBDIVISION Lake Oswego, OR 97035 Empire Investment Properties,LLC PO Box 1860 Lake Oswego,OR 97035 DL Design Group,Inc. Attn: Gary Darling 9045 SW Barbur Blvd.,Suite 101 Portland, OR 97219 Charles F. Taylor 5285 SW Meadows Road,#369 Lake Oswego, OR 97035 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: {deck Appmpruu nox(s)Belo‘-) © NOTICE OF DECISION FOR SUB2007-00006/GRECO ESTATES SUBDIVISION (File No/Name 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 November 1,2007,and deposited in the United States Mail on November 1,2007,postage prepaid. fV6Z.,/ (Person that Pre.ared Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the day of -( �B�I� ,2007. OFFICIAL SEAL I SHIRLEY I.TREAT (() r NOTARY PUBLIC•OREGON )� COMMISSION NO.416777 ) MY COMMISSION EXPIRES APRIL 25,2011 NOTARY P C OF OREGON My Commission Expires: L/49-s1// EXHIBIT A NOTICE OF TYPE II DECISION pri SUBDIVISION (SUB) 2007-00006 GRE CO ESTATES SUBDIVISION 120 DAYS = 12/21/2007 SECTION I. APPLICATION SUMMARY FILE NAME: GRECO ESTATES SUBDIVISION CASE NO.: Subdivision(SUB) SUB2007-00006 REQUEST: The applicant requests approval to subdivide two parcels totaling 0.76 acre into 8 lots for two-story detached single-family homes. The two existing single-family homes will be demolished or removed. The applicant proposes a private street, which will serve as access for four homes. The other four homes will access SW Lehmann Street directly. APPLICANT'S APPLICANT: Empire Investment Properties, LLC REP : Gary Darling Attn: Dale Pfleiger DL Design Group,Inc. PO Box 1861 9045 SW Barbur Blvd.,Suite 101 Lake Oswego, OR 97035 Portland, OR 97219 OWNER: Empire Investment Properties,LLC OWNER Charles F. Taylor PO Box 1861 5285 SW Meadows Road#369 Lake Oswego, OR 97035 Lake Oswego, OR 97035 ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9350 and 9420 SW Lehmann Street; Washington County Tax Map 1S126DC, Tax Lots 3301 &3200. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for a subdivision 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 (25 ) 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 D ecision: THIS DECISION IS FINAL ON NOVEMBER 1, 2007 AND EFFECTIVE ON NOVEMBER 17, 2007 UNLESS 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 maybe 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 NOVEMBER 16, 2007. i estions: For urt er information please contact the City of Tigard Planning Division at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. J �'. VICINIT't MAP M'''.\ ,' s: 006 J G 'O 1 �'i VIII ESTATES IBM ' ', SL BDIVISION I � . - LEGEND: ;111' -M /%j%% SUBJECT• %/ SITE 1 ,41111111 1111111 - WHIM m.. - - s r,. Q WHI --- f -- I III l-_ 1. l I I l l IF — 1 — 4...... -` OCR S7 N Ear 411M, f i I ri ills., rip ► IIII 714AR0 Dp II.. _ IRO•Wm Pc.N4001.111. _£ 71111AA1311eELICCVN(Y BAP ALL S10) j_-.__ "_ =- 1 LOT 1k LOT 2 ,- LOT 3 SI LOT 4�I I-• �i w , r 1 -- • TRACT? "4,11 flu rr 4,.LOT B LOT 7LOT 6 LOT 5 , I : : ! I 1 t -i 11. w . A , �"1� 1 1 TENTATIVE PLAT I I 'MEM IOW • =4 4.1+4 Y 4r4 � IC 2. 1 I 1 1260C-06800 1S126DC-08900 EXHIBIT 8 19 124 P ITION PLAT BLOORE PETER S&VIRGINIA C OWN OF LOTS 1-3 12309 SW KATHERINE ST TIGARD,OR 97223 1S126DC-10100 1 26DC-09000 AMATO DEVELOPMENT CORP BLO E ER S&VIRGINIA C 5151 SW SANTA MONICA CT 123 KATHERINE ST PORTLAND,OR 97221 ARD,0 97223 126DC-09700 1S126DC-01201 AMA D LOPMENT CORP BOWMAN DIANE M 5151 TA MONICA CT 9705 SW 92ND AVE RTLAND, 0 97221 TIGARD,OR 97223 1 1260C-09800 1 S126DC-01100 AM • •' ELOPMENT CORP BRAAM PIETER H M 1992 TRUST 515 ANTA MONICA CT 9315 SW LEHMAN ST ••RTLAND, !R 97221 PORTLAND, OR 97223 1 126 DC-099.+ 1 S 126 DC-08500 AM•' • % VELOPMENT CORP BRUN SUSAN E 515 ANTA MONICA CT 9277 SW LOCUST ST ••RTLAND, •R 97221 TIGARD,OR 97223 1 •126DC-10000 1S126DC-09400 A 0 D LOPMENT CORP BURNESS THOMAS SAWYER 5151 SANTA MONICA CT 9330 SW LEHMAN ST P%'TLAN► OR 97221 TIGARD,OR 97223 is126DC-01002 1S126DC-05501 ANAST ANGELINE V COOLEY ERIC&RUTH 9355 SW LEHMAN 9107 SW HILL ST PORTLAND, OR 97223 TIGARD,OR 97223 1S126DC-03300 1S1260C-05000 ATHERTON REALTY PARTNERSHIP COOPER MOUNTAIN VINEYARDS LLC 2100 S WOLF 9480 SW GRABHORN RD DES PLAINES, IL 60018 BEAVERTON,OR 97007 1S1260C-04801 1S126DC-04200 BAKER JAMES& CORAL COMMONS CONDOMINIUMS LLC MATHESON ROBERT T& BY D A GREY LIMITED BAKER DIANE R PO BOX 210 9495 SW LOCUST#A CORBETT,OR 97019 PORTLAND,OR 97223 1S126DC-04800 1S126CD-00100 B ER JAMES : CRESCENT GROVE CEMETERY ASS MA SON c•BERT T& CRESCENT GROVE CEMETERY BAKER ■,•NE R 9925 SW GREENBURG ROAD 9495 : L■ UST#A TIGARD,OR 97223 P:"TLAND, • 97223 a 1S126DC-09500 1S126DC-01901 CYR KENDRA A HARPER CHARLES F JR 9326 SW LEHMAN ST 9155 SW LEHMANN TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-01200 1 S 126DC-05101 DAVIDSON HOWARD V& HARRIS GREGORY E L FERN 9036 NW BENSON ST 9665 SW 92ND PORTLAND,OR 97229 PORTLAND, OR 97223 1S126DC-09300 1S126DC-04000 EDER DAVID& HEFFLER ROBERT ARNOLD HUNTER SARA 9260 SW CORAL 9320 SW LEHMAN ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 126 DC-03301 1 S 126DC-01900 EMPIRE INVESTMENT PROPERTIES LLC HENRIQUEZ MB ALICIA PO BOX 1860 9750 SW 92ND AVE LAKE OSWEGO, OR 97035 PORTLAND,OR 97223 1 S 126DC-03800 1 S1260C-01101 FISHER MICHAEL Q HERBST BRANDON L/JANA M 9255 SW CORAL 9245 SW LEHMAN ST TIGARD,OR 97223 TIGARD,OR 97223 1S1260C-09100 1S126DC-04001 FITTERER ANGELITA HORNE ELMORE JR&FLORA M 9316 SW LEHMAN ST 8775 SW LOCUST ST#9 TIGARD,OR 97223 TIGARD,OR 97223 1S126DC-08400 1S126DC-02702 GADDIS JERRELL HUNT BETTY JANE TRUST 9279 SW LOCUST ST BY WILLIAM HUNT TRUSTEE TIGARD,OR 97223 8038 NW HAZELTINE ST PORTLAND,OR 97229 151260C-03900 1 S126DC-02701 GAMMON LYNNE M&JERRY W HUNT WILLIAM TRUSTEE 9225 SW CORAL ST 8038 NW HAZELTINE ST PORTLAND,OR 97223 PORTLAND,OR 97229 1Si260C-00901 1S126DC-01800 GETHSEMANE EVANGELICAL JOVEN CO LUTHERAN CHURCH ATTN:STEVEN J BITTE 9640 SW GREENBURG RD PO BOX 19815 PORTLAND,OR 97223 PORTLAND,OR 97280 1S1260C-08800 1S126DC-01006 HAMPTON DOROTHY F JOYCE DON H 9885 SW 92ND AVE 226 NW HERMOSA BLVD PORTLAND,OR 97223 PORTLAND,OR 97210 1 S 126DC-01003 1 S126DC-05200 LAYMAN DEBORAH J S TRUSTEE MURILLO JOSE M& 3216 SW SCHOLLS FERRY CT FRANK ADRIENNE 0 PORTLAND,OR 97221 10025 SW 92ND AVE TIGARD,OR 97223 is 126DC-07800 1 S126DC-03302 LEHMANN SQUARE HOMEOWNERS MURRAY DOUGLAS J ASSOCIATION TILLIE A 19305 ROBIN CIR#55 9450 SW LEHMAN WEST LINN,OR 97068 PORTLAND,OR 97223 1 S 126 DC-08000 1 S 126DC-01902 LIU EDWARD NEUNZERT MICHAEL E/CAROLINE B 9611 SW 92ND AVE 9221 SW LEHMAN ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 126DC-02600 1 S 126DC-02601 LONG BRIAN C NGUYEN PHUONG H 9170 SW LEHMAN ST 9150 SW LEHMAN ST PORTLAND, OR 97223 PORTLAND,OR 97223 1S126DC-05100 1S126DC-04601 LOOS BEVERLY A O'DAY SUSIE&BRIAN LIV TRUST 9365 SW LOCUST ST BY O'DAY FRANCIS B/SUSAN A TRS TIGARD, OR 97223 9970 SW GREENBURG RD TIGARD,OR 97223 1 S126DC-06700 1 S126DC-02700 LUNDMARK ALBERT C PELHAM MARC C 3381 COEUR D'ALENE DR 9900 SW 92ND AVE WEST LINN,OR 97068 TIGARD,OR 97223 1 S126DC-04400 1 S126DC-02602 MARTIN BUILDING LLC PERRY STEPHEN W BY BOGUMIL HOLZGANG&HARRIS PC 9885 SW 92ND AVE 9430 SW CORAL ST STE 100 TIGARD,OR 97223 PORTLAND, OR 97223 1 S126DC-01102 1 126DC-03002 MILLER THOMAS M DOROTHY P Y S HEN W 9745 SW 92ND AVE 9885 2ND AVE PORTLAND, OR 97223 ARD,0 97223 1 S126DC-04900 1S126DC-09200 MMRR LLC POTTER ERIC R ATTN: ERIC R MILLER 9322 SW LEHMAN ST 9445 SW LOCUST ST TIGARD,OR 97223 PORTLAND,OR 97223 151 26DC-03500 1 S 126 DC-03700 MORROW KENNETH C RASMUSSEN DARLA REV LIV TRUST 9411 SW CORAL ST 603 SW LARKSPUR CT TIGARD,OR 97223 SUBLIMITY,OR 97385 1 S 126 DC-01004 1 S 126 DC-07200 ROTH JEFFREY A& BETTY A WEEKS H&D LIFETIME TRUST 9445 SW LEHMANN BY HOWARD B/DOROTHY M WEEKS TRS TIGARD, OR 97223 12900 SW 9TH ST#321 BEAVERTON,OR 97005 1 S 126DC-05202 1 1260C-07300 RUFF MICHAEL L JOYCE E W . KS H& P IFETIME TRUST 10055 SW 92ND AVE BY HO':.••D B/DOROTHY M WEEKS TRS TIGARD, OR 97223 12•!. SW• ST#321 AVERTON, •• 97005 1S126DC-05603 1 126DC-07100 SCHARBROUGH DONALD W• KS H : • LIFETIME TRUST JOYCE I BY H• -RD B/DOROTHY M WEEKS TRS 10050 SW 92ND 1290: S •TH ST#321 PORTLAND, OR 97223 AVERTO , •R 97005 1S126DC-03200 1S126DC-07700 TAYLOR CHARLES F W • S H : • LIFETIME TRUST 5285 SW MEADOWS RD#369 BY H• •RD B/DOROTHY M WEEKS TRS LAKE OSWEGO, OR 97035 129s' S • ST#321 :•AVERTON, •' 97005 1 S 126DC-01005 1S126DC-07600 THOMAS HARRY W S H : • LIFETIME TRUST 1783 NW 143RD AVE UNIT#17 BY HO '•-D B/DOROTHY M WEEKS TRS PORTLAND, OR 97229 129c, SW 9 • ST#321 :'AVERTON, O' 97005 1 126DC-0790. 1S126DC-07500 TIG •D Y OF . KS H • LIFETIME TRUST 1312 HALL BLVD BY ''ARD B/DOROTHY M WEEKS TRS T 'ARD, 0• •7223 129!• S 9TH ST#321 AVERTO OR 97005 1 S 126DC-01001 1 S126DC-07400 TOBEY MARSHA L • KS H : • LIFETIME TRUST 9335 SW LEHMAN ST BY He • 'RD B/DOROTHY M WEEKS TRS TIGARD, OR 97223 129•. S •TH ST#321 AVERTON, OR 97005 1S126DC-04500 1 S 126DC-03701 VIP'S MOTOR INNS INC ZIMMERMAN LARRY D& DONNA J 29755 SW BOONES FERRY RD 9335 SW CORAL ST WILSONVILLE,OR 97070 TIGARD,OR 97223 1S126DC-09600 WAHLENMAIER DAVID&KRISTIN 9324 SW LEHMAN ST TIGARD, OR 97223 1S126DC-00900 WALKER CURTIS D& HARNAR DOUGLAS C 901 N BRUTSCHER ST#201 NEWGERG, OR 97132 Nathan and Ann Murdock Mildren Design group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Diane Baldwin 3706 Kinsale Lane SE Olympia, WA 98501 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:Icurpinlsetupllabels\CIT East.doc) UPDATED: 6-Aug-07 n AFFIDAVIT OF MAILING • . . TIGARD I, Patricia L. Lunsforcl 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: �Ck B,) © NOTICE OF PENDING LAND USE DECISION FOR SUB2007-00006/GRECO ESTATES SUBDIVISION AMENDED NOTICE (File No./Name 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 September 14,2007,and deposited in the United States Mail on September 14,2007,postage prepaid. /„.,./ (Person .t -pared Notice STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 4 day of t[0--T 6t ,2007. I/) 01172, OFFICIAL SEAL .=v= SHIRLEY L TREAT .�J Q,I J/l L(�7- ' J NOTARY PUBLIC•OREGON Q� �® COMMISSION NO.416777 NOTARY P C OF OREGON MY COMMISSION EXPIRES APRIL 25,2011 My Commission Expires: Was' l EXHIBIT A 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 !IN !, LAND USE APPLICATION SUBDIVISION TIGARD DATE OF NOTICE: September 14,2007 FILE NO.: SUBDIVISION (SUB) 2007-00006 FILE TITLE: GRE CO E STATES SUBDIVISION REQUEST: The applicant requests approval to subdivide two parcels totaling 0.76 acre into 8 lots for two-story detached single-family homes. The two existing single-family homes will be demolished. The applicant proposes a private street,which will serve as access for four homes. The other four homes will access SW Lehmann Street directly. LOCATION: 950 and 9420 SW Lehmann Street;Washington County Tax Map 1S 126DC,Tax Lots 3301 &3200. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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; 18.745, 18.765, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON SEPTEMBER 28. 2007. All comments should be directed to Emily Eng, Assistant Planner (503) 718-2712 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 bye-mail to emily@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 DE CISION-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 OCTOBER 18, 2007. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRLITEN 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 SUBMI'I'IED 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 tided "Your Right to Provide Written Comments." .� "1~n . VICINITY MAP - ..1 .-4,111,... .... Si_'B2fx)--0(006 'a 4 • GRECO L__„_. III ESTATES mil li)_<111111NN SI.'BDIVISION _ iii,, BO ESTATES 1 "L. r . LEGEND: /41 ~ - V SUBJECT A S11'r 0 w 1%%1111 1 IliliHin IlIlIllIli�i i111� in • 1 ' ► 1 I JI tZ•' . 1. �I }` N l --� n.. Si N ...., / MEM. 111 IMP"' MAPLELEAF ST WILT-,4, _� Nallifilt . VIII TIGARO rr -i����4 wmu..�nx..e e. .,...,+...ua.mr... IOW�.. w. w■ice . mumty•= ebpment •of date =p 1 , •.; \magic\MA :° A - EXHIBIT Empire Investment Properties, LLC Attn: Dale Pfleiger SUB2007-00006 PO Box 1861 GRECO ESTATES SUBDIVISION Lake Oswego,OR 97035 Empire Investment Properties,LLC PO Box 1860 Lake Oswego,OR 97035 DL Design Group,Inc. Attn: Gary Darling 9045 SW Barbur Blvd., Suite 101 Portland, OR 97219 Charles F. Taylor 5285 SW Meadows Road,#369 Lake Oswego, OR 97035 126DC-06800 1S126DC-08900 19 124 P TITION PLAT BLOORE PETER S&VIRGINIA C OWN OF LOTS 1-3 12309 SW KATHERINE ST TIGARD,OR 97223 1 S 126D C-10100 1 26DC-09000 AMATO DEVELOPMENT CORP BLO E ER S&VIRGINIA C 5151 SW SANTA MONICA CT 123 KATHERINE ST PORTLAND, OR 97221 ARD,0 97223 126DC-09700 1 S126DC-01201 AM D LOPMENT CORP BOWMAN DIANE M 5151 TA MONICA CT 9705 SW 92ND AVE RTLAND, 0 97221 TIGARD,OR 97223 1 1260C-0980 II 1S126DC-01100 A • • i' ELOPMENT CORP BRAAM PIETER H M 1992 TRUST 515 :n ANTA MONICA CT 9315 SW LEHMAN ST ••RTLAND, 'R 97221 PORTLAND,OR 97223 1 126D C-099. 1 S 126 DC-08500 AM•' • 5 VELOPMENT CORP BRUN SUSAN E 515 ANTA MONICA CT 9277 SW LOCUST ST ••RTLAND, •R 97221 TIGARD,OR 97223 1 126DC-10000 1 S126DC-09400 A 0 D ELOPMENT CORP BURNESS THOMAS SAWYER 5151 SANTA MONICA CT 9330 SW LEHMAN ST P TLAN OR 97221 TIGARD,OR 97223 1S126DC-01002 1S126DC-05501 ANAST ANGELINE V COOLEY ERIC&RUTH 9355 SW LEHMAN 9107 SW HILL ST PORTLAND, OR 97223 TIGARD,OR 97223 1 S126DC-03300 1 S126DC-05000 ATHERTON REALTY PARTNERSHIP COOPER MOUNTAIN VINEYARDS LLC 2100 S WOLF 9480 SW GRABHORN RD DES PLAINES, IL 60018 BEAVERTON,OR 97007 1 S126DC-04801 1S126DC-04200 BAKER JAMES& CORAL COMMONS CONDOMINIUMS LLC MATHESON ROBERT T& BY D A GREY LIMITED BAKER DIANE R PO BOX 210 9495 SW LOCUST#A CORBETT,OR 97019 PORTLAND, OR 97223 1 S126DC-04800 1 S126CD-00100 B• ER JAMES : CRESCENT GROVE CEMETERY ASS MA SON '•BERT T& CRESCENT GROVE CEMETERY BAKER • 'NE R 9925 SW GREENBURG ROAD 9495 : L. UST#A TIGARD,OR 97223 P="TLAND, • 97223 1 S 126 DC-09500 1 S 126 DC-01901 CYR KENDRA A HARPER CHARLES F JR 9326 SW LEHMAN ST 9155 SW LEHMANN TIGARD, OR 97223 PORTLAND,OR 97223 1S126DC-01200 1S126DC-05101 DAVIDSON HOWARD V& HARRIS GREGORY E L FERN 9036 NW BENSON ST 9665 SW 92ND PORTLAND,OR 97229 PORTLAND,OR 97223 1 S126DC-09300 1 S126DC-04000 EDER DAVID& HEFFLER ROBERT ARNOLD HUNTER SARA 9260 SW CORAL 9320 SW LEHMAN ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 126 DC-03301 1 S 126 DC-01900 EMPIRE INVESTMENT PROPERTIES LLC HENRIQUEZ MB ALICIA PO BOX 1860 9750 SW 92ND AVE LAKE OSWEGO,OR 97035 PORTLAND,OR 97223 1S126DC-03800 1 S126DC-01101 FISHER MICHAEL Q HERBST BRANDON UJANA M 9255 SW CORAL 9245 SW LEHMAN ST TIGARD,OR 97223 TIGARD,OR 97223 1S126DC-09100 1S126DC-04001 FITTERER ANGELITA HORNE ELMORE JR&FLORA M 9316 SW LEHMAN ST 8775 SW LOCUST ST#9 TIGARD,OR 97223 TIGARD,OR 97223 1 S 126 DC-08400 1 S 126 DC-02702 GADDIS JERRELL HUNT BETTY JANE TRUST 9279 SW LOCUST ST BY WILLIAM HUNT TRUSTEE TIGARD,OR 97223 8038 NW HAZELTINE ST PORTLAND,OR 97229 1 S 126 DC-03900 1 S 126 DC-02701 GAMMON LYNNE M&JERRY W HUNT WILLIAM TRUSTEE 9225 SW CORAL ST 8038 NW HAZELTINE ST PORTLAND,OR 97223 PORTLAND,OR 97229 1 S 126 DC-00901 1 S 126 DC-01800 GETHSEMANE EVANGELICAL JOVEN CO LUTHERAN CHURCH ATTN: STEVEN J BITTE 9640 SW GREENBURG RD PO BOX 19815 PORTLAND,OR 97223 PORTLAND,OR 97280 1 S 126 DC-08800 1 S 126 DC-01006 HAMPTON DOROTHY F JOYCE DON H 9885 SW 92ND AVE 226 NW HERMOSA BLVD PORTLAND,OR 97223 PORTLAND,OR 97210 1S126DC-01003 1S126DC-05200 LAYMAN DEBORAH J S TRUSTEE MURILLO JOSE M& 3216 SW SCHOLLS FERRY CT FRANK ADRIENNE 0 PORTLAND, OR 97221 10025 SW 92ND AVE TIGARD,OR 97223 1S126DC-07800 1S126DC-03302 LEHMANN SQUARE HOMEOWNERS MURRAY DOUGLAS J ASSOCIATION TILLIE A 19305 ROBIN CIR#55 9450 SW LEHMAN WEST LINN,OR 97068 PORTLAND,OR 97223 1S126DC-08000 1S126DC-01902 LIU EDWARD NEUNZERT MICHAEL E/CAROLINE B 9611 SW 92ND AVE 9221 SW LEHMAN ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 126 DC-02600 1 S 126 DC-02601 LONG BRIAN C NGUYEN PHUONG H 9170 SW LEHMAN ST 9150 SW LEHMAN ST PORTLAND,OR 97223 PORTLAND,OR 97223 1 S126DC-05100 1 S126DC-04601 LOOS BEVERLY A O'DAY SUSIE&BRIAN LIV TRUST 9365 SW LOCUST ST BY O'DAY FRANCIS B/SUSAN A TRS TIGARD,OR 97223 9970 SW GREENBURG RD TIGARD,OR 97223 1S126DC-06700 1S126DC-02700 LUNDMARK ALBERT C PELHAM MARC C 3381 COEUR D'ALENE DR 9900 SW 92ND AVE WEST LINN,OR 97068 TIGARD,OR 97223 1S1 26DC-04400 1 5126 DC-02602 MARTIN BUILDING LLC PERRY STEPHEN W BY BOGUMIL HOLZGANG&HARRIS PC 9885 SW 92ND AVE 9430 SW CORAL ST STE 100 TIGARD,OR 97223 PORTLAND,OR 97223 1S126DC-01102 1 126DC-03002 MILLER THOMAS M DOROTHY P Y S HEN W 9745 SW 92ND AVE 9885 2ND AVE PORTLAND, OR 97223 ARD,0 97223 1 S126DC-04900 1S126DC-09200 MMRR LLC POTTER ERIC R ATTN: ERIC R MILLER 9322 SW LEHMAN ST 9445 SW LOCUST ST TIGARD,OR 97223 PORTLAND, OR 97223 1 S126DC-03500 1 S126DC-03700 MORROW KENNETH C RASMUSSEN DARLA REV LIV TRUST 9411 SW CORAL ST 603 SW LARKSPUR CT TIGARD, OR 97223 SUBLIMITY,OR 97385 1 S126DC-01004 1 S126DC-07200 ROTH JEFFREY A&BETTY A WEEKS H&D LIFETIME TRUST 9445 SW LEHMANN BY HOWARD B/DOROTHY M WEEKS TRS TIGARD, OR 97223 12900 SW 9TH ST#321 BEAVERTON,OR 97005 1S126DC-05202 1 126DC-07300 RUFF MICHAEL L JOYCE E W' KS H& r IFETIME TRUST 10055 SW 92ND AVE BY H•,• •'D B/DOROTHY M WEEKS TRS TIGARD, OR 97223 12•'I SW• ST#321 AVERTON, • 97005 1S126DC-05603 1 126DC-07100 SCHARBROUGH DONALD W' KS H • LIFETIME TRUST JOYCE I BY H• 'D B/DOROTHY M WEEKS TRS 10050 SW 92ND 1290∎ S • •TH ST#321 PORTLAND,OR 97223 ' AVERTO , •R 97005 1 S 126 DC-03200 1 S 126 DC-07700 TAYLOR CHARLES F W S H LIFETIME TRUST 5285 SW MEADOWS RD#369 BY H RD B/DOROTHY M WEEKS TRS LAKE OSWEGO,OR 97035 129 S ST#321 AVERTON, 97005 1 S 126DC-01005 1 S 126 DC-07600 THOMAS HARRY W .S H . • LIFETIME TRUST 1783 NW 143RD AVE UNIT#17 BY HO • ' •D B/DOROTHY M WEEKS TRS PORTLAND, OR 97229 1291% SW 9 • ST#321 AVERTON,O' 97005 1 126DC-0790 1 S126DC-07500 TIG D Y OF • . KS H : . LIFETIME TRUST 1312 HALL BLVD BY ' •ARD B/DOROTHY M WEEKS TRS T ARD, O 7223 129•I 9TH ST#321 AVERTO OR 97005 1S126DC-01001 1S126DC-07400 TOBEY MARSHA L - KS H : I LIFETIME TRUST 9335 SW LEHMAN ST BY H • •RD B/DOROTHY M WEEKS TRS TIGARD, OR 97223 129,0 S •TH ST#321 AVERTON,OR 97005 1S1260C-04500 1S126DC-03701 VIP'S MOTOR INNS INC ZIMMERMAN LARRY D&DONNA J 29755 SW BOONES FERRY RD 9335 SW CORAL ST WILSONVILLE,OR 97070 TIGARD,OR 97223 1S126DC-09600 WAHLENMAIER DAVID&KRISTIN 9324 SW LEHMAN ST TIGARD,OR 97223 1S126DC-00900 WALKER CURTIS D& HARNAR DOUGLAS C 901 N BRUTSCHER ST#201 NEWGERG, OR 97132 Mildren Design Group Nathan and Ann Murdock Attn: Gene Mildren PO Box 231265 7650 SW Beveland Street, Suite 120 Tigard, OR 97281 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Diane Baldwin 3706 Kinsale Lane SE Olympia, WA 98501 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 6-Aug-07 - AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY :lop.,1...A,...1 ..I _.1 OR OF THE NOTICE THAT WAS POSTED ON THE SITE. TIGARD In the Matter of the Proposed Land Use Applications for: Land Use File No.: SUB2007-00006 Land Use File Name: GRECO ESTATES SUBDIVISION I,Emily Eng, Assistant Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) at ISv 4 g4,2c, S w ty_b_vvv.t.i.t_ Sl- and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the IV--day of cert- , 2007. ignatur efFe rmed Posting h:\login\patty\masters\affidavit of posting for staff to post a sitc.doc GRECOESTATES SUBDIVISION (SUB) 2007-00006 REQUEST: The applicant requests approval to subdivide two parcels totaling 0.76 acre into 8 lots for two-story detached single-family homes. The two existing single-family homes will be demolished. The applicant proposes a private street, which will serve as access for four homes. The other four home will access SW Lehmann Street directly. LOCATION: 9350 and 9420 SW Lehmann Street; Washington County Tax Map 1 S 126DC, Tax Lots 3301 & 3200. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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; 18.745, 18.765, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Emily Eng, Assistant Planner (503) 718-2712 at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to emily @ tgard-or.gov. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. i i CITY of TIGARD . GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED (500') 91 FOR Melanie > DL Design Ma '°""' 111111111111111 I I I RE: SUB2007-00006 BORDERS xia6Ac11tN 01 x1a1AC1N11 7 IS1760C11711 xnNCn1N Property owner information 11e0Ct100S x10NC07110 .1150 is valid for 3 months from 191,K4A115n60CA79011Sn10t01003 $112 m 01512600MM ttWN11MN the date printed on this map. 2 xI7NCI7NF-1 xI760Ctl1N IDC0 x01 / .x11 6 0 0 011116 x1760017/N 161760CA1Nt �L 1SOne 75/1 1•1111111111111111 xv11nt11 LEHMANN 131211013350 \��• rm.. xx11C131sl . inN• •. ,.- ON IS17fOC17101 �G_ x1li - 7N1 ti1t50C1i1N i— 161160009t00 1317NC01951 151i61CN0N 2tl160C01ro0 151250010100 x11cDC19011 xlac5ce3m1 xxcocaDtoo xllc5cts1D1 . x1710C197N os11NNi1Cl • xRNCU1IN U1ts sossers ii- � —� CORAL I. - - / INNIN7 I x1710011111 ISI760CN700 - - • U17600067N - N 151160 H -- xx{OCWN 161760CN900 151160005100 x1160CN 0 100 200 300 _400 Feet x1a60055101 ISIONCN111 U1760C15501 IS176000t501 131750005150 1.=300 feet ; LOCUST • 1.1GARD Information on this map is for general location only and __ should be verified with the Development Services Division. r / \ 13125 SW Hall Blvd Tigard,OR 97223 -- - ��� _ hap:/wwwci.to.:.w.us Community Development Plot date:Aug 22,2007;C:lmagic\MAGIC03.APR 1 126DC-06800 1 S126DC-08900 19 124 P ITION PLAT BLOORE PETER S&VIRGINIA C OWN OF LOTS 1-3 12309 SW KATHERINE ST TIGARD,OR 97223 1S126DC-10100 1 26DC-09000 AMATO DEVELOPMENT CORP BLO E ER S&VIRGINIA C 5151 SW SANTA MONICA CT 123 KATHERINE ST PORTLAND,OR 97221 T ARD,0 97223 126DC-09700 1 S126DC-01201 AMA D LOPMENT CORP BOWMAN DIANE M 5151 TA MONICA CT 9705 SW 92ND AVE TLAND,0 97221 TIGARD,OR 97223 1 126 DC-0980' 1 S 126DC-01100 AM• • I' ELOPMENT CORP BRAAM PIETER H M 1992 TRUST 515 :"∎ ANTA MONICA CT 9315 SW LEHMAN ST •RTLAND, 'R 97221 PORTLAND,OR 97223 1 1260C-0996) 1S126DC-08500 AM•' • 5 VELOPMENT CORP BRUN SUSAN E 515 ANTA MONICA CT 9277 SW LOCUST ST ••RTLAND, •R 97221 TIGARD,OR 97223 1 126DC-10000 1 S126DC-09400 A 0 D LOPMENT CORP BURNESS THOMAS SAWYER 5151 SANTA MONICA CT 9330 SW LEHMAN ST P TLAN OR 97221 TIGARD,OR 97223 1 S 126 DC-01002 15126 DC-05501 ANAST ANGELINE V COOLEY ERIC&RUTH 9355 SW LEHMAN 9107 SW HILL ST PORTLAND, OR 97223 TIGARD,OR 97223 1 Si 26 DC-03300 1 S 126 DC-05000 ATHERTON REALTY PARTNERSHIP COOPER MOUNTAIN VINEYARDS LLC 2100 S WOLF 9480 SW GRABHORN RD DES PLAINES, IL 60018 BEAVERTON,OR 97007 1 S126DC-04801 1 S126DC-04200 BAKER JAMES& CORAL COMMONS CONDOMINIUMS LLC MATHESON ROBERT T& BY D A GREY LIMITED BAKER DIANE R PO BOX 210 9495 SW LOCUST#A CORBETT,OR 97019 PORTLAND,OR 97223 1 S128DC-04800 1S126CD-00100 B• ER JAMES . CRESCENT GROVE CEMETERY ASS MA SON '•BERT T& CRESCENT GROVE CEMETERY BAKER NE R 9925 SW GREENBURG ROAD 949 : L• UST#A TIGARD,OR 97223 P TLAND, •- 97223 1S126DC-09500 1S126DC-01901 CYR KENDRA A HARPER CHARLES F JR 9326 SW LEHMAN ST 9155 SW LEHMANN TIGARD,OR 97223 PORTLAND,OR 97223 1S126DC-01200 1S126DC-05101 DAVIDSON HOWARD V& HARRIS GREGORY E L FERN 9036 NW BENSON ST 9665 SW 92ND PORTLAND,OR 97229 PORTLAND,OR 97223 1S1260C-09300 1S126DC-04000 EDER DAVID& HEFFLER ROBERT ARNOLD HUNTER SARA 9260 SW CORAL 9320 SW LEHMAN ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S126DC-03301 1 S126DC-01900 EMPIRE INVESTMENT PROPERTIES LLC HENRIQUEZ MB ALICIA PO BOX 1860 9750 SW 92ND AVE LAKE OSWEGO,OR 97035 PORTLAND,OR 97223 1 S 126 DC-03800 1 S 126 DC-01101 FISHER MICHAEL Q HERBST BRANDON UJANA M 9255 SW CORAL 9245 SW LEHMAN ST TIGARD,OR 97223 TIGARD,OR 97223 1S126DC-09100 1S126DC-04001 FITTERER ANGELITA HORNE ELMORE JR&FLORA M 9316 SW LEHMAN ST 8775 SW LOCUST ST#9 TIGARD,OR 97223 TIGARD,OR 97223 1 S126DC-08400 1 S126DC-02702 GADDIS JERRELL HUNT BETTY JANE TRUST 9279 SW LOCUST ST BY WILLIAM HUNT TRUSTEE TIGARD,OR 97223 8038 NW HAZELTINE ST PORTLAND,OR 97229 1 S126DC-03900 1 S126DC-02701 GAMMON LYNNE M&JERRY W HUNT WILLIAM TRUSTEE 9225 SW CORAL ST 8038 NW HAZELTINE ST PORTLAND,OR 97223 PORTLAND,OR 97229 1 S126DC-00901 1 S126DC-01800 GETHSEMANE EVANGELICAL JOVEN CO LUTHERAN CHURCH ATTN:STEVEN J BITTE 9640 SW GREENBURG RD PO BOX 19815 PORTLAND,OR 97223 PORTLAND,OR 97280 1 S126DC-08800 1 S126DC-01006 HAMPTON DOROTHY F JOYCE DON H 9885 SW 92ND AVE 226 NW HERMOSA BLVD PORTLAND, OR 97223 PORTLAND,OR 97210 1S126DC-01003 1S126DC-05200 LAYMAN DEBORAH J S TRUSTEE MURILLO JOSE M& 3216 SW SCHOLLS FERRY CT FRANK ADRIENNE 0 PORTLAND,OR 97221 10025 SW 92ND AVE TIGARD,OR 97223 1 S126DC-07800 1S126 DC-03302 LEHMANN SQUARE HOMEOWNERS MURRAY DOUGLAS J ASSOCIATION TILLIE A 19305 ROBIN CIR#55 9450 SW LEHMAN WEST LINN,OR 97068 PORTLAND,OR 97223 1S1260C-08000 1S126DC-01902 LIU EDWARD NEUNZERT MICHAEL E/CAROLINE B 9611 SW 92ND AVE 9221 SW LEHMAN ST TIGARD,OR 97223 TIGARD,OR 97223 1S126DC-02600 1S126DC-02601 LONG BRIAN C NGUYEN PHUONG H 9170 SW LEHMAN ST 9150 SW LEHMAN ST PORTLAND, OR 97223 PORTLAND,OR 97223 1 S126DC-05100 1 S126DC-04601 LOOS BEVERLY A O'DAY SUSIE&BRIAN LIV TRUST 9365 SW LOCUST ST BY O'DAY FRANCIS B/SUSAN A TRS TIGARD,OR 97223 9970 SW GREENBURG RD TIGARD,OR 97223 1 S 126DC-06700 1 S126DC-02700 LUNDMARK ALBERT C PELHAM MARC C 3381 COEUR D'ALENE DR 9900 SW 92ND AVE WEST LINN,OR 97068 TIGARD,OR 97223 1 S 126DC-04400 1 S 126 DC-02602 MARTIN BUILDING LLC PERRY STEPHEN W BY BOGUMIL HOLZGANG&HARRIS PC 9885 SW 92ND AVE 9430 SW CORAL ST STE 100 TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-01102 1 126DC-03002 MILLER THOMAS M DOROTHY P Y S HEN W 9745 SW 92ND AVE 9885 2ND AVE PORTLAND, OR 97223 ARD,0 7223 1 S 126 DC-04900 1 S 126 DC-09200 MMRR LLC POTTER ERIC R ATTN: ERIC R MILLER 9322 SW LEHMAN ST 9445 SW LOCUST ST TIGARD,OR 97223 PORTLAND,OR 97223 1 S126DC-03500 1 S126 DC-03700 MORROW KENNETH C RASMUSSEN DARLA REV LIV TRUST 9411 SW CORAL ST 603 SW LARKSPUR CT TIGARD, OR 97223 SUBLIMITY,OR 97385 • 1 S126DC-01004 1 S126DC-07200 ROTH JEFFREY A&BETTY A WEEKS H&D LIFETIME TRUST 9445 SW LEHMANN BY HOWARD B/DOROTHY M WEEKS TRS TIGARD,OR 97223 12900 SW 9TH ST#321 BEAVERTON,OR 97005 1 S126DC-05202 1 126DC-07300 RUFF MICHAEL L JOYCE E W- KS H& ► IFETIME TRUST 10055 SW 92ND AVE BY He •D B/DOROTHY M WEEKS TRS TIGARD,OR 97223 12''s SW• ST#321 z AVERTON, •- 97005 1S126DC-05603 1 126DC-07100 SCHARBROUGH DONALD W- KS H : • LIFETIME TRUST JOYCE I BY H. • -D B/DOROTHY M WEEKS TRS 10050 SW 92ND 1290, S •TH ST#321 PORTLAND,OR 97223 • AVERTO , IR 97005 1 S 126 DC-03200 1 S 126DC-07700 TAYLOR CHARLES F W - S H : • LIFETIME TRUST 5285 SW MEADOWS RD#369 BY He • •RD B/DOROTHY M WEEKS TRS LAKE OSWEGO,OR 97035 1291: S ST#321 -• •VERTON, I' 97005 1 S126DC-01005 1S126DC-07600 THOMAS HARRY W .S H : i LIFETIME TRUST 1783 NW 143RD AVE UNIT#17 BY HO '• 'D B/DOROTHY M WEEKS TRS PORTLAND,OR 97229 12945 SW 9 ST#321 •VERTON,0- 97005 1 126DC-0790 1 S126DC-07500 TIG D OF - KS H : ' LIFETIME TRUST 1312 HALL BLVD BY •ARD B/DOROTHY M WEEKS TRS T ARD,O 7223 129,1 S• 9TH ST#321 AVERTO OR 97005 1S126DC-01001 1 126DC-07400 TOBEY MARSHA L • KS H : I LIFETIME TRUST 9335 SW LEHMAN ST BY ► • •RD B/DOROTHY M WEEKS TRS TIGARD,OR 97223 1290. S •TH ST#321 •VERTON,OR 97005 1 S126DC-04500 1 S126DC-03701 VIP'S MOTOR INNS INC ZIMMERMAN LARRY D&DONNA J 29755 SW BOONES FERRY RD 9335 SW CORAL ST WILSONVILLE,OR 97070 TIGARD,OR 97223 1 S 126 DC-09600 WAHLENMAIER DAVID&KRISTIN 9324 SW LEHMAN ST TIGARD,OR 97223 1S1260C-00900 WALKER CURTIS D& HARNAR DOUGLAS C 901 N BRUTSCHER ST#201 NEWGERG,OR 97132 Nathan and Ann Murdock Mildren Design group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114'h Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Diane Baldwin 3706 Kinsale Lane SE Olympia, WA 98501 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136'h Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 6-Aug-07 . . . . CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-624-3681 (Attn: Patty/Planning) EMAIL: pats tigard-or.gov gnat%..La-t- .a. 5 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: J S o cSI+J 1. Tl dM S'*- s .mod?-62 ct.9as ) L ..wvi4k 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 Icept separate. The person listed below will be called to pick up and pay for the labels when they are ready. ^^ NAME OF CONTACT PERSON: Gl f/1 I�- PHONE: d�a-S NAME OF COMPANY: 1)L t?siA FAX: EMAIL: 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 t print one set of labels by the number of sets requested. - EXAMPLE - - COST FOR THIS REQUEST - I 4 sheets of labels x$2/sheet =$8.00 x 2 sets = $16.00 sheet(s)of labels x$2/sheet =$ x at sets = 1 sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 1 sheet(s)of labels x$2/sheet for interested parties = x t sets = Al GENERATE LIST = $11.00 GENERATE LIST = $ !* TOTAL = $31.00 TOTAL 1 S 126 DC-03301 EMPIRE INVESTMENT PROPERTIES LLC ��/ � PO BOX 1860 / LAKE OSWEGO,OR 97035 0-f/i)6107 1 S 126 DC-03200 TAYLOR CHARLES F 5285 SW MEADOWS RD#369 LAKE OSWEGO,OR 97035 . f , APPLICANT MATERIALS 04/06/2007 10:49 503-246-2094 DL DESIGN GROUP INC PAGE 02/03 . 1 , T CITY OF TIGARD PL 4,, ANNiNG DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 '' 2 0 2007 • • 503.639.4171/503.684.7297 . S air oFnoaRO CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION ANNING/ENGINEERING File it ILA./5,,l-o3-7 -p•4 0* Other Case# Pk.2ek--•-7-O.;ai —1 Date P V 2-/67 I B y I b . Receipt# �]- t/ s I Cit y [Ur,❑ Date Completer I TYPE OF PERMIT YOU ARE APPLYING FOR ❑ Adjustment/Variance(I or II) ❑Minor Land Partition(II) ❑Zone Change(Ill) ❑ Comprehensive Plan Amendment(IV) ❑ Planned Development III ( ) U Zone Change Annexation(IV) Q Conditional Use(III) ❑ Sensitive Lands Review Ill I, II or ( ) ❑Zone Ordinance Amendment(IV) ❑ Historic Overlay(II or III) ❑Site Development Review(II) ❑ Home Occupation (II) ❑ Subdivision (II or III) LOCATION VritPth PROPOSED-AC I WITY row I' q•rq ress I ava -• 3 Sp c(-14-- S-1 2 Q S i.<J L.‘-!n a K et S 7`;' a ri OIL 3 722-3 - I AX MAPS' 1 Ax WI NOS- — 1 S 1 241 (333o..1., 03ZciQ ID I AL SI 1 L SILE ZONING ClASSII-IcATION 0.76 ac: (0. 3 Fr cce. "ac4) :g-1 i )yl�r r-e /vf il,S4...I..17-i.- pr`r Jo,f r-A,c L LC 7N�a ADORES ici I Y(5 I ATEJZIr- t , L O sry o a�I�Z F'HUNE NO 5-a°3 -035—/5/ S-0 3- gg "3392_ PRIMARY CO$TAGT PERSON -..�•, ,, ba f42 P-I(e;y�r ( A1-1 5-C-3---74v - Zf QO .-•-. - - rr.. -,• / -/Ur - •i-x. Is more ' an one - H'1?r re N J eS4vq-e-K1 Orr • I-4 e S LLB Po l%voc 186( Ls wc D; d °703. S PHQNL Ns. • • •• sc3--6 3s_. 1 1I 5U3-- Sag- 3322 `1l/hen the owner and the applicant are different people, the applicant must be purchaser purchaser record or a lessee in possession with written authorization from the owner or an agent of the owner. The Hers must sign this application in the s'provided on the back of this form or submit a written authorization with this application. --U.. • I 1 ir•-- •easy••_spe. Ic) - S LA ^1 • . i. ' I , ad'• ffsa ' .. (.4 - . re s;. l p . lir r - GLCCecS r ' er ...■ S •r - i• +W Viiiiiiir. _ k APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. 04/06/2007 10: 49 503-246-2094 DL DESIGN GROUP INC PAGE 03/03 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. • .47/,‘ 1/‘/, s ign u Date Owner's Signature - Date • Owner's Signature Date Owner's Signature Date Owner's Signature Date ApplicantlAgent/Representative's Signature Date Applicant/Agent/Representative's Signature Date CHECKLISTS • �2t7 Sc.JLeLt�•taNn51' CITY OF TIGARD j+erd °R- 97223 LAND USE APPLICATIONS BASIC SUBMITTAL REQUIREMENTS This checklist identifies the basic submittal requirements for a land use application. BASIC INFORMATION: Er. Completed Master"Land Use Permit"Application with property owner's signature or name of a gent and letter of authorization I VA, .- -- Title transfer instrument or grant deed lB `Written summary of proposal _Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) ❑ Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject (LA-i•s(z) property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists 9oust be p epared by the City for a minimal fee (see request for 500' property owner mailing list form). - Er- 13 Documentary evidence of Neighborhood Meeting for the following: Site Development Review, Subdivision, Conditional Use, Sensitive Lands Review, Zone Change, Comprehensive Plan Amendments. RE-- Neighborhood Meeting Affidavits of Posting &Mailing Notice, Minutes, Sign-in Sheets Er:, Service Provider Letter 2.' Impact Study per Section 18.390.040.B.2.(e) D Copy of the Pre-Application Conference notes Filing Fee(see fee schedule) PLANS REQUIRED: In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (See separate attachment for details on what information to include on each plan): Er- Vicinity Map Er Preliminary Grading/Erosion Control Plan Er Existing Conditions Map EY Preliminary Utilities Plan 0' Subdivision Preliminary Plat Map Er Preliminary Storm Drainage Plan A/� El Preliminary Partition/Lot Line Adjustment Plan ❑ Tree Preservation/Mitigation Plan �P a f IY Site Development Plan ❑ Architectural Drawings (elevations &floor plans)►.r47-R 0' Landscape Plan (Pr-i v, ❑ Sign Drawings L_A r /2- C3 Public Improvements/Streets PIark2r-'1' )\ NUMBER OF COPIES REQUIRED: The City requires multiple copies of submittal materials. The number of copies required depends on tb pe o re ' w process. FOR PURPOSES OF REVIEWING YOUR APPLICATION FOR COMPLETENESS, ONLY 3 COPIES-A E NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE DEEMED COMPLETE, TO MAKE YOUR APPLICATION SUBMITTAL COMPLETE. h:lpatty\rnasters\application submittal requirements.doc UPDATED: 26-Jun-02 CITY OF TIC 'D OPINENTPROPOSAL .' �, ry NEIGHBORHOOD MEE I ING PROCESS NEIGHBORHOOD MEETING/NOTIFICATION IS REQUIRED FOR THE FOLLOWING APPLICATIONS: Comprehensive Plan Amendments — Zone Change Sensitive Land Review — Subdivision Site Development Review — Conditional Use =, ,rif,^rw I. Applicant makes arrangements for the Neighborhood Meeting. ♦ facility. The meeting should be held in the erring (with the V pplicant chooses a date and schedules a meeting exception of Friday night and weekends)and located as close to the neighborhood/project site as possible (on-site is okay). 2. Applicant prepares a letter regarding the upcoming meeting to be held with the neighborhood (see example on page 2 of this packet). Applicant submits mailing label request to City of Tigard Planning Division, attention Patty Lunsford. ,/+ Letter shall briefly describe the proposed development and location and set the date,time and place for the meeting. Note: Meeting date is to be held 2-4 weeks of the date the letter is mailed. ✓+ A vicinity map that clearly identifies the parcel(s) involved in the proposed development(either outlined, cross- hatched, or shaded)shall be included with the letter. 64 014.9 . ,�-) ''--♦ A two-week minimum notice must be provided to the neighborhood property owners within 500 feet of the subject properties, interested parties, and the City of Tigard Planning Division. 3. ✓Applicant mails Letter of Neighborhood Meeting to all affected. parties and n ludes "Neighborhood Meeting Information" sheets (pages 3 & 4) with the letter, and on the same day, posts notice of the proposed project on the site. 1-'■ Meeting date is to be held no sooner than two weeks and no later than four weeks of the date that the letter is mailed and the sign is posted. --- � + Applicant acquires list of affected property owners and interested parties and submits mailing label request to City of Tigard Planning Division, attention Patty Lunsford and mails to all parties, INCLUDING THE CITY OF TIGARD PLANNING DIVISION. ✓+ Posting Notice Signs are available from the City of Tigard Planning Division at a cost of$2.00 each. ✓ + Sign must be posted at a location easily observable on each street frontage of subject property. Coil e -er ) ✓+ Sign shall state that the site may be under consideration for a land use application and include a phone number where the applicant can be reached for additional information or comments. 4. /Applicant completes Affidavit of Mailing/Posting (page 5). • 5. Applicant holds Neighborhood Meeting as scheduled. V. Applicant reads the required "Statement of Purpose" letter(page 6)to attendees. v"-+ Applicant presents the proposal, including known City requirements,provides handouts with contact name and telephone number, and answers any questions. Handouts, at a minimum,shall include a copy of the proposed site plan. Applicant makes note (sign-up sheets)of the names and addresses of all individuals who speak at the meeting and provides documentation to the City of their comments, concerns or issues with the proposed development project. Tape recording the meeting is recommended but copies of the tapes need not be submitted. 6. Applicant modifies preliminary proposal (if desired) following the Neighborhood Meeting to take into consideration recommendations, concerns, or issues which could delay the applications approval process. . + If the proposal is substantially modified, a new Neighborhood Meeting will be necessary, as determined by staff. Applicant submits the proposal to toe City Ti and for review, accompanied by the following ' essential documents. • A copy of the letter mailed to the affected property owners and a copy of the mailing list. The signed affidavit of mailing the neighborhood meeting letter/notice and the affidavit of posting the site. copy of the sign-up sheets from the meeting(s). VA copy of the minutes and/or comments, concerns or issues raised by those attending the meeting. VA copy of the site plan, any other plans presented, and all handouts from the neighborhood meeting. • APPLICATIONS WITHOUT THESE MATERIALS WILL NOT BE ACCEPTED AS COMPLETE. FAILURE TO ;I -FOLLOW THESE PROCEDURES MAY REQUIRE THE APPLICANT TO HOLD AN ADDITIONAL NEIGHBORHOOD MEETING. VALID FOR SIX MONTHS. S Assessor 's 'Info A" Chicago T itle Ins'v*.ance ® Company of( gon POLICY OF TITLE INSURANCE CHICAGO TITLE INSURANCE COMPANY OF OREGON SUBJECT TO THE EXCLUSIONS FROM COVERAGE,THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, CHICAGO TITLE INSURANCE COMPANY OF OREGON, an Oregon corporation, herein called the Company, insures, as of Date of Policy shown in Schedule A, against loss or damage, not exceeding the Amount of Insurance stated in Schedule A, sustained or incurred by the insured by reason of: 1. Title to the estate or interest described in Schedule A being vested other than as stated therein; 2. Any defect in or lien or encumbrance on the title; 3. Unmarketability of the title; 4. Lack of a right of access to and from the land. The Company will also pay the costs, attorneys' fees and expenses incurred in defense of the title, as insured, but only to the extent provided in the Conditions and Stipulations. CHICAGO TITLE INSURANCE COMPANY OF OREGON Issued by: CHICAGO TITLE INSURANCE COMPANY OF OREGON 10135 S.E.SUNNYSIDE ROAD By: \r CLACKAMAS,OREGON 97015 (503) 653-7300 s� F241 President 4„ ATTEST 6 A' 1 VIRPORAT£1 A 3S -E/‘-,47 111 4742,124., 8ZALl c"; G Secretary Authorized Signature r Reorder Form No. 9452(Reprinted 02/01) ALTA Owner's Policy(10-17-92) EXCLUSIONS FROM COVERAGE • The following matters are expressly excluded s-^m the coverage of this policy and the Company wl" pay loss or damage,costs,attorneys'fees or expenses which arise by reason of: 1. (a) Any law,ordinance or governmental. .lation(including but not limited to building and .tg laws,ordinances,or regulations)restrict- ing,regulating,prohibiting or relating to(i)the occupancy,use,or enjoyment of the land;(ii)the character,dimensions or location of any improvement now or hereafter erected on the land;(iii)a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or(iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy,but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens,encumbrances,adverse claims or other matters: (a) created,suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 4. Any claim,which arises out of the transaction vesting in the Insured the estate or interest insured by this policy,by reason of the operation of federal bankruptcy,state insolvency,or similar creditors'rights laws,that is based on: (i) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer;or (ii) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer;or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. CONDITIONS AND STIPULATIONS 1. DEFINITION OF TERMS The following terms when used in this policy mean: If prompt notice shall not be given to the Company,then as to the insured (a) "insured": the insured named in Schedule A, and, subject to any all liability of the Company shall terminate with regard to the matter or mat- rights or defenses the Company would have had against the named insured, ters for which prompt notice is required; provided, however, that failure to those who succeed to the interest of the named insured by operation of law notify the Company shall in no case prejudice the rights of any insured under as distinguished from purchase including,but not limited to,heirs,distributees, this policy unless the Company shall be prejudiced by the failure and then devisees, survivors, personal representatives, next of kin, or corporate or only to the extent of the prejudice. fiduciary successors. 4. DEFENSE AND PROSECUTION OF ACTIONS; DUTY OF INSURED (b) "insured claimant": an insured claiming loss or damage. CLAIMANT TO COOPERATE (c) "knowledge" or "known": actual knowledge, not constructive (a) Upon written request by the insured and subject to the options con- knowledge or notice which may be imputed to an insured by reason of the tained in Section 6 of these Conditions and Stipulations, the Company, at public records as defined in this policy or any other records which impart its own cost and without unreasonable delay, shall provide for the defense constructive notice of matters affecting the land. r of an insured in litigation in which any third party asserts a claim adverse (d) "land": the land described or referred to in Schedule A, and im- to the title or interest as insured,but only as to those stated causes of action provements affixed thereto which by law constitute real property.The term alleging a defect, lien or encumbrance or other matter insured against by "land" does not include any property beyond the lines of the area describ- this policy. The Company shall have the right to select counsel ed or referred to in Schedule A, nor any right,title,interest,estate or ease- of its choice(subject to the right of the insured to object for reasonable cause) ment in abutting streets, roads, avenues,alleys, lanes,ways or waterways, to represent the insured as to those stated causes of action and shall not but nothing herein shall modify or limit the extent to which a right of access be liable for and will not pay the fees of any other counsel. The Company to and from the land is insured by this policy. will not,gay any fees,costs or expenses incurred by the insured in the defense (e) "mortgage": mortgage, deed of trust, trust deed, or other security of those causes of action which allege matters not insured against by this instrument. policy. (f) "public records": records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating (b)The Company shall have the right,at its own cost,to institute and pros- to real property to purchasers for value and without knowledge.With respect ecute any action or proceeding or to do any other act which in its opinion to Section 1(a)(iv)of the Exclusions From Coverage, "public records"shall may be necessary or desirable to establish the title to the estate or interest, also include environmental protection liens filed in the records of the clerk as insured,or to prevent or reduce loss or damage to the insured.The Com- of the United States district court for the district in which the land is located. pang may take any appropriate action under the terms of this policy,whether (g)"unmarketability of the title": an alleged or apparent matter affecting or not it shall be liable hereunder, and shall not thereby concede liability the title to the land, not excluded or excepted from coverage, which would or waive any provision of this policy.If the Company shall exercise its rights entitle a purchaser of the estate or interest described in Schedule A to be under this paragraph, it shall do so diligently. released from the obligation to purchase by virtue of a contractual condition (c) Whenever the Company shall have brought an action or interposed requiring the delivery of marketable title. a defense as required or permitted by the provisions of this policy,the Com- pany may pursue any litigation to final determination by a court of compe- tent jurisdiction and expressly reserves the right, in its sole discretion, to The coverage of this policy shall continue in force as of Date of Policy in favor of an insured only so long as the insured retains an estate or in- appeal from any adverse judgment or order. terest in the land,or holds an indebtedness secured by a purchase money (d)In all cases where this policy permits or requires the Company to pros mortgage given by a purchaser from the insured, or only so long as the ecute or provide for the defense of any action or proceeding, the insured insured shall have liability by reason of covenants of warranty made by the shall secure to the Company the right to so prosecute or provide defense insured in any transfer or conveyance of the estate or interest. This policy in the action or proceeding, and all appeals therein, and permit the Corn- shall not continue in force in favor of any purchaser from the insured of pany to use,at its option,the name of the insured for this purpose.Whenever either (i) an estate or interest in the land, or (ii) an indebtedness secured requested by the Company, the insured, at the Company's expense, shall by a purchase money mortgage given to the insured. give the Company all reasonable aid(i) in any action or proceeding,secur- ing evidence, obtaining witnesses, prosecuting or defending the action or 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT proceeding, or effecting settlement, and (ii) in any other lawful act which The insured shall notify the Company promptly in writing (i) in case of in the opinion of the Company may be necessary or desirable to establish any litigation as set forth in Section 4(a)below, (ii)in case knowledge shall the title to the estate or interest as insured. If the Company is prejudiced come to an insured hereunder of any claim of title or interest which is adverse by the failure of the insured to furnish the required cooperation, the Corn- to the title to the estate or interest, as insured,and which might cause loss pany's obligations to the insured under the policy shall terminate,including or damage for which the Company may be liable by virtue of this policy, any liability or obligation to defend, prosecute, or continue any litigation, or(iii)if title to the estate or interest,as insured,is rejected as unmarketable. with regard to the matter or matters requiring such cooperation. CONDITIONS AND STIPULATIONS-(Continued and Concluded on Last Page of this Policy SCHEDULE A Date of Policy: November 6,2006 at 03:58 PM Policy No.: 433219 Amount of Insurance: $235,000.00 Premium: $787.50 1. Name of Insured: Empire Investment Properties,LLC 2. The estate or interest in the land which is covered by this policy is: Fee Simple 3. Title to the estate or interest in the land is vested in: Empire Investment Properties LLC 4. The land referred to in this policy is described as follows: The East one-half of Lot 6,Block D,LEHMANN ACRE TRACTS,in the County of Washington and State of Oregon. American Land Title Association Oregon Title Insurance Rating Organization(OTIRO) ALTA Owner's Policy OTIRO No.P0-02 Revised 10/17/92 9014711706.rdw SCHEDULE B Policy No.433219 This policy does not insure against loss or damage(and the Company will not pay costs,attorneys'fees or expenses)which arise by reason of: GENERAL EXCEPTIONS 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records;proceedings by a public agency which may result in taxes or assessments,or notices of such proceedings,whether or not shown by the records of such agency or by the public records. 2. Facts,rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Easements,or claims of easement,not shown by the public records;reservations or exceptions in patents or in Acts authorizing the issuance thereof;water rights,claims or title to water. 4. Discrepancies,conflicts in boundary lines,shortage in area,encroachments or other facts which a correct survey would disclose. 5. Any lien,or right to a lien,for services,labor,material,equipment rental or workers compensation heretofore or hereafter furnished, imposed by law and not shown by the public records. SPECIAL EXCEPTIONS 6. The premises herein described are within and subject to the statutory powers including the power of assessment of Clean Water Services. (There are no assessments of record as of the date of this policy.) END OF POLICY November 21,2006 co American Land Title Association Oregon Title Insurance Rating Organization(OTIRO) ALTA Owner's Policy OTIRO No.P0-02 Revised 10/17/92 9014711708.rdw �� ti � T•� Y"IMl4` " % • �� \\\ v �- = 2381-N89 53W \: •< ` ;t\ „ `° 657.5 � f_ 82.85 .,,. gg, I gg, B8' 88' Zl ~ j 7100 �'As �"iQ= 300 `vi '. , "�'> " , 1005 . 7400 3 20� y ' ';t' .%< f • ,, .20 AC 4 2 4 � 31.35_'4.3 f y °D " o• "� 7800 rt 1004 1003 1002 35AC 110' ��< �" "` �'� ; R A _ .35 AC o .35 AC .35 AC 2 ;p.,. .45 8 I`'S 1006 6600 „ r/ ro .18 AC 7500 r70• <. ;4: .)" , N89-63W 41 7 ^' 105' •� 0 88' 67.7 g8.3 88' B8• .... /TERM L�it� lyly SJf'\1i� m LEHMANN S (.R, 5 J r� ® • 255.2 85.15 96.15 • dr:::11:::{•• 111 9,�� 190.3 S _•i• ," / S _ 3302 3301 00 3100 3000 _ - 5 ro .38 AC 6 ^ .38 AC 7 .38 AC .43 AC < F"NINTH LINE DAVID C GRAHAM DLC 52 < 3300• '"'-`- 4 2.18 AC • 282.8 _� 90.3 _ _ <," y0 D 84' �- 95.15 7.,-;, / / i:( 1 3500 3600 3700 3701 39 AC 3 3800 4 d 38 AC 43 AC 2 .34 AC 38 AC I / i....7...- / ' �� 190.3 D. 328.0 a 95.16 _• 95.15 _� 8a• 95,15 1/• // I/ � ga _, � 1�' SW C 0 gill_ (C R 16 30. -; l uarprin 6s.vue 85.15 • 85.15 Q 96.16 95.15 Q 40.30 150' n 4601 I 1s N. .29 AC I 4000 W I N 26 Ac 173.60 4500 . 4400 4200 41( ° ^ I 78 AC 77 1C 8 55 AC 9 .01. r�i 1 III �� E vt-1407 1.1\41% A 1g I I S 6700 1" T 3,)4 ___4-4-.......r...... i 95.15 85.16 9 95.15 v 95.15 1 10.30 y 150' A 2 I 1 1t� tMI'1 J.-I ,3‘ CHICAGO TITLE "This plat is for your aid in locating your land with reference to streets and other parcels. While this plat is believed to be correct,the company assumes no liability for any loss occurring by reason of reliance thereon." Map No. 1S126DC 03301 CHICAGO TITLE INSURANCE COMPANY 10135 S.E.SUNNYSIDE ROAD Suite 200 CLACKAMAS,OREGON 97015 4 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded f'+m the coverage of this policy and the Company will--it pay loss or damage,costs,attorneys'fees or expenses which arise by reason of: 1. (a) Any law,ordinance or governmental .ation(including but not limited to building and z ..g laws,ordinances,or regulations)restrict- ing,regulating,prohibiting or relating to(i)the occupancy,use,or enjoyment of the land;(ii)the character,dimensions or location of any improvement now or hereafter erected on the land;(iii)a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy,but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens,encumbrances,adverse claims or other matters: (a) created,suffered,assumed or agreed to by the insured claimant; (b) not known to the Company,not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy;or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 4. Any claim,which arises out of the transaction vesting in the Insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy,state insolvency,or similar creditors' rights laws,that is based on: (i) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer;or (ii) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer;or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. CONDITIONS AND STIPULATIONS 1. DEFINITION OF TERMS The following terms when used in this policy mean: If prompt notice shall not be given to the Company, then as to the insured (a) "insured": the insured named in Schedule A, and, subject to any all liability of the Company shall terminate with regard to the matter or mat- rights or defenses the Company would have had against the named insured, ters for which prompt notice is required; provided, however, that failure to those who succeed to the interest of the named insured by operation of law notify the Company shall in no case prejudice the rights of any insured under as distinguished from purchase including,but not limited to,heirs,distributees, this policy unless the Company shall be prejudiced by the failure and then devisees, survivors, personal representatives, next of kin, or corporate or only to the extent of the prejudice. fiduciary successors. 4. DEFENSE AND PROSECUTION OF ACTIONS; DUTY OF INSURED (b) 'insured claimant": an insured claiming loss or damage. CLAIMANT TO COOPERATE (c) "knowledge" or "known": actual knowledge, not constructive (a) Upon written request by the insured and subject to the options con- knowledge or notice which may be imputed to an insured by reason of the tained in Section 6 of these Conditions and Stipulations, the Company, at public records as defined in this policy or any other records which impart its own cost and without unreasonable delay, shall provide for the defense constructive notice of matters affecting the land. r of an insured in litigation in which any third party asserts a claim adverse (d) ' land": the land described or referred to in Schedule A, and im- to the title or interest as insured,but only as to those stated causes of action provements affixed thereto which by law constitute real property.The term alleging a defect, lien or encumbrance or other matter insured against by "land" does not include any property beyond the lines of the area describ this policy. The Company shall have the right to select counsel ed or referred to in Schedule A, nor any right,title, interest,estate or ease- of its choice(subject to the right of the insured to object for reasonable cause) ment in abutting streets, roads, avenues,alleys, lanes,ways or waterways, to represent the insured as to those stated causes of action and shall not but nothing herein shall modify or limit the extent to which a right of access be liable for and will not pay the fees of any other counsel. The Company to and from the land is insured by this policy. will not,gay any fees,costs or expenses incurred by the insured in the defense (e) "mortgage": mortgage, deed of trust, trust deed, or other security of those causes of action which allege matters not insured against by this instrument. policy. (f) "public records": records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating (b)The Company shall have the right,at its own cost,to institute and pros- to real property to purchasers for value and without knowledge.With respect ecute any action or proceeding or to do any other act which in its opinion to Section 1(a)(iv)of the Exclusions From Coverage, "public records"shall may be necessary or desirable to establish the title to the estate or interest, also include environmental protection liens filed in the records of the clerk as insured,or to prevent or reduce loss or damage to the insured.The Corn- of the United States district court for the district in which the land is located. pang may take any appropriate action under the terms of this policy,whether (g)"unmarketability of the title": an alleged or apparent matter affecting or not it shall be liable hereunder, and shall not thereby concede liability the title to the land, not excluded or excepted from coverage, which would or waive any provision of this policy. If the Company shall exercise its rights entitle a purchaser of the estate or interest described in Schedule A to be under this paragraph, it shall do so diligently. released from the obligation to purchase by virtue of a contractual condition (c) Whenever the Company shall have brought an action or interposed requiring the delivery of marketable title. a defense as required or permitted by the provisions of this policy,the Com- pany may pursue any litigation to final determination by a court of compe- tent jurisdiction and expressly reserves the right, in its sole discretion, to The coverage of this policy shall continue in force as of Date of Policy in favor of an insured only so long as the insured retains an estate or in- appeal from any adverse judgment or order. terest in the land, or holds an indebtedness secured by a purchase money (d)In all cases where this policy permits or requires the Company to pros mortgage given by a purchaser from the insured, or only so long as the ecute or provide for the defense of any action or proceeding, the insured insured shall have liability by reason of covenants of warranty made by the shall secure to the Company the right to so prosecute or provide defense insured in any transfer or conveyance of the estate or interest. This policy in the action or proceeding, and all appeals therein, and permit the Corn- shall not continue in force in favor of any purchaser from the insured of pany to use,at its option,the name of the insured for this purpose.Whenever either (i) an estate or interest in the land, or (ii) an indebtedness secured requested by the Company, the insured, at the Company's expense, shall by a purchase money mortgage given to the insured. give the Company all reasonable aid(i)in any action or proceeding,secur- ing evidence, obtaining witnesses, prosecuting or defending the action or 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT proceeding, or effecting settlement, and (ii) in any other lawful act which The insured shall notify the Company promptly in writing (i) in case of in the opinion of the Company may be necessary or desirable to establish any litigation as set forth in Section 4(a)below, (ii)in case knowledge shall the title to the estate or interest as insured. If the Company is prejudiced corrte to an insured hereunder of any claim of title or interest which is adverse by the failure of the insured to furnish the required cooperation, the Corn- to the title to the estate or interest,as insured,and which might cause loss pany's obligations to the insured under the policy shall terminate,including or damage for which the Company may be liable by virtue of this policy, any liability or obligation to defend, prosecute, or continue any litigation, or(iii)if title to the estate or interest,as insured,is rejected as unmarketable. with regard to the matter or matters requiring such cooperation. CONDITIONS AND STIPULATIONS-(Continued and Concluded on Last Page of this Policy C UED AND STIPULATIONS-(Continued and Concluded From .e Side) (b) The Company's Rights Against Non-insured Obligors. 15. LIABILITY LIMITED TO THIS POLICY;POLICY ENTIRE CONTRACT The Company's right of subrogation against non-insured obligors shall (a)This policy together with all endorsements, if any,attached hereto by exist and shall include,without limitation,the rights of the insured to indem- the Company is the entire policy and contract between the insured and the nities,guaranties,other policies of insurance or bonds,notwithstanding any Company. In interpreting any provision of this policy, this policy shall be terms or conditions contained in those instruments which provide for subroga- construed as a whole. tion rights by reason of this policy. (b) Any claim of loss or damage, whether or not based on negligence, 14. ARBITRATION and which arises out of the status of the title to the estate or interest covered Unless prohibited by applicable law, either the Company or the insured hereby or by any action asserting such claim,shall be restricted to this policy. may demand arbitration pursuant to the Title Insurance Arbitration Rules (c) o amendment of or endorsement to this policy can be made except of the American Arbitration Association.Arbitrable matters may include,but by a writing endorsed hereon or attached hereto signed by either the Presi- are not limited to,any controversy or claim between the Company and the dent,a Vice President,the Secretary, an Assistant Secretary,or validating insured arising out of or relating to this policy,any service of the Company officer or authorized signatory of the Company. in connection with its issuance or the breach of a policy provision or other 16. SEVERABILITY obligation.All arbitrable matters when the Amount of Insurance is$1,000,000 In the event any provision of the policy is held invalid or unenforceable or less shall be arbitrated at the option of either the Company or the in- under applicable law,the policy shall be deemed not to include that provi- sured.All arbitrable matters when the Amount of Insurance is in excess of sion and all other provisions shall remain in full force and effect. $1,000,000 shall be arbitrated only when agreed to by both the Company 17. NOTICES, WHERE SENT and the insured.Arbitration pursuant to this policy and under the Rules in All notices required to be given the Company and any statement in writing effect on the date the demand for arbitration is made or, at the option of required to be furnished the Company shall include the number of this policy the insured, the Rules in effect at Date of Policy tall be binding upon the and shall be addressed to the Company at: parties.The award may include attorneys'fees only if the laws of the state in which the land is located permit a court to award attorneys' fees to a prevailing party.Judgment upon the award rendered by the Arbitrator(s)may be entered in any court having jurisdiction thereof. Chicago Title Insurance Company of Oregon The law of the situs of the land shall apply to art arbitration under the Claims Department Title Insurance Arbitration Rules. P.O. Box 218 A copy of the Rules may be obtained from the Company upon request. Portland, Oregon 97207 • • LandAmerica Lawyers Title Insurance Corporation Lake Oswego Branch Lawyers Title Three Centerpointe Dr. #160 Lake Oswego, OR 97035 503-968-1082 FAX 503-968-1852 May 01, 2007 Charles F Taylor 5285 SW Meadows Road, #369 Lake Oswego, OR 97035 Order No. 87g0894400 Buyers: Charles F Taylor Property: 9350 SW Lehmann St. Tigard, OR 97223 In connection with the above escrow, we are pleased to enclose your Policy of Title Insurance for your records. Again, we wish to thank you for the opportunity to assist you in the purchase of your property. Please consider us for any future property transactions you may have. Sincerely, Lawyers Title Insurance Corporation Gregory S. Bray Escrow Officer Policy Transmittal-Buyer ORRQ 6/2005 • OWNER'S POLICY OF 1 LE INSURANCE Issued by Lawyers Title Insurance Corporation illLandAmerica Lawyers Title Lawyers Title Insurance Corporation is a member of the LandAmerica family of title insurance underwriters. Any notice of claim and any other notice or statement in writing required to be given to the Company under this Policy must be given to the Company at the address shown in Section 18 of the Conditions COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B, AND THE CONDITIONS, LAWYERS TITLE INSURANCE CORPORATION, a Nebraska corporation, (the "Company") insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A. 2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from (a) A defect in the Title caused by (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) , a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; (vi) a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 3. Unmarketable Title. 4. No right of access to and from the Land. 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to- (a)the occupancy, use, or enjoyment of the Land; (b)the character, dimensions, or location of any improvement erected on the Land; (c)the subdivision of land; or (d)environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated in Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or (ii) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10. Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. ALTA Owner's Policy(6/1.7/2006) ORIGINAL Valid only if Schedules A and B are attached IN WITNESS WHEREOF, the Company has caused this Policy to be signed with the facsimile signatures of its President and Secretary and sealed as required by its By-Laws. Lawyers Title Insura�nLce Corporation Attest: =~' S By: =W EAL; Secretary President EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b)Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however,this does not modify or limit the coverage provided under Covered Risk 9 and 10; or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. CONDITIONS 1 DEFINITION OF TERMS (j) "Title": The estate or interest described in Schedule A. The following terms when used in this policy mean: (k) "Unmarketable Title": Title affected by an alleged or (a) "Amount of Insurance": The amount stated in Schedule apparent matter that would permit a prospective purchaser or lessee A, as may be increased or decreased by endorsement to this policy, of the Title or lender on the Title to be released from the obligation to increased by Section 8(b), or decreased by Sections 11 and 12 of these purchase, lease, or lend if there is a contractual condition requiring Conditions. the delivery of marketable title. (b) "Date of Policy": The date designated as"Date of Policy" 2. CONTINUATION OF INSURANCE in Schedule A. The coverage of this policy shall continue in force as of Date of Policy (c) "Entity": A corporation, partnership, trust, in favor of an Insured, but only so long as the Insured retains an limited liability company, or other similar legal entity. estate or interest in the Land, or holds an obligation secured by a (d) "Insured": The Insured named in Schedule A. purchase money Mortgage given by a purchaser from the Insured, or (i) The term "Insured" also includes only so long as the Insured shall have liability by reason of warranties (A) successors to the Title of the Insured in any transfer or conveyance of the Title. This policy shall not by operation of law as distinguished from purchase, including continue in force in favor of any purchaser from the Insured of either heirs, devisees, survivors, personal representatives, or next of (i) an estate or interest in the Land, or (ii) an obligation secured by a kin; (B) successors to an Insured by purchase money Mortgage given to the Insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT dissolution, merger, consolidation, distribution, or The Insured shall notify the Company promptly in writing (i) in case of reorganization; any litigation as set forth in Section 5(a) of these Conditions, (ii) in (C) successors to an Insured by its case Knowledge shall come to an Insured hereunder of any claim of conversion to another kind of Entity; title or interest that is adverse to the Title, as insured, and that might (D) a grantee of an Insured under a deed cause loss or damage for which the Company may be liable by virtue delivered without payment of actual valuable consideration of this policy, or (iii) if the Title, as insured, is rejected as conveying the Title Unmarketable Title. If the Company is prejudiced by the failure of the (1) if the stock, shares, Insured Claimant to provide prompt notice, the Company's liability to memberships, or other equity interests of the grantee are the Insured Claimant under the policy shall be reduced to the extent wholly-owned by the named Insured, the prejudice. (2) if the grantee wholly owns the 4. PROOF OF OOF 4. LOSS named Insured, In the event the Company is unable to determine the amount of loss (3) if the grantee is wholly-owned by or damage, the Company may, at its option, require as a condition of an affiliated Entity of the named Insured, provided the affiliated payment that the Insured Claimant furnish a signed proof of loss. The Entity and the named Insured are both wholly-owned by the proof of loss must describe the defect, lien, encumbrance, or other same person or Entity, or matter insured against by this policy that constitutes the basis of loss (4) if the grantee is a trustee or or damage and shall state, to the extent possible, the basis of beneficiary of a trust created by a written instrument calculating the amount of the loss or damage. established by the Insured named in Schedule A for estate 5. DEFENSE AND PROSECUTION OF ACTIONS planning purposes. (a) Upon written request by the Insured, and subject to the (ii) With regard to (A), (B), (C), and (D) options contained in Section 7 of these Conditions, the Company, at reserving, however, all rights and defenses as to any successor its own cost and without unreasonable delay, shall provide for the that the Company would have had against any predecessor defense of an Insured in litigation in which any third party asserts a Insured. claim covered by this policy adverse to the Insured. This obligation is (e) "Insured Claimant": An Insured claiming loss or limited to only those stated causes of action alleging matters insured damage. against by this policy. The Company shall have the right to select (f) "Knowledge" or "Known": Actual knowledge, not counsel of its choice (subject to the right of the Insured to object for constructive knowledge or notice that may be imputed to an reasonable cause) to represent the Insured as to those stated causes Insured by reason of the Public Records or any other records of action. It shall not be liable for and will not pay the fees of any that impart constructive notice of matters affecting the Title. other counsel. The Company will not pay any fees, costs, or expenses (g)"Land": The land described in Schedule A, and incurred by the Insured in the defense of those causes of action that affixed improvements that by law constitute real property. The allege matters not insured against by this policy. term "Land" does not include any property beyond the lines of (b) The Company shall have the right, in addition to the the area described in Schedule A, nor any right, title, interest, options contained in Section 7 of these Conditions, at its own cost, to estate, or easement in abutting streets, roads, avenues, alleys, institute and prosecute any action or proceeding or to do any other act lanes, ways, or waterways, but this does not modify or limit the that in its opinion may be necessary or desirable to establish the Title, extent that a right of access to and from the Land is insured by as insured, or to prevent or reduce loss or damage to the Insured. this policy. The Company may take any appropriate action under the terms of this (h) "Mortgage": Mortgage, deed of trust, trust deed, policy, whether or not it shall be liable to the Insured. The exercise of or other security instrument, including one evidenced by these rights shall not be an admission of liability or waiver of any electronic means authorized by law. provision of this policy. If the Company exercises its rights under this (i) "Public Records": Records established under state subsection, it must do so diligently. statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), "Public Records" shall also include environmental protection liens filed in the records of the clerk of the United States District Court for the district where the Land is located. 2006 ALTA Owners Policy ORIGINAL Valid only if Schedules A and B are attached • CONDITIONS (cont.) Whenever the Company brings an action or asserts a 0) To pay or otherwise settle with other parties for or in defense as required or permitted by this policy, the Company the name of an Insured Claimant any claim insured against under this may pursue the litigation to a final determination by a court of policy. In addition, the Company will pay any costs, attorneys' fees, competent jurisdiction, and it expressly reserves the right, in its and expenses incurred by the Insured Claimant that were authorized sole discretion,to appeal any adverse judgment or order. by the Company up to the time of payment and that the Company is 6. DUTY OF INSURED CLAIMANT TO COOPERATE obligated to pay; or (a) In all cases where this policy permits or requires (ii)To pay or otherwise settle with the Insured Claimant the Company to prosecute or provide for the defense of any the loss or damage provided for under this policy, together with any action or proceeding and any appeals, the Insured shall secure costs, attorneys' fees, and expenses incurred by the Insured Claimant to the Company the right to so prosecute or provide defense in that were authorized by the Company up to the time of payment and the action or proceeding, including the right to use, at its that the Company is obligated to pay. option, the name of the Insured for this purpose. Whenever Upon the exercise by the Company of either of the options provided requested by the Company, the Insured, at the Company's for in subsections (b)(i) or (ii), the Company's obligations to the expense, shall give the Company all reasonable aid (i) in Insured under this policy for the claimed loss or damage, other than securing evidence, obtaining witnesses, prosecuting or the payments required to be made, shall terminate, including any defending the action or proceeding, or effecting settlement, and liability or obligation to defend, prosecute,or continue any litigation. (ii) in any other lawful act that in the opinion of the Company 8. DETERMINATION AND EXTENT OF LIABILITY may be necessary or desirable to establish the Title or any This policy is a contract of indemnity against actual monetary loss or other matter as insured. If the Company is prejudiced by the damage sustained or incurred by the Insured Claimant who has failure of the Insured to furnish the required cooperation, the suffered loss or damage by reason of matters insured against by this Company's obligations to the Insured under the policy shall policy. terminate, including any liability or obligation to defend, (a) The extent of liability of the Company for loss or damage prosecute, or continue any litigation, with regard to the matter under this policy shall not exceed the lesser of or matters requiring such cooperation. (i) the Amount of Insurance; or (b) The Company may reasonably require the Insured (ii)the difference between the value of the Title as Claimant to submit to examination under oath by any insured and the value of the Title subject to the risk insured against authorized representative of the Company and to produce for by this policy. examination, inspection, and copying, at such reasonable times (b) If the Company pursues its rights under Section 5 of and places as may be designated by the authorized these Conditions and is unsuccessful in establishing the Title, as representative of the Company, all records, in whatever insured, medium maintained, including books, ledgers, checks, (i) the Amount of Insurance shall be increased by 10%, memoranda, correspondence, reports, e-mails, disks, tapes, and and videos whether bearing a date before or after Date of (ii)the Insured Claimant shall have the right to have the Policy, that reasonably pertain to the loss or damage. Further, loss or damage determined either as of the date the claim was made if requested by any authorized representative of the Company, by the Insured Claimant or as of the date it is settled and paid. the Insured Claimant shall grant its permission, in writing, for (c) In addition to the extent of liability under(a) and (b), the any authorized representative of the Company to examine, Company will also pay those costs, attorneys' fees, and expenses inspect, and copy all of these records in the custody or control incurred in accordance with Sections 5 and 7 of these Conditions. of a third party that reasonably pertain to the loss or damage. 9. LIMITATION OF LIABILITY All information designated as confidential by the Insured (a) If the Company establishes the Title, or removes the Claimant provided to the Company pursuant to this Section alleged defect, lien, or encumbrance, or cures the lack of a right of shall not be disclosed to others unless, in the reasonable access to or from the Land, or cures the claim of Unmarketable Title, judgment of the Company, it is necessary in the administration all as insured, in a reasonably diligent manner by any method, of the claim. Failure of the Insured Claimant to submit for including litigation and the completion of any appeals, it shall have examination under oath, produce any reasonably requested fully performed its obligations with respect to that matter and shall information, or grant permission to secure reasonably not be liable for any loss or damage caused to the Insured. necessary information from third parties as required in this (b) In the event of any litigation, including litigation by the subsection, unless prohibited by law or governmental Company or with the Company's consent, the Company shall have no regulation, shall terminate any liability of the Company under liability for loss or damage until there has been a final determination this policy as to that claim. by a court of competent jurisdiction, and disposition of all appeals, 7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; adverse to the Title, as insured. TERMINATION OF LIABILITY (c) The Company shall not be liable for loss or damage to the In case of a claim under this policy,the Company shall have the Insured for liability voluntarily assumed by the Insured in settling any following additional options: claim or suit without the prior written consent of the Company. (a) To Pay or Tender Payment of the Amount of 10. REDUCTION OF INSURANCE; REDUCTION OR Insurance. TERMINATION OF LIABILITY To pay or tender payment of the Amount of Insurance under All payments under this policy,except payments made for costs, this policy together with any costs, attorneys' fees, and attorneys'fees,and expenses, shall reduce the Amount of Insurance expenses incurred by the Insured Claimant that were by the amount of the payment. authorized by the Company up to the time of payment or tender 11. LIABILITY NONCUMULATIVE of payment and that the Company is obligated to pay. The Amount of Insurance shall be reduced by any amount the Upon the exercise by the Company of this option, all liability Company pays under any policy insuring a Mortgage to which and obligations of the Company to the Insured under this exception is taken in Schedule B or to which the Insured has agreed, policy, other than to make the payment required in this assumed, or taken subject, or which is executed by an Insured after subsection, shall terminate, including any liability or obligation Date of Policy and which is a charge or lien on the Title, and the to defend, prosecute, or continue any litigation. amount so paid shall be deemed a payment to the Insured under this (b) To Pay or Otherwise Settle With Parties Other Than policy. the Insured or With the Insured Claimant. ALTA Owner's Policy(6/17/2006) ORIGINAL Valid only If Schedules A and B are attached CONDITIONS (cont.) 12. PAYMENT OF LOSS When liability and the extent of loss or damage have been 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE definitely fixed in accordance with these Conditions, the CONTRACT payment shall be made within 30 days. (a) This policy together with all endorsements, if any, 13. RIGHTS OF RECOVERY UPON PAYMENT OR attached to it by the Company is the entire policy and contract SETTLEMENT between the Insured and the Company. In interpreting any (a) Whenever the Company shall have settled provision of this policy, this policy shall be construed as a whole. and paid a claim under this policy, it shall be subrogated (b) Any claim of loss or damage that arises out of the and entitled to the rights of the Insured Claimant in the Title status of the Title or by any action asserting such claim shall be and all other rights and remedies in respect to the claim restricted to this policy. that the Insured Claimant has against any person or (c) Any amendment of or endorsement to this policy must property, to the extent of the amount of any loss, costs, be in writing and authenticated by an authorized person, or attorneys' fees, and expenses paid by the Company. If expressly incorporated by Schedule A of this policy. requested by the Company, the Insured Claimant shall (d) Each endorsement to this policy issued at any time is execute documents to evidence the transfer to the Company made a part of this policy and is subject to all of its terms and of these rights and remedies. The Insured Claimant shall provisions. Except as the endorsement expressly states, it does permit the Company to sue, compromise, or settle in the not (i) modify any of the terms and provisions of the policy, (ii) name of the Insured Claimant and to use the name of the modify any prior endorsement, (iii) extend the Date of Policy, or Insured Claimant in any transaction or litigation involving (iv) increase the Amount of Insurance. these rights and remedies. 16. SEVERABILITY If a payment on account of a claim does not fully cover the In the event any provision of this policy, in whole or in part, is loss of the Insured Claimant, the Company shall defer the held invalid or unenforceable under applicable law, the policy shall exercise of its right to recover until after the Insured be deemed not to include that provision or such part held to be Claimant shall have recovered its loss. invalid, but all other provisions shall remain in full force and (b) The Company's right of subrogation includes effect. the rights of the Insured to indemnities, guaranties, other 17. CHOICE OF LAW; FORUM policies of insurance, or bonds, notwithstanding any terms (a) Choice of Law: The Insured acknowledges the or conditions contained in those instruments that address Company has underwritten the risks covered by this policy and subrogation rights. determined the premium charged therefore in reliance upon the 14. ARBITRATION law affecting interests in real property and applicable to the Either the Company or the Insured may demand that the interpretation, rights, remedies, or enforcement of policies of title claim or controversy shall be submitted to arbitration insurance of the jurisdiction where the Land is located. pursuant to the Title Insurance Arbitration Rules of the Therefore, the court or an arbitrator shall apply the law of the American Land Title Association ("Rules"). Except as jurisdiction where the Land is located to determine the validity of provided in the Rules, there shall be no joinder or claims against the Title that are adverse to the Insured and to consolidation with claims or controversies of other persons. interpret and enforce the terms of this policy. In neither case Arbitrable matters may include, but are not limited to, any shall the court or arbitrator apply its conflicts of law principles to controversy or claim between the Company and the Insured determine the applicable law. arising out of or relating to this policy, any service in (b) Choice of Forum: Any litigation or other proceeding connection with its issuance or the breach of a policy brought by the Insured against the Company must be filed only in provision, or to any other controversy or claim arising out of a state or federal court within the United States of America or its the transaction giving rise to this policy. All arbitrable territories having appropriate jurisdiction. matters when the Amount of Insurance is $2,000,000 or 18. NOTICES, WHERE SENT less shall be arbitrated at the option of either the Company Any notice of claim and any other notice or statement in writing or the Insured. All arbitrable matters when the Amount of required to be given to the Company under this policy must be Insurance is in excess of$2,000,000 shall be arbitrated only give to the Company at Consumer Affairs Department, P.O. Box when agreed to by both the Company and the Insured. 27567, Richmond, Virginia 23261-7567. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. THANK YOU If you have questions about title insurance or the coverage provided by this policy, contact the office that issued this policy, or you may call or write: Lawyers Title Insurance Corporation Consumer Affairs P.O. Box 27567 Richmond, Virginia 23261-7567 telephone, toll free: 800 446-7086 web: www.landam.com We thank you for choosing to do business with Lawyers Title Insurance Corporation, and look forward to meeting your future title insurance needs. Title insurance provides for the protection of your real estate investment. We suggest you keep this policy in a safe place where it can be readily available for future reference. ALTA Owner's Policy(6/17/2006) ORIGINAL Valid only If Schedules A and B are attached LandAme. ica PRIVACY POLICY NOTICE LandAmerica Financial Group, Inc. and its family of affiliated companies ("LandAmerica") respect the privacy of our customers' personal information. This Notice explains the ways in which we may collect and use personal information under the LandAmerica Privacy Policy. LandAmerica provides title insurance and other real estate services through its affiliates. The three largest members of the LandAmerica family, Commonwealth Land Title Insurance Company, Lawyers Title Insurance Corporation, and Transnation Title Insurance Company, and their title affiliates, issue title policies and handle real estate closings across the country. You may review a complete list of the LandAmerica family of affiliates covered by this Privacy Policy on our website at http://www.landam.com under the privacy policy link or request a copy be sent to you from the address listed below. The LandAmerica Privacy Policy applies to all LandAmerica customers, former customers and applicants. Please visit our website for an explanation of our privacy practices relating to electronic communication. What kinds of information we collect: Depending on the services you use, the types of information we may collect from you, your lender, attorney, real estate broker, public records or from other sources include: • information from forms and applications for services, such as your name, address and telephone number • information about your transaction, including information about the real property you bought, sold or financed such as address, cost, existing liens, easements, other title information and deeds • with closing, escrow, settlement or mortgage lending services or mortgage loan servicing, we may also collect your social security number as well as information from third parties including property appraisals, credit reports, loan applications, land surveys, real estate tax information, escrow account balances, and sometimes bank account numbers or credit card account numbers to facilitate the transaction, and • information about your transactions and experiences as a customer of ours or our affiliated companies, such as products or services purchased and payments made. How we use and disclose this information: We use your information to provide you with the services, products and insurance that you, your lender, attorney, or real estate brokers have requested. We disclose information to our affiliates and unrelated companies as needed to carry out and service your transaction, to protect against fraud or unauthorized transactions, for institutional risk control, to provide information to government and law enforcement agencies and as otherwise permitted by law. As required to facilitate a transaction, our title affiliates record documents that are part of your transaction in the public records as a legal requirement for real property notice purposes. We do not share any nonpublic personal information we collect from you with unrelated companies for their own use. We do not share any information regarding your transaction that we obtain from third parties (including credit report information) except as needed to enable your transaction as permitted by law. We may also disclose your name, address and property information to other companies who perform marketing services such as letter production and mailing on our behalf, or to other financial service companies (such as insurance companies, banks, mortgage brokers, credit companies) with whom we have joint marketing arrangements. Additionally, some LandAmerica affiliates may share information about their transaction and experiences with you in order to identify opportunities to market other LandAmerica services or products that may be useful to you. How we protect your information: We maintain administrative, physical, electronic and procedural safeguards to guard your nonpublic personal information. We reinforce our privacy policy with our employees and our contractors. Joint marketers and third parties service providers who have access to nonpublic personal information to provide marketing or services on our behalf are required by contract to follow appropriate standards of security and confidentiality. Title insurance agents may be covered by this policy: If your transaction goes through a title insurance agent that is not part of the LandAmerica family, the agent handling your transaction should provide you with the agent's own privacy policy or evidence that the agent has adopted our policy. If you have any questions about this privacy statement or our practices at LandAmerica, please email us at customerservice @landam.com or write us at: LandAmerica Privacy, P.O. Box 27567, Richmond, VA 23261-7567 Effective June 2006 Privacy Policy Notice ORRQ June 2006 SCHEDULE A Policy No.: 87g0894400 Policy Jacket No: N/A Date of Policy: April 24, 2007 At: 5:00 pm Amount of Insurance: $272,000.00 Premium: $880.00 1.Name of Insured: Charles F Taylor 2.The estate or interest in the land which is covered by this policy is: Fee Simple 3.Title to the estate or interest in the land is vested in: Charles F Taylor 4. The land referred to in this policy is situated in the State of Oregon, County of Washington and is described as follows: The West one-half of Lot 7, Block D, LEHMANN ACRE TRACT, Tigard, Washington County, Oregon. ALTA 1992 Owners Policy ORRQ 6/2005 Page 1 of 2 . ALTA Owner's Policy (. .7/92) )licy No. 87g0894400 SCHEDULE B EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public record; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easements, or encumbrances not shown by the public records, reservations or exceptions in patents or in acts authorizing the issuance thereof; water rights, claims or title to water. 4. Any encroachment (of existing improvements located on the subject land onto adjoining land or of existing improvements located on adjoining land onto the subject land), encumbrance, violation, variation, or adverse circumstance affecting the title that would be disclosed by an accurate and complete land survey of the subject land. 5. Any lien, or right to lien, for unemployment taxes, workmen's compensation, services, labor, equipment rental or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 6. Trust Deed, to secure an indebtedness in the amount shown below, and any other obligations secured thereby, Dated : April 18, 2007 Recorded : April 24, 2007 As : 2007-045610 Grantor : Charles F Taylor Trustee : Lawyers Title Insurance Corporation Beneficiary : Mortgage Electronic Registration Systems, Inc. Amount : $244,800.00 Loan Number : 12205696/MIN: 10050300005908851 ALTA 1992 Owners Policy ORRQ 6/2005 Page 2 of 2 Propo act l/i1�cu^rct7i✓e GRECO ESTATES 8-Lot Residential Development LAND DEVELOPMENT APPLICATION SUB2007-00006 For Submittal To City of Tigard, Oregon Updated June 15, 2007 Submitted by: DL Design Group Inc. 9045 SW Barbur Blvd. Suite 101 Portland, OR 97219 (503) 225-1679 • PROJECT INFORMATION Project Name: Greco Estates Proposed Action: Subdivide two adjacent properties for 8 single-family detached residences Tax Lots: Map 1S 1 26DC, current tax lots 3301 and 3200 Site Area: 0.38 acre, each lot. Total area is approx. 33,100 sq. ft. or 0.76 acre Site Location: South side of SW Lehmann Street, east of SW Greenburg Road and south of SW Hall Blvd. near Washington Square Mall Site Addresses: 9350 and 9420 SW Lehmann Street, Tigard OR 97223 Land Use District: R-12; Medium-Density Residential Neighborhood: CPO 4M Metzger Approval Criteria: City of Tigard, Title 18: Community Development Code; Type II Public Right-of-Way Min. allocation, 20% of gross acreage = 0.076 acres x 2 lots, or 6,621 sq. ft. Parking Requirement Min. 1 (one) off-street space per dwelling unit Zoning Density: Min. lot size 3,050 sq. ft.; max. density = 8.68 units, min. density = 6.95 units (based on 33,106 sq. ft. for the 2 lots, 20% dedication for public right- of-way). This does not include private street area. Sensitive Features None identified (no wetlands, floodplains, or special areas of consideration) Applicant: Empire Investment Properties, LLC Applicant's Gary Darling, P.E.; Ran Leonard Representatives: DL Design Group Inc. 9045 SW Barbur Blvd., Suite 101 Portland, OR 97219-4036 Tel. 503-430-7383 Fax 503-430-7377 E-mail: gid @dleng.net 1 LEHMANN STREET SUBDIVISION Narrative Response - Site Description The proposed residential development designated Greco Estates is located east of the Washington Square Mall between SW Greenburg Road and SW 92nd Avenue on the south side of SW Lehmann Street in Tigard, OR. This 8-lot subdivision would occupy two adjacent properties at 9350 and 9420 SW Lehmann Street, comprising tax lots 3200 and 3301, respectively as identified on tax map 1S 1 26DC. These two adjoining lots, as well as most of the adjacent properties, are zoned R-12 (medium density residential) and consist of mostly single-family homes. Surrounding parcels include R-12 zoning, with primarily R-5 (single-family zoning, Wash. County)to the east and MUE-1 (mixed-use employment, Tigard)to the west. Metzger Park is located approx. '/ mile to the east of the site. The subject properties occur on a local street in close proximity to commercial development (Washington Square) to the west. SW Lehmann Street is paved and approx. 30 ft. wide at the property location, although the dedicated right-of way is 60 ft. No sidewalk or curb improvements currently exist along the property frontage. The property at 9350 SW Lehmann Street has an existing 1,192 sq. ft. residence constructed in 1957. The adjoining property at 9420 SW Lehmann Street presently includes a 1,156 sq. ft. residence constructed in 1961. Several scattered broadleaf trees and mixed shrubs occur on the property, most of which will necessarily be removed prior to development. Presently property improvements are in relatively poor condition with lawn area, hedges, and backyard vegetation significantly overgrown. The existing houses will be removed from the property to enable new development to occur. Preliminary investigation and onsite inspection indicates that no wetlands or designated wet areas, including watercourses or related sensitive habitat, exist on or near the property. Presently public utility services are provided to the existing house, and these services would be extended to new buildings at the site. Street improvements including curb or sidewalks are currently absent along the property frontage. Site topography results in natural drainage across the site generally from the northwest toward the southeast. The present driveway access connecting to SW Lehmann Street does not provide a suitable vehicular access for the project and a new access would be provided. DEVELOPMENT PLAN General Description The owner proposes to develop eight detached single-family residences in a staggered configuration with four lots fronting on Lehmann Street and the remaining four lots with access off the private drive, as shown on the preliminary site plan (see Dwg. C2.1, Site Plan). The two existing properties will be consolidated into one project site. New lots will range from 3,454 sq. ft. to 3,984 sq. ft. All existing buildings on the properties would be removed from the property to allow new development to occur. Existing and proposed features, easements, utilities, lot dimensions, and related development characteristics are represented on accompanying drawings. Design Elements Lots are intended for two-story, wood frame detached homes with attached garages. Building and architectural details are not yet available, but further details will be provided with the subsequent submittal. Each residential lot will be provided with a yard, landscaping, and amenities to reflect surrounding residence characteristics. Yards, lawns, and landscaping will be selected from approved plant materials per Code Chapter 18.745. 2 TIGARD MUNICIPAL CODE Title 18: Community Development Code The commentary and description provided in this narrative are developed in response to the Pre- Application Conference Summary held March 6, 2007 providing commentary by City of Tigard staff, the City's provided notes and documentation, and Tigard Municipal Code; notably Title 18: Community Development Code. Accompanying drawings represent the site configuration, utilities layout, and related features. Chapter 18.390 Decision-Making Procedures Ref: 18.390.020 Description of Decision-Making Procedures 18.390.040 Type II Procedure This development application involves a Type II review or quasi-jurisdictional permit or action that contains some discretionary approval criteria by Tigard Planning Division, relative to approval of a proposed 8-lot subdivision on two adjacent existing tax lots. The project is not intended or presented as a planned development. As required under Section 18.390.040.A, an initial pre-application conference for the partition occurred on January 23, 2007 at Tigard City Hall. Due to an expansion in the land area for the proposed development, a subsequent pre-application conference was held on March 6, 2007 at City Hall to review proposed changes and additional requirements. A neighborhood meeting was held on March 22, 2007 at the Tigard City Hall, Red Rock Creek Conference Room. Meeting minutes were recorded and accompany this submittal. The applicant's representative has followed all criteria relative to mailing and public notification, guidelines for informational materials and handouts, affidavit of mailing and posting, and other requirements to ensure public and jurisdictional policies were followed. This initial submittal presents a preliminary concept plan and the applicant has addressed the relevant criteria for the development in accordance with provisions of 18.390.040.B, Application Requirements. The applicant is also providing an impact study (attached) and the required fee submittal (previously submitted). No special procedures are applicable (expedited review or limited land use decision) to the completeness review. Chapter 18.430 Subdivisions Ref: 18.430.020 General Provisions 18.430.030 Approval Process 18.430.040 Approval Criteria, Preliminary Plat 18.430.050 Submission Requirements: Preliminary Plat Chapter 18.430 outlines standards and regulations relative to the approval of plats of subdivisions. The provided preliminary plat and supportive drawings have been developed to illustrate the proposed project, and to describe its features and characteristics. Section 18.430.020 General Provisions A. Approval through two-step process A Tentative Plat is included with this subdivision application (refer to Dwg. C2.1)that shows the proposed division of the two adjacent parcels into eight lots. Roadways and other proposed features 3 are also represented. Following approval of the plat as provided and following the application approval, a final plat will be prepared. B. Compliance with ORS Chapter 92 The proposed subdivision, through the process of the City's review, processing, and recordation of the subdivision plat, will comply with applicable standards of ORS Chapter 92. C. Future re-division No large tracts suitable for future development will be created within the boundary of this subdivision. D. Lot averaging This provision allows averaging to allow undersized lots, excepting any lot less than 80 percent of minimum size. The minimum lot size for parcels within the R-12 zone is 3,050 sq. ft. All proposed lots meet minimum lot criterion, and lot averaging is not required to meet this minimum size requirement. E. Temporary sales office No sales facilities are envisioned. However, any onsite sales-related temporary facilities would meet standards in Chapter 18.785. F. Minimize flood damage G. Floodplain dedications The subject site does not occur within a designated flood plain area; therefore these standards do not apply. H. Need for adequate utilities The accompanying plans represent proposed utility services for the subdivision. These services are adequate and appropriate to the size and nature of the residential development. Utilities will connect to existing public services that adjoin the site. I. Need for adequate drainage The proposed plans provide adequate drainage facilities to accommodate the eight lots within the subdivision, and have suitably addressed stormwater quality and detention issues. Stormwater is handled through in-pipe detention and by applying StormFilter®technology (see Dwg. C4.1, Utility Plan)for the southern portion of the site, and through discharge to ditch inlet and drainage ditch near the northern extent of the property. Related grading and erosion control features are shown on Dwg. C3.1 J. Determination of base flood elevation The subject site does not appear on FEMA flood maps as within a designated 100-year flood plain. Section 18.430.030 Approval Process A. Review of Preliminary Plat This proposal is for an 8-lot subdivision (not planned development) in an R-12 zoning district. Design parameters for this subdivision application meet criteria to allow processing as a Type II procedure. Section 18.430.040 Approval Criteria A. Approval criteria The applicant has complied with Type II approval criteria and submission requirements, in conjunction with outlined procedures for filing and recording the plat. Phased development is not proposed for this subdivision, although homes may be constructed sequentially in response to demand for housing. 4 Required design elements and responses to the initial completeness review dated May 18, 2007 are included in the provided drawings and narrative. A plat name has been selected (Greco Estates) that is not duplicative of another existing plat and satisfies the provisions of ORS Chapter 92. The roadway and subdivision configuration conforms to surrounding development patterns and characteristics, as represented on Dwg. C5.1, Offsite Analysis Plan. B. Conditions of approval Any reserve strips relative to controlling access will be provided upon request of the City. The private road proposed for this development will not provide through access to any other properties. Section 18.430.050 Submission Requirements: Preliminary Plat A. Approval criteria B. Conditions of approval All requirements relative to a Type It application are submitted with this application. Chapter 18.510 Residential Zoning District Ref: 18.510.020 List of Zoning Districts 18.510.030 Uses 18.510.040 Minimum and Maximum Densities 18.510.050 Development Standards 18.510.020 List of Zoning Districts Code sections require subdivision characteristics to be established in accordance with density calculations, pursuant to R-12 residential zoning criteria. Eight detached single-family homes are intended for this site, each situated on an individual building lot. Building characteristics have not been identified at this time and specific details will be provided for subsequent submittals. 18.510.030 Uses The proposed residential subdivision represents a permitted use within the R-12 district. Regulations for the R-12 base zone as presented in Table 18.510.1 require minimum 15-ft. front and rear yard setback, 5-ft. side yard setback, 10-ft. corner lot (facing street)setback, and 20-ft. garage entrance setback minimum 15 ft. Maximum building height is limited to 35 ft. This development meets these criteria. 18.510.040 Minimum and Maximum Densities 18.510.050 Development Standards The proposed development complies with each relevant setback and dimensional requirement, as well as overall density and lot area requirements. Site development will meet the R-12 maximum lot coverage of 80 percent and minimum landscaped or natural vegetation area requirement of 20 percent, as well as all garage and/or other structure setback distances per Chapter 18.715. No discrete project phases are proposed; however, once the site is initially developed the builder may construct units in accordance with the demand for new homes. Site development requires minimum on-street frontage of 25 ft. for each lot. This requirement is met for both frontage lots along SW Lehmann Street and for the interior lots that front on the proposed new private street. Per Pre-Aplication Conference comments, half-street improvements along SW Lehmann Street (property frontage)will require 16 ft. of pavement from centerline, with no less than 5 24 ft. of total pavement width. Street paving with 5-ft. wide concrete sidewalk, curb, and 5-ft. planter strip will be provided per Tigard Engineering requirements. Options for site access and egress are limited, as are effective lot configuration choices that will balance achieving functional minimum lot areas with access and open space needs within the approx. 3/4-acre site. The proposed configuration involves 8detached homes in a configuration that provides accessibility and simplicity in layout, with as many site amenities and landscape features as can be reasonably provided. Pursuant to provided Pre-Application Conference Notes and requirements for subdivision approval, a neighborhood meeting was held on March 22, 2007 in the Red Rock Creek Conference Room, Tigard City Hall. Criteria for mailing and public notification, guidelines for informational materials and handouts, and meeting agenda requirements were followed to ensure public participation objectives were achieved. Chapter 18.705 Access, Egress, and Circulation Ref: 18.705.020 `applicability of Provisions 18.705.030 General provisions (Paragraphs A through I) Provisions of Chapter.18.705.020 apply to development of this proposed subdivision and development of sites for proposes new single-family detached residences. The various sections are addressed in order of occurrence within the Code. A. Continuing obligation of property owner B. Access plan requirements Access to and egress from the site will be via SW Lehmann Street that connects to the property from the north (see Site Plan, Dwg. C2.1 and other dwgs.). Curb and sidewalk improvements are currently absent along the property frontage, and these features will be provided as part of site development. The on-site street will consist of a 21-ft. wide private roadway within a tract(Tract A)featuring 20-ft. wide paved surface and five-foot wide sidewalk and curb along one edge of the driveway, as shown on the Site Plan and Tentative Plat, Dwg. C2.1. The private roadway will provide access and egress for the interior lots (lots #5 -#8). The frontage lots (lots#1 -#4) will obtain access directly from SW Lehmann Street. No other accessways or connectivity is proposed, other than sidewalk along the property frontage. On-street parking is available adjacent to SW Lehmann Street, and off-street parking is provided within each of the proposed lots. C. Joint access D. Public street access Public street access will be via connection to SW Lehmann Street, a public street. No joint access is proposed. E. Curb cuts Curb cuts within the proposed subdivision will be in accordance with Section 18.810.030.N. F. Required walkway location The only proposed walkway is provided by the 5-ft. sidewalk that borders lots #3 and #4. This sidewalk will occur within a designated easement. G. Inadequate or hazardous access H. Access management 6 There are no hazardous or inadequate access points into the proposed subdivision. Each of the 8 lots will have access either via the private roadway or directly onto SW Lehmann Street, which is designated as a local street. Spacing of the entrance roadway to other roadways in the vicinity well exceeds the required 125-ft. minimum distance designated by 18.705.030.H.4. Similarly, driveways for lots #1 through #4 will occur along the local street, complying with the 125 ft. spacing requirement. Visual clearance triangles and tapers are represented on the Site Plan, Dwg. C2.1 based on 25 mph speed limit along the frontage street. Therefore, standards relevant to distances from intersections and corresponding influence area of intersections are met. I. Minimum access requirements for residential use Dwg. C5.1, Offsite Analysis Plan represents adjoining streets and accessways in relationship to the proposed development. Local streets, adjoining neighborhood areas, and internal circulation are also represented on the drawing. Pedestrian connectivity is provided from the development along the subject property frontage and to the interior lots within the development. Vehicular access and egress must not be less than as specified in Table 18.705.2 for residential use, 6 or fewer units. Pursuant to Table 18.705.1, each of the proposed single-family detached dwellings are required to have (at minimum) one driveway with 15 ft. of access and a 10-ft. paved width. The Site Plan (Dwg. C2.1) represents the driveway configuration with 20 ft. wide driveways, each meeting or exceeding the minimum access dimension. Multi-family criteria are not applicable to this subdivision. A turnaround is provided in the design of the private access roadway, and other applicable criteria and references in this section are similarly met. Vehicular access and egress must not be less than as specified in Table 18.705.2 for residential use, 6 or fewer units. For this proposal, individual lots require a minimum access width of 15 ft. and paved width of 10 ft. Driveways shown on the site plan (Dwg. C-2.1) meet this requirement. The roadway serving the subdivision consists of a 20-ft. wide paved private roadway within a 21-ft. private tract, designed in accordance with applicable City standards. Block length (Section 18.810.090)will not exceed 330 feet, which would necessitate providing paths for pedestrian/bikeway use. However, curb and sidewalk will be provided along the private street as shown on the Site Plan (Dwg. C2.1), and the sidewalk will be located within a 5-ft. easement. Subsequent features and additional details, including appropriate signage, will be identified later and provided in accordance with City requirements. A traffic report has not been developed for this 8-lot subdivision. However, the applicant has addressed sight distance and impact issues as required for this application to ensure sight distance is adequate for merging vehicles and safety considerations at this location. Chapter 18.715 Density Computations Ref: 18.715.020 Density Calculations The total acreage for the two existing tax lots (3200 and 3301) is about 33,560 sq. ft or approx. 0.77 acres (0.76 acres per tax map). This includes all of the included area to the property line for all parcels. Following the methodology outlined under Section 18.715.020 (B)and (C), the net development area equals the total or gross area (33,560 sq. ft.) minus the private street area (in tract, 4, 943.9 sq. ft.) equals 28,617 sq. ft. As there are no public right-of-way, frontage dedication, or public street deductions, the resultant net development area for the combined lot areas (not excluding dedications, easements, sidewalk area, etc.) is 28, 617 sq. ft. Dividing this number by the minimum lot size of 7 3,050 sq. ft. results in 9.38, or a maximum density of 9 units for the subject property. The corresponding minimum density equals 80 percent of this number, or 7.5. Although the calculations appear to justify 9 units on the site, the developer proposes to limit site development to 8 units. This is within the calculated number of lots allowed for this development. No wetlands, floodplain areas, and/or sensitive lands including drainage areas are situated in the proximity or within the subject property which would impact density considerations. The site does not exhibit geologic characteristics such as steep slopes or other features of potential concern. The property does not involve residential density transfer to obtain the necessary density, and the development complies with standards of the designated zoning district. Consequently, none of these factors impacted the density calculations. Chapter 18.745 Landscaping and Screening Standards Ref: 18.745.030 General Provisions 18.745.040 Street Trees 18.745.050 Buffering and Screening 18.745.060 Re-Vegetation 18.745.030 General Provisions 18.745.040 Street Trees Existing trees as a component of current landscaping are shown on Existing Conditions, Dwg. C1.1. Proposed landscaping is represented on Dwg. C2.1, Site Plan (street trees) and Dwg. C3.2, Tree Preservation Plan. Areas to be vegetated include all residential lots plus the property frontage (street trees). Street trees are proposed along the public right-of-way of SW Lehmann Street, with individual owners providing trees and landscaping within the individual lots. Dwg. C6.1 provides a Landscape Area Plan that represents pervious areas within each lot. Trees and other plant materials will be selected to comply with Tigard standards, or ANZI Z60, 1- 1986, per Section 18.745.030.C. Maintenance of trees and other vegetation will be performed by the developer in compliance with Section 18.745.030.A until homeowners can assume this task. Planting will occur incorporating tree sizes required, and at spacing and approved locations to coincide with this Section. Any trees and/or vegetation selected for retention will be protected from construction equipment and other potential damages. Landscaping will incorporate the required 20% minimum landscaped or natural vegetation area (refer to Dwg. C6.1). The accompanying Arborist Report (tree plan) provides information on existing trees, mitigation plan for protecting trees onsite, assessment of general tree condition, and proposed tree removals. A tree protection plan checklist is also included in this report (also see discussion under Section 18.790). 18.745.050 Buffering and Screening Ref: 18.745.050 Buffering and Screening 18.745.060 Re-Vegetation 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, Buffer Matrix and 18.745.2, Buffer Combinations for Landscaping and Screening), as discussed under 18.745.050.A.2. This section is intended for differing land uses, and does not apply to compatible residential uses. 8 Detached single units in a residential setting also comprise the adjacent land use. Consequently buffering is not required for this subdivision, as the surrounding land use designation is the same as for this property. The developer or subsequent homeowners may choose to provide privacy fencing surrounding the properties. Buffering and screening is proposed to lessen any development impacts on adjacent land uses. As previously noted, much of the area surrounding the proposed development consists of similarly zoned residential properties. Consequently, the buffer matrix table and buffer combinations (Tables 18.745.1 and 18.745.2) do not appear to apply based on compatibility of the subject property with adjacent use designation. However, the project will adhere to vision clearance requirements by restricting any sight obscuring landscaping at the property entrance and any other locations that could impair safety and visibility (refer to discussion under Chapter 18.795). Chapter 18.765 Off-Street Parking Ref: 18.765.030 General Provisions 18.765.040 General Design Standards Table 18.765.2 Minimum and Maximum...Parking Requirements Parking is proposed for each individual lot within a double-car garage plus on-driveway spaces in front of garages, totaling four within-lot or onsite parking spaces per unit. This meets and exceeds the off- street parking requirement specified in Table 18.765.2 for single-family (detached) housing units. Parking space designation and dimensions will meet City specifications. No on-street parking is provided along the edges of the private roadway that provides on-site interior access and local access/ egress for the planned development. However, parking will be available along the property frontage adjacent to SW Lehmann Street. Chapter 18.780 Signs No specific signage has been designated for the subdivision at this time. Specific signs such as "no parking" signs may be placed along the internal roadway for the development and along the accessway from SW Lehmann Street. Temporary signage may occur near the entrance of the subdivision for promotional (sales) purposes, but such signs would comply with City requirements (including sign permit) and would not be placed at a location that would obscure vehicular traffic. Chapter 18.790 Tree Removal Ref: 18.790.010 Purpose 18.790.030 Tree Plan Requirement Several of the existing trees may warrant preservation and protection during site grading and construction activities. The deciduous trees in the yard of each existing lot consist primarily of common deciduous trees. Those trees needing to be removed are represented on Dwg. C3.2, Tree Preservation Plan. A Tree Plan has been prepared by an arborist (see provided document)that identifies trees to be removed or protected in accordance with Section 18.790.030.0 of the Code, including suitable proposed mitigation relative to Section 18.790.060.D. This plan is being submitted to the City to supplement the drawings, and this narrative provides only a brief description of the arborist report. Tree mitigation measures and all planting activities, including selection of vegetation for replacement of removed trees, are intended to comply with City requirements. 9 Chapter 18.795 Visual Clearance Areas Ref: 18.795.020 Applicability of Provisions 18.795.030 Visual Clearance Requirements 18.795.040 Computations Visual clearance areas are represented on Dwg. C2.1, Site Plan. The entrance roadway to lots #5 - #8 will be provided by the private road shown, which will be located approximately in the middle of the subdivision. No other roadways or changes are proposed, other than for frontage improvements along SW Lehmann Street that are anticipated to improve visibility. The principal area where visual clearance could represent an issue is at the entrance to the proposed subdivision. No street intersections occur adjacent or in close proximity to the development. Also, no shared driveways and no through-streets are proposed. Access and egress from SW Lehmann Street will be provided in a manner that allows adequate sight distance for vehicular traffic entering the subdivision, including vehicles that may occur relative to vehicles exiting from lots. Visual triangles are represented on the Site Plan for each lot, including for interior lots #5 - #8. The current vision limitations posed by existing driveways and vegetation obstructions will be eliminated through new development. Any potential or identified areas of concern will be addressed following initial review and commentary by City staff. No specific signage is proposed for the subdivision, other than intention of"no parking" signs to be placed along the private street extending southward from SW Lehmann Street into the subdivision. Temporary signage may occur near the entrance of the subdivision for promotional (sales) purposes; however, such signage would comply with City requirements (including sign permit) and would not be placed at a location that would be sight obscuring to vehicular traffic. Chapter 18.810 Street and Utility Improvement Standards Ref: 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 Chapter 18.810.030 Streets A. Improvements A private roadway is planned in association with this partition. This roadway provides access into the subdivision from SW Lehmann Street and serves the interior lots. The proposed roadway is designed in accordance with City of Tigard private street standards for a subdivision. The street will provide a 20-ft. wide paved surface suitable for onsite traffic access and circulation within an area designated "Tract A" (refer to Site Plan and Tentative Plat, Dwg. C2.1). The roadway and a 5-ft. wide sidewalk and curb occur within a tract, as shown on drawings. Paving and street construction will correspond to City standards, and the subsequent site plan will include a cross-section of the private street showing paving and sidewalk details. Construction drawings 10 (developed following application approval) for the planned development will provide a higher level of detail and engineering specifications, relative to street and utility standards. Also, frontage and half-street improvements are proposed along SW Lehmann Street. Features and a roadway section appear on Dwg. C2.1, showing a 5-ft. wide sidewalk with 6-inch curb and 5-ft. planting strip on the south side of the street. Paving and street construction details are also represented in the section, corresponding to City standards. B. Creation of Ricihts-of-Way The proposed private roadway (name to be selected later)will be located within a 21-ft. tract. No additional property dedication along the subdivision's frontage has been requested or required. Consequently, no public rights-of-way are involved in this proposal. C. Creation of Access Easements No access easements to serve proposed lots are included as part of the proposed subdivision. The frontage lots will directly access SW Lehmann Street and the interior lots will be served by the private road. D. Street Location, Width and Grade E. Minimum rights-of-way and street widths The preliminary subdivision application, site plan, and accompanying drawings were prepared in accordance with City standards. Street alignments, dimensions, design, and circulation are consistent with existing patterns in the vicinity and comply with City requirements as presented in Table 18.810.1 Minimum Widths for Street Characteristics and 18.810.030.T, Private Streets. This street will serve four lots, which is less than the six-lot dwelling unit limit (unless planned development). Dwg. C2.2 represents a profile for Lehmann Street, showing existing grade along the centerline of the road. Corresponding grading and slope for the private roadway will comply with allowed criteria. Site features and improvements are designed to coincide with surrounding land characteristics and public utility provisions. Grading and development intentions are not envisioned to require any variances or adjustment to these standards. F. Future Street Plan and Extension of Streets G. Street Spacing and Access Management H. Street Alignment and Connections I. Intersection Angles The proposed new private road will be created by this partition will serve this subdivision, and is not intended to be extended to either the east or west. Property to the east has been fully developed, and any subsequent development to the west would provide separate access within the subject property. No street intersections are involved with or nearby to this subdivision that would impact street spacing, alignment, or connections. Similarly street alignment and connections meets criteria under 18.810.030.H.2, and meets intersection angle criteria as a 90 degree intersection. J. Existing rights-of-way K. Partial street improvements L. Culs-de-sacs No additional right-of-way dedication is required along SW Lehmann Street, in accordance with City provisions, to provide a 60-ft. right-of-way. No partial street improvements resulting in a pavement width of less than 20 feet are proposed. No cul-de-sacs are proposed. M. Street Names N. Grades and Curves 11 O. Curbs, curb cuts, ramps, and driveway approaches P. Streets adjacent to railroad right-of-way Street names will be selected in accordance with City/County platting policies. No horizontal curves are involved relative to street design, other than the 90 degree design for the private street. No curb cuts will be involved in frontage improvements along SW Lehmann Street, or in extending the private road to this street. Neither street is near or adjacent to a railroad right-of-way. Q. Access to arterials and collectors R. Alleys, public or private S. Survey monuments T. Private streets U. Railroad crossings V. Street signs W. Mailboxes Lots #1 -#4 abut NW Lehmann Street, which is classified as a local street; consequently access and egress to arterials and collectors will not be affected. The private road will not be a factor in this consideration, and no through traffic will occur. No alleys or railroad crossings are proposed or involved. The private street complies with design parameters and relevant physical criteria. Survey monumentation will meet City requirements prior to recordation. Street signage and suitable mailboxes will be provided as requirements are identified by the City or other appropriate entities. X. Traffic signals Y. Street light standards Z. Street name signs The location of traffic signals will be noted on street plans prior to submission for approval. Street lights will be installed in accordance with City requirements. The intersection of the private street with SW Lehmann Street is included in the subdivision and appropriate street name signage will be provided. AA. Street Sections BB. Traffic Calming_ CC. Traffic Study A street cross-section for SW Lehmann Street is shown on Dwg. C2.1, which corresponds to this section. Placement will be in accordance with City requirements. If traffic calming or a traffic study is deemed necessary for this subdivision, City requirements will be met. 18.810.040 Blocks No blocks will be created by this land partition. 18.810.050 Easements A utility easement is shown on Dwg. C2.1, Tentative Plat and on Dwg. C4.1, Utility Plan, occurring on lots #5 and #6. Storm water will be discharged as shown into an existing storm drain manhole. Other utilities will be connected as shown to existing or provided services, and no other easements are required. 18.810.060 Lots 12 Lot size, width, shape and orientation are appropriate for the location and land use designation. Lot frontage requirements are met, and no through lots are proposed. Lot side lines are perpendicular to streets along each property frontage. 18.810.070 Sidewalks Sidewalks and planter strips meeting City standards are proposed along the south side of SW Lehmann Street and sidewalk is proposed along portions of lots #3 and #4 and shown on Dwg. C2.1. These proposed improvements meet City requirements. 18.810.080 Public Use Areas No public use or common areas are proposed, and dedication or acquisition procedures do not apply. 18.810.090 Sanitary Sewers 18.810.100 Storm Drainage 18.810.110 Bikeways and Pedestrian Pathways 18.810.120 Utilities Proposed utility services including water, sanitary sewer, and storm drain appear on Dwg. C4.1, Utility Plan. These services connect with existing public services within the street right-of-way, or to existing storm facilities to the southeast of the subdivision. Sanitary and storm sewer will be provided via a utility easement extending to the south and connecting to SW Lehmann Street. On-site stormwater in-pipe detention will be provided to accommodate site runoff and surface drainage from the lots and roadway (see Dwg. 4.1 , Utility Plan). A water quality storm drain vault will provide treatment prior to discharge to an existing storm manhole. Basic public utilities will include water, sanitary sewer, and storm sewer service to each lot. Dwg. C4.1 shows a preliminary layout of utilities within the property. Private storm drainage facilities will include catch basins and piping as shown to collect, detain, and treat flows to be released in accordance with Tigard storm design criteria. On-site treatment/detention is provided to meet the City's 65 percent phosphorus removal requirement. A sediment control fence and possibly drainage swales will be incorporated where required to handle flows from roofs, streets, and other impervious areas. Storm conveyance piping will extend to the southeast corner of the site and connect with facilities as shown; and also connecting to SW Lehmann Street along the site frontage. A ditch inlet will be provided and catch basins will be located as necessary, and this system will discharge into an existing drainage ditch as represented on Dwg. C4.1. Dwg. C3.1, Grading and Erosion Control Plan and Details illustrates drainage patterns adjacent to and across the subject property. No watercourses or drainage ways are located within the project vicinity and no related easements per section 18.810.100.B are required. Site drainage is predominately towards the east and south as shown. No bicycle pathway is currently defined or delineated along the property frontage. However, this development will accommodate any designated bicycle corridor needs identified by the City. Pedestrian access will be provided along the property frontage as part of frontage improvements provided. Sidewalks along SW Lehmann Street will accommodate pedestrian access and promote connectivity with adjacent parcels. The sidewalk within the subdivision is proposed only for internal access. 13 • All utilities are proposed to be located underground. Plans (Dwg. C4.1) show the intended location of these services. All necessary arrangements and permits will be obtained during the site development process. 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 Cash or bond guarantee and submittal requirements relative to improvements, as well as any required monument replacement tasks, are acknowledged. Similarly, the requirement for City approvals, installation conformation, plan check, notification and inspection is acknowledged. The developer's engineer will provide written certification on the City's form that all improvements, workmanship, and materials are in accord with standard engineering and construction practices. 14 /eijhbcrhôôc( /liee f:�� 7 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,IYILAIshcattks ,being duly sworn,depose and say that on the ej day of (Y1A e.. , 20 Orf- ,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)gaGO& i'4-ZQ tfAls�l. Sr. 11C'z�}W,, , t ,a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at MAtN3 ST - 1A .-1A ' pQ , with postage prepaid thereon. ' / /_ lye Si: .ture (In e presence of a Notary Public) , POSTING: I, 1?..,,,eici(1 L.eo lAa r� (represent) panY g P P pP t ,do affirm that I am the initiating interest in a proposed land use application for t'o affecting the land located at(state the,p,proximato i location(s)IF no address(s)and all tax lot(s)currently registered) 3 -o a-•..� 20 Ste) Lei')pt.-i a vi ' _'I., T. a r-L r 0f2 9 and did on the B tA+ day of M a rc k ,20 07 personally post notice indicating that the site maybe proposed for ar. (d e:4Iu f 5,46di't'siv land use application,and the time, date and place of a neighborhood Lmeeting to discuss the proposal. The sign was posted at c-o k T of Q to�t rL al�ac.,4A ' 40 SW Lz 4 pout N►t S Ifr ct (state location you posted notice on property) ----. 4cf.t(g,....1_ Signature (I the presence of a Notary Public) (THIS SECTION FORA STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF 0 fe(co ) County of t1AV l-f∎AbIA.o 1 ) ss. Subscribed and sworn/affirmed before me on the 12' day of Ai kA C k/l ,20 0 7 . rip..... OFFICIAL SEAL JJ DONNA H COLE 1) 1._ate ,] NOTARY PUBLIC-OREGON O LfYC COMMISSION XPIRE JUNE (( �� "` MY COMMISSION EXPIRES JUNE 27,20081 S CDAIU 0 'e Y PUBLIC OF OREGON y Commission Expires:duo e,z-71 z 006 is\curpin\masters\neighborhood meetings\affidavit of mailing-posting neighborhood meeting.doc Page 5 . ` y �.�/� v� ��,[\ CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED (500') 91 y FOR: Ran Leonard w Q RE: 1S126DC, 3301/3200 mlxau11 BORDERS 1311 lllll I 11 151/x611111 0111111111 151760011111 I66c I Property owner information rsv 616 1111� p Y g125 6C0100 sl�f61 00 1611x1111m annux1 is valid for 3 months from �� ///RRil ■ 1 11101/110 166101// CO G6PCP 160 1!6011111 16126011111 11S1I1x1101 stme1M1) the date printed on this map. //-17511xcnsI 160C0/5`It176I 101--- I t011xC11111 „x11111 „._114- 1110 m LEHMANN • 151}Ix11N1 41.`"'11...."74.S1.111x11 , 66111111 , ISI IaC11611111 16//1111 15111011061 • 1 \ 151,ICS/11 J N�'1-�\1"`111 151111/111 511x01011 1 191 Ill 111201911111 M11xx311 1 1 11 6111= 0 IC 11 Z5 6 C 1111 11x11751 51161C0111e .11191111 1 0 15 6 iC 110 71/017/1 13125012427121 rllxxrn, CORAL 1 — 131760104601 '5116610411/ 130101 - -- 312110111111 15111/9114/1 11111014111 A 1511101114511 N •13115111171 10411111 _ 51:31x0111 I 1'1x1114!/I 311x11011/ {1U10000111 0 100 200 300 _ 400 Feet 11011104/10 L011 4101 5111111911 --- 1 11601141 1 1311611x11 1�t160001 I - --- ISM 11x11 t"=302 feel LOCUST f� m I.: \ Jiiii TIGAIID Information on this map Is for general location only and \ should be verified Kith the Development Services Division. 13125 SW Hall Tigard,OR 97223 (503)639171 htlpi//www.cl.tigard.or.us dopment Plot date:Mar 6,2007;C:\magic\MAGIC03 APR { 1S126DC-068 0 1S126DC-01800 19 -12 ARTITION PLAT BITTE AARON S OW F LOTS 1-3 9660 SW 92ND AVE PORTLAND, OR 97223 1 S 126 0C-09800 1S126DC-09000 AMATO DEVELOPMENT CORP BLOORE PETER S&VIRGINIA C 5151 SW SANTA MONICA CT 12309 SW KATHERINE ST PORTLAND,OR 97221 TIGARD,OR 97223 1 126DC-09900 1S1 •DC-08900 AM 0 D LOPMENT CORP BLOO' P R S&VIRGINIA C 515 ANTA MONICA CT 1230• 11 • 'THERINE ST RTLAND, R 97221 T RD,OR 223 1 S126DC-10000 1 S126DC-01201 AMA DEV OPMENT CORP BOWMAN DIANE M 5151 S ANTA MONICA CT 9705 SW 92ND AVE P LAND, R 97221 TIGARD,OR 97223 • is 6DC-10100 1S126DC-01100 AMA • D- "ELOPMENT CORP BRAAM PIETER H M 1992 TRUST 5151 :vl ANTA MONICA CT 9315 SW LEHMAN ST P•d TLAND, 'R 97221 PORTLAND,OR 97223 1 S126DC-09700 1 S126DC-08500 AM D LOPMENT CORP BRUN SUSAN E 5151 ANTA MONICA CT 9277 SW LOCUST ST P LAND, R 97221 TIGARD,OR 97223 1 S126DC-01002 1 S126DC-09400 ANAST ANGELINE V BURNESS THOMAS SAWYER 9355 SW LEHMAN 9330 SW LEHMAN ST PORTLAND,OR 97223 TIGARD, OR 97223 1 S126DC-03300 15126DC-05501 ATHERTON REALTY PARTNERSHIP COOLEY ERIC&RUTH 2100 S WOLF 9107 SW HILL ST DES PLAINES,IL 60018 TIGARD,OR 97223 1 s1260C-04801 1 S126DC-05000 BAKER JAMES& COOPER MOUNTAIN VINEYARDS LLC MATHESON ROBERT T& 9480 SW GRABHORN RD BAKER DIANE R BEAVERTON,OR 97007 9495 SW LOCUST#A PORTLAND,OR 97223 1 S126I C-04800 1S126DC-04200 BAKER AME & CORAL COMMONS CONDOMINIUMS LLC MATHES 'OBERT T& BY D A GREY LIMITED BAKE' IA E R PO BOX 210 949 W LOC.ST#A CORBETT, OR 97019 +RTLAND,OR 97223 1 S 126CD-00100 1S126DC-01901 CRESCENT GROVE CEMETERY ASS HARPER CHARLES F JR CRESCENT GROVE CEMETERY 9155 SW LEHMANN 9925 SW GREENBURG ROAD PORTLAND,OR 97223 TIGARD,OR 97223 1S126DC-01200 1 S126DC-05101 DAVIDSON HOWARD V& HARRIS GREGORY E L FERN 9036 NW BENSON ST 9665 SW 92ND PORTLAND,OR 97229 PORTLAND,OR 97223 1 S126DC-09300 1 S126DC-04000 EDER DAVID& HEFFLER ROBERT ARNOLD HUNTER SARA 9260 SW CORAL 9320 SW LEHMAN ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S126DC-033D1 1 S126DC-01900 EMPIRE INVESTMENT PROPERTIES LLC HENRIQUEZ MB ALICIA PO BOX 1860 9750 SW 92ND AVE LAKE OSWEGO,OR 97035 PORTLAND,OR 97223 1S126DC-03200 1 S126DC-01101 ERICKSON SURV'S TRS OF THE HERBST BRANDON UJANA M 0 K&ARDIS R ERICKSON FAM TRS 9245 SW LEHMAN ST 4320 CALLOWAY CT TIGARD,OR 97223 REDMOND,OR 97756 1 S126DC-03800 1 S126DC-04001 FISHER MICHAEL Q HORNE ELMORE JR&FLORA M 9255 SW CORAL 8775 SW LOCUST ST#9 TIGARD,OR 97223 TIGARD,OR 97223 1 S126DC-08400 1S126DC-02702 GADDIS JERRELL HUNT BETTY JANE TRUST 9279 SW LOCUST ST BY WILLIAM HUNT TRUSTEE TIGARD,OR 97223 8038 NW HAZELTINE ST PORTLAND,OR 97229 1 S126DC-03900 1 S126DC-02701 GAMMON LYNNE M&JERRY W HUNT WILLIAM TRUSTEE 9225 SW CORAL ST 8038 NW HAZELTINE ST PORTLAND,OR 97223 PORTLAND,OR 97229 1s1 260C-00901 1 S126DC-00900 GETHSEMANE EVANGELICAL J2MB LLC LUTHERAN CHURCH 530 4TH ST STE B 9640 SW GREENBURG RD LAKE OSWEGO,OR 97034 PORTLAND,OR 97223 1 S126DC-08800 1 S126DC-01006 HAMPTON DOROTHY F JOYCE DON H 9885 SW 92ND AVE 226 NW HERMOSA BLVD PORTLAND,OR 97223 PORTLAND,OR 97210 1S126DC-05200 1 S126DC-03500' LASHER F LESLIE&KRISTIN MORROW KENNETH C 1741 NE 38TH AVE 9411 SW CORAL ST PORTLAND,OR 97212 TIGARD,OR 97223 1S126DC-01003 1 S126DC-03302 LAYMAN DEBORAH J S TRUSTEE MURRAY DOUGLAS J 3216 SW SCHOLLS FERRY CT TILLIE A PORTLAND,OR 97221 9450 SW LEHMAN PORTLAND,OR 97223 • 1 S126DC-07800 1S126DC-01902 LEHMANN SQUARE HOMEOWNERS NEUNZERT MICHAEL E/CAROLINE B ASSOCIATION 9221 SW LEHMAN ST 19305 ROBIN CIR#55 TIGARD,OR 97223 WEST LINN,OR 97068 1 S126DC-08000 1 S126DC-02601 LIU EDWARD NGUYEN PHUONG H 9611 SW 92ND AVE 9150 SW LEHMAN ST TIGARD,OR 97223 PORTLAND,OR 97223 1 S126DC-02600 1S126DC-04601 LONG BRIAN C O'DAY SUSIE&BRIAN LIV TRUST 9170 SW LEHMAN ST BY O'DAY FRANCIS B/SUSAN A TRS PORTLAND,OR 97223 9970 SW GREENBURG RD TIGARD, OR 97223 1 S126DC-05100 1 S126DC-02700 LOOS BEVERLY A PELHAM MARC C 9365 SW LOCUST ST 9900 SW 92ND AVE TIGARD,OR 97223 TIGARD, OR 97223 1 S126DC-06700 1 S126DC-03002 LUNDMARK ALBERT C PERRY STEPHEN W 3381 COEUR D'ALENE DR 9885 SW 92ND AVE WEST LINN,OR 97068 TIGARD, OR 97223 1 S126DC-04400 1S126DC-02602 MARTIN BUILDING LLC PE Y ST HEN W BY BOGUMIL HOLZGANG&HARRIS PC 9885 ND AVE 9430 SW CORAL ST STE 100 ARD, OR 223 PORTLAND,OR 97223 1 S 126 DC-01102 1 S 126 DC-03700 MILLER THOMAS M DOROTHY RASMUSSEN DARLA REV LIV TRUST 9745 SW 92ND AVE 603 SW LARKSPUR CT PORTLAND,OR 97223 SUBLIMITY,OR 97385 1 S126DC-04900 1 S126DC-09100 MMRR LLC RICHARDS M DALE& ATTN: ERIC R MILLER ADAMS HEATHER M 9445 SW LOCUST ST 20675 SW LEBEAU RD PORTLAND,OR 97223 SHERWOOD,OR 97140 1 S126DC-09200 1S126DC-07300 RIC RDS DALE& WEE H&D L TIME TRUST ADAMS ATHER M BY HOW /DOROTHY M WEEKS TRS 206 SW BEAU RD 1290 9 ST#321 ERWOOD, R 97140 VERTON, 97005 1 S126DC-01004 1 S126DC-07400 ROTH JEFFREY A&BETTY A WEEK. & i IFETIME TRUST 9445 SW LEHMANN BY HOW• " • B/DOROTHY M WEEKS TRS TIGARD,OR 97223 12900 W 9 . ST#321 = VERTON, • 97005 1 S126DC-05202 1 S126DC-07700 RUFF MICHAEL L JOYCE E WEE• H&D •ETIME TRUST 10055 SW 92ND AVE BY HO •-. :/DOROTHY M WEEKS TRS TIGARD, OR 97223 12900 9 • ST#321 - -- RTON,O 97005 1 S126DC-05603 1 S126DC-07600 SCHARBROUGH DONALD WE S H&D ETIME TRUST JOYCE I BY H0 B/DOROTHY M WEEKS TRS • 10050 SW 92ND 1290 W HST#321 PORTLAND,OR 97223 VERTON, 97005 1S126DC-01005 15 6DC-07500 THOMAS HARRY WE'.S H& I IFETIME TRUST 1783 NW 143RD AVE UNIT#17 BY HO •4 I B/DOROTHY M WEEKS TRS PORTLAND,OR 97229 12900 ST#321 -- •VERTON,OR 97005 1 6DC-079 1 S1260C-09600 TIGA ITY OF WINDWOOD CONSTRUCTION INC 1 5 SW LL BLVD 12655 SW NORTH DAKOTA ST IGARD,OR 23 TIGARD, OR 97223 1 S126DC-01001 1S126DC-09500 TOBEY MARSHA L WIN 0 CONSTRUCTION INC 9335 SW LEHMAN ST 1265 NORTH DAKOTA ST TIGARD,OR 97223 ARD, 0 7223 1 S126DC-04500 1 S 126DC-03701 VIP'S MOTOR INNS INC ZIMMERMAN LARRY D&DONNA J 29755 SW BOONES FERRY RD 9335 SW CORAL ST WILSONVILLE,OR 97070 TIGARD, OR 97223 1 S 126 DC-07100 WEEKS H&D LIFETIME TRUST BY HOWARD B/DOROTHY M WEEKS TRS 12900 SW 9TH ST#321 BEAVERTON,OR 97005 1S 26DC-07200 WE S H &D ETIME TRUST BY HO r I B/DOROTHY M WEEKS TRS 1290• SW 9 - ST#321 •VERTON,O' 97005 Nathan and Ann Murdock Mildren Design Group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755.SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Diane Baldwin 3706 Kinsale Lane SE Olympia,WA 98501 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard_ Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 12-Dec-06 DESIGN GROUP INC. NOTICE OF NEIGHBORHOOD MEETING March 8, 2007 RE: 9350 and 9420 SW Lehmann Street, Proposed Subdivision Dear Interested Party: DL Design Group Inc. represents the proposed developer of the properties at 9350 and 9420 SW Lehmann Street in Tigard,OR. These properties are located east of SW Greenburg Road, south of SW Hall Blvd., and north of Hwy. 217 on the east side of Washington Square, along the south side of SW Lehmann Street. The developer is proposing an 8-lot subdivision with single- family detached homes at this location and a 20-ft. wide paved private access connecting to SW Lehmann Street. Improvements will include underground utility services, addition of curb, sidewalk and street trees along roadways, landscaping and related site improvements (refer to enclosed preliminary site plan). Prior to applying to the City of Tigard for the necessary land use approvals, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Day I Date: Thursday, March 22, 2007 Location: Tigard City Hall; Red Rock Creek Conference Room Address: 13125 SW Hall Blvd., Tigard, OR 97223 Telephone: City Hall, 503-639-4171 Time: 6:00 —7:00 p.m. Please note 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 contact me at (503) 225-1679 or by e-mail at ran @dleng.net if you have any questions. Sincerely, Ran Leonard DL Design Group Inc. Attachments: Project Vicinity Map & Tax Lot Map Tentative Site Plan Neighborhood Mtg. Location Map Neighborhood Mtg. 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' c....,''C.'200 MnPOL,.2 in,:. t?200,14l0.1C VICINITY MAP . . . . . . . i . .11%1 I . . ' L40 I • VC:k4..\ ,.4 ' Be' 6 87.7 118.3; .' 00' • , i.tili A ii Ei • LEHMANN . .. • _ __..... _ 95.15 ,s -----r.r•-• 06.15 190_3 - , . . 3302 '7 3301 3200 ' ---— i c . .30 Ac c-) ,,'.z .3.2 AC .39 AC 7 :: 47. • - _ iwwrm■■................., _ .• . -6'.• .. NO' . LINE DAVID C.GRAHAM DLC 52 Zis •- • • - -.•4,,,,,77.1 ,... e k 1 • 9350 and 9420 SW Lehmann Street, Tax Lots 3301 and 3200 NEIGHBORHOOD MEETING INFORMATION As part of the development review process for most land use applications,the City of Tigard -: _ requires that developers hold a neighborhood meeting to notify and discuss with property • owners in the area, their proposed development. Below are some frequently asked questions c _ about the neighborhood meeting process. WHAT IS THE PURPOSE OF THIS NEIGHBORHOOD MEETING? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. WHAT HAPPENS Al,1'ER THE NEIGHBORHOOD MEETING? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete,the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made.. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. WHAT IF THE PROPOSAL PRESENTED AT THE NEIGHBORHOOD MEETING IS NOT WHAT IS ACTUALLY SUBMTl-1'ED? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is significantly different,a new neighborhood meeting would be required as determined by staff. HOW DO I KNOW WHAT ISSUES ARE VALID? A decision is reviewed based on compliance with the Tigard Development Code. Review the city s development code to familiarize yourself with what is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard City Library, on the City's web site at www.ci.tigard.or.us, or a copy may be purchased at the Community Development Services counter. You may also contact city planning staff and ask what the standards are for a specific issue. Be prepared, however, that you may not LIKE all the standards,but at least you know what they are. If a development meets the code standards,it can proceed. For your assistance, attached is a list compiled of helpful questions to ask that may assist you in determining your position on a particular proposal. QUESTIONS TO ASK OF TYPICAL NEIGHBORHOOD q CONCERNS, TO MAKE SURE YOUR CONCERNS ARE ' , CONSIDERED �' ,,, ,, The following is a list of questions intended to aid you in formulating your own questions for T �� g q Y gY q ':',17. -L_- .. I proposed development in your area Feel free to ask more or alter the questions to address your -.& � »,:.; r own unique concerns and interests. PROCESS / What applications are you (the developer) applying for? When do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? 1 Will the decision on the application be made by City Staff,Hearings Officer,Planning Commission or City Council? How long is the.process? (timing) / At what point in the process are citizens given notice and the opportunity to provide input? / Has a pre-application conference been held with City of Tigard staff? • Have any preliminary requirements been addressed or have any critical issues been identified? • What city planner did you speak with regarding this project? (This person is generally the planner assigned to the land use case and the one to contact for additional information). STREETS / Will there be a traffic study done? What is the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? / What street improvements (including sidewalks) are.proposed? What connections to existing streets are proposed? 1 Are streets proposed to be public or private? What are the proposed street and sidewalk widths? / What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY / What is the current zoning? What uses are allowed under this zoning? Will there be a re-zone requested by the developer? If yes,to what zone? / How many units are proposed for the development and what is the minimum and maximum number of units allowed in the zone? DRAINAGE AND WATER QUALITY / What is your erosion control and drainage plan? What is the natural slope of the property? What are the grading plans? 1 Is there a water quality facility planned within the development and where will it be located? Who will own and maintain the facility? TREES AND LANDSCAPING / What are the tree removal plans and what is proposed to mitigate for trees removed? / What are the landscaping plans? What buffering or fencing is required and/or proposed? ADDITIONAL INFORMATION / How do I request more information or a follow-up meeting from/with the applicant? e\cumin\mast=\neighborhood meetings\neighborhood meeting infotmation_questions.doc • li I L 4 ' ,,,,,„7,,,,,027:.,-,41%.,,,,i9.......-:,-cv 44'''' t � may, �_ i of FLE ST . . . • }, I Msk • ' 1! ?v i ip ��Y'9 , _ ka: k• Ba ii s a k % 0 Zx a y�y,.�. N.-4 �. • �,rr 17:utei'l�luil�ut��. • li i 134 h11 cv y, ---sv,� y.�,�':�:u:_... -:; l � Ri ' ll I t 0 . MEETING --1,111 Lr +;. #b Y Jill i Neighborhood Meeting for Lehmann Street Subdivision: Tigard City Hall; Red Rock Creek Conference Room 13125 SW Hall Blvd. Tigard, OR 97223 Date: Thursday, March 22, 2007 Time: 6:00 — 7:00 p.m. vie Maxson I 1 1 I TAX LOT 1004 I TAX LOT 1003 I I TAX LOT 1002 I 1 I 1 I I l- - - - 1 - - I I - - LEHMANN STREET 41.60' { 43.00' 21.00' 43.00' I 41.60' TAX LOT 3302. 9420 sW I-I 3301 . TAX L ! 200 LOT 1 1 LOT 2 LOT 318 1 LOT 4 f °o 1 3681 SF ' 3478 SF I 3478 SF ' 3681 SF 1 ''Snz 1 \ I I 0 ar .RS, /R6p. --la o-'— 1 y —a.of- — � 33.55' — — ° L 33.55'--!pp N ( 123.00' ��� I h —115.00'— —15.00'L 0 ' LOT 8 ik LOT 7 LOT 6 1 LOT 5 I 3955 SF I 3466 SF ',7iI 3466 SF 3955 SF ,c:0 \ ' I 1 1 N _ _ _ _____ _ _ I SCALE.• 1"=40' I 48. 6' ! ( 46.54 1 46.50' I 48.46' I 7 I ; 1 I 1 I 40 20 70 0 40 1 I I I 1 I r I I i I I I 8 LOT SUBDIVISION WASHINGTON COUNTY, OREGON SITE PLAN Project No. EIP001 Date: 02/27/07 Scale: 1"=4-0' Drawn By RJB NEIGHBORHOOD MEETING AGENDA March 22, 2007; 6:00 — 7:00 p.m. PROJECT: Lehmann Street Subdivision, 8-lot residential development Located east of SW Greenburg Rd. and south of SW H all Blvd. MEETING: Tigard City Hall; Red Rock Creek Conference Room 13125 SW Hall Blvd., Tigard, OR 97223 I. Sign-In, Welcome and Opening Remarks II. Neighbor Introductions III. Introduction of CPO Volunteer; Comments IV. Review of Neighborhood Meeting Information V. Read Statement of Purpose; Discuss Neighborhood Participation VI. Distribution of Handouts VII. Discussion of Project and PUD Development Concept Engineering Design - Land Use, Access, Utilities VIII. Alternative Development Options and Consequences IX. Summary and Conclusions X. Open Forum - Question and Answer Period Xl. Closing Comments • PROJECT INFORMATION Project Name: Lehmann Street Subdivision (designated name to be selected later) Proposed Action: Subdivide property for construction of 8 single-family detached residences (A permitted use category within zoning district) Tax Lots: Map 1N 1 26DC, Tax Lots 3301 and 3200 Site Area: 0.38 acres, each lot(total, approx. 33,106 sq. ft.) Site Location: South side of SW Lehmann Street, east of SW Greenburg Road and south of SW Hall Blvd. near Washington Square Mall Site Addresses: 9350 and 9420 SW Lehmann Street, Tigard OR 97223 Land Use District: R-12 Zoning District, Medium-density residential Neighborhood: CPO 4M Metzger Approval Criteria: City of Tigard, Title 18: Community Development Code Public Right-of-Way Min. allocation, 20% of gross acreage = 0.076 acres x 2 lots, or 6,621 sq. ft. Parking Requirement Min. 1 (one) off-street space per dwelling unit Zoning Density: Min. lot size 3,050 sq. ft.; max. density = 8.68 units, min. density = 6.95 units (based on 33,106 sq. ft. for the 2 lots, 20% dedication for public right-of-way) (Note: does not include private street area) Sensitive Features None identified (no wetlands, floodplains, or special areas of consideration) Applicant: Empire Investment Properties, LLC Applicant's Gary Darling, P.E.; Ran Leonard Representative: DL Design Group Inc. 9045 SW Barbur Blvd., Suite 101 Portland, OR 97219-4036 Tel. 503-430-7383 Fax 503-430-7377 E-mails: Gary, gid @dleng.net; Ran, ran @dleng.net City Contact: Emily Eng, Asst. Planner Community Development, Planning Division 13125 SW Hall Blvd. Tigard OR 97223 Tel. 503-718-2712 / 503-639-4171 E-mail: emily @tigard-or.gov • f3raaIey Corns g s � k. I Sw Cla rdgr.Dr ry u� , a 2 SW hapevd.. ` - : _trt}wn odd N .511..yalle�rd T nI hr village : �aW..&y ers St a N Sw gr�rtlers St• d r _ ' Sw tmna Ct• $C a k N Srsi ` rk ,S- (.c> Sw ma pia Ct �x+ y S h C Sw Oak way S. ` , d�A4c' of I ISOC riESr r1 . h czco7M;Is1O.wtIRS. r�zoc�t+ry . VICINITY MAP 7 4• • ;x'o,A\;- e7.7 �19.s 98 LEHMANN 05.15 96.15 190.3 ' o n • 3302 3301 3200 >...:.: .30 AC 6 A. .39 AC 38 AC 7 47. c a NO LINE DAVID C. wRAI1AM DLC u2 $9�; loam, 10 ,,,-, t!,,\c't7Ns'il:D A. 9350 and 9420 SW Lehmann Street, Tax Lots 3301 and 3200 • PROJECT INFORMATION Project Name: Lehmann Street Subdivision (designated name to be selected later) Proposed Action: Subdivide property for construction of 8 single-family detached residences (A permitted use category within zoning district) Tax Lots: Map 1N 1 26DC, Tax Lots 3301 and 3200 Site Area: 0.38 acres, each lot (total, approx. 33,106 sq. ft.) Site Location: South side of SW Lehmann Street, east of SW Greenburg Road and south of SW Hall Blvd. near Washington Square Mall Site Addresses: 9350 and 9420 SW Lehmann Street, Tigard OR 97223 Land Use District: R-12 Zoning District, Medium-density residential Neighborhood: CPO 4M Metzger Approval Criteria: City of Tigard, Title 18: Community Development Code Public Right-of-Way Min. allocation, 20% of gross acreage = 0.076 acres x 2 lots, or 6,621 sq. ft. Parking Requirement Min. 1 (one) off-street space per dwelling unit Zoning Density: Min. lot size 3,050 sq. ft.; max. density = 8.68 units, min. density = 6.95 units (based on 33,106 sq. ft. for the 2 lots, 20% dedication for public right-of-way) (Note: does not include private street area) Sensitive Features None identified (no wetlands, floodplains, or special areas of consideration) Applicant: Empire Investment Properties, LLC Applicant's Gary Darling, P.E.; Ran Leonard Representative: DL Design Group Inc. 9045 SW Barbur Blvd., Suite 101 Portland, OR 97219-4036 Tel. 503-430-7383 Fax 503-430-7377 E-mails: Gary, gid @dleng.net; Ran, ran @dleng.net City Contact: Emily Eng, Asst. Planner Community Development, Planning Division 13125 SW Hall Blvd. Tigard OR 97223 Tel. 503-718-2712 / 503-639-4171 E-mail: emily @tigard-or.gov I I TAX LOT 1004 TAX LOT 1003 TAX LOT 1002 t LEHMANN STREET - '40.00' I 44.60' 21.00' 44.60' I 40.00'---I TAX L T 3301 TAX LOT 3302 9420 SW MANN ST. TAX LOT 2o0 LOT 1 1 LOT 2 LOT 3 01 LOT 4 o I 3,579 SF 3,563 SF I 3,563 SF 3,579 SF 1 4)'o 6, •,rs, v°13. I _ y I `i 33.563 ' — 6.38' li 1 i 33.55' i123.00' T- , --I15.0 '— —15.001— LOT 8 1 LOT 7 LOT 6 1 LOT 5 - a 3955 SF I 3466 SF ; I 3466 SF I 3955 SF f I \ ^ I co; N [„..............._i ....._ SCALE. 1 =40' 1-48-46a I I 46.48'— —46.52' I 48.46'--I { I I 40 20 10 0 40 II l I i # I I I I f i 8 LOT SUBDIVISION WASHINGTON COUNTY, OREGON SITE PLAN Project No. EIP001 Date: 03/08/07 Scale: 1"=40' Drawn By RJB NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: :.DuJ CeA.ias 't Slr -# Li MEETING DATE: Ma vk z 2 2007 PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS CITY, STATE ZIP CODE PHONE # r.)-e--,tyk r ►� Le,,ACerd 045 9 ) r�ur 99 "/o d 3172_19 22,5-/679- s-03 0145-0 ,L-> . QR 1A- 7i c - A4 77213 I-2v 47 a- - 9 cl-r Of) Y� ( �5`� 7-179 Ord " 5,4 D4kE ?r € IUASUNw4A wl-or-Iw-i 4 t,1-1 12 71.10 (X) C-7/7-1,01 t-yri.1,0,6 112 42 S s u eic?Pt 72_ )1 191(._ 7 7 512)-Z i r/ 71 CIA/lsta/Metids- c13s, at) Le,hwv,a.„ T GA 213(0k, cJ7a 23 573, 6.s86 Comments / Inquiries on 9420 SW Lehmann St. Property Date I Name Address/Phone Question I Comments Response NONE RECEIVED VIA TELEPHONE/E-MAIL 4 Neighborhood Meeting Minutes Lehmann Street Subdivision, Tigard Property Location: 9420 SW Lehmann Street, Tigard, OR; Tax lot 1S 1 26DC 03301 Proposal: Develop 8 lots for single-family residences on two adjacent tax lots totaling approx. 0.72 acre in R-12 zoning district Date and Time: Thursday, March 22, 2007 from 6:00-7:00 p.m. Location: Tigard City Hall, Red Rock Creek Conference Room, 13125 SW Hall Blvd., Tigard, OR 97223 Presenters: Gary Darling, P.E. and Ran Leonard, DL Design Group Inc. Opening Remarks: • Meeting agenda, Introduction of attendees ▪ Review of City of Tigard's Neighborhood Meeting Information and "Questions to Ask of Typical Neighborhood Concerns" • Read the required Statement of Purpose(required to be read to attendees at the beginning of a neighborhood meeting). • City of Tigard processing and evaluation of site developments; distribute informational handouts and Landscape/ Site Plan • Brief comments regarding proposed development—new lots,utilities, access, etc. General Overview: • Engineering layout/lot configuration, roadways and access,drainage and detention Questions (in Italics) and Answers • Houses with single garages?No; double-car garages will be constructed. • What direction will homes face?Fencing? All homes will face SW Lehmann Street. A "good neighbor"wood fence about 6 ft. high will be built around the property. • How will garages be accessed for lots #5 and#8?These lots will be provided access off the hammerhead portion of the interior roadway, within the 25-ft required frontage. • There's the potential for 16 more cars[8 lots]. There's another subdivision nearby with 5 lots [10 cars]. More traffic, other developments including the eventual extension of 90`h Av. To Hall Blvd. Cars speed up; concern with additional traffic. Speed bumps are needed, back-up created more traffic by passing Greenburg traffic. It will probably take a larger development than this one to trigger speed bumps and other traffic control devices; not a small, 8-lot subdivision. There may be the possibility for future signals, also. • Would the City put in a speed bump?Traffic is a cumulative problem; we suggest that neighbors direct their request to the City of Tigard. The developer and engineer for this proposal do not have any authority relative to City traffic issues. • Is there proposed landscaping? Yes; landscaping along sidewalks(street trees) will be included. The subdivision will represent an improvement over current conditions. • Will you tear down both homes? The developer intends to remove the house on tax lot 3301,but may move the other(tax lot 3200) as it is a well-built home/ • When will all this start? We plan to submit in a couple weeks for preliminary plat approval. Once the application is submitted the City has 30 days; then turn it back for changes and we assume it will be deemed complete in about 2 months. The City(by state law) has 120 days to issue their 1 • 1 decision but it will likely occur in 60-90 days. Assume about 6 months for final plat approval and development of engineered plans, so we could break ground 8-10 months from now. • What is side yard setback? The required setback is 5 ft. on these lots. Other locations (like Coral Street) may require 10 ft. especially if an easement is included. • What about Storm Drainage? Overall improvements have been made in the area and developers were required to provide improvements. • Does this include improvements on Lehmann Street and any capacity improvements? Evaluation of capacity is part of the City's evaluation. There's a storm sewer connection at the SW corner of the development, allowing others in the future to tie-in if necessary. • There are nice trees in the backyard; will these be removed? We may be able to work with the City to save some trees, and will consider alternate alignments to save key trees. • I would especially like to keep trees for privacy reasons, especially adjacent to Lot #8 (neighbor's backyard). You may also consider erecting a privacy fence or another similar screening device; also perhaps plant some fast-growing trees also. Usually the kind of houses planned for the site do not have windows on the sides of the buildings, which will also provide some additional privacy. Meeting concluded at 7:00 p.m. 2 Arbor , &F Report • 1110' ARBORIST REPORT Subject: Tree Plan Address of the Report: 9350 & 9420 SW Lehman Tigard, Oregon Date of the Report: June 14, 2007 Report Submitted To: Planning Department City of Tigard The Tree Plan for the development of the parcel at 9350 & 9420 SW Lehman is as follows: • The identification and location and size of all existing trees including those designated as significant are shown in the attached "Tree Assessment" and attached plan "Tree Plan Protection & Mitigation". Trees to be removed may also be found here. • The program to save existing trees will be accomplished by placing Tree Protection Fences around all trees to be protected and by requiring an International Society of Arboriculture aborist to supervise all work within Tree Protection Zones and all work within Tree Protection Fences. Details of the protection measures can be found in the attached checklist"Tree Protection Plan". All items in the check list apply to this project. • Seven Significant Trees have been proposed for removal. Mitigation details can be found in the attached "Mitigation Plan". • The tree protection program for trees during and after construction has been addressed with the attached check list titled "Tree Protection Plan". • There is no evidence of recent tree removals on site during the past year. Any subsequent tree removals will conform to City of Tigard Ordinance 18.790. Respectfully, Kay Kinyon Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, Lic #PN-0409 • • MITIGATION PLAN 9350 & 9420 SW Lehman St. Tree inventory for the site includes 26 trees. Twenty five trees are on site one is a boundary tree. Fifteen of the 25 site trees are of significant size (12 inches in diameter or larger). The Developer is proposing to remove 7 of 15 significant trees from this site. Mitigation will pursue 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. Proposed mitigation trees will be minimum 2 inch caliper deciduous trees or minimum 6 foot tall evergreen trees. All mitigation trees will be planted on site. See drawing "Tree Plan Protection & Mitigation" for tentative planting locations. 46% or 158 diameter inches of the 15 significant trees will be removed. (66% X 158=104 diameter inches to be mitigated.) Seventeen 2" diameter trees are proposed for on site mitigation. Since on site mitigation is limited to not more than one tree in each front yard and two spaced at least 20 feet apart in backyards only 17 trees can be mitigated on site. The 17 two inch diameter trees yield 34 diameter inches. That leaves a balance of 70 diameter inches to be mitigated by other means. TREE ASSESSMENT INCLUDING SIGINIFICANT & REMOVALS Name: Taylor Location: 9350&9420 SW Lehman Date: 4/13/2007 • NO. COMMON NAME BOTANICAL NAME I DBH CONDITION, COMMENTS I SIGNIFICANT REMOVE 1 Japanese Maple Acer palmatum 12 Good 3 stems 7,6,7. Yes Yes 2 Douglas Fir Pseudotsuga menziesii 19 Fair Off property. 3 Sycamore Maple Acer pseudoplatanus 10 Good No • 4 Plum Prunus sp. 8 Poor Inclusions. No 5 European White Birch Betula pendula 11 Fair No 6 European White Birch Betula pendula 9 Good No 7 European White Birch Betula pendula 9 Good No 8 European White Birch Betula pendula 11 Good No 9 Pacific Madrone Arbutus menziesii 6 Fair No 10 Norway Maple Acer platanoides 10 Good No 11 Fruiting Cherry Prunus sp. 14 Fair 2 stems 10_,9. Yes 12 Colorado Blue Spruce Picea pungens var. glauca 19 Good Yes Yes 13 Sycamore Maple Acer pseudoplatanus 13 Fair Yes 14 European White Birch Betula pendula 16 Good Yes Yes 15 European White Birch Betula pendula 16 Good Yes Yes 16 Grand Fir Abies grandis 34 Good Yes Yes 17 Colorado Blue Spruce Picea pungens var. glauca 19 Fair Yes 18 Sweet Cherry Prunus avium 13 Fair Yes 19 Port Orford Cedar Chamaecyparis lawsoniana 20 Fair 4 stems 14,9,9,6. Yes • 20 Colorado Blue Spruce Picea pungens var. glauca 24 Good Yes 21 Colorado Blue Spruce Picea pungens var. glauca 32 Good Yes Yes 22 Bigleaf Maple Acer macrophyllum 22 Fair Yes 23 Colorado Blue Spruce Picea pungens var. glauca 29 Fair Yes Yes 24 English Hawthorne Craetagus monogyna 11 Fair 25 Portugese Laurelcherry Prunus lusitanica 12 Fair Yes 26 Black Walnut Juglans nigra 23 Fair 2 stems 16.17. Appears to be off property. TOTALS 15 7 TREE REMOVALS No Common Name Specie DBH Condition Comments Significant Remove Significant Removal 1 Japanese Maple Acer palmatum 12 Good 3 stems: 716,7 X(12) X X(12) 2 Douglas Fir Pseudotsuqa menziesii opFair Off property 3 Sycamore Maple Acer pseudoplatanus 10 Good 4 Plum Prunus 8 Poor Inclusions X 5 European White Birch Betula pendula 11 Fair X 6 European White Birch Betula pendula 9 Good 7 European White Birch Betula pendula 9 Good 8 European White Birch Betula pendula 11 Good 9 Pacific Madrone Arbutus menziesii 6 Fair 10 Norway Maple Acer platanoides 10 Good 11 Fruiting Cherry Prunus 14 Fair 2 stems: 10,9 X(14) 12 Colorado Blue Spruce Picea pungens var. - 19 Good X(19) NW X(19) 13 Sycamore Maple Acer pseudoplatanus 13 Fair X(13) 14 European White Birch Betula pendula 16 Good X(16) fig X(16) 15 European White Birch Betula pendula if 16 Good X(16) dP x(16) 16 Grand Fir Abies qrandis 34 Good X(34) 'r► X(34) 17 Colorado Blue Spruce Picea pungens var. la 19 Fair X(19) 18 Sweet Cherry Prunus avium 0 13 Fair X(13) 19 Port Orford Cedar Chamaecyparis ig 20 Fair 4 stems: 14,9,9,6 X(20) 20 Colorado Blue Spruce Picea pungens var. # 24‘Good X(24) 21 Colorado Blue Spruce Picea pungens var. . ft 32 Good X(32) AP X(32) 22 Big Leaf Maple Acer macrophyllum it 22 Fair X(22) 23 Colorado Blue Spruce Picea pungens var. k f lir 29 Fair X(29) Jill X(29) 24 English Hawthorne Craetaqus monoqyna _ 11_Fair _ x TOTALS X(283) 10 7(158) • • • • J I \ 1 \ I \ I I SW. LEHMANN STREET(COUNTY RAM NO. 850 —.-. J Ot4i aD611w.CiAdll?.1:._�!. -1 Gild 9A9Y,I/b•,dp - 2 . 15 41111Ali(�� / _A . . _ :_ w1� y ,, Mitigation ' 23 Tree OHM N£r AND P P "litigation i e° `� 14 I Tree \ \ ' T 1 LIT`' LET 3 ' L� : \ I 1 d-,- i isiil: t Jr Alit reireo LT ss '---. : tqL‘iiii W6-7=12 igirilhhiW 1%F Grading % ii%ifv'L-�I�M∎Ab-� // I Ire 1 ? e �p % I. his/ 1 I removal i} • require % 1 1117H MO HAGS I Tree I LOT 8 , LOT r .� • .� �;c! gT 5 ' I ' Protection \\\\��; Fence i ,.� �\ �"`� Sewer installs ion shall be supervised by I.S.A abo 1st. 18 :.X Ni -�;` Work nay re ire hand digging hnd tunnelling. \ `\ \ . E,,,..�\.\`�.;, ,`. 111111 1 A /G-U ri A. \�w _ ,..L..-1:1 —— - I _ 8 1 '5 LEGEND x O i Note: '1 Any work done within Tree Protection Zones l.. 1 av' io• 0 20' or within Tree Protection Fences shall be ����N i �� supervised by an I.S.A. certified orborist. i scud r-=20' Tree to be Removed Trees shown without Tree Protection • • Zone are under 6- DBH or trees to Mitigation Tree be removed. 1 Tree Protection Zone I It is the intent of these plans to provide tree protection for street construction, site grading Tree Impact Zone and utility installation. Structures developed on individual lots will require seperate Tree Tree Protection Fence i Protection Plans. i I 1 I 1 I • Tree Protection Plan REVISED 7/27/05 SITE ADDRESS Follow the below listed instructions in order to provide the proper protection before, during and after construction for tree # I. Before Construction: App. Non-App. XI ❑ a. Identify and number the trees to be protected, verify by mapping and/or tagging and note their size in D.B.H. (Diameter at Breast Height), variety, health and structural conditions, review plans. Ill ❑ b. Check with local government agencies for tree protection ordinances. E ❑ c. Remove any low limbs that may be in the way of construction equipment, and prune as needed to adhere NAA standards. • ❑ d. Leave a protective covering on the soil, i.e., existing groundcover or mulch. El ❑ e. Notify all other contractors that these trees are to be saved and protected. 1 ❑ f. Install a temporary 6' high metal no-climb fence to protect the trees and their root systems. Install tree protection sign on fence. Posts located 10' on center as a general rule. For every inch in diameter of the trunk (D.B.H.) allow up to 1 foot of radius from the trunk as the protected area. (Example: 24" D.B.H. = 24' radius of protected root system.) Ideally, we need to protect more than the drip zone. The drip zone into the trunk is the support roots that hold the tree up. The roots from that drip zone out provide nutrition, water and oxygen. Try to avoid loss of more than 30% of root on any one side. This allows some encroachment within the drip line. This should be determined on a case by case site conditions reviewed. (SEE ENCLOSED SITE PLAN) IXI ❑ g. Identify any insect or disease problems that may require treatment. IC ❑ h. Engineer and design proposed structures and construction to avoid root loss. Bridge type foundations can save major roots. • ❑ i. Design landscape islands and planting areas large enough to accommodate trees at maturity. IC ❑ j. Plant the right tree in the right place. Avoid future conflicts with buildings and utilities. x1 ❑ k. Have an experienced Arborist review landscape plan to assure the right tree is planted in the right place and proposed changes don't kill retained mature trees. • ❑ I. Consider tree removals adjacent to trees to be saved for wind related stability concerns. App. Non-App. • • X ❑ m. Check for past and proposed grade and drainage changes, consider the effects. x ❑ n. Check trees for stability. )� ❑ o. Remove all trees that would not survive the effects of change. Remove all hazardous trees. XI ❑ p. Minimize environmental changes. II. During Construction: XI ❑ a. Keep equipment off of the root system to avoid compaction. X ❑ b. Keep equipment away from structure to prevent damage to trunk and limbs. XI ❑ c. Don't allow chemicals to be dumped on the ground near the tree, i.e., gasoline, diesel, paint, herbicide, cleaner, thinners, etc. XI ❑ d. Provide means of temporary irrigation if the project runs through the summer. • ❑ e. If roots or limbs are cut or damaged, have them inspected by an ISA Certified Arborist and repaired or treated according to his/her recommendations. X ❑ f. Protect the trees from excessive heat, i.e., equipment, paving and/or burning. $1 ❑ g. Avoid trenching through the root systems, boring under them or hand digging can save roots. XI ❑ h. Contact the ISA Certified Arborist familiar with the site prior to and during any activity within the drip zone or tree protection fencing for consultation. III. After Construction: • ❑ a. Carefully landscape the area under the tree, being careful of the roots and structure. Use plantings that will live under the same conditions as that of the tree. XI ❑ b. Provide insect and disease control, fertilization and pruning as needed or adhere to long-term protection plan if provided. Xi ❑ c. Avoid direct irrigation spraying onto the trunk. The amount of irrigation needed to keep new plantings alive can often be enough to kill mature trees. X. ❑ d. Do not cover existing root systems with more than 2" of soil. The more soil you add, the greater the chances of damaging the root system. XI ❑ e. Provide irrigation and/or drainage to emulate pre-construction conditions. NOTE: This tree protection plan identifies construction protection measures to prevent unwarranted tree loss. The identified measures limit the amount of earth disturbance surrounding the trees, and limit the removal of the tree's root systems. Due to the variation of every project, it is unlikely all of the above identified measures can be practicably applied to each individual tree; nor is it likely each measure is necessary to retain each tree. Prior to the beginning of construction a meeting between a certified arborist and the necessary contractors will be held to determine the appropriate level of protection for each tree, in relation to what work needs to be completed in the tree's vicinity. On site supervision by a certified arborist will be determined and supplied as necessary. \, J&+ev Quaiifj- Re ?ov+ • ;EIVEL DESIGN GROUP INC. iv1r+( 0 1 2007 CI Y 1_;r i BARD PI ANNINC .!'t'MEERING Drainage Report LEHMANN STREET SUBDIVISION City of Tigard, Oregon Prepared for: EMPIRE INVESTMENT PROPERTIES,LLC PO Box 1861 Lake Oswego, OR 97035 Prepared By: Khoi Le DL Design Group Inc. 9045 SW Barbur Blvd., Suite 101 Portland,Oregon 97219 PROF/- 19160 "r 9 C y 15. • G 4 - D�R�\ EXPIRES 12-31-07 April 23rd,2007 Project No:E1P001 9045 SW Barbur Boulevard, Suite 101 • Portland, Oregon 97219 • Phone: 503.225.1679 • Fax: 503.246.2094 • • I. PROJECT DESCRIPTION 3 Figure 1: Vicinity Map 3 H. EXISTING CONDITIONS 3 Figure 2: Pre-Developed Basin Map 4 III. SOIL INFORMATION 5 Figure 3: Washington County Soil Map 5 IV. PROPOSED DRAINAGE 5 Figure 4: Post-Developed Basin Map 6 V. HYDROLOGIC ANALYSIS 6 VI. RUN-OFF SUPPPORT INFORMATION AND ANALYSIS 7 1. Impervious and Pervious Sun face Areas 7 Table 1: Pervious and Impervious Area 7 2. Curve Numbers 7 Table 2: Curve Number 8 3. Time of Concentration 8 Table 3: Time of Concentration 8 4. Peak Discharge and Volume 8 Table 4: Peak Flow Rates 8 Table 5: Peak Volumes 9 VII. WATER QUALITY 9 Table 6: Water Quality Treatment Facility Designed and Required Parameters 9 Per our calculations,we propose to use the Contech Stormwater Management Storm Filter Manhole with 2 cartridges. 9 VIII. WATER QUANITY AND DETENTION 9 Table 11: Pre-Developed Condition Flow vs. Out Flow 9 Table 12: Orifice Diameters and Elevations at the Flow Control Structure 9 IX. STORM CONVEYANCE CAPACITY CHECK 10 Table 13: Storm Conveyance Capacity Check 10 APPENDIX A 11 SOIL INFORMATION 11 Table 14: Soil Hydrologic Group 14 Table 15: Manning Numbers 15 Table 16: Curve Numbers 16 APPENDIX B 17 SUPPORT INFORMATION 17 AND CALCULATIONS 17 Table 17: 25-Year Storm Event Post Development Flow and Hydrograph 18 Table 18: 25-Year Storm Event Pre Development Flow and Hydrograph 19 Table 19: 25-Year Storm Event Pre Development Time of Concentration 20 Table 20: 10-Year Storm Event Pre Development Time of Concentration 20 Table 21: 2-Year Storm Event Pre Development Time of Concentration 20 Table 22: Water Quality Flow 21 Table 23: Water Quality Cartridge Calculations 21 Table 25: Level Pool 22 Table 26: Stage Discharge 22 Table 27: Stage Storage 23 2 I. PROJECT DESCRIPTION This project is a development of 8-lot residential subdivision on a 0.77 acre combined of two properties located at 9450 and 9420 SW Lehmann Street in Tigard, Oregon. The property can also be located by the Washington County Map under the following information: 1 S 126DC03302 and 1 S 126DC03301. For exact location, see vicinity map below. The development proposes to construct a total of 8 detached single family-homes and a private road as well as improving the frontage of the project site along SW Lehmann Street. ff .. �`tga ..`". I .J Red Tat . �. './' t 1 , �,,`.,,/Progress Waif .,„....-" o j \ ` '} N � � V Comae it f - 'A � X u i q, ", /' — SW g on►ar r U t ... a . . 1 ' ,` Ii4# s, a -t P i • 0 • site where the low point is located with an average slope equal to 5.91 percent. For more details on the conditions of the site please refer to the existing condition map below. i— --1— I , 1 b f000 — ; - -Z 1 ..,.r._ ,',.•",_2-E —t — _•- —, g t 1 .i.. i ..- .•• • 1.,!:-'..,.,:.:./..: t 1.f.: ?.....f::,.., ,,,;.;;; ::-.(-- , :.,..,...}.,,,....:.:.,. -.. ! 6 'ar&■ 1 ■ .... BOOK 617, PACE 525. W C.D.R S. 4 %••••1 4* DOCUMENT Nc7."",_-1' DOCUMENT NO. 94-011668. I 79-0012.3. WC.D.R. -".• t1.1 ■1•'" 0 , 1 ..* ii * , II . S. J . 7 -- II I '0 b I I i q I I I I 4 .. ... 4. . DOCUMENT NO. 2000-092274, W C.D.R. i I c F...:1-...I I I I I I I I I I I I I I I I • : 1 I : I 41 I I 1 1 • il I i I! i i 14 I I I Figure 2: Pre-Developed Basin Map 4 III. SOIL INFORMATION According to the Soil Survey of Washington County,the soil on this site belongs to two different types in the Woodburn Series. The first soil type is the Woodburn Silt Loam (45A). The second soil type is also the Woodburn Silt Loam(45B). The Hydorlogic Soil of Group for the Woodburn Series is classified under group C. The runoff for this soil is described as being slow and light for erosion hazard. For more descriptive information on the soil, see soil information in Appendix B. 1111 ' ae- 4011 • r - • Y�s • y. E w s r t Figure 3: Washington County Soil Map IV. PROPOSED DRAINAGE The proposed storm system is shown in Post Development Basin Map below. The developers propose to construct a storm system along the private street consist of detention pipe for detention purpose and an infiltration vault for run-off treatment. After being treated in the vault, run-off is being discharged in to an existing manhole located near by the Southeast corner of the development site. 5 ' ^ �N�` ��� , . ���y ���� • _ --__---__-- __'--_____—____ / \ � / \ � — \~ ~�1 " \ / ` _____— — ^ ~~~ ~1 —---- —_---- �' ~ — a '-- w--7'� . . . � - - ` � + . ` -- / ------------ | \ ' / . . / | / I I' | � � / . / / LOT 1 |' �LOT 2 ] LOT 3 |/ LOT 4 i I / / / � / - . / ' �� — / _� ��� / ' � __---€.= t ____--- | • | � - - — |— , \ | �—' / ' ' LOT B ' LOT 7 LOT 6 LOT 5 ' | | | ' � , / . ' 0 H ' | i ' ' | | / / / | | | \ � ' ' � / � � � / ' . / ' / ' / . ' | / ` / | | . � \ | • | � � � 1 � � ' ' / . � � ' i ' / ' / | � \ I � / '� | | � |/ / ' | 1 ' � ` � / m / ° ' w '| t ' ' ` � | � . q | q . l \ '' I | / | I/ �\� | . / / i / ' . / / ' } / ' / � ! { | i | . �� � . / �_-- � � . / ` . / . . ` . . | | I ' / '.i � | I | | | | � � [ / | i �/ . / ' | | ' ' _ | _____�_________� • | � 1 _-__---__--- � --_-L_'-- Figure 4: Basin Map V. HYDROLOGIC ANALYSIS . 6 Hydrologic analyses for the site have been completed following the SCS, Type IA Hydrograph method, with modeling by the WaterWorks computer program. This program enables the user to develop runoff hydrographs and determine detention requirements under a variety of stage-storage options. Analysis calculations, supporting information, and computer output are contained in Appendix C. Following are our calculation process: • Determine the soil type and classification. • Determine the Curve Numbers. • Calculate Impervious and Pervious areas of the basin area. • Determine flow length and run-off slope. • Determine the Time of Concentrations. • Calculate Peak Flow Rates and Volumes. • Design Water Quality Facility • Perform Downstream Analysis • Determine whether or not Detention Facility is required. VI. RUN-OFF SUPPPORT INFORMATION AND ANALYSIS I. Impervious and Pervious Surface Areas The impervious and pervious surface areas of the pre-development conditions and post development conditions are the actual areas taken from the site plan. Description Pre Developed Site Post Developed Site (acre) (acre) Pervious Surface 0.66 0.38 Impervious Surface 0.11 0.39 Total Basin Area 0.77 0.77 Table 1: Pervious and Impervious Area 2. 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 appropriate for wet antecedent moisture conditions, which is typical of the wet-weather conditions for the area. Curve numbers of 85 and 98 are used for both pre and post development pervious surface and impervious surface,respectively. 7 • • Pre Developed Site Post Developed Site Description CN CN Pervious Surface 85 85 Impervious Surface 98 98 Table 2: Curve Number 3. Time of Concentration Time of concentration is the time for run-off to travel from the hydraulically most distant point of the watershed to the point where the hydrograph is to be calculated. Calculations and calculated time of concentrations are presented in Appendix C. Description Pre Developed Post Developed Site Site Length (ft) 203 Slope (%) 5.91 TOC 2 Storm Event (min) 12.70 5.00 TOC 10 Storm Event (min) 10.80 5.00 TOC 25 Storm Event (min) 10.10 5.00 Table 3: Time of Concentration 4. Peak Discharge and Volume Peak discharge rates for the prescribed rainfall events for pre-developed and post- developed site conditions. The rainfall depths are 24-hour rainfall depths used for the Washington County. Computer model output is contained in Appendix C. Description Pre Developed Post Developed Site Site Q 2 Year Storm Event(cfs) 0.22 0.31 Q 10 Year Storm Event (cfs) 0.38 0.47 Q 25 Year Storm Event (cfs) 0.46 0.55 Table 4: Peak Flow Rates 8 Description Pre Developed Post Developed Volume Site Site Difference Q 2 Year Storm Event(cft) 3,602 4,686 1,084 Q 10 Year Storm Event (cft) 5,812 7,048 1,236 Q 25 Year Storm Event (cft) 6,905 8,194 1,298 Table 5: Peak Volumes VII. WATER QUALITY Description Value Water Quality Flow (cfs) 0.04 Number of Cartridge 2 Table 6: Water Quality Treatment Facility Designed and Required Parameters Per our calculations, we propose to use the Contech Stormwater Management Storm Filter Manhole with 2 cartridges. VIII. WATER QUANITY AND DETENTION Following are the results from our calculations for the Detention Facility design: Pre Developed Discharge Flow(cfs) Condition Flow(cfs) 2 Year Storm Event 0.22 0.22 10 Year Storm Event 0.38 0.38 25 Year Storm Event 0.46 0.46 Table 11: Pre-Developed Condition Flow vs. Out Flow Table 10 in the previous page indicates that the discharge flow rates of the 2, 10, and 25 Year Storm Events of the Post Developed Conditions have been controlled and brought down to match with the 2, 10, and 25 Year Storm Events of the Pre Developed Conditions. Elevation Orifice Diameter (ft) (in) 225.70 2.65 227.10 2.75 227.65 2.20 Table 12: Orifice Diameters and Elevations at the Flow Control Structure The tables above indicate that the discharge flow rates are under control and match the flow rates from the pre-condition development. The flow control facility must have three orifices and set at the elevations indicated in Table 11. 9 • For calculations and support information, please refer to Appendix B. IX. STORM CONVEYANCE CAPACITY CHECK The minimum size of the storm pipe is 12" and the least run-off of storm pipe is equal to 0.005. We use n= 0.013 for our calculations. PIPE BASIN PEAK SLOPE PIPE CAPACITY FULL CULVERT FLOW (%) DIAMETER VELOCITY FULL (CFS) (IN) (CFS) (FPS) P1 PROJECT SITE 0.46 TOTAL FLOWS 0.46 0.50 12 2.52 34.90 18.23% Table 13: Storm Conveyance Capacity Check 10 APPENDIX A SOIL INFORMATION Ii • , • tic; many fine roots; many, fine, tubular It has a profile similar to the one described as representative pores;medium acid(pH 5.6);clear,smooth of the series. boundary.6 to 10 inches thick. Included with this soil in mapping were areas of Amity B1-15 to 23 inches, very dark.grayish-brown (10YR Dayton,and Woodburn soils,which make.up as much as 10 3/2) silt loam, grayish brown (I0YR. 5/2) percent of this mapping unit. dry; moderate, medium, subangular blocky Runoff is medium,and the hazard of erosion is moderate. structure;slightly hard,friable,slightly sticky Capability unit Re-1;wildlife group 2. and slightly plastic;many fine roots;many, 44D-Willamette silt loam,12 to 20 percent slopes. medium, tubular pores; medium acid (pH This moderately steep soil is on side slopes of terrace 6.0);clear,wavy boundary. 7 to 11 inches escarpments. thick. Included with this soil in mapping were areas of Amity, B21t-23 to 32 inches,dark-brown(I0YR 3/3)silty clay Dayton,and Woodburn soils,which make up as much as 10 loam,brown(10YR 5/3)dry moderate,fine percent of this mapping unit. and very fine, subangular blocky structure; Runoff is medium,and the hazard of erosion is moderate. slightly hard, friable, slightly sticky and Capability unit Ille-1;wildlife group 2. slightly plastic; common fine roots; many, medium and fine, tubular pores;few, thin, Woodburn series ( patchy clay films; medium acid (pH 6.0) ; clear,wavy boundary.0 to 13 inches thick. The Woodburn series consists of moderately well-drained B22t-32 to 43 inches, brown {IOYR 4/3) silty clay . soils that formed in old alluvium on low, broad valley loam,brown(IOYR 5/3)dry;weak,coarse, terraces. Slope is 0 to 20 percent.Elevation is 150 to 250 ' • subangular blocky structure; slightly hard, feet.Where these soils are not cultivated,the vegetation is. friable,slightly sticky and plastic;many fine Douglas-fir,Oregon white oak,grasses,and shrubs.Average. roots; mayny, medium, tubular pores;many annual precipitation is 40 to 50 inches, average annual air thin clay films slightlfilms acid(pH 6.2) temperature is 50°to 54°F,and the frost-free period is.165 • gradual, wavy boundary. 0 to 16 mches to 210 days. thick. In a representative profile the surface layer is very dark C.43 to 60 inches,brown(10YR 4/3)silty clay loam, grayish-brown and ldark grayish-brown silt loam and silty�clay pale brown(I OYR 6/3)dry;massive;slightly loam about 30 inches thick. The substratum is dark hard, firm, slightly sticky and plastic; few grayish-brown silt loam about 19 inches thick.The profile is fine roots; many, medium, tubular pores; medium acid throughout many moderately thick clay films in pores; Permeability is slow.Available water capacity is 11 to 13 slightly acid(pH 6.2). inches. Water-supplying capacity is 15 to 20 inches. The A horizon ranges from very dark brown, to dark pp1Ym8 ca p brown and very dark grayish brown, when moist. The Bt Effective rooting lr depth used io it more than a inches. ta le horizon ranges in texture from silty clay loam to heavy silt These soils are used for irrigated vegetable crops,irrigated loam,and it is 25 to 35 percent clay.In places the structure of berries, orchards; small grain, hay, irrigated pasture, the B horizon is moderate or weak,prismatic breaking to recreation homesites,and wildlife habitat. moderate, subangular blocky. The C horizon is medium Representative profile of Woodburn silt loam, 0 to. 3 textured to moderately fine textured and commonly has contrasting strata below a depth of 40 inches. p ercent_slo pet,located in the SW 1/4ATE1/4 section 20,T. 1 R.3 W. 44A-Willamette silt loam,0 to 3 percent slopes. N., This nearly level soil is on broad valley terraces.It has the Ap 0 to 5 inches,very ow grayish-brown dry; 'wea , profile described as representative of the series. silt loam, brown (bloc 5/3) dry; weak,. Included with this soil in mapping were areas of Amity, medium friable, slightly blocky structure;slightly Dayton,and Woodbum soils,which make up as much as 10 hard, friable, slightly sticky and , irregular percent of this mapping unit. many fine roots;common,medium, irre ar Runoff is slow, and the hazard of erosion is slight pores;medium acid(pH 5.8);abrupt,smooth Capability unit I-1;wildlife group 2. boundary.6 to 10 inches thick. 44B-Willamette silt loam,3 to 7 percent slopes.This AI2-5'to 11 inches,very dark a ish-brown{IOYR gently sloping soil is on broad valley terraces, y Included with this soil in mapping were areas of Amity, 3/2)silt loam,brown 0 OYR 5/3)dry;weak, Dayton,and Woodburn soils,which make up as much as 10 medium, subangular blocky structure; percent of this mapping unit slightly hard, friable, slightly sticky and Runoff is slow, and the hazard of erosion is slight. tubular stir;many fine roots;many,very fine, Capability a pability unit Ile-1;wildlife group 2. tubular ppores;medium acid(pH 5,6);clear, 44C-Willamette silt loam,7 to 12 percent slopes. smooth bounda 0 to 8 inches thick. This moderately sloping soil is on broad valley terraces. Blt-1l to e y inches,dark-brown(IOYR 3Y3)silt,laam yellowish brown(1OYR 5/4)dry;moderate fine and very fine, subangular.blocky structure; slightly hard, plastic; many fine roots;many,fine,tubular pores;thick clay films in pores; 12 • medium acid (pH 5.6) ; gradual, smooth Aloha,Amity,Willamette,Helvetia,and Dayton soils,which boundary.0 to 7 inches thick. occupy as much as 15 percent of this mapping,unit B21t-16 to 26 inches,dark-brown(10YR 4/3)silty clay Runoff is slow, and the hazard of erosion is slight loam,light yellowish brown(10YR 6/4))dry; Capability unit Ile-2;wildlife group 2. moderate, fine, and very fine, subangular 45C-Woodburn silt loam,7 to 12 percent slopes. blocky structure; hard, firm, slightly sticky This soil is moderately sloping. and plastic;many fine roots;many,very fine, Included with this soil in mapping were areas of Aloha, tubular pores;thick clay films on peds and in Amity,Willamette,Helvetia,and Dayton soils,which occupy pores;medium acid(pH 5.8);clear,smooth as much as 15 percent of this mapping unit. boundary.7 to 10 inches thick. Runoff is medium,and the hazard of erosion is moderate. B22t-26 to 31 inches,dark-brown(10YR 4/3)silty clay Capability unit Ile-2;wildlife group 2. loam, pale brown.(10YR 6/3)dry;common 45D-Woodburn silt loam,12 to 20 percent slopes. fine,distinct,dark grayish-brown(10YR 4/2) This moderately steep soil is along terrace escarpments. and grayish-brown (2.5YR 5/2) mottles; Included with this soil in mapping were areas of Aloha, weak,medium, and fine, subangular blocky Amity, Willamette, Helvetia , Dayton soils, which structure; hard, firm, slightly sticky and occupy as much as 15 percent o this mapping unit. plastic;few fine roots;many,fine and very Runoff is medium,and the hazard of erosion is moderate. fine,tubular pores;common thick clay films Capability unit file-5;wildlife group 2. in pores and on peds; few, fine, black manganese stains; medium acid(pH-6.0) ; gradual, smooth boundary. 4 to 10 inches thick • B3-31 to 41 inches, dark grayish-brown (10YR 4/3) silty clay loam,pale brown(10YR 6/3)dry, Xerochrepts and Haploxerolls,very steep common, fine, distinct, dark grayish-brown (10YR 4/2) and grayish-brown(2.5YR 512) 46F-Xerochrepts and Haploxerolls, very steep. This . mottles;weak,medium and fine,subangular undifferentiated group is about 45 percent Xerochrepts and blocky structure; hard, firm, slightly sticky about 45 percent Haploxerolls. It occurs as steep to very and slightly plastic; few fine and medium steep escarpments along the small streams that have cut roots; common, fine and very fine tubular deeply into the valley terraces and where the terraces meet pores; few thick clay films in larger pores; the bottom lands and flood plains along major streams and medium acid (pH 6.0) gradual, smooth rivers.These soils are well drained They formed in a mixture boundary.0 to 12 inches thick. of silt,sand,and an accumulation of material that has moved • C-41 to 60 inches,dark grayish-brown(10YR 4/2)silt downslope. The short slopes range from 20 to 60 percent. loam, light brownish gray (10YR.6/2) dry; Elevation is 50 to 450 feet. Vegetation is Douglas-fir, many, distinct, grayish-brown (2.5YR 5/2), Oregon white oak,shrubs,forbs,and grasses. The average dark grayish-brown(IOYR 4/3 ), and dark annual precipitation is 40 to 60 inches, average annual an yellowish-brown (10YR 4/4) mottles; temperature is 50°to 54°F,and the frost-free period is 165 to massive; hard, fine, slightly sticky and 210 days. slightly plastic;few fine roots;very few,fine, Included in mapping were areas of Hillsboro, Quatama, tubular pores;medium acid(pH 6.0). Willamette,and Woodburn soils,which make up as much as The A horizon has moist value of 2 or 3,chroma of 2 or 3; 15 percent of this mapping unit Small seep spots and and hue of 10YR.Dry value is 4 or 5,and chroma is 2 or 3. wet-season springs are also included. Between depths of 10 and 20 inches,moist value and chroma Permeability is moderate to moderately slow. Available range to 4.Distinct mottles are within a depth of 30 inches. water capacity is 10 to 12 inches.Water-supplying capacity The B2 horizon ranges from heavy silt loam to silty clay is 22 to 26 inches.Effective rooting depth is more than 60 loam.Horizons below a depth of 30 inches are firm to very inches. ' fine and are brittle.The solum is slightly acid to medium Runoff is rapid,and the hazard of erosion is severe. acid. These soils are used for pasture,recreation,homesites,and --� 45A-Woodburn silt loam,0 to 3 percent slopes. wildlife habitat.Capability unit VIe;wildlife group 2. This nearly level soil has the profile described as repre- sentative of the series. Xerochrepts-Rock outcrop complex Included with this soil in mapping were areas of Aloha, Amity,Willamette,Helvetia,and Dayton soils,which occupy 47D-Xerochrepts-Rock outcrop complex. This corn-, as much as 15 percent of this mapping unit. Alex is about 50 percent Xerochrepts and 30 percent Rock Runoff is slow, and the hazard of erosion is slight outcrop. It occurs in irregularly shaped areas southeast of _Capability unit Ilw-1;wildlife group 2. Sherwood and is composed of shallow and very shallow soils 4511-Woodburn silt loam,3 to 7 percent slopes. and barren exposures of basalt bedrock. Slope is 5 to.30 This soil is gently sloping. percent.The Xerochrepts formed in a mixture of silt and sand Included with this soil in mapping were areas of too variable to map.Vegetation is low shrubs,Oregon white oak, Douglas-fir, grasses, and forbs. The average annual precipitation is • 13 • • Water Features Washington County,Oregon Water able Folding Flooanp Ma0 synod Hydrologic Surface runoff Month and soil name group Upper IinM Lower limit Surface depth Duration Fr pp pt Frequency Duration Frequency Ft Fl Ft 45k Woodburn C --- January 2.0-3.0 2.53.9 — -- None — None February 2.0-3.0 2.5-3.3 — -- None — None March 2.0-3.0 2.5-3.3 — -- None .- None P.pnl 20.3.0 2.5-3.3 — -- None — None December 20.3.0 2.5-3.3 — -- None -- None 450: Woodburn 4 C — January 2.0-3.0 2.5-3.3 — -- None -- None February 2.0-3.0 2.5-3.3 — -- None -- None March 20-3.0 2.53.3 — -- None -- None upnl 2.0-3.0 2.5-3.3 — — None -- None December 2.0-3.0 2.5-3.3 -- -- None -- None Table 14: Soil Hydroloiic Group 14 • .0 4 • . Table 4-3 MODIFIED CURVE NUMBERS SCS Western Washington Runoff Curve Numbers Runoff curve numbers for selected agricultural, suburban, and urban land use for Type lA rainfall distribution,24 hour storm duration. (Published by SCS in 1982) ,VM€ham C`C_{R'�' ;.N1?\1i3 iS 1 1y11 USE Dl.ti( Ri1'110N ' ...K.:... 131' 11\ I)ROl.0GI( I � ti0II ( RC?I 1',*:" d\ a ;ate ^ ; k..x^neriarc''� k* c,....�.xn xVac "�.x`�' c c A{�a ft a... <: Cultivated land Winter Condition 86 91 94 95 Mountain Open Areas: Low growing brush and grassland. 74 82 89 92 Meadow or pasture: 65 78 85 89 4--- Wood or forest land: Undisturbed 42 64 76 81 Established second growth2 48 68 78 83 Young second growth or brush 55 72 81 86 Orchard: With over crop 81 88 92 94 Open spaces,lawns,parks,golf courses,cemeteries,landscaping Good Condition: Grass cover on>=75%of area 68 80 86 90 Fair Condition: Grass cover on 50-75%of area 77 85 90 92 Gravel Roads and Parking Lots: 76 85 89 91 Dirt Roads and Parking Lots: 72 82 87 89 Impervious surfaces,pavement,roofs,etc. 98 98 98 98 Open water bodies: Lakes,wetlands,ponds,etc. 100 100 100 100 Single Family Residential 3: Dwelling unit/gross acre %Impervious° 1.0 DU/GA 15 1.5 DU/GA 20 2.0 DU/GA 25 2.5 DU/GA 30 3.0 DU/GA 34 Select a separate curve 3.5 DU/GA 38 number for pervious and 4.0 DU/GA 42 impervious portions of the 4.5 DU/GA 46 site or basin. 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 Planned Unit Developments, %impervious.' Select a separate curve condominiums,apartments, number for pervious and commercial businesses& Must be computed impervious portions of the industrial areas3 site or basin. Table 15: Manning Numbers 15 �N�. • ���r Table 4- ' CURVE NUMBERS • 8C8 Western Washington Runoff Curve Numbers Runoff curve numbers for selected agricultural, suburban, and urban land use for Type IA rainfall distribution,24-hour storm duration. (Published by SCS in 1982) Cultivated land) Winter Condition 86 91 94 95 Mountain Open Areas: Low growing brush and grassland. 74 82 89 92 Meadow or pasture: -• 65 78 85 89 Wood or foreSt land: Undisturbed 42 64 76 81 Established second growth2 48 68 78 83 Young second growth or brush 55 72 81 86 Orchard: With over crop 81 88 92 94 Open spaces,lawns,parks,golf courses,cemeteries,landscaping Good Condition: Grass cove ou>~7j%n[area 68 80 86 90 Fair Condition: Grass cover on 50-75%of area 77 85 90 92 Gravel Roads and Parking Lots: 76 85 89 91 Dirt � 72 82 87 89 __- Impervious surfaces,pavement,roofs,etc. 98 98 98 98 Open water bodies: Lakes,wetlands,ponds,etc. 100 100 100 �100_ Single Family Residential : Dwelling unit/gross acre Y6Impcnious 1.0 DU/GA 15 1.5 DU/GA 20 2.0 DU/GA 25 2.5 DU/GA 30 3.0 DU/GA 34 Select a separate curve 3.5 DU/GA 38 number for pervious and 4.0 DO/GA 42 impervious s of the 4.5 DU/GA 46 site or basin. 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 Planned Unit Developments, %bnpocvious' Select a separate curve condominiums,apartments, number for pervious and commercial businesses& Must be computed impervious portions of the industrial areas3 _ sitcvr basin. _ Table 16: Curve Numbers 16 APPENDIX B SUPPORT INFORMATION AND CALCULATIONS 17 • • BASIN ID: 2PST NAME: PST DEV CONDITIONS 2 YR STM SCS METHODOLOGY TOTAL AREA 0.77 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 2.50 inches AREA..: 0.38 Acres 0.39 Acres TIME INTERVAL • 10.00 min CN 85.00 98.00 TC • 5.00 min 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.31 cfs VOL: 0.11 Ac-ft TIME: 490 min BASIN ID: 10PST NAME: PST DEV CONDITIONS 10 YR STM SCS METHODOLOGY TOTAL AREA • 0.77 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 3.45 inches AREA..: 0.38 Acres 0.39 Acres TIME INTERVAL • 10.00 min CN • 85.00 98.00 TC • 5.00 min 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.47 cfs VOL: 0.16 Ac-ft TIME: 500 min BASIN 1D: 25PST NAME: PST DEV CONDITIONS 25 YR STM SCS METHODOLOGY TOTAL AREA 0.77 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION 3.90 inches AREA..: 0.38 Acres 0.39 Acres TIME INTERVAL . 10.00 min CN - 85.00 98.00 TC 5.00 min 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.55 cfs VOL: 0.19 Ac-ft TIME: 500 min Table 17: 25-Year Storm Event Post Develo Intent Flow and 11 drop ra I lx 18 BASIN ID: 10PRE NAME: PRE DEV CONDITIONS 10 YR STM SCS METHODOLOGY TOTAL AREA • 0.77 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPEIA PERV IMP PRECIPITATION 3.45 inches AREA..: 0.66 Acres 0.11 Acres TIME INTERVAL • 10.00 min CN • 85.00 98.00 TC 10.80 min 10.80 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.38 cfs VOL: 0.13 Ac-ft TIME: 500 min BASIN ID: 25PRE NAME: PRE DEV CONDITIONS 25 YR STM SCS METHODOLOGY TOTAL AREA • 0.77 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 3.90 inches AREA..: 0.66 Acres 0.11 Acres TIME INTERVAL • 10.00 min CN • 85.00 98.00 TC • 10.10 min 10.10 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.46 cfs VOL: 0.16 Ac-ft TIME: 500 min BASIN ID: 2PRE NAME: PRE DEV CONDITIONS 2 YR STM SCS METHODOLOGY TOTAL AREA • 0.77 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION 2.50 inches AREA..: 0.66 Acres 0.11 Acres TIME INTERVAL • 10.00 min CN • 85.00 98.00 TC 12.70 min 12.70 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.22 cfs VOL: 0.08 Ac-ft TIME: 510 min Table 18: 25-Year Storm Event Pre Development Flow and Hvdrograph 19 • • Time of Concentration Calculations Project: Job Number: EIP001 _ Pre Development Conditions-25-yr Storm Flow Flow Mannings Length Slope P velocity Segment Tc Accurn.Tc Segment Flow Type n (feet) (ft/ft) (inches) (fps) (minutes) (minutes) 1 Sheet Flow 0.15. 203 0.059 3.9 10.14 10.1 Table 19: 25-Year Storm Event Pre Development Time of Concentration Time of Concentration Calculations Project: Job Number: EIP001 . i _ Pre Development Conditions-10-yr Storm _ -- Flow Flow Mannings Length Slope P velocity Segment Tc Accum.Tc Segment Flow Type n (feet) (ft/ft) (inches) (fps) (minutes) (minutes). 1. 1 Sheet Flow 0.15 203 0.059 3.45 10.78 10.8 . ...i. ---- - - -- -1: 10-Year Storm Event Pre Development Time o Concentration - Time of Concentration Calculations • Project: Job Number: EIP001 • I— Pre Development Conditions-25-yr Storm — — Flow I Flow Mannings Length Slope P velocity Segment Tc Accum.Tc Segment Flow Type n (feet) (ft/ft) (inches) (fps) (minutes) (minutes) 1 Sheet Flow 0.15 203 0.059 3.9 10.14 10.1 Table 21: 2-Year Storm Event Pre Development Time of concentration 20 WATER QUALITY DESIGN - VOLUME Project No.: 'EIP001 Design By: KQL SUMMARY: Q (cfs) _._ 0.04 CWS WQ flow rate 510 WQ Volume A (ac) = 0.390 Effective impervious area only where: WQ Volume = 0.36 (in) x Area (sf)/ [12 (in/ft)] CWS WQ flow rate = WQ Volume (cf) / [14,400 sec] or { CWS WO flow rate = [ 0.36 (in) x Area (sf)/[ 12 (in/ft) (4hr),(60inin/hr) (60sec/min)] Table 22: Water Quality Flow STORMFILTER CAPACITY - SW NEHMANN PROJECT: SALMON CREEK ESTATE PROJECT NO. : EIPOC1 WQ (Q) = 0.04 cfs Number of Cartridges (N) = 1.2 Use 2 cartridges Where N = Q (cfs) x 449 gpm/cfs / 15 gpm/cart One cartridge can treat up to 15 gpm (per manufacture) Table 23: Water Quality Cartridge Calculations 21 • LEVEL POOL TABLE SUMMARY MATCH INFLOW -STO- -DIS- <-PEAK-> OUTFLOW STORAGE DESCRIPTION > (cfs) (cfs) --id- --id- <-STAGE> id (cfs) VOL (cf) 2 YR STORM EVENT 0.22 0.31 PIPE ORIFICE 227.01 1 0.22 188.15 cf 10 YR STORM EVENT 0.38 0.47 PIPE ORIFICE 227.46 2 0.38 324.91 cf .,25 YR STORM EVENT 0.46 0.55 PIPE ORIFICE 227.70 3 0.46 399.97 cf Table 25: Level Fool STAGE DISCHARGE TABLE MULTIPLE ORIFICE ID No. ORIFICE Description: FLOW CONTROL MANHOLE Outlet Elev: 225 .70 Elev: 225 .70 ft Orifice Diameter: 2.6500 in. Elev: 227. 10 ft Orifice 2 Diameter: 2.7500 in. Elev: . 227. 65 ft Orifice 3 Diameter. : 2 .2000 in. STAGE <--'..ISCHARGE---> STAGE <--DISCHARGE---> STAGE . -DISCHARGE---> STAGE <- DISCR RGE-- (ft) ---cfs-- ------- (ft) ---cfs-- ------- (ft) ---cfs-- -----7- (ft) ---cfs-- ----- 225.70 O.O000 226.80 0.1999 227.50 0.E319 225.00 3.7817 225.80 0.06C3 226.90 0-2088 228.40 0.5514 229.10 0.7598 225.90 0.0852 227.00 0.2173 228.10 0.5886 220.20 0.8174 226.00 0.1044 227.10 0.2255 228.25 0.6140 229.30 0.8347 • 226.10 0.1205 227.20 0.2983 229:30 0.6380 229.40 0.9516 226.20 0.1348 227.30 0.3328 226.40 0.6609 229.50 •'.0.8681 226.30 0.1471 227.40 0.3609 228.50 0.0823 229.60 0.88422 226.40 0.1594 227.50 0.3855 228.60 0.7039 229.70 0.5001 • 226.50 0.1705 227.60 0.4072 228.70 C.7243 226.60 J.1808 227.70 0.4578 228.80 0.7440 226.700 0.1906 227.20 0,497 228.40 0.7031 Table 26: Stage Discharge • 22 STAGE STORAGE TABLE UNDERGROUND PIPE ID No. PIPE Description: DETENTION PIPE Diameter.: 3.00 ft. _ Length: 105.00 ft. Slope. . . : 0.0020 ft/ft upstr: dnstr: STAGE <----STORAGE----s STAGE c----STORAGE----> STAGE c----STORAGE STAGE <----STORAGE----> tft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --AC-Ft- 226.00 0.0000 0.0000 226.90 158.11 0.0036 227.80 432.20 0.0099 228.70 681.05 0.0156 226.10 1.8074 0.0000 227.00 196.34 0.0043 227.90 463.19 0.0106 228.80 701.08 0.0161 . 226.20 10.119 0.0002 227.10 215.50 0.0049 223.00 493.76 0.0113 228.90 718.14 0.0165 226.30 22.558 0.0005 227.20 245:42 0.0056 228.10 . 523.74 0.0120 229.00 730.78 0.0168 • 226.40 39.263 0.0009 227.30 275.93 0.0063 228.20 552.99 0.0127 229.10 739.91 0.0170- 226.50 59.030 0.0014 227.40 306.89 0.0070 228.30 581.31 0.0133 229.20 742.20 0.0170 226.60 81.186 0.0019 227.50 333.13 .0.0078 228.40 608.52 0.0140 229.30 742.20 0.0170. 226.70 105.29 0.0024 227.60 369.53 0.0085 228.5^ 634.40 0.0146 226.80 131.02 0.0030 227.7D 400.93 0.0092 220.60 .558.69 0.0151 - Table 27: Stare Storare . 23 IrvlpcLc± Sta." Net44e.v1±- Service Providers • • LEHMANN STREET SUBDIVISION 8-Lot Residential Development IMPACT STUDY Submitted to: City of Tigard, Oregon APRIL 19, 2007 Submitted by: DL Design Group Inc. 9045 SW Barbur Blvd. Suite 101 Portland, OR 97219 (503) 225-1679 • • LEHMANN STREET SUBDIVISION Impact Study Introduction This proposed 8-lot subdivision is located east of the Washington Square Mall between SW Greenburg Road and SW 92nd Avenue on the south side of SW Lehmann Street in Tigard, OR. The project involves two existing adjacent tax lots (1S 1 26DC, 3200 and 3301) at 9350 and 9420 SW Lehmann Street. Property occurs in an R-12 residential zone, totaling approx. 0.76 acres. Adjacent properties are also zoned R-12 with primarily single-family homes comprising the principal housing type. The proposed project would provide lots for eight new detached single-family homes. Four lots would front on SW Lehmann Street and the remaining four lots would have frontage on a new 20-ft.- wide paved private street. The property is presently occupied by two single-family residences, one constructed in 1957 and the other in 1961. Preliminary investigation and onsite inspection indicates that no wetlands or designated wet areas, including watercourses or sensitive habitat, exist on or near the property. This has been initially confirmed by correspondence received from CleanWater Services. Utility services are available to the site, and existing services would be extended and/or enhanced to serve the property. Tigard Pre-Application Conference notes dated March 16, 2007 require that Code section 18.390.040, Paragraph B(2)(e)for Type II evaluation be addressed to quantify the effect of the development on public facilities and services. This relates to providing improvements necessary to meet City standards and to minimize development impacts on public facilities, the public at large, and affected private property users. Support Facility Requirements The proposed eight new residences will utilize City services to serve the subdivision. Local services will include use of surrounding roadways, community services (schools, transportation, and fire & emergency needs), and public utilities. Assuming an average occupancy of 4 individuals per residence, this development would equate to 32 persons at the location. It may also be assumed that perhaps one-fourth of the new occupants already reside within the community, so the net impact would be estimated at about 24 new residents. The impact of 24 persons on community services is not considered to pose a significant impact on local resources. Some of these individuals are anticipated to utilize schools and recreation facilities; however, concurrently residents would contribute support through taxes and user fees or assessments (in addition to development-related fees) to offset these impacts. Overall impacts to such services would be balanced by funds collected through in-place means including taxes and payments. Construction may involve short-term impacts within the immediate vicinity only, and these would be addressed through conformance to City regulations. Any temporary disruption required to connect to existing utility services would be addressed in a manner designated by the City. As previously discussed, the impact of this small development on public services is not of sufficient scale to warrant special considerations. All existing public and local services available to the site would continue to be present, and no long-term disruption or interference would occur. Impact on Transportation System The proposed 8-lot subdivision would remove the existing two residences to allow for new development at the site. SW Lehmann Street is designated by Washington County as a local route. Tigard Engineering has noted the development will require half-street improvements amounting to 16 1 • ft. of pavement from centerline (dedication of right-of-way to 35 ft. from centerline) plus addition of concrete curb, 5-ft. concrete sidewalk with 5-ft planter strip, and street trees per Section 18.745.040. Required street improvements will likely result in some short-term delays and interference to traffic within the region. However, once completed, the net effect would be an improved street section with beneficial results to the neighborhood and property frontage. The proposed development is located in close proximity to centralized services such as public transportation (TriMet routes #76 and #78 travel along SW Greenburg Rd., just west of the site), utility services, schools and educational facilities, etc. Impact on Drainage System Storm drainage from the site, including roadway and other impervious surfaces runoff plus any surface drainage, will be collected and piped into the private detention and treatment system within he site as shown. A ditch inlet near the westerly edge of the property frontage and a catch basin near the easterly edge will discharge storm flows into an existing drainage ditch on the south side of SW Lehmann Street. The accompanying Utility Plan, Dwg. C4.1 shows the location, detention, and treatment system associated with this project. The design allows for roof and site drainage to be connected into an on-site system that will detain and control storm flows and treat the stormwater prior to discharge into the existing storm manhole located at the southeast corner of the property. The net impact of adding a designed system while reducing offsite surface water flows will more than offset the impact of adding small amounts impervious (paved) surface and roof area site runoff. Providing landscaping within the new lots will also lessen runoff from the property. Impact on Parks System Public (municipal) parks are provided within Tigard in the vicinity of the project. These parks would experience little impact from addition of three new residences. This impact becomes even less pronounced when considering it's likely that existing Tigard residents may occupy some of the new units, once constructed and available for occupancy. Impact on Water and Sewer Systems These impacts are jointly addressed as utility impacts relative to the proposed development. Public water service exists within SW Lehmann Street. This development proposes to relocate the existing water meter and protect the existing service, add new meters as required, and connect into this public line using the existing connection. Similarly, sanitary sewer laterals would be constructed and these would connect to the 8-inch existing public sewer line shown within the property, as represented on the Utility Plan, Dwg. C4.1. An existing septic tank on the site (location shown on dwg.) will be decommissioned. As with other impacts, addition of three new services is considered a minimal issue. Noise Impacts of the Development Residential properties are constrained by City noise ordinances, and this development would be subject to these conditions. Temporary noise associated with construction and site development would be expected to occur; however these disruptions would generally be short-term and of minor consequence. Construction-related activities would be limited to normal daylight hours. 2 RECEIVED 01/19/2007 10:07 503-246-2E194 DL DESIGN GROUP INC Jan . 19. 2007. 9:55AM CLEAN WATER SERVICES 503 6814439 _ No.6672 P n`1L N,iN,j OL/1z1 zoo/ 11.74 „+f,�,y�,.;•ii LL L'LJ 1'.,MY iaf�i.�i lP i i1 i • • 111 JAN 1 2 7007 i, • E;/ --._.. f ile Number ( O O 0,2_3 I C eanWater Sei Vices Our eprgminr,er,t is Dicer. Sensitive Area Pre-Screening Site Assessment Jurisdiction it ardt.. Ddb Date /-t2-G7 Map&Tax Lot 1.11._ 26pc_ 03301 Owner 1iI.�6 T 1/o1-4-fir G_,, {.Pmpc fe fit-, ApplicantrC,;� Pt-L Site Address :34-7..0 5L3L... ,..�A.rv.S-1- Company a-e ¢.s, } gaup�YG 773atC1, Q2— .57-2-3 Address ,`.?a¢.5 swg arbar8lvd.',,r-{elol • Proposed Activity ,.c%� �w�.,r1, . ,�„rJ4' City State Zip par-.1-%Q-,L ,� $-i2 J3-¢off ntuJ 4.�✓l lr-4.—,./.�}4--Gi/[/ce?[GS Phone 5O3--'22_5"-to.-75 iv/ io Fax ba37-2-46_�pq By submitting this form the Owner,or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. ornclel use only below this line Ofriclsi use Daly below this one OffiClal use only below this line Y N NA Y N NA ,�/ Sensitive Area Co >tposite Map Stormwater infrastructure maps I i V( ( ._1 Map# 151k10- OS# /4 OX-0 — mLocally adopted studies or maps Other Specify ri Specify Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 04-9: I I Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER. If Sensitive,Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report msy also be required. - OelSensitive areas do not appear to exist on site or within 200'of the site. This pre-screening site assessment does NOT eliminate the need to evaluate and protect-water quality censltivn areas if they are subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 04-9,Section 3.021. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. The proposed activity does not meet the definition of development. NO SITE ASSESSMENT L J • • OR SERVICE PROVIDER LETTER IS REQUIRED. • • Reviewer Comments: l . • • Reviewed ey: _ - Date: ///?fo . • Post-it'Fax Note 7671 Bale!/iiq o 1pag s► I Official use only ! To From G� ✓L�f �ae.i Returned to Applicant CoJDept.flXp co. LIzs Mail Fax Counter ,Pholls#�j/? 7 /L f�,fy Phone#�� - 6g1,5,00 Date 1117 4?- By • Fax'i 5-03, ATV./r✓i q Fax It ___., 1 Pre.) i' ✓vtiviar j 3113hi- • s+ance • D L DESIGN GROUP INC. INTERSECTION DISTANCE CERTIFICATION Greco Estates Subdivision July 18, 2007 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: Greco Estates — Sight Distance Certification SU B2007-00006 The access for this proposal is located 90 feet east of the site's westerly property line, onto SW Lehmann Street. The speed limit along SW Lehman 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 Lehmann Street was measured to be 1950 feet to the east of the access and was measured to be 423 feet to the west 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 intersection sight distance at the proposed access for Greco Estates conforms to the requirements for sight distance as set forth in the Tigard Development Code. Gary Darli g, P.E. ! DL Design Group, Inc. 'rerr 19160PE Cs,9''✓� 76 101 SF-^ ttifyWAL: 1� 9045 SW Barbur Boulevard, Suite 101 • Portland, Oregon 97219 • Phone: 503.225.1679 • Fax: 503.246.2094 I .1111w 1 = LAND USE PROPOSAL DESCRIPTION TIGARD 120 DAYS =12/21/2007 FILE NO.: SUBDIVISION (SUB) 2007-00006 FILE TITLE: GRECO ESTATES SUBDIVISION APPLICANT: APPLICANT'S Empire Investment Properties,LLC REP: Gary Darling Attn: Dale Pfleiger DL Design Group, Inc. PO Box 1861 9045 SW Barbur Blvd., Suite 101 Lake Oswego, OR 97035 Portland, OR 97219 OWNER OWNER (Tax Lot 3301): Empire Investment Properties,LLC (Tax Lot 3200): Charles F.Taylor PO Box 1861 5285 SW Meadows Road#369 Lake Oswego, OR 97035 Lake Oswego, OR 97035 REQUEST: The applicant requests approval to subdivide two parcels totaling 0.76 acre into 8 lots for two-story detached single-family homes. The two existing single-family homes will be demolished. The applicant proposes a private street, which will serve as access for four homes. The other four homes will access SW Lehmann Street directly. LOCATION: 9350 and 9420 SW Lehmann Street;Washington County Tax Map 1S126DC,Tax Lots 3301 &3200. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of 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; 18.745, 18.765, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: SEPTEMBER 14,2007 DATE COMMENTS ARE DUE: SEPTEMBER 28,2007 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ PLANNING COMMISSION (MON.) DAl'E OF HEARING: TIME: 7:00 PM El CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: OCTOBER 18, 2007 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 E TRAFFIC IMPACT ANALYSIS ® STORM H2O ANALYSIS STAFF CONTACT: Emily Eng,Assistant Planner (503) 718-2712 © FY DESIGN GROUP INC. TRANSIVMITTAL 9045 SW Barbur Boulevard, #101 Portland, Oregon 97219-4036 (503) 225-1679 Fax:(503) 246-2094 E-mail: ran @dleng.net To: Patt Opdyke, Extension Agent Date: March 12, 2007 Oregon State University Extension Service Project: 9420 SW Lehmann St., Tigard OR 18640 NW Walker Rd., #1400 Beaverton OR 97006-8927 DLENG#: EIP001 From: Ran Leonard CaselFile#: Transmitting: Via: For Your: Q Attached Q Mail ❑ Review&Comment ❑ Separate Cover ❑ Messenger Service ❑ As Requested _Number of Pages Including Cover ❑ UPS Q Information/File Copies Description 1 ea. Neighborhood Meeting Notice and Materials, proposed residential development COMMENTS: For your information /files. A copy has been mailed to the CPO. Please note that this is a re-scheduled neighborhood meeting. The prior meeting on 2/20/07 was postponed due to project expansion and need for a new pre-application meeting. Signed: —Randall L. Leonard /1,LEIVED I) APR 2 0 2007 CITY OF TIGARD PLANNING/ENGINEERING DESIGN GROUP INC. TRANSMITTAL 9045 SW Barbur Boulevard, #101 Portland, Oregon 97219-4036 (503) 225-1679 Fax: (503) 246-2094 E-mail: ran @dleng.net To: U. eryl Coi res, Asst. Planner Date: April 20, 2007 Community Development, Planning Div. Project: Lehmann Subdivision City of Tigard Reference: Land Use Permit Application 13125 SW Hall Blvd. Tigard, OR 97223 DLENG# EIP001 From Randall Leonard Case/File# Not currently assigned Transmitting: Via: For Your: El Attached ❑ Mail Q Review& Reply ❑ Separate Cover Q Delivery El As Requested Number of Pages Including Cover ❑ UPS ❑ Information/File — Copies Description 1 + 3 Land Use Permit Application—Original Form with 3 copies 1 Land Use Fee ($5,694; Subdivision Fee plus 8 lots, payable to City of Tigard) 3 Prelim. Dwg. Set, Full-Size (Site Plan, Prelim. Plat, Grading, Utility Plan, others) 3 Pre-Application Conference Notes, Engineering and Planning 3 Neighborhood Meeting Notice, Attachments, Handouts, Affidavit of Mailing & Posting, etc. 3 ea. Neighborhood Meeting Attendance Roster and Minutes 3 ea. Basic Submittal Requirements, Checklist and Neighborhood Meeting Process 3 CleanWater Services, Sensitive Area Pre-Screening Site Assessment- Response 3 Tree Assessment Study COMMENTS: Please notify us concerning your initial review findings. Please note that we are awaiting additional tree survey information, which will be submitted as soon as available to supplement this submittal. Thank you. Signed: a, Randall L. Leonard City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 May 18, 2007 • Randall Leonard DL Design Group, Inc. 9045 SW Barbur Blvd., #101 TIGARD Portland, OR 97219 RE: Completeness Review- Greco Subdivision Case File No. SUB2007-00006 Dear Mr. Leonard: The City has received your application for the Greco Subdivision (SUB2007-00006) and has determined your application to be incomplete. Please provide the following so that your application can be deemed complete. • Include on the site plan: proposed driveways; visual clearance triangle on each driveway; ✓ • Respond with facts and findings to each of the applicable approval criteria in the following chapters: 18.390 (Type I ecision Impact Study); 18.430; 18.7 18.715 (Must provide exact calculation,not just the estimate);and 18.74 • The following responses on page 6 were cut off and unable to be reviewed by staff. Please provide facts and findings to each of the applicable approval criteria for the following chapters: 18.7p;'18.70; 18.7 and 18.8,1,0; • Landscape plan indicating percentage of landscaping on each lot (should be at least 20% of the lot area);✓ • Tree protection plan by certified arborist defining standards and methods that will be used by the applicant to protect trees during and after construction; i✓ • Redo mitigation calculations. Mitigation is based on inches lost. If you have 2 trees over 12 inches and are removing 1,you need to mitigate for 50%of the inches lost. Therefore,if the tree was 30 inches,you would mitigate for 15 inches. Only 2 trees in a rear yard spaced 20 feet on center and one per front yard will count towards mitigation; v • Provide a full size tree removal,mitigation&protection plan. The one provided is too small. In addition,it appears that the tree protection fencing on Lot 6 would make it almost unbuildable. Revise mitigation calculations if necessary. ✓ • Items on the Public Facility Plan Checklist (see enclosure). Please submit the above items at one time included in three new copies of the entire application packet. Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 The review process will begin upon completeness and takes an average of 6 weeks, but may take longer particularly during the spring. Please be aware that staff has not reviewed the application for compliance with the code and may request additional items during the review period. If you have any questions,please contact me at (503) 718-2712. Thank you. Sincerely, Emily Eng Assistant Planner Enclosure: Public Facility Plan Checklist • PUBLIC FACILITY PLAN Project: . .Oman SUB COMPLETENESS CHECKLIST Date: 5/18/07 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. Taper at east end per Tigard Design Standards (based on speed& width) ❑ Street profiles shown. Provide profile along frontage and 300 feet beyond site in each direction ® Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report Provide preliminary sight distance cert ❑ Street grades compliant? Provide Lehman St. profile, existing & proposed ® Street/ROW widths dimensioned and appropriate? ® Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) 18.810.070 Sidewalks, 2) 18.810 The 1) Connect sidewalk to the existing narrative for this section is inadequate and sidewalks east and west, subject to rough unacceptable. Each applicable section must be proportionality. Show this on the plans. 2) addressed with Facts, Findings and Conclusions Resubmit the narrative for 18.810 addressing each applicable section separately with Facts, Findings and Conclusions. If this is not provided staff will not have enough information to make positive findings in order to approve this application. SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. Show laterals-are all lots served from new main? ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ®l Existing/proposed lines w/sizes noted? ® Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? Note typical size ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Show existing storm line on east property line with size and slope noted REVISED: 05/18/07 ® Preliminary sizing calcs for wu__r quality/detention provided? ▪ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE E INCOMPLETE By: Date: 5/18/07 REVISED: 05/18/07 LAND USE APPLICAI ION Project: &.,...)1f."01 -- 0000(:) Date: ,S( l 8 f too 1 COMPLETENESS REVIEW 1 1 COMPLETE I 1 INCOMPLETE r -r , • .. JJ_ Deed/Title/Proof Of O.I- :1.4 Neighborhood Mtg.Affidavits, Minutes, List Of Attendee Im act • : • _.__-` Ili USA Service Provider Letter ___Constr : e s �i1La . •s u. - 010:11.. . Pre-Application Conference Notes envelopes With Postage en PROJECT STATISTICS: Building Footprint Size ❑ %Of Landscaping On Site4)D7c, 2 e:_•-• : , - :_ _..-..- .,e- in . - Lot Square Footage PLANS DIMENSIONED: TA Building Footprint E.---Parking•-Space D' -'4,•..... .-: -. • k-Lead+ f _ Nig Access Approach And Aisle Visual Clearance Triangle Shoo ADQITIONAL PLANS: P'''"'l'"y` 4. d'"`.e.`.04-1 f Vicinity Map -❑' Itteettifai-calafl 0_ Tree Inventory Existing Conditions Plan n ' ad cape °Iao ;a Site Plan E4 -v:_aR TREE PLAN I MITIGATION PLAN: ❑ - -LJ e- t.t "v. ^P ,4 Pwts ❑ ct.o n�tl`8 alit`n•• U Q.(- 1 ►^'1`r F..-- X. t? - aUa�. G" ❑ -- E i ' - - .- %.~ ' ADDITIONAL REPORTS: (list any special reports) f G Sc.�C�¢ El a ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: -._ ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) 9 ❑ 18.765(Off-Street Parking Loadin R ❑ 18.340(Director's Interpretation) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.350(Planned Development) 18.705(AccessrEg r. i. 18.780(Sgnsj�) ❑ 18.360(Site Development Review) :. I (Accessory Residential Units) 18.785JTernporary Use Permits) ❑ 18.370(variances'Adjustrnents) 15(Density Computa-tions ---) --- 18.790(Tree Remova ❑ 18.380(Zoning MapText Amendments) TJ 18.720(Design Compatibility Standards) -- 18.795(V�suat Clearance ❑ 18.385(Miscellaneous Permits) ❑ 18.725(Environmental Pedtormance Standards) . 97(Water Resources MR)Overlay District) ❑ 18.390(Dedsi r gtirrocedu lmpad Stu ❑ 18.730(Exceptions To Development Standards) ❑ 18.798 pWvefess Communication Facilities) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ..'171 18.810(Street&Utility Improvernenf Standards).- ❑ 18.420(Land Portals) * t �, 18.430(Subd'rvisansl�-- ❑ 18.745(Landscaping&Screening Standards 1 a:1441 t:�t eta+. 4 'Irak(.li } 18.510(Residential Zoning attic's)- - ❑ 18.750(Manufactured/Mobil Home Regulations) ileili lUt.*- % ..7.C. ❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Wed Sorel WasteJRecyding Storage) i 0,.dr ^ s-' ❑ 18.530(Industrial Zoning Dstncts) ❑ 18.760(Nonconforming Situations) ..• eigleo ADDITIONAL ITEMS: may( ' 1 U �' ' t� r� �, (S C kk - w�'l I h tit` Gt,(,1R r f t,-• I:\curpin\masters\revised\land use application completeness review.dot REVISED. 17-Jan-al Ems Eng -Completeness Review, File#MLP2007-00010, VAR2007-00016 Page 1 From: "Randall leonard" <ran @dleng.net> To: "'Emily Eng"' <Emily @tigard-or.gov> Date: 5/29/2007 12:15:14 PM Subject: Completeness Review, File#MLP2007-00010, VAR2007-00016 Emily, I was away from the office during the week of May 21-25, but returned following Memorial Day. Following receipt of your Completeness Review on the Bergs' minor land partition on SW North Dakota Street, I have a couple questions needing your clarification. Your review notes "respond with facts and findings to approval criteria." and "the responses submitted are not sufficient for review". I've weighed this reply and re-reviewed the narrative description in an attempt to understand your findings and statement. For example, the narrative for Section 18.370 provides justification for a hardship variance and, with accompanying dwgs. clarifies the development intent. Similarly, Section 18.705 describes both the intent and dimensions related to proposed development. Am I missing the point of your request, or otherwise what is not sufficiently addressed? As this application is for a basic three-lot partition, it intuitively seems the provided narrative includes ample description and sufficient facts and findings to enable an initial determination at this level of definition. Perhaps you want affirmative statements following each conclusion? Otherwise, I'm trying to envision what"not sufficient for review" indicates. Could we discuss this further; or perhaps you could provide an example of the level of description you deem sufficient for the narrative description? Thanks. Ran Randall L. Leonard Emily Eng -Completeness Review File#MLP2007-00010 VAR2007-00016 1)—e 2 DL Design Group Inc. 9045 SW Barbur Blvd. Suite 101 Portland OR 97219-4036 Tel. 503-225-1679 Fax 503-246-2094 CC: "'Gary Darling"' <gid @dleng.net> S41.,�.ar/Copt Cr kool • D L DESIGN GROUP INC. TRANSMITTAL 9045 SW Barbur Boulevard, #101 Portland, Oregon 97219-4036 (503) 225-1679 Fax: (503) 246-2094 E-mail:ran @dleng.net To: Emily Eng, Asst. Planner Date: June 18, 2007 Community Development, Planning Div. Project: Lehmann Subdivision City of Tigard Reference: Land Use Permit Application 13125 SW Hall Blvd. Re-submittal Tigard, OR 97223 DLENG# EIP001 From Randall Leonard Case File# SUB2007-00006 Transmitting: Via: For Your: Q Attached ❑ Mail 0 Review& Reply ❑ Separate Cover 0 Delivery ❑ As Requested _ Number of Pages Including Cover ❑ UPS ❑ Information/File Co•ies Description 1 + 3 Land Use Permit Application—Original Form and attachments(copies added to each set) 3 Prelim. Dwg. Sets, Full-Size(Site Plan, Prelim. Plat, Grading, Utility Plan, others), Revised 3 ea. Pre-Application Conference Notes, Engineering and Planning 3 ea. Neighborhood Meeting Notice, Attachments, Handouts, Affidavit of Mailing& Posting, etc. 3 ea. Neighborhood Meeting Attendance Roster and Minutes 3 ea. Basic Submittal Requirements, Checklist and Neighborhood Meeting Process documents 3 CleanWater Services, Sensitive Area Pre-Screening Site Assessment- Response 3 Tree Assessment Study, Revised COMMENTS: Please notify us concerning your reassessment findings. Enclosures, Arborist Report, and Dwgs. have been modified per Completeness Review comments dated May 18, 2007. Fees were previously submitted. Original documents are provided as a separate attachment, including Permit Application and affidavit. The engineer's sight distance certification is currently being prepared to supplement this re-submittal. Signed: 24µ41r- Randall L. Leonard 15 gzc C,. 330 PUBLIC FACILITY PLAN Project: L..,iman SUB 32_00 COMPLETENESS CHECKLIST Date: 5/18/07 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. x Existing/proposed curb or edge of pavement shown. Taper at east end per Tigard Design Standards (based on speed 8 width) ❑ Street profiles shown. Mt4S r PROt)tDe Provide profile along frontage and 300 feet f f ()Q D 6 A.OE, Too beyond site in each direction ® Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. Traffic Impact and/or Access Report Provide preliminary sight distance cert Street grades compliant? Provide Lehman St. profile, existing & proposed ® Street/ROW widths dimensioned and appropriate? ® Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) 18.810.070 Sidewalks, 2) 18.810 The 'Connect sidewalk to the existing narrative for this section is inadequate and sidewalks east and west, subject to rough unacceptable. Each applicable section must be proportionality. Show this on the plans.I.2J addressed with Facts, Findings and Conclusions Resubmit the narrative for 18.810 addressing each applicable section separately with Facts, Findings and Conclusions. If this is not provided staff will not have enough information to make positive findings in order to approve this application. SANITARY SEWER ISSUES Existing/proposed lines shown. Show laterals -are all lots served from new main? _ ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? f! Existing/proposed fire hydrants shown? Proposed meter location and size shown? Note typical size Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES Existing/proposed lines shown? Show existing storm line on east property line with size and slope noted REVISED: 05/18/07 ® Preliminary sizing calcs for water quality/detention provided? Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? 1/3/07 The submittal is hereby deemed ❑ COMPLETE ® COMPLETE By: IC(c)/1/1 Date: 5/18/07 REVISED: 05/18/07 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 July 12,2007 I1 Randall Leonard DL Design Group, Inc. T I GARD 9045 SW Barbur Blvd., #101 Portland, OR 97219 RE: Completeness Review- Greco Subdivision Case File No. SUB2007-00006 Dear Mr. Leonard: The City has received your re-submittal for the Greco Subdivision (SUB2007-00006) and has determined your application to be incomplete. Please provide the following so that your application can be deemed complete. • Items on the Public Facility Plan Checklist(see enclosure). You may submit three copies of the requested items only to the Current Planning Division. If you have any questions,please contact me at(503) 718-2712. Thank you. Sincerely, -!► mily Eng Assistant Planner Enclosure: Public Facility Plan Checklist Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 ‘SIC)N 41-y D L • ,• . „Iv REPROG DESIGN GROUP INC. TRANSMITTAL 9045 SW Barbur Boulevard, #101 Portland, Oregon 97219-4036 (503) 225-1679 Fax:(503) 246-2094 E-mail:ran @dleng.net To: City of Tigard Date: July 20 2007 13125 SW Hall Blvd. Project: Greco Estates Tigard, OR 97223 Reference: Attn: Emily Eng DLENG# EIP001 From Gary Darling _ Case/File# Transmitting: Via: For Your: Q Attached ❑ Mail ❑Review& Reply El Separate Cover QPrecision Images ❑ As Requested Number of Pages Including Cover ❑ UPS ❑ Information/File Copies Description 3 Full size copies of plans Copies of sight distance certification COMMENTS: Carl eicAltAi'V9 \ An;I C� Signed. 1 SE C RECEIVED JUL 2 3 2007 IoELtY SERIII[E IM(. CITY OF T;GARD �•6 ` PLANNING/ENGINEERING DESIGN GROUP INC. TRANSMITTAL ;4 9045 SW Barbur Boulevard, #101 Portland, Oregon 97219-4036 (503) 225-1679 Fax: (503) 246-2094 E-mail:ran@dleng.net To: City of Tigard Date: July 20 2007 13125 SW Hall Blvd. Project: Greco Estates Tigard, OR 97223 Reference: Attn: Emily Eng DLENG# EIP001 From Gary Darling Case/File# Si. Transmitting: Via: For Your: 0 Attached ❑ Mail ❑Review& Reply ❑ Separate Cover G Delivered by: app ❑ As Requested Number of Pages Including Cover ❑ UPS ❑ Information/File Copies Description 1 Intersection Distance Certification letter(original) COMMENTS: Signed: kik1164/431(111"— City of Tigard, Oregon - 13125 SW Hall Blvd. • Tigara, OR 97223 August 10, 2007 Gary Darling DL Design Group, Inc. TI G A R D 9045 SW Barbur Blvd., #101 Portland, OR 97219 RE: Completeness Review- Greco Subdivision Case File No. SUB2007-00006 Dear Gary: The City has received your re-submittal for the Greco Subdivision (SUB2007-00006) and has determined your application to be substantively complete. Please provide the following so that your application can be deemed complete. • Revise plans as indicated on the Public Facility Plan Checklist (see enclosure); • Two (2) sets of business size envelopes with address labels and first class stamps affixed; • Five (5) complete copies of the application packet including reduced and full-size plans; • Four (4) sets of full-size plans only;and • Seven (7) sets of reduced (11" x 17") plans only. Please submit the requested items to Current Planning. As a note,your original submittal contains original documents. It is best that you verify what is in the original"complete" packet before you make copies. If you have any questions, feel free to contact me at(503) 718-2712. Thank you. Sincerely, Emily Eng Assistant Planner Enclosure: Public Facility Plan Checklist Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 I51 ACPbc 3301 PUBLIC FACILITY PLAN Project: Lehman SUB 32-00 COMPLETENESS CHECKLIST Date: 5/18/07 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. Q Existing/proposed curb or edge of pavement shown. Taper at east end per Tigard Design Standards (based on speed 8 width) ❑ Street profiles shown. MU.S r PROM DE Provide profile along frontage and 300 feet PROPO'O 6UDE; TOO beyond site in each direction ® Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. WI Traffic Impact and/or Access Report Provide preliminary sight distance cert elStreet grades compliant? Provide Lehman St. profile, existing 8 proposed ® Street/ROW widths dimensioned and appropriate? ® Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) 18.810.070 Sidewalks, 2) 18.810 The O'Connect sidewalk to the existing narrative for this section is inadequate and sidewalks east and west, subject to rough unacceptable. Each applicable section must be proportionality. Show this on the plans.I4J addressed with Facts, Findings and Conclusions Resubmit the narrative for 18.810 addressing each applicable section separately with Facts, Findings and Conclusions. If this is not provided staff will not have enough information to make positive findings in order to approve this application. S NITARY SEWER ISSUES Existing/proposed lines shown. Show laterals-are all lots served from new main? ❑ 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? Note typical size Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES Existing/proposed lines shown? Show existing storm line on east property line with size and slope noted REVISED: 05/18/07 El Preliminary sizing calcs for water quality/detention provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? 8.1° ' 7 1/3/07 The submittal is hereby deemed $COMPLETE ® COMPLETE By: c7>< CY11 Date: 5/18/07 � • I6 • 6 ? S/v■/ o N p, jAr STE€T ST AefIC-if 6oTt EA 51" WeS T" , Eutse f .A,v5 REVISED: 05/18/07 City of Tigard, Oregon 13125 SW Hall Blvd. • Tigard, uR 97223 N • • August 10,2007 T I G A R D Gary Darling DL Design Group, Inc. 9045 SW Barbur Blvd., #101 Portland, OR 97219 RE: Completeness Review- Greco Subdivision Case File No. SUB2007-00006 Dear Gary: The City has received your submittals for the Greco Subdivision (SUB2007-00006) and has determined your application to be complete as of August 23,2007. The review process will now begin and is expected to take 8 weeks. Please be aware that staff may request additional items during the review process if there are any issues. If you have any questions, feel free to contact me at(503) 718-2712. Thank you. • Sincerely, Emily Eng Assistant Planner �ll Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 D L DESIGN GROUP INC. TRANSMITTAL 9045 SW Barbur Boulevard, #101 Portland, Oregon 97219 (503) 225-1679 Fax: (503) 246-2094 To: City of Tigard Planning Date: Aug z$ 2007 Attn: Emily Eng Project: Greco Estates 13125 SW Hall Blvd. Tigard, OR 97223 DLENG#: EIP001 From Gary Darling Case/File#: SUB2007-00006 Transmitting: Via: For Your: DI Attached ❑ Mail Review& Comment ❑ Separate Cover ❑ Rose City Messenger Service ❑ As Requested ❑ Number of Pages Including Cover © Delivered by: Melanie ❑ Information/File Copies Description 2 Sets of envelopes with addresses labels 5 Complete copies of application packet 4 Full size sets of plans 7 11 x 17 sets of plans COMMENTS: Signed: tl a . � _ I !4 11.1 l l i .,:� D L DESIGN GROUP INC. UEEIUEBY SMILE Ili(. `"12 TRANSMITTAL 9045 SW Barbur Boulevard, #101 Portland, Oregon 97219-4036 (503)225-1679 Fax: (503) 246-2094 E-mail: ran @dleng.net To: City of Tigard Date: Sep 5, 2007 13125 SW Hall Blvd. Project: Greco Estates Tigard, OR 97223 Reference: Attn: Emily Eng DLENG# EIP001 From Gary Darling Case/File# Transmitting: Via: For Your: Q Attached ❑ Mail O Review& Reply Separate Cover ❑Precision Images 1 As Requested _ Number of Pages Including Cover IN Rose City I Information/File Copies Description 1 Copy of Policy of Title Insurance from Land America Lawyers Title COMMENTS: Signed: 1.. 1 /.l I•.10. • i - 1 1^ 1► . a PRE - APPLICATION CONFERENCE NOTES L CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six (6) Months) PRE-APP.MTG.DATE: _ *O OOi STAFF AT PRE-APP.: F AI. K S M I i3 __ __ RESIDENTIAL Lee Pire Ihve.cI eni R.o- L�r.L f APPLICANT: Ch yr k Tq (v r f r fi'.es AGENT: ( .a rls bay U r Phone: (3)3) ( U5 - $Sct`1y Phone: (503 as 5- 1‘,19i PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: Ct 3 SO oe..vr` d °O-0_0 5LO Lc-lmcwn S+. TAX MAP(S)/LOT #(S): I S Lab.b D L , 76-4( I ots 3 2 OO eL-44 d NECESSARY APPLICATIONS: su bd vi s 1-on ( S u�� PROPOSAL DESCRIPTION: c3 - lo+ s i a- for sinm - 0.1 use DI a 1-(amc.r. COMPREHENSIVE PLAN yJ MAP DESIGNATION: tMediuw% - s;-I-7 ZONING MAP DESIGNATION: R- L) ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. S I O ] MINIMUM LOT SIZE:- 1f)50 sq. ft. Average Min. lot width: O ft. Max. building height: as ft. Setbacks: Front 1 S ft. Side S ft. Rear IS ft. Corner 1 O ft. from street. MAXIMUM SITE COVERAGE: S'O % Minimum landscaped or natural vegetation area: 01O %. GARAGES: ?O ft. .,J 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 18.390] The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS (Refer to Chapters 18.705 and 18.165) jzrr, b Minimum number of accesses: ( Minimum access width: By 0- Minimum pavement width: d O Ff Se(Vt $ ■ atoli ❑ ALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) 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 181151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20%)for public right-of-way 6,534 sq. ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot area) - 3.050 (minimum lot area) = 11.4 Units Per Acre = 12.1 Units Per Acre ,vc ir _ wt-�vt = �J *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 • F 1 SPECIAL SETBACKS [Refer to L ,Section 183301 ➢ STREETS: feet from the centerline of ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements.] 1 I FLAG LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapter 18.130) MAXIMUM HEIGHT OF 1'/2 STORIES or 25 feet, whichever is less in most zones; 2'/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. 1 BUFFERING AND SCREENING [Refer to Code Chapter 18.745) 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 (7 along north boundary. Buffer Level along east boundary. Buffer Level O along north boundary. Buffer Level CJ along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: ,.eke re "°ems; ire_ c (1.1714 -[ •-ems, r h I d+— cSo e u 4 IX LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 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 18.755) 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 k PARKING (Refer to Code Chapt.._ 18.765 a 18.705) ALL_PARKING AREAS AND DRIVEWAYS MUST BE PAVED. Single-famm> Requires: One (1) ff-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. [ J 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 18.715) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES (Refer to Code Section 18.775.070.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 R&0 96-44/USA Regulations-Chapter 3) 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 ..BLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and 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 ravine' 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 tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. 9WS Service Provider Letter: RIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. ,(X1 SIGNS [Refer to Code Chapter 18.1801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.190.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section THE TREE PLAN SHALL . LUDE 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 18.790.060.EJ 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. X CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section • FUTURE STREET PLAN AND EXTEN...,,N OF STREETS [Refer to Code Section 16.,.10.030.F.1 A FUTURE STREET PLAN shall: Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. J ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 cJVIINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.760(Nonconforming Situations) - 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) )1--- 18.765(Off-Street Parking/Loading Requirements) 18.350(Planned Development) 18.640(Durham Quarry Design Standards) _ 18.775(Sensitive Lands Review) 18.360(Site Development Review) )C 18.705(Access/Egress/Circulation) 18.780(Signs) 18.370(Variances/Adjustments) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.380(Zoning MapfText Amendments) 18.715(Density Computations) )4:- 18.790(Tree Removal) - 18.385(Miscellaneous Permits) 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) Ni 18.390(Decision Making Procedures/Impact Study) 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) - 18.410(Lot Line Adjustments) 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) - 18.420(Land Partitions) 18.740(Historic Overlay) K 18.430(Subdivisions) 18.742(Home Occupation Permits) 18.510(Residential Zoning Districts) _ 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 COMMENT,._ PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted 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 81/2" 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 decisio. public hearing will typically occur at_ Jximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard (Sri vtci (� c r . A basic flow chart which illustrates the review process is available-from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-648-8884] PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/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: EXY1(IY CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4111 FAX: 503-684-7291 DIRECT: 503-718- -7;1 EMAIL: ty ©tigard-or.gov TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.tigard-or.gOV H:Ipattylmasters\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 PRE-APPLICATION CONFERENCE NOTES TIGARD ➢ ENGINEERING SECTION City ofilgard,Oregon Community(Development ShapingA Better Community PUBLIC FACILITIES Tax Map(s): 1S136BC Tax lolls): 3301a 3200 Use Type: SUB The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: SW to feet SW to feet SW to feet ❑ SW to feet Street improvements: X Half street improvements will be necessary along SW Lehmann Street, to include: ® 16 feet of pavement from centerline, but no less than 24 feet of pavement total ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC and Washington Square Standards ® street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section • E Full street improvements will be necessary along SW Private Street, to include: • 20 feet of pavement minimum in a Private Tract ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk in an easement on at least one side ® street trees sized and spaced per TDC and Washington Square Standards ® 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 I concrete curb I storm sewers and other underground utilities I -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: I 1 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: I street improvements will be necessary along SW , to include: I I feet of pavement I concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARII 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, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Lehmann Street adjacent to the site. Prior to issuance of building permits, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Lehmann and Coral Streets. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the public sewer main to serve the development. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) 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. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section drainage plan for the site, an' -nay be required to prepare a sub-' -in drainage analysis to ensure that the proposed system will . ,ommodate runoff from upstream p. ,,erties when fully developed. On-site detention is required. Frontage improvements in Lehmann Street to include public storm sewer improvements. The plans will have to show the method of disposal, i.e. easement through property to the south or east. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: EX Construction of an on-site water quality facility. Payment of the fee in-lieu. Provide each parcel with a storm lateral. If discharging to private storm sewer at SE corner the applicant may have to extend the storm line to the SW corner for future development. 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) 18.705.030.H.1 Provide preliminary sight distance certification with land use application. 2) Show water quality and detention facilities on plans and provide calculations with land use application. 3) Provide letter from TVFR with regards to access and hydrant spacing with land use application. 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 4 016 Engineering Department Section . permit. Deferral of the payr it until occupancy is permissible - ' 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 isms d in a subdivision until the pub'. .mnprovements are substantially complete and a mylar ,y of the recorded plat has been re ,ied 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: • 5 .0 ') ENGINEERING D ARTMENT STAFF DATE Phone: 15031 639-4171 Fax: 1503)624-0752 document3 Revised: September 2, 2003 CITY OF TIGARO Pre-Application Conference Notes Page 6 01 6 Engineering Department Section PRE-APPLICATION CONFERENCE REQUEST City ci Tigarzl Perak Center 13125 SW Hall BM, Tigarrh OR 97223 Phone. 503.639.4171 Fax:503.598.1960 GENERAL INFORMATION CIA ud�`Tay for Applicant 644�,rc ,�� w►vH fiQrvpe t- p s , 1-� FOR STAFF USE ONLY /1 bare P�lasec- Address: p.O. I a 1 86, ( Phone: 503-64S-89.97 City. £1- r1 _ 05w e 91' Zip: 3 S Case No.: pies 7- 0019 Receipt No.: Ov 7 Crq-.3 Contact Person: 6a ti)))a< µq/ p c. Phone: 503-225-/E+79 Application Accept ed By S- Property Owner/Deed Holder(s): ('Ltcc L I a lam,rtTwoe tiatcf Date: a(331071 Pritei4Its, LLG in/7L330O ' BICt-So�St4nlruerTru5��r71. 32(") DATE OF PRE-APP.: 342(c'7 pc_/3 1867 Address:L.9-3 5-0 Str)L.ee i r.tarah 56,.. f Phone: 503- 6,45-8997 TIME OF PRE-APP.: 0:0.6 Osw e-et, Die- 0703 5 City LT yard, i9l2 Zip: 97203 PRE-APP.HELD WITH ( Q f ' Rev.7/5/06 Property Address/Location(s):935-0 Girt CL x-2.0 SO Le ww,44t Sf, u\ctupin\masteaVand use applications\Pre-App Request App.doc Fc a ref- 6 5-72Z-3 J REQUIRED SUBMITTAL ELEMENTS Tax Map&Tax Lot#(s): 15 12-60 be-- 03000 033n 1 (Note: applications will not be accepted without the required submittal elements) Zoning: 12 [Pre-Application Conf.Request Form Site Size: p, 38 Qcrc (e_cteCt 1c 1 ') 5 COPIES EACH OF THE FOLLOWING: El/ 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) 12i 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. mornings. Pre-application conferences are one (1) hour long and are typically a' Vicinity Map. held between the hours of 9:00-11:00 AM. [1 The Proposed Uses. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN /Topographic Information. Include Contour PERSON AT THE COMMUNITY DEVELOPMENT COUNTER 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 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$362.00 March 2007 April 2007 S •M T W• T F S S M T W T F S 1 2 3 ' 1 2 3 4 5 6 7 4 5 [ 8 17 8 9 10 8 9 10 11 12 13 14 11 12 13 14 15 16 17 15 18 17 18 19 20 21 18 19 20 21 2223 24 22 23 24 25 28 2728 25 28 27 28 29 30 31 29 30 Tuesday, March 06, 2007 -Pre-Apps CD Meetings Early 8:00 AM - 9:00 AM (9:00 AM) (Pre-App Jim Cunningham 579-3607 7540 SW Hermoso Way Residential converted to Commercial) 10:00 AM (10:00 AM)(Pre-App Chuck Taylor 645-8997 9350 SW Lehmann 8 lot Sub) 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM Late -Pre-Apps CD Meetings 1 2/23/2007-3:23 PM D L DESIGN GROUP INC. TRANSMITTAL 9045 SW Barbur Boulevard, #101 Portland, Oregon 97219-4036 (503) 225-1679 Fax: (503) 246-2094 E-mail: ran @dleng.nef To: City of Tigard Date: February 23, 2007 Planning Department Project: Empire Investment Properties, LLC 13125 SW Hall Blvd. Reference: Residential Subdivision Tigard, OR 97223 Pre-Application Conference Request DLENG# EIP001 From Randall Leonard Case/File# Transmitting: Via: For Your: O Attached ❑ Mail 0 Review & Reply ❑ Separate Cover 0 Messenger Service El As Requested Number of Pages Including Cover ❑ UPS El Information/File Copies I Description 1 Pre-Application Conference Request form 5 ea. Proposal Description, Proposed Uses, Site Plan, Vicinity Map, Contours, Tax Map, Questions 1 Filing Fee, $362 (check#1030 dated 2-15-07) COMMENTS: Please notify Gary Darling or me of your earliest availability for a pre-application conference. This represents a second pre-application conference on this project, due to a change in scope of development. Thank you. Signed: Randall L. Leonard Project Description for Pre-Application Conference 9350 and 9420 SW Lehmann Street Tigard, OR 97223 Subject: Proposed 8-lot Residential Subdivision Properties: Tax Map 1S 1 26DC; SW'/ SE'/ T1S R1 W, W.M. Section 26, Tax Lots 3301 and 3200 Criteria: Tigard Code Chap. 18.430 Subdivisions, et al. Project Overview The proposed project involves tax lots 3301 and 3200, each containing about 0.38 acres, or about 16,750 sq. ft.). The properties are located at 9350 (tax lot 3200) and 9420 (tax lot 3301) SW Lehmann Street in the northern portion of Tigard, OR, east of Greenburg Road and north of Hwy. 217. This proposal would subdivide the two adjacent properties into eight lots, ranging from 3,630 to 4,736 sq. ft., as represented on the accompanying drawing. The two present tax lots would be combined into a single project. The properties occur south of Lehmann Street within an R-12 zoning district, with MUE-1 properties to the west, R-12 zoning to the north and south, and primarily R-5 properties to the east. Properties also are close to the westerly border of residential lands abutting the Washington Square properties and Crescent Grove Cemetery. Principal access to and egress from the site will continue to be provided by SW Lehmann Street, as no other public accesses are available. A roadway serving the interior lots would be constructed as represented on the accompanying Site Plan. Public utilities would connect to existing utility services in SW Lehmann Street, and a shared public utility easement would be provided to serve the interior lots. The subject property and surrounding land generally slopes toward the northwest (refer to contours sheet). Grading would be provided as required to re-contour the surface as needed to accommodate site drainage and landscaping. Based on existing topography relatively minor grading modifications would be required. All development improvements would be provided to comply with City requirements. PROPOSED USES 9350 and 9420 SW Lehmann Street Tigard, OR 97223 Subject: Proposed 8-lot Residential Subdivision Properties: Tax Map 1S 1 26DC; SW'/ SEA T1S R1 W, W.M. Section 26, Tax Lots 3200 and 3301 Criteria: Tigard Code Chap. 18.430 Subdivisions, et al. Brief Description As defined in the Project Description, an eight-lot single-family residential subdivision is proposed for the lots at 9350 and 9420 SW Lehmann Street in Tigard. The two adjacent 0.38- acre residential properties front on SW Lehmann Street. Once subdivided, two of the eight proposed lots would front on Lehmann Street and the remaining lots would obtain access from a 20-ft. wide shared private roadway (refer to attached dwg.). Following development, use of the property would remain residential single-family occupancy. No on-street parking is proposed along the interior roadway. Off-street parking would be provided within individual lots. Any required frontage-related improvements along SW Lehmann Street including additional dedication, sidewalk, curb and gutter, and landscaping will be provided in accordance with City requirements. SITE-SPECIFIC ISSUES AND QUESTIONS 1. Evaluate proposed layout and discuss setbacks, buffer, and dedication requirements 2. Fire Department access and required clearances; any available data relative to site 3. Frontage and parking requirements ?. 4. Other onsite circulation issues or requirements v i 4l. 5. City regulations pertaining to connection to existing utilities 6. Review clearances, site improvements, density requirements, etc. I I TAX LOT 1004 I TAX LOT 1003 I ' TAX LOT 1002 I 1 1 1 1 - - - - I - - L - - - LEHMANN STREET 50.00'--I 45.00' i 45.00' I 50.00' i ®1 - 10.50' 10.50' I TAX LCD" j301 - 2100' TAX LOT 3302 9420 SW LE' , T. I II I LOT 1 LOT 2 LOT 3 N LOT 4 0 rn a°, 3,832 SF 0°,4,685 SF o°, 4,736 SF o°,°p 3,760 SF rn - 34.50'— —34.07' 1 1 �y e(3.t' 11 I-40.00'-- o I o , 40.00' I— v o- —TN 110.100' N 10.00'-1---- 1 10.00' o LOT 8 1 LOT 7 ' LOT 6 LOT 5 0 I. 3,670 SF I ^ 4,490 SF I. 4,544 SF 2 I .3,630 SF I I Ii ag 1 � 1Li ^ I Lig N‘ I__ i ____I_____ SCALE: 1 "=40' -^--50.70'------45.07' 45.00' 50.00' 71 40 20 10 0 4F 8 LOT SUBI VISIO\ WASHINGTON COUNTY, OREGON Project No. EIP001 Date: 02/23/07 _ Scale: 1-.40' Drawn By. RJB S.treel l:L:rl:, t=P tfila e`' 1 Bradley Corner "' g J. j 1 Sw CIjr&UP Dr r`1' ? 4 ii - tt ci � ...... �)9411�1� fl, 1 -d u u ,C'1 rcwit or., c!+ j, Sty flat/,v k 1d c. p a I he Village i n a Sw Borders St k # �4 tR -,,Cis ' Sw 1var�a Ct Crescent elxnotl St Grove , tom' � 1t-' Cemetery r try - Sw Coral St c ft VI 1 1.1..r 1.__.I u re :,r `,o M E b ._._. Sw LOCUSt St Iry l'C1fsr Si „- '' " p� h'` Sw Maple Ct 1 h et 4.P i �t S, ,. fi�rr,,,�,� yy� t ., 7 SW Qa TY,ay o�c ;+ +Ji rya 0I i I'opm r O.,,,144.''' t 11UEST= :fir"�. r_,-11�!b 2006 MauQuest Iuc. 2 DC G N t, (f O Vicinity Map 9350 and 9420 SW Lehman, Tigard OR 97223 Topography for Pre-Application Conference 9350 and 9420 SW Lehmann Street, Tigard, OR 97223 j It , . r .. 7 ----_____.] L ..... As / i � F T . /1 N � / J . ' 1 / � ::,,y I � ________. , , . I 1 A_____I .ji : ; ,/ / _ . ` _f - --- __rte r----CORAL sr ) Ciemted try Mete Data Reteuree Censer's 0.1et mAiap,w/m ITtetro-tryia+t.®agldre ; - .. , . . • 1S 1 26DC 1S 1 26DC • .. . f. .-•,•'..:.- ', 1:,•<....' . ..•'•/<•.....,•... 11 / ? i 1 i L •Mie.' ..*R" - i Imo Aue R 44 I I. 2% i 20,1 2°'j 24 i L ' °..1"g Lvisilati '...'''',,' ; .. ...-1.11i5 • 1 1 u'A ,,-.1.1y,i% 1 t. -Lc ;:if,:.....,..1:0-!::1-00:, rn LI ii ./4% 1.01 AC 1 ?,...4, .'.t' !!:f_,.::'.1:j..iir'l.9. :":9'4.,...-"'.9411...., 42 a,/ 4; f. - ' t, .., /;,_,_. 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Perexfflereuor44.4.4,4. I 1 : • • 11 1 1.94-.1,2., 1201 1 . i, , c MAC 'i.• ::,•:' 1S 1 26DC 1S 1 TIGARD 26 DC dooms 1S 1 26DC Tax Lots 03301 and 03200 0$/17/2007 15: 05 503-246-2094 DL DESIGN GROUP INC PAGE 01:'03 DESIGN GROUP INC. FAX COVER SHEET 9045 SW Barbur Boulevard, Suite 101 Portland, Oregon 97219-4021 Tel. (503) 225-1679 Fax(503) 246-2094 Email: tgw @dieng.net Faxed by: Tim Miller To City of Tigard From Thomas Wasser Attention Emily Eng Date 8/17/2007 Fax Number 503 684-7297 Regarding Completeness checklist Project Greco Subdivision DL Job# EIP001 Number of Pages Including Cover Sheet: 3 C:'Documents and Settings\Meianie\Desktop\DLfax(revised 10 10 05).doc • 08/17/2007 15:05 503-246-2094 DL DESIGN GROU NC PAGE 02/03 DESIGN GROUP INC. Aug 17`x, 2007 Emily Eng Assistant Planner City of Tigard, Oregon. Dear Emily, Regarding the City's completeness Checklist for the Greco Subdivision (SUB2007-00006) project: The City states that the sidewalk on the private street must reach both East and West extents of the property. Extending the sidewalk to the east requires the removal of tree#3 (See Exhibit). Please advise regarding the City's decision on this matter. Thank you, -Thomas Wasson DL Design Group, Inc. 9045 SW Barbur Blvd. # 101 Portland, OR 97202 9045 SW Barbur Boulevard, Suite 101 • Portland, Oregon 97219 ♦ Phone; 503.225.1679 ♦ Fax; 503.246.2094 m m m J I \ \ I \ W 4+00 S. W. LEN ANN STREET iCOUNTY ROAD N0. 85_0,1_4______ — 6±0 —{-- – – _ — GRAVEL CONS IRUC71 ENTRANCE O` - CATCH AS I BAGS Jimirmwrim,7 ///r-'Mk,IRA /%/�,�' 11 ! !:.!%Ir %%'� 4%f%I h/.r.,.'I,/ /O�!% T � �/ ' �i 4 _. ` 4;7 4 I/•� 23 Mitigation U -' DITCH INLET AND :�i�� %l; �� S. ...� r / / i/i/f"/�..---• 9 Z 8 810 &A I %%%i I � • '/A' 'it, 40......- 1• //. / i /. 1 j i i I I 1 Tree D EIE 14 f,�4PfI! i 2 J/ N I E 2,-... .r:. •I�I�ICI.' eE _ 1 `I:IZRZd E 1 ; I cZ�3 �` 1 �� I i W i4, 9 L T 2 ;$1."—'N x A 1 13 si LW I t2i •Il NA* sr I i 1 I b. •% A i ■,■■ ..\ t i 1 vt4-s. -- 1 i 1 I I ,="s .:;,/ *E"'" 4 I { \4(il 1 . ' — -....T. cl. A . -----0 . ---- , INE o FENCE Grading �l,,/./.% f';�� !M_%l�%�I///AWA.-''��,�%//////.� '©0 % , N will %/ ,;f '� % '� � //�// '�i require f ' pi,110,„,..„,,,/.removal 1 f / . ' - ------ , ✓ I ._ ---•t .–....1 '_ .�••*�/ CATCH BASIN N ( I � i : WTH 8d0 BAGS m Tree 1 LOT 8 ! 1 LOT r N' �� �; 0 T 5 1 r" Protection , I Niy 4.T • 20 F I �,�!�{i.�,�a► Sewer rnstallatl n sh Fence 1 1$ ` . I.'. q u) s ! -_-` '6.4; �;y x Work may requite he `� i i 1. `� �Lh' �1 �� �'f+ ! m 7 `�( _ it.* ' .1. ��� . .("vh. SA 1�h�: 21 �(ck — A .A VA � _ �'' ��"fir''' �_ ■ sco $ 1 � •5 X;��•,� l 26/ te: 19 \ i 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 LAND USE APPLICATION Rig SUBDIVISION DATE OF NOTICE: September 14,2007 FILE NO.: SUBDIVISION (SUB) 2007-00006 FILE TITLE: GRE CO E STATES SUBDIVISION REQUEST: The applicant requests approval to subdivide two parcels totaling 0.76 acre into 8 lots for two-story detached single-family homes. The two existing single-family homes will be demolished. The applicant proposes a private street,which will serve as access for four homes. The other four homes will access SW Lehmann Street directly. LOCATION: 450 and 9420 SW Lehmann Street;Washington County Tax Map 1S 126DC,Tax Lots 3301 &3200. ZONE: R-12: Medium-Density Residential District. The R-12 zonin district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square zoning A wide range of 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; 18.745, 18.765, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON SEPTEMBER 28, 2007. All comments should be directed to Emily Eng. Assistant Planner (503) 718-2712 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 emilyQtigand-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 OCTOBER 18, 2007. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRTFIEN 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 SUBMI"I IED 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 FACIb 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." gam: un .-. -::.��.:.,:- -,,, ... ...____ X3.0 VICINITY MAP - J.--- I c.o. . �, SIB_O(.r-0000(Pl I - GREC:(.) - L_ PIO T ,lid ' ESTATES I T 111111 1 SUBDIVISION BOR„ .I�„ ik - LL - -" _ �4 SUBJECT 1MU11,IItI#LH 1. / I I I 1 . 1 1 1 1 mom rlllIIIif�111 i S - O. a. mini 1. ( 1 I I 1 l t �I P ....„ • LOCUST ST N III RIM • ■•• ID• >•• o• MD,.., MAPLELEAF ST /Er, fr V VIII O Dti s. DA.)fff Community aevelopment Plot date:Sep 12.2007;C:1megiclMAGIC03.APR Drainage Report for LEHMANN STREET SUBDIVISION City of Tigard, Oregon D L DESIGN GROUP INC. DESIGN GROUP INC. Drainage Report LEHMANN STREET SUBDIVISION City of Tigard, Oregon Prepared for: EMPIRE INVESTMENT PROPERTIES,LLC PO Box 1861 Lake Oswego, OR 97035 Prepared By: Khoi Le DL Design Group Inc. 9045 SW Barbur Blvd., Suite 101 Portland, Oregon 97219 %c01 PROF& AG N w 19160 tr- r ORE N c4�r r. �OARy EXPIRES 12-31-07 October 30,2007 Project No:EIP001 9045 SW Barbur Boulevard, Suite 101 F Portland, Oregon'97219 4 Phone: 503.225.1679 4 Fax: 503.246.2094 I. PROJECT DESCRIPTION 4 Figure 1: Vicinity Map 4 H. EXISTING CONDITIONS 4 Figure 2: Pre-Developed Basin Map 5 III. SOIL INFORMATION 6 Figure 3: Washington County Soil Map 6 IV. PROPOSED DRAINAGE 6 Figure 4: Post-Developed Basin Map 7 V. HYDROLOGIC ANALYSIS 7 VI. RUN-OFF SUPPPORT INFORMATION AND ANALYSIS 8 1. Impervious and Pervious Surface Areas 8 Table I: Pervious and Impervious Area -8 2. Curve Numbers 8 Table 2: Curve Number 9 3. Time of Concentration 9 Table 3: Time of Concentration 9 4. Peak Discharge and Volume 9 Table 4: Peak Flow Rates 9 Table 5: Peak Volumes 10 VII. WATER QUALITY 10 Table 6: Water Quality Treatment Facility Designed and Required Parameters 10 Per our calculations,we propose to use the Contech Storm water Management Storm Filter Manhole with 2 cartridges. 10 VIII. WATER QUANITY AND DETENTION 10 Table 11: Pre Developed Condition Flow vs. Out Flow 10 Table 12: Orifice Diameters and Elevations at the Flow Control Structure 10 IX. STORM CONVEYANCE CAPACITY CHECK 11 Table 13: Storm Conveyance Capacity Check 11 APPENDIX A 12 SOIL INFORMATION 12 Table 14: Soil Hydrologic Group 15 Table 15: Manning Numbers 16 Table 16: Curve Numbers 17 APPENDIX B 18 SUPPORT INFORMATION 18 AND CALCULATIONS 18 Table 17: 25-Year Storm Event Post Development Flow and Hydrograph 19 Table 18: 25-Year Storm Event Pre Development Flow and Hydrograph 20 Table 19: 25-Year Storm Event Pre Development Time of Concentration 21 Table 20: 10-Year Storm Event Pre Development Time of Concentration 21 Table 21: 2-Year Storm Event Pre Development Time of Concentration 21 Table 22: Water Quality Flow 22 Table 23: Water Quality Cartridge Calculations 22 Table 25: Level Pool 23 Table 26: Stage Discharge 23 Table 27: Stage Storage 24 2 FINDING AND STORM DRAINAGE IMPROVEMENT SUMMARY This project is a development of 8-lot residential subdivision on a 0.77 acre combined of two properties located at 9450 and 9420 SW Lehmann Street in Tigard, Oregon. The development proposes to construct a total of 8 detached single family-homes and a private road as well as improving the frontage of the project site along SW Lehmann Street. As for stormwater improvement,the developer proposes to construct a storm line along SW Lehman Street to collect the stormwater run-off from the project frontage improvement. The developer also proposes to construct a private storm system consisting of 105 lineal feet of 36"pipe for detention and a two cartridge infiltration manhole for water quality treatment. The private storm system will be connected to the existing storm system at the Southeast corner of the project site. I. PROJECT DESCRIPTION This project is a development of 8-lot residential subdivision on a 0.77 acre combined of two properties located at 9450 and 9420 SW Lehmann Street in Tigard, Oregon. The property can also be located by the Washington County Map under the following information: 1 S 126DC03302 and 1 S 126DC03301. For exact location, see vicinity map below. The development proposes to construct a total of 8 detached single family-homes and a private road as well as improving the frontage of the project site along SW Lehmann Street. 4 I, o sW BomacCi c j SY8 ° ii . .. ,. 7 t , . ..,,...M Sc .( �' 1X x.-* /4`''' i t .A 1 fl',,eh rn»fnn i 4 -' -� ; k / Y ° '''' PROJECT SITE Bo e, �s'� *' '' ' S'Yit Lah sn t� �' � � ax, � Ctesr"ent,- { o v2n1!'f2r1't , 'W Cora Gt ��-: '*�SW Law t r c5`' f 5#W Locust Stw_.:L, I! ![ , .ot SAN Oak St- ' -2:-' ► .� SW ine ar , .. S 1 _ softies tat't_- -..... ,�r yN�dsor Ge _• ._ '1 .-%-t gnrisa=,PI _\`,,- S err. OCR�"k I_ Figure 1: Vicinity Map, II. EXISTING CONDITIONS The project site is currently defined from two existing properties along SW Lehmann Street. Both properties currently are occupied by existing houses located near by the North side of the sites. These houses are accessing SW Lehmann through their asphalt driveways. From the topographic drawing, low point is located at the Southeast corner of 4 , . the site. Run-off is indicated to flow from,the house toward the Southeast corner of the site where the low point is located with an average slope equal to 5.91 percent. For more details on the conditions of the site please refer to the existing condition map below. I.... - ,.- er- — _ ___ ' \ •,• -- --,-- ---• 1 .." 1 ‘1 a PWLEFikrAIVICPST—" s, , ,,... ____E,,, !AI> 1 els rai ___. -,,,.,-..--. . ;. .0:417---7-"" i ' rs' r , 1;4:- "' , !1 a.• -t.-.-- am, '-' t:' III "414NNij '" .,,,,:„i7■,.....s,fi„,.. Nc.„, II ..• il ",;. , e •,' ,.,. , ,.. I :,.. lr , t '-...-TiF77A . , ,2169t7:Jlifirrs1M2 ..-.. . , . . . .. r 1 I N ,,..,:. .., ...... -0‘. ..... —1■6 ..v, ....... .11 .. -.1,),il, ,, :::.,t';'-';;-?1,•:, 11111 ,ct _ , ' 1 ei DOCUMENT NO...%Cr D°C.UMENT N° 94-011668, 79-0012.3, iv.E.D.R. -,.... e I ■ 1V.C.D.R. 0 ? 5 \* . 4,' 0 44•81.2?. `,... --...-16.‘ S 04 --,;,,,zi , , _ . ...... -,,, •,_,,,.,. ,...,„ _,, 4 ...••-rt,,•• I i i 1 .:,, • 1 1 I i i • i • 1 '1 , 01 I 1 1 . 1 1 ' Ni. '...: t 1 1 1 1 1 ! 1 1 1 1 1 1 1 ... I I ti I 6. iv ft i 1 DOCUMENT NO 2000-092274, W.C.D.R. I . . 0 It Itliq I 1 ! 1 .Li-.11 i I i Hi -I1 1 . E ' 1 i i 1 - I . 1 Il i I I I r I 1" .. I L__1 ! L...... _I ......, 1 - I I I I 1. 1 al , I i II 1 i - Figure 2: Pre-Developed Basin Map . 5 III. SOIL INFORMATION According to the Soil Survey of Washington County,the soil on this site belongs to two different types in the Woodburn Series. The first soil type is the Woodburn Silt Loam (45A). The second soil type is also the Woodburn Silt Loam (45B). The Hydorlogic Soil of Group for the Woodbum Series is classified under group C. The runoff for this soil is described as being slow and light for erosion hazard. For more descriptive information on the soil, see soil information in Appendix A. • few e- ' oss at rr ♦ Figure 3: Washington County Soil Map IV. PROPOSED DRAINAGE The proposed storm system is shown in Post Development Basin Map below. The developers propose to construct a storm system along the private street consist of detention pipe for detention purpose and an infiltration vault for run-off treatment. After being treated in the vault,run-off is being discharged in to an existing manhole located near by the Southeast corner of the development site. 6 ^ ' --- ----'------------�r---------------'- ------------- \. | \ / \ � S i ^ \ / ---- - -----r------'- '--- "__—_' /�� / � C ' fah.— \ | | . �]�'/ . �\ '°\ / . ' —- i ----------- / �^ | / / / ` / I ~ / | ' � '� / . - / L�7 1 / LOT . LOT 3 / LOT 4 | / | 2� | | | ' ' | H / . ` ' ' ----��= i ��\ ------� -----• | ~ � . , ) | | i | LOT � / LOT 7 ' LOT 6 LOT 5 � ' . / � ` | / ' / | 1 | ' / \ / / ' / U / \ (� / | *�� ` --- |-----------'-- | . | | . ' . . . / | ' ' / ' . ' � | 1 � | | � | | ■ { | � /i | ' ' ' ..-| / | . . ' | | / | { | | | I / ' ' | 1 � . / V / . ' . . / \ / ' ' | | | � / | � � | � / � | � | � � . / ' . . • | � ' � | � . � . / | I . | ^ � ° | ~ | ^ | | � | . �\J I . / / ' / ' / | | ' / / } | | | | | \ | / ' ---|--- | ' ' ' ' | ' ' | / ' | | ..•• ( | | � | ' | | � ' ' . � . ` . . I --__.--__._-__-...-_-L_- Figure 4: Post-Developed Basin Map V. HYDROLOGIC ANALYSIS Hydrologic analyses for the site have been completed following the SCS,Type IA Hydrograph method,with modeling by the WaterWorks computer program. This program enables the user to develop runoff hydrographs and determine detention requirements under a variety of stage-storage options. Analysis calculations, supporting information, and computer output are contained in Appendix C. Following are our calculation process: • Determine the soil type and classification. • Determine the Curve Numbers. • Calculate Impervious and Pervious areas of the basin area. • Determine flow length and run-off slope. • Determine the Time of Concentrations. • Calculate Peak Flow Rates and Volumes. • Design Water Quality Facility • Perform Downstream Analysis • Determine whether or not Detention Facility is required. VI. RUN-OFF SUPPPORT INFORMATION AND ANALYSIS 1. Impervious and Pervious Surface Areas The impervious and pervious surface areas of the pre-development conditions and post development conditions are the actual areas taken from the site plan. Description Pre Developed Site Post Developed Site (acre) (acre) Pervious Surface 0.66 0.38 Impervious Surface 0.11 0.39 Total Basin Area 0.77 0.77 Table 1: Pervious and Impervious Area 2. 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 appropriate for wet antecedent moisture conditions, which is typical of the wet-weather conditions for the area. Curve numbers of 85 and 98 are used for both pre and post development pervious surface and impervious surface, respectively. 8 Pre Developed Site Post Developed Site Description CN CN Pervious Surface 85 85 Impervious Surface 98 98 Table 2: Curve Number 3. Time of Concentration Time of concentration is the time for run-off to travel from the hydraulically most distant point of the watershed to the point where the hydrograph is to be calculated. Calculations and calculated time of concentrations are presented in Appendix C. Description Pre Developed Post Developed Site Site Length (ft) 203 Slope (%) 5.91 TOC 2 Storm Event (min) 12.70 5.00 TOC 10 Storm Event (min) 10.80 5.00 TOC 25 Storm Event (min) 10.10 5.00 Table 3: Time of Concentration 4. Peak Discharge and Volume Peak discharge rates for the prescribed rainfall events for pre-developed and post- developed site conditions. The rainfall depths are 24-hour rainfall depths used for the Washington County. Computer model output is contained in Appendix C. Description Pre Developed Post Developed Site Site Q 2 Year Storm Event(cfs) 0.22 _ 0.31 Q 10 Year Storm Event (cfs) _ 0.38 0.47 Q 25 Year Storm Event (cfs) 0.46 0.55 Table 4: Peak Flow Rates 9 Description Pre Developed Post Developed Volume Site Site Difference Q 2 Year Storm Event(cft) 3,602 4,686 1,084 Q 10 Year Storm Event (cft) 5,812 7,048 1,236 Q 25 Year Storm Event (cft) 6,905 8,194 1,298 Table 5: Peak Volumes VII. WATER QUALITY Description Value Water Quality Flow (cfs) 0.04 Number of Cartridge 2 Table 6: Water Oualitv Treatment Facility Designed and Required Parameters Per our calculations, we propose to use the Contech Storm water Management StormFilter Manhole with 2 cartridges. VIII. WATER QUANITY AND DETENTION Following are the results from our calculations for the Detention Facility design: Pre Developed Discharge Flow(cfs) Condition Flow (cfs) 2 Year Storm Event 0.22 0.22 10 Year Storm Event 0.38 0.38 25 Year Storm Event 0.46 0.46 Table 11: Pre-Developed Condition Flow vs. Out Flow Table 10 in the previous page indicates that the discharge flow rates of the 2, 10, and 25 Year Storm Events of the Post Developed Conditions have been controlled and brought down to match with the 2, 10, and 25 Year Storm Events of the Pre-Developed Conditions. Elevation Orifice Diameter (ft) (in) 225.70 2.65 227.10 2.75 227.65 2.20 Table 12: Orifice Diameters and Elevations at the Flow Control Structure The tables above indicate that the discharge flow rates are under control and match the flow rates from the pre-condition development The flow control facility must have three orifices and set at the elevations indicated in Table 11. 10 For calculations and support information, please refer to Appendix B. IX. STORM CONVEYANCE CAPACITY CHECK The minimum size of the storm pipe is 12"and the least run-off of storm pipe is equal to 0.005. We use n=0.013 for our calculations. PIPE BASIN PEAK SLOPE PIPE CAPACITY FULL CULVERT FLOW (%) DIAMETER VELOCITY FULL (CFS) (IN) (CFS) (FPS) P1 PROJECT SITE 0.46 TOTAL FLOWS 0.46 0.50 12 2.52 34.90 18_23% Table 13: Storm Conveyance Capacity Check 11 APPENDIX A SOIL INFORMATION 12 tic; many fine roots; many, fine, tubular It has a profile similar to the one described as representative pores;medium acid(pH 5.6);clear,smooth of the series. boundary.6 to 10 inches thick. Included with this soil in mapping were areas of Amity, B1-15 to 23 inches,very dark grayish-brown (10YR Dayton,and Woodburn soils,which make up as much as 10 3/2) silt loam, grayish brown (10YR 5/2) percent of this mapping unit. dry; moderate, medium subangular blocky Runoff is medium,and the hazard of erosion is moderate. structure;slightly hard,friable,slightly sticky Capability unit Ile-1;wildlife group 2. and slightly plastic;many fine roots;many, 441)-Willamette silt loam,12 to 20 percent slopes. medium, tubular pores; medium acid (p14 This moderately steep soil is on side slopes of terrace 6.0);clear,wavy boundary. 7 to 11 inches escarpments. thick Included with this soil in mapping were areas of Amity, B21t-23 to 32 inches,dark-brown(IOYR 3/3)silty clay Dayton,and Woodburn soils,which make up as much as 10 loam,brown(10YR 5/3)dry;moderate,fine percent of this mapping unit. and very fine, subangular blocky structure; Runoff is medium,and the hazard of erosion is moderate. slightly hard, friable, slightly sticky and Capability unit IIIa1;wildlife group 2. slightly plastic; common fine roots; many, • medium and fine, tubular pores; few, thin, patchy clay films; medium acid (pH 6.0) ; Woodburn series (-- clear,wavy boundary.0 to 13 inches thick. The Woodburn series consists of moderately well-drained B22t-32 to 43 inches, brown (10YR 4/3) silty clay soils that formed in old alluvium on low, broad valley loam,brown(10YR 5/3)dry;weak,coarse, terraces. Slope is 0 to 20 percent. Elevation is 150 to 250 subangular blocky structure; slightly hard, feet.Where these soils are not cultivated, the vegetation is friable,slightly sticky and plastic;many fine Douglas-fir,Oregon white oak,grasses,and shrubs.Average roots; many, medium, tubular pores; many annual precipitation is 40 to 50 inches, average annual air moderately thick clay films in pores,and few temperature is 50°to 54°F,and the frost-free period is 165 thin clay tilms on peds;slightly acid(pH 6.2) to 210 days. gradual, wavy boundary. 0 to 16 inches In a representative profile the surface layer is very dark thick. grayish-brown silt loam about I I inches thick.The subsoil is C-43 to 60 inches,brown(1OYR 4/3)silty clay loam, dark-brown and dark grayish-brown silt loam and silty clay pale brown(1OYR 6/3)dry.massive;slightly loam about 30 inches thick. The substratum is dark hard, firm slightly sticky and plastic; few grayish-brown silt loam about 19 inches thick.The profile is fine roots; many, medium, tubular pores; medium acid throughout. many moderately thick clay films in pores; Permeability is slow.Available water capacity is 11 to 13 slightly acid(pH 6.2). inches. Water-su pp ym8 1 capacity is 15 to 20 inches. The A horizon ranges from very dark brown, to dark brown and very dark grayish brown, when moist. The Bt Effective milting depth is more than a inches. ta le horizon ranges in texture from silty clay loam to heavy silt These soils and used for irrigated vegetable crops,irrigated pastur , loam,and it is 25 to 35 percent clay.In places the structure of berries, orchards, small gain, hay, irrigated pasture, the B horizon is moderate or weak, prismatic breaking to •recreation,homesites,and wildlife habitat. moderate, subangular blocky. The C horizon is medium Representative profile of Woodburn silt loam, 0 to 3 textured to moderately fine textured and commonly has percent slopes,located in the SW)/4NE1/4 section 20,T. 1 contrasting strata below a depth of 40 inches. N.,R.3 W. 44A-Willamette silt loam,0 to 3 percent slopes. Ap-0 to 5 inches,very dark grayish-brown(IOYR 3/2) • This nearly level soil is on broad valley terraces. It has the silt loam, brown (1OYR 5/3) dry; weak, profile described as representative of the series. medium subangular blocky structure;slightly Included with this soil in mapping were areas of Amity, hard, friable, slightly sticky and nonplastic; Dayton.and Woodburn soils,which make up as much as 10 many fine roots; common,medium, irregular percent of this mapping unit pores;medium acid(pH 5.8);abrupt,smooth Runoff is slow, and the hazard of erosion is slight. boundary.6 to 10 inches thick. Capability unit 1-1;wildlife group 2. 44B-Willamette silt loam,3 to 7 percent slopes.This gently sloping soil is on broad valley terraces. Al2-5 to 11 inches,very dark grayish-brown (10YR Included with this soil in mapping were areas of Amity, 3/2)silt loam,brown r yis 5/3)dry;weak, Dayton,and Woodburn soils,which make up as much as 10 medium, subangular blocky structure; percent of this mapping unit. slightly hard, friable, slightly sticky and Runoff is slow, and the hazard of' erosion is slight. nonplastic;many fine roots;many,very fine, Capability unit lie-1;wildlife croup 2. tubular pores;medium acid(pH 5.6);clear, 44C-Willamette silt loam,7 to 12 percent slopes. smooth s,dark- 0 to 8 inches thick. This moderately sloping soil is on broad valley terraces. Blt-11 to 16 inches;dark-brown(1 OYR 3/3)silt loam, yellowish brown(10YR 5/4)dry;moderate, fine and very fine, subangular blocky structure; slightly hard, plastic; many fine roots; many,fine, tubular pores; thick clay films in pores; 13 medium acid (pH 5.6) ; gradual, smooth Aloha,Amity,Willamette,Helvetia,and Dayton soils,which boundary.0 to 7 inches thick occupy as much as 15 percent of this mapping unit. B21t-16 to 26 inches,dark-brown(10YR 4/3))silty clay Runoff is slow, and the hazard of erosion is slight. loam,light yellowish brown(10YR 6/4)dry; Capability unit He-2;wildlife group 2. moderate, fine, and very fine, subangular 45C-Woodburn silt loam,7 to 12 percent slopes. blocky structure; hard, firm, slightly sticky This soil is moderately sloping. and plastic;many tine roots;many,very fme, Included with this soil in mapping were areas of Aloha, tubular pores;thick clay films on peds and in Amity,Willamette,Helvetia,and Dayton soils,which occupy pores;medium acid(pli 5.8);clear,smooth as much as 15 percent of this mapping unit. boundary.7 to 10 inches thick. Runoff is medium,and the hazard of erosion is moderate. B22t 26 to 31 inches,dark-brown(10YR 4/3)silty clay Capability unit He-2;wildlife group 2. loam, pale brown(10YR 6/3)dry;common 45D-Woodburn silt loam,12 to 20 percent slopes. fme,distinct,dark grayish-brown(10YR 4/2) This moderately steep soil is along terrace escarpments. and grayish-brown (2.5YR 5/2) mottles; Included with this soil in mapping were areas of Aloha, weak, medium, and fine, subangular blocky Amity, Willamette, Helvetia and Dayton soils, which structure; hard, firm, slightly sticky and occupy as much as 15 percent of this mapping unit. plastic; few fine roots; many, fine and very Runoff is medium,and the hazard of erosion is moderate. fine,tubular pores;common thick clay films Capability unit IHe-5;wildlife group 2. in pores and on peds; few, fine, black manganese stains; medium acid (pH 6.0) ; gradual, smooth boundary. 4 to 10 inches thick. B3-31 to 41 inches, dark grayish-brown (10YR 4/3) silty clay loam,pale brown(10YR 6/3)dry; Xerochrepts and Haploxerolls,very steep common, fine, distinct, dark grayish-brown (IOYR 4/2)and grayish-brown (2.5YR 5/2) 46F-Xerochrepts and Haploxerolls, very steep. This mottles;weak,medium and fine,subangular undifferentiated group is about 45 percent Xerochrepts and blocky structure; hard, firm, slightly sticky about 45 percent Haploxerolls. It occurs as steep to very and slightly plastic; few fine and medium steep escarpments along the small streams that have cut roots; common, fine and very fine, tubular deeply into the valley terraces and where the terraces meet pores; few thick clay films in larger pores; the bottom lands and flood plains along major streams and medium acid (pH 6.0) ; gradual, smooth rivers.These soils are well drained.They formed in a mixture boundary.0 to 12 inches thick. of silt,sand.and an accumulation of material that has moved C-41 to 60 inches, dark grayish-brown(10YR 4/2)silt dow-nslope. The short slopes range from 20 to 60 percent. loam, light brownish gray (10YR 6/2) dry; Elevation is 50 to 450 feet. Vegetation is Douglas-fir, many, distinct, grayish-brown (2.5YR 5/2), Oregon white oak,shrubs,forbs, and grasses. The average dark grayish-brown (IOYR 4/3 ), and dark annual precipitation is 40 to 60 inches, average annual air yellowish-brown (10YR 414) mottles; temperature is 50°to 54°F,and the frost-free period is 165 to massive; hard, firm, slightly sticky and 210 days. slightly plastic;few fine roots:very few,fine; Included in mapping were areas of Hillsboro, Quatama, tubular pores;medium acid(pH 6.0). Willamette.and Woodburn soils,which make up as much as The A horizon has moist value of 2 or 3,chroma of 2 or 3, 15 percent of this mapping unit. Small seep spots and and hue of 10YR.Dry value is 4 or 5,and chroma is 2 or 3. wet-season springs are also included. Between depths of 10 and 20 inches,moist value and chroma Permeability is moderate to moderately slow. Available range to 4.Distinct mottles are within a depth of 30 inches. water capacity is 10 to 12 inches. Water-supplying capacity The B2 horizon ranges from heavy silt loam to silty clay is 22 to 26 inches.Effective rooting depth is more than 60 loam.Horizons below a depth of 30 inches are firm to very inches. firm and are brittle. The solum is slightly acid to medium Runoff is rapid,and the hazard of erosion is severe. acid. These soils are used for pasture,recreation,homesites.and —♦ 45A-Woodburn silt loam,0 to 3 percent slopes. wildlife habitat.Capability unit VIe;wildlife group 2. This nearly level soil has the profile described as repre- sentative of the series. Xerochrepts-Rock outcrop complex Included with this soil in mapping were areas of Aloha, Amity,Willamette,Helvetia.and Dayton soils,which occupy 47D-Xerochrepts-Rock outcrop complex. This corn-, as much as 15 percent of this mapping unit. Alex is about 50 percent Xerochrepts and 30 percent Rock Runoff is slow, and the hazard of erosion is slight. outcrop. It occurs in irregularly shaped areas southeast of Capability unit llw-1;wildlife group 2. Sherwood and is composed of shallow and very shallow soils 45B-Woodburn silt loam,3 to 7 percent slopes. and barren exposures of basalt bedrock. Slope is 5 to 30 This soil is gently sloping. percent The Xeerochrepts formed in a mixture of silt and sand Included with this soil in mapping were areas of too variable to map.Vegetation is low shrubs,Oregon white oak. Douglas-fir. grasses, and forbs. The average annual precipitation is 14 • Water Features Washington County,Oregon Water table ',toddy Flooding Mao symbol Hydrologic Sunoco runoff Month and sol name group Upper Nina Loner Knit Surface depth Duration Frequency Duration Frequency Ft Ft Ft 45A. Wocdburn 1111-- C — January - 20.10 2.5-3.3 -- — None — None February 2.0-30 2.5-3.3 — -- None — None March 2.0.3.0 2.5-3.3 — -- None .- None Apnl 2.03.0 2.5-3.3 — — None — None December 2.0-3.0 2.5-3.3 — -- None — None 458 Woodburn 4— C -- January 2.0-3.0 2.5-3.3 -- — None — None February 2.0-3.0 2.53.3 — — None — None March 2.0-3.0 2.5.33 — — None -- None Apnl 2.0-3.0 .2.54.3 — — None — None .• December 2.0-3.0 :2.5-3.3 — — None -- None Table 14: Soil Hydrologic Group 15 Table 4-3 MODIFIED CURVE NUMBERS SCS Western Washington Runoff Curve Numbers Runoff curve numbers for selected agricultural, suburban, and urban land use for Type lA rainfall distribution, 24-hour storm duration. (Published by SCS in 1982 1,21•11111IntePagenabOUROMPR:Sh.."- S. • • .:.!.3P;EMOMAIPS:Memogeti:me •:4:siti::0,e .4%4614010NOINININGSSIN, zvai>.;*0.1,i,;,,TkeVslickRoMmintateroviattanomi Cultivated land' Winter Condition 86 91 94 95 Mountain Open Areas: Low growing brush and grassland. 74 82 89 92 Meadow or pasture: 65 ! 78 85 89 I41- Wood or forest land: Undisturbed 42 i 64 76 81 Established second growth2 48 68 78 83 Young second growth or brush 55 72 81 86 Orchard: With over crop 81 88 92 94 Open spaces,lawns,parks,golf courses,cemeteries,landscaping Good Condition: Grass cover on>=75%of area 68 80 86 90 Fair Condition: Grass cover on 50-75%of area 77 85 90 92 Gravel Roads and Parking Lots: 76 85 89 91 Dirt Roads and Parking Lots: 72 82 87 89 Impervious surfaces.pavement,roofs,etc. 98 98 98 98 Open water bodies: Lakes,wetlands,ponds,etc. 100 100 100 100 Single Family Residential 3: Dwelling unit/gross acre %impervious' 1.0 DU/GA 15 1.5 DU/GA 20 2.0 DU/GA 25 2.5 DU/.GA 30 3.0 DU/GA 34 Select a separate curve 3.5 DU/GA 38 number for pervious and 4.0 DU/GA 42 impervious portions of the 4.5 DU/GA 46 site or basin. 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 Planned Unit Developments, %impervious' Select a separate curve condominiums,apartments, number for pervious and commercial businesses& Must be computed impervious portions of the industrial areas3 site or basin. Table 15: Manning Numbers 16 Table 4-3 MODIFIED CURVE NUMBERS SCS Western Washington Runoff Curve Numbers Runoff curve numbers for selected agricultural, suburban, and urban land use for Type lA rainfall distribution,24-hour storm duration. (Published.by.SCS in 1932) *NUMB**4 • • :••,,r••• 6 • worolitom• ............. onNagsfootorammatommentmomaragsvAVA !:ourarit mosomiatowmaikmarommommiwoompoou:, SMPOWARAMMOSMOIAm-MainAMMemOOM:4MWONA0* ..................gam Cultivated land' Winter Condition 86 91 94 95 Mountain Open Areas: Low growing brush and grassland. 74 82 89 92 Meadow or pasture: -01* 65 I 78 85 89 Wood or forest land: Undisturbed 42 64 76 1 81 Established second growth' 48 68 78 83 Young second growth or brush 55 72 81 86 Orchard: With over crop 81 88 92 94 Open spaces,lawns,parks,golf courses,cemeteries,landscaping Good Condition: Grass cover on>=75%of area 68 80 86 90 Fair Condition: Grass cover on 50-75%of area 77 85 90 92 Gravel Roads and Parking Lots: 76 85 89 91 Dirt Roads and Parking Lots: 72 82 87 89 Impervious surfaces,pavement,roofs,etc. 98 1 98 98 98 Open water bodies: Lakes,wetlands,ponds,etc. 100 1 100 100 100 Single Family Residential 3: Dwelling unit/gross acre •%Impervious' 1.0 DU/GA 15 1.5 DU/GA 20 2.0 DU/GA 25 2.5 DU/GA 30 3.0 DU/GA 34 Select a separate curve 3.5 DU/GA 38 number for pervious and 4.0 DU/GA 42 impervious portions of the 4.5 DU/GA 46 site or basin. 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 Planned Unit Developments, %impervious' Select a separate curve condominiums,apartments, number for pervious and commercial businesses& Must be computed impervious portions of the industrial areas3 site or basin. Table 16: Curve Numbers 17 APPENDIX B SUPPORT INFORMATION AND CALCULATIONS 18 BASIN ID: 2PST NAME: PST DEV CONDITIONS 2 YR STM SCS METHODOLOGY TOTAL AREA • 0.77 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 2.50 inches AREA..: 0.38 Acres 0.39 Acres TIME INTERVAL • 10.00 min CN • 85.00 98.00 TC • 5.00 min 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.31 cfs VOL: 0.11 Ac-ft TIME: 490 min BASIN ID: l OPST NAME: PST DEV CONDITIONS 10 YR STM SCS METHODOLOGY TOTAL AREA • 0.77 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION 3.45 inches AREA..: 0.38 Acres 0.39 Acres TIME INTERVAL • 10.00 min CN • 85.00 98.00 TC 5.00 min 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.47 cfs VOL: 0.16 Ac-ft TIME: 500 min BASIN ID: 25PST NAME: PST DEV CONDITIONS 25 YR STM SCS METHODOLOGY TOTAL AREA • 0.77 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION 3.90 inches AREA..: 0.38 Acres 0.39 Acres TIME INTERVAL • 10.00 min CN • 85.00 98.00 TC • 5.00 min 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.55 cfs VOL: 0.19 Ac-ft TIME: 500 min Table 17: 25-Year Storm Event Post Development Flow and Hvdrograph 19 BASIN ID: 2PRE NAME: PRE DEV CONDITIONS 2 YR STM SCS METHODOLOGY TOTAL AREA • 0.77 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 2.50 inches AREA..: 0.66 Acres 0.11 Acres TIME INTERVAL • 10.00 min CN • 85.00 98.00 TC • 12.70 min 12.70 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.22 cfs VOL: 0.08 Ac-ft TIME: 510 min BASIN ID: 10PRE NAME: PRE DEV CONDITIONS 10 YR STM SCS METHODOLOGY TOTAL AREA • 0.77 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 3.45 inches AREA..: 0.66 Acres 0.11 Acres TIME INTERVAL • 10.00 min CN • 85.00 98.00 TC • 10.80 min 10.80 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.38 cfs VOL: 0.13 Ac-ft TIME: 500 min BASIN ID: 25PRE NAME: PRE DEV CONDITIONS 25 YR STM SCS METHODOLOGY TOTAL AREA • 0.77 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION 3.90 inches AREA..: 0.66 Acres 0.11 Acres TIME INTERVAL • 10.00 min CN • 85.00 98.00 TC • 10.10 min 10.10 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.46 cfs VOL: 0.16 Ac-ft TIME: 500 min Table 18: 25-Year Storm Event Pre Development Flow and Hvdrograph 20 Time of Concentration Calculations Project: Job Number: EIP001 Pre Development.Conditions-25-yr Storm Flow Flow Mannings Length Slope P velocity Segment Tc Accum.Tc Segment Flow Type n (feet) (ft/ft) (inches) (fps) (minutes) (minutes) 1 Sheet Flow 0.15 203 0.059 3.9 10 14 10.1 Table 19: 25-Year Storm Event Pre Development Tirne of Concentration Time of Concentration Calculations Project: Job Number. EIP001 Pre Development Conditions-l0-yr Storm Flow Flow Mannings Length Slope P velocity Segment Tc Accum.Tc Segment Flow Type n (feet) (ft/ft) (inches) (fps) (minutes) (minutes) 1 Sheet Flow 0.15 203 0.059 3.45 10.78 10.8 Table 20: 10-Year Storm Event Pre Development Time of Concentration Time of Concentration Calculations Project: Job Number: EIP001 Pre Development Conditions-25-yr Storm Flow Flow Mannings Length Slope P velocity Segment Tc Accum.Tc Segment Flow Type n (feet) (ft/ft) (inches) (fps) (minutes) (minutes) 1 Sheet Flow 0.15 203 0.059 3.9 10.14 10.1 Table 21: 2-Year Storm Event Pre Development Time of Concentration 21 WATER QUALITY DESIGN - VOLUME Project No.: 'EIP001 Design By: KQL SUMMARY: Q(cfs) 0.04 CWS WQ flow rate V(cf)= 510 WQ Volume A (ac) = 0.390 Effective impervious area only where: WQ Volume = 0.36 (in) x Area (sf) /[12 (in/ft)] CWS WQ flow rate =WQ Volume (c0 / [14,400 sec] or CWS WQ flow rate = [0.36 (in) x Area (sf)/ [ 12 (in/ft) (4hr) (60min/hr) (60sec/min)1 Table 22: Water Quality Flow STORMFILTER CAPACITY - SW NEHMANN PROJECT: SALMON CREEK ESTATE PROJECT NO. : EIP001 WQ (Q) = 0.04 cfs Number of Cartridges (N) = 1.2 Use 2 cartridges Where N = Q (cfs) x 449 gpm/cfs / 15 gpm/cart One cartridge can treat up to 15 gpm (per manufacture) Table 23: Water Ouality Cartridge Calculations 22 • LEVEL POOL TABLE SUMMARY MATCH INFLOW -STO- -DIS- <-PEAK-> OUTFLOW STORAGE DESCRIPTION > (cfs) (cfS) --id- --id- <-STAGE> id (cfs) VOL icf) 2 YR.STORM EVENT 0.22 0.31 PIPE ORIFICE 227.01 1 0.22 188.15 cf 10 YR STORM EVENT 0.38 0.47 PIPE ORIFICE 227.46 2 0.38 324.91 cf 25 YR STORM EVENT 0.46 0.55 PIPE ORIFICE 227.70 3 0.46 399.97 cf Table 25: Level Pool STAGE DISCHARGE TABLE MULTIPLE ORIFICE ID No. ORIFICE Description: FLOW CONTROL MANHOLE Outlet Elev: 225. 70 Elev: 225 . 70 ft Orifice Diameter: 2 . 6500 in. Elev: 227 . 10 ft Orifice 2 Diameter: 2 . 7500 in. Elev: 227. 65 ft Orifice 3 Diameter: 2 .2000 in. STAGE <--DISCHARGE---> STAGE c--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE-- (ft) ---cfs-- ------- (ft) ---cfs (ft) ---cfs (ft.) ---cfs-- ----- 225.70 0.0000 226.80 0.1999 227.90 0.5319 229.00 0.7817 225.80 0.0603 226.90 0.2088 228.00 0.5614 229.10 0.7998 225.90 0.0852 227.00 0.2173 228.10 0.5886 229.20 0.81.74 226.00 0.1044 227.10 0.2255 228.20 0.6140 229.30 0.8347 226.10 0.1205 227.20 0.2983 228.30 0.6380 229.40 0.8516 226.20 0.1348 227.30 0.3328 228.40 0.6609 229.50 0.8681 226.30 0.1476 227.40 0.3609 228.50 0.6828 229.60 0.8842 226.40 0.1594 227.50 0.3855 228.60 D.7039 229•.70 0.9001 226.50 0.1705 227.60 0.4078 228.70 0.7243 226.60 0.1808 227.70 0.4578 228.80 0.7440 226.70 0.1906 227.80 0.4987 228.90 0.7631 Table 26: Stare Discharge 23 STAGE STORAGE TABLE UNDERGROUND PIPE ID No. PIPE Description: DETENTION PIPE Diameter: 3 .00 ft. Length: 105. 00 ft. Slope. . . : 0.0020 ft/ft upstr: dnstr: STAGE c----STORAGT. s STAGE ‹----STORAGE----> STAGE c----STORAGE----> STAGE <----STORAGE----› (ft) ---cf--- --Ac-?t- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Pt- (ft) --- --Ac-Ft- 226.00 26.00 0.0000 0.0000 226.90 158.11 0.0036 227.80 432.20 0.0099 228.70 681 05 0.0156 226.20 1.8074 0.0000. 227.00 186.34 0.0043 227.90 463.19 0.0106 228.80 701.08 0.0161 226.20 10.119 0.0002 227.10 215.50 0.0049 228.00 493.76 0.0113 228.90 718.14 0.0165 226.30 22.558 0.0005 227.20 245.42 0.0056 228.10 523.74 0.0120 229.00 730.78 0.0168 226.40 39.263 0.0009 227.30 275.93 0.0063 228.20 552.99 0.0127 229.10 739.91 0.0170 226.50 59.030 0.0014 227.40 306.89 0.0070 .228.30 581.31 0.0133 229.20 742.20 0.0170 226.60 81-186 0.0019 227.50 338.13 0.0078 228.40 608.52 0.0140 229.30 742.20 0.0170 226.70 105.29 0.0024 227.60 369.53 0.0085 228.50 634.40 0.0146 226.80 131.02 0.0030 227.70 400.93 0.0092 228.60 658.69 0.0151 Table 27: Stew Storage 24 A NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2007-00006 GRECO ESTATES SUBDIVISION 120 DAYS = 12/21/2007 SECTION I. APPLICATION SUMMARY FILE NAME: GRECO ESTATES SUBDIVISION CASE NO.: Subdivision(SUB) SUB2007-00006 REQUEST: The applicant requests approval to subdivide two parcels totaling 0.76 acre into 8 lots for two-story detached single-family homes. The two existing single-family homes will be demolished or removed. The applicant proposes a private street, which will serve as access for four homes. The other four homes will access SW Lehmann Street directly. APPLICANT'S APPLICANT: Empire Investment Properties, LLC REP: Gary Darling Attn: Dale Pfleiger DL Design Group,Inc. PO Box 1861 9045 SW Barbur Blvd., Suite 101 Lake Oswego,OR 97035 Portland, OR 97219 OWNER: Empire Investment Properties,LLC OWNER Charles F. Taylor PO Box 1861 5285 SW Meadows Road#369 Lake Oswego,OR 97035 Lake Oswego, OR 97035 ZONE: R-12: Medium Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9350 and 9420 SW Lehmann Street; Washington County Tax Map 1S126DC, Tax Lots 3301 &3200. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for a subdivision 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 (25 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 NOVEMBER 1, 2007 AND EFFECTIVE ON NOVEMBER 17, 2007 UNLESS AN APPEAL IS FILED. Appeal: 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 NOVEMBER 16, 2007. estions: For urt er information please contact the City of Tigard Planning Division at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. "„rd . . .S._ ,____, ih-mqi i .7:re v..I.ci.. .rn .MAP 1_ \ 1 suB'00--oo1N16 C REC• i: r 1II x1111 LEGEND ��.k111,1.,� .� - _ SUBJECT m _■�I �j�i SITE 1,A8111 I r - 1111111111 LT -1— —1— 111 11x= — �..... MCI-i P!k 1111” 41.11MI 111. 11.Ili R w i �_�IMP2W .mo MMIEN D[11 ,.... Pallone OM MIS —-_-S s ur+u wv TEULICAVL®OAO.e 2-840)—f_.. I -1 j- • IL LOT 1 s LOT 2 k 1: LOT 3 1,,t LOT 4 4. tn Z It r TRACT A -ter!* r l� QZQ a -ni.� 1 „Pi, W O LOT8 LOT7 ■ LOT 61 ' I LOT5 IXFNli II t — — - j I —L —L1 TENTATIVE PLAT I I I2. 1 gyH.`t 2/13/2008 Conditions Associated With wP� — 12:48:51PM qk.CCELI!� Case #: SUB2007-00006 - 4 t C°1-St- _fp Condition Status ? ,(,,%/„J ¢rr Update Code Title Hold Status Changed By Tag Date 0001 APPROVED TREE PROTECTION PLAN None NOT MET EAE 1/7/2008 MSB 1. Prior to site work,the Project Arborist shall revise the tree protection plan to state that any temporary or permanent alterations to the approved tree protection plan shall be approved by the Project Arborist. The Project Arborist shall submit a report to the City Arborist documenting the changes and certifying that the viability of the affected trees will not be significantly impacted. 0001 PLAN THAT PROTECTS SPECIFIC PLAN None NOT MET EAE 1/7/2008 MSB 2. Prior to site work,the applicant shall submit a revised tree protection plan by the Project Arborist that specifically addresses what steps will be taken during site preparation and construction to preserve trees numbered 2,6,7, 10, 11, 13, 17, 19,22,25,and 26. In addition,the applicant shall submit a statement from the Project Arborist that approves the retention of the previously mentioned trees. The Project Arborist's statement shall address the feasibility of retention during construction and the sustainability of their placement in relation to the structures that will be built. If the applicant does not provide specific methods approved by the Project Arborist to save the previously mentioned trees,the site plan shall be revised to show building footprints that do not encroach into the tree protection zones(otherwise,the trees shall be removed and mitigated). If any of the previously mentioned trees cannot be saved,the applicant shall revise the mitigation calculations accordingly. Note: Because the sidewalk is not required to extend beyond the end of the private street,Tree#3 may be retained. The applicant shall consider saving Tree#3 and revise the Tree Removal and Protection Plan accordingly. 0001 PAY ADDRESSING FEE None NOT MET KSM 1/7/2008 MSB 27. Prior to fmal plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 0001 PRIV ST OWNERSHIP/MAINT None NOT MET KSM 1/7/2008 MSB 28. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. 0001 CC&R'S ARE REQUIRED None NOT MET KSM 1/7/2008 MSB 29. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions(CC&R's)for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department(Kim McMillan)prior to approval of the final plat. 0001 MUST FORM A HOA None NOT MET KSM 1/7/2008 MSB 30. Prior to approval of the final plat,the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 0001 PUBLIC SEWER EASEMENT None NOT MET KSM 1/7/2008 MSB 31. The applicant's final plat shall provide a minimum 15 foot wide public sewer easement over the entire sanitary sewer. 0001 PRIVATE WTR QUAL/DET FACILITY None NOT MET KSM 1/7/2008 MSB 32. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions(CC&R's)for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department(Kim McMillan)prior to approval of the final plat. 0001 STATE PLANE COORD ON PLAT None NOT MET KSM 1/8/2008 MSB 33. 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. Page 1 of 6 CaseConditions..rpt 2/13/2008 Conditions Associated With 12:48:51PM CCEL/' Case #: SUB2007-00006 ndition . Status Updated Code Title Hold Status Changed By Tag Date BX 0001 FINAL PLAT REQUIREMENTS None NOT MET KSM 1/8/2008 MSB 34. 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 100th and 103rd Avenues,providing 27 feet from centerline,shall be made on the fmal plat. E.NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F.After the City and County have reviewed the fmal plat,submit two mylar copies of the final plat for City Engineer signature(for partitions),or City Engineer and Community Development Director signatures(for subdivisions). 0001 BI-WKLY ARBORIST REPORTS None NOT MET EAE 1/8/2008 MSB 35. Prior to building permits,the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist.The summary shall document the effect of the approved tree protection plan,account for any violations, and certify the condition of protected trees. 0001 EACH SITE PLAN-ARBORIST APPRVAL None NOT MET EAE 1/8/2008 MSB 36. Prior to issuance of building permits,the applicant(developer or builder)shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved and the location of tree protection fencing.Attach copies of the approved Tree Protection Plan. 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. 0001 TREE-DEED RESTRICTION None NOT MET EAE 1/9/2008 MSB 37. Prior to issuance of building permits,the applicant shall record a deed restriction to the effect that any existing tree retained in accordance with the tree protection plan 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. 0001 CITY SIGN AGREEMENT None NOT MET EAE 1/9/2008 MSB 38. Prior to the issuance of building permits,the developer shall sign a copy of the City's sign compliance agreement. 0001 PHOTOMYLAR COPY OF PLAT TO CITY None NOT MET KSM 1/9/2008 MSB 39. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar" copy of the recorded final plat. 0001 AS BUILTS OF PUB IMP TO ENG None NOT MET KSM 1/11/2008 BRS 40. 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). 0001 OFF-SITE UTILITY EASEMENTS None NOT MET KSM 1/9/2008 MSB 41. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. Page 2 of 6 CaseConditions_rpt 2/13/2008 �CCEL/7 Conditions Associated With 12:48:51PM Case #: SUB2007-00006 Condition Status Updated Code Title Hold Status Changed By Tag allitiDateit By 0001 SIGNAGE AT EACH SHARED DRVWY None NOT MET KSM 1/9/2008 MSB 42. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 0001 FINAL SIGHT DIST CERT None NOT MET KSM 1/9/2008 MSB 43. Prior to issuance of building permits,the applicant's engineer shall provide a fmal sight distance certification based on completed frontage improvements along Lehmann Street. 0001 UG UTS /PAY FEE None NOT MET KSM 1/9/2008 MSB 44. The applicant shall place the existing overhead utility lines along SW Lehmann underground as a part of this project,or if approved by the City Engineer,they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$35.00 per lineal foot. If the fee option is approved by the City Engineer,the amount will be$6,660.50 and it shall be paid prior to issuance of building permits. 0001 FINAL ARBORIST SUMMARY None NOT MET EAE 1/9/2008 MSB 45. Prior to a fmal inspection,the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 0001 MITIGATION FEE FOR STREET TREES None NOT MET EAE 1/9/2008 MSB 46. Prior to a final inspection, if the applicant is unable to plant the number of street trees on the approved plans due to driveway placement,utility installation or any other future improvement,the applicant shall pay a mitigation fee of$250 per street tree. 0001 FINAL PLANNING INSPECTION None NOT MET EAE 1/9/2008 MSB 47. Prior to a final inspection,a member of the planning staff shall conduct a walk-through at the site to ensure that the development is consistent with this decision. 0001 STORMWATER MAINT AGREEMENT None NOT MET KSM 1/9/2008 MSB 48. Prior to a fmal building inspection,the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management,or another company that demonstrates they can meet the maintenance requirements of the manufacturer,for the proposed onsite storm water treatment facility. 0001 — INSTALL TREE PROTECTION-INSPECT None NOT MET EAE 1/7/2008 MSB 3. Prior to site work,the applicant shall install fencing as directed by the project arborist to protect the trees to be retained. All trees to be preserved shall be protected with five or six(5'-6')foot high chain link fences.Fences are to be mounted on two inch diameter galvanized iron posts,driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. 0001 PROJECT ARBORIST CONTRACT None NOT MET EAE 1/7/2008 MSB .,/-/4. Prior to site work,the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the City Arborist or Current Planning,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. 0001 PAY TREE MITIGATION FEE None NOT MET EAE 1/7/2008 MSB �S. Prior to site work,the applicant shall pay a tree mitigation fee of$125 per caliper inch for the total number of inches to be mitigated. 0001 TREE PROTECTION SEQUENCE PLAN None NOT MET EAE 1/7/2008 MSB ar6 Page 3 of 6 CaseConditions..rpt 2/13/2008 (CCEL!!7 Conditions Associated With 12:48:51PM Case #: SUB2007-00006 Condition 1 Status Updated II Code Title Hold 1 Status I Changed By Tag Date 6. Prior to site work,the applicant shall submit construction drawings to both Planning and Engineering that include: A. A construction sequence including installation and removal of tree protection devices,clearing,grading,and paving; B. A note prohibiting equipment,vehicles,machinery,grading,dumping,storage,burial of debris,or any other construction-related activities in any tree protection zone;and C. A note stating that only those trees identified on the approved Tree Removal plan are authorized for removal by this report. Notwithstanding any other provision of this title,any party found to be in violation of this chapter[18.790] pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to$500 and shall be required to remedy any damage caused by the violation. Such remediation shall include,but not be limited to,the following: 1)Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060(D)of the Tigard Development Code;and 2)Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree,as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. 0001 PFI REQUIRED None NOT MET KSM 1/7/2008 MSB 7. Prior to commencing onsite improvements,a Public Facility Improvement(PFI)permit is required for this project to cover street construction and any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.tigard-or.gov). 0001 DESIGNATE PFI LEGAL PERMITTEE None NOT MET KSM 1/7/2008 MSB 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 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. 0001 PKG&ACCESS PLAN/PFI PHASE None NOT MET KSM 1/7/2008 MSB 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. 0001 PKG&ACCESS PLAN/HM BLD PHASE None NOT MET KSM 1/7/2008 MSB 10. 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. 0001 HALF ST IMPROV LEHMANN ST. None NOT MET KSM 1/7/2008 MSB 11. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit,which indicate that they will construct a half-street improvement along the frontage of SW Lehmann Street. The improvements adjacent to this site shall include: A.City standard pavement section for a local street from curb to centerline equal to 16 feet; B.pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C.concrete curb,or curb and gutter as needed; D. storm drainage,including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F.street trees in the planter strip spaced per TDC requirements; G. street striping; H.streetlight layout by applicant's engineer,to be approved by City Engineer; I.underground utilities; J. street signs(if applicable); K.driveway apron(if applicable); and L.adjustments in vertical and/or horizontal alignment to construct SW Lehmann Street in a safe manner,as approved by the Engineering Department. Page 4 of 6 CaseConditions..rpt 2/13/2008 `ACCEL/7 Conditions Associated With 12:48:51PM Case#: SUB2007-00006 Condition Status Code Hold Changed By 0001 PROFILE OF LEHMANN ST None NOT MET KSM 1/7/2008 MSB 12. A profile of SW Lehmann Street shall be required,extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 0001 PRIV STS MUST MEET PUBLIC STANDRD None NOT MET KSM 1/7/2008 MSB 13. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s)shall meet the City's public street standard for a local residential street. 0001 NO PKG SIGNS ALONG PRIV ST None NOT MET KSM 1/7/2008 MSB 14. The applicant's construction drawings shall include the installation of"NO PARKING-FIRE LANE"along the entire length of the private street,installed at the appropriate spacing. 0001 TVF&R OK OF FIRE HYDRANTS None NOT MET KSM 1/7/2008 MSB 15. Prior to issuance of the PFI Permit the applicant shall provide the City with approval from TVF&R showing that one of the fire hydrants shown on the drawings is capable of supplying the required fire flow demand. 0001 TUALATIN VALLEY WTR DISTRICT APPR None NOT MET KSM 1/7/2008 MSB 16. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 0001 PRIV WTR QUAL FAC PLANS TO ENG None NOT MET KSM 1/7/2008 MSB 17. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department(Kim McMillan)as a part of the Public Facility Improvement(PFI)permit plans. 0001 EROSION CONTROL PLAN None NOT MET KSM 1/7/2008 MSB 18. 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." 0001 FINAL GRADING PLAN None NOT MET KSM 1/7/2008 MSB 19. 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. 0001 WACO SUBDIVISION NAME APPROVAL None NOT MET EAE 1/7/2008 MSB 20. Prior to approval of the final plat,the applicant shall provide evidence that the proposed plat name,Greco Estates, has been approved by the Washington County Land Use and Transportation Surveyor's Office and is not duplicative and satisfies the provisions of ORS Chapter 92. 0001 SETBACKS MUST COMPLY None NOT MET EAE 1/7/2008 MSB c____/ 21. Prior to approval of the final plat,the applicant shall revise the site plan to comply with the following: 1)Corner side setback shall be 10 feet from the property line for proposed Lot 3;and 2)Garage setbacks shall be 20 feet from the property line. f/100I LOT 5/MIN 25 FT FRONTAGE None NOT MET EAE 1/7/2008 MSB 22. Prior to approval of the final plat,the applicant shall revise the site plan so that Lot 5 has a minimum of 25 feet of ifro ntage on Tract A. 0001 EACH LOT MUST MEET COV&LANDSCA None NOT MET EAE 1/7/2008 MSB 23. Prior to approval of the final plat,the applicant shall indicate the percentage of lot coverage and landscaping for each lot. The maximum lot coverage is 80%and the minimum landscape requirement is 20%per lot. 0001 BLD FOOTPRINTS OUTSIDE OF TPZ None NOT MET EAE 1/7/2008 MSB 24. Prior to approval of the final plat,the applicant shall revise the site plan to show building footprints that do not encroach into the tree protection zones. 01 0 NoSHOW STREET TREES ne NOT MET EAE 1/7/2008 MSB 25. Prior to approval of the final plat,the applicant shall revise the site plan to show street trees along the private street within the property lines of Lots 5,6,7 and 8. Page 5 of 6 CaseConditions..rpt 2/13/2008 Conditions Associated With 12:48:51PM `ACCEL/1� Case #: SUB2007-00006 ndition Status Updated Title Hold Status Changed By Tag A Date By �0001 ,STREET TREE SPECIES None NOT MET 1:A[ 1/7/2008 MSB C_____/26. Prior to approval of the final plat,the applicant shall revise the site plan to indicate the species of the proposed street trees. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Arborist. Size and spacing of street trees shall be as permitted by Section 18.745.040.C. Page 6 of 6 CaseConditions..rpt D L March 19, 2009 DESIGN GROUP INC. RECEIVED MAR 2 0 2009 Mr. Dick Bewersdorf CITY OF TlGARD City of Tigard Planning Dept. PLANNING/ENGINEERING 13125 SW Hall Blvd. Tigard, OR 97223 Re: File No. SUB2007-0006 Greco Estates Dear Mr. Bewersdorf, The applicants, Mr. Charles Taylor and Mr. Dale Pfleiger request a one year extension to the above mentioned project. The project is due to expire on 5/17/09. The reason for the extension is due to current difficult economic and financial conditions. No changes have occurred to the proposed design and to the best of our knowledge, no significant changes have occurred with regard to the comp. plan or applicable code criteria. We are therefore, requesting a planning approval extension until 5/1710. Sincerely, Gar Y Da i�E DL Design Grou c. Cc: Mr. Chuck Taylor, Empire Investments Ms. Cheryl Caines, City of Tigard 10700 SW Bvrtn-Hillsdale Hwy, Suite 655 • Beaverton, Oregon 97005 • Phone: 503.644.4628 • Fax: 503.644.8965 • - • • ' • ._... . . • _ .. . a ' ' . . • ' . . t , . . ' _ . . . - . . . ' . • • ' • . . . . • . • • • . . . . • IIJIL.L•1 • ... 1010X10 WPCID . . 'solved • . . _ . . 63.0 LF TA ER BASED ON 25MPH . \ J 1 i _ . . • s.W. LEHMANN.ST1EET (COUNTYWOAD NO850) SPEED LIM T - -- --- 3+00 4+00 • 5600 6+00 • . . . (INTERLINE )A 4- I . • S.W. LEHMANN STREET (COUNTY ROAD,NO. 850) • , ._ __Li_ , I SA I- • • I I CH ---'sIREEr TREES(IYP.) , ..-,-- 0 0.50' 16.0 30.0 30'SPACING MIN. ... --- I , . • ' 1 ' TAPER 111161111Irfty0.44 5°°'eArt92.11111111111111 , • .11341p,',./,/:2';',-A - .../4.,.././.., ' - ‘ NoPkt - 1101111111111121.1111111.1.111111161.41:4 'i'• .1:411111177/AeIINAIIIIIIIIIIII""" . 30.0'ROW • ITAC:AaW"'t7A-"-----7----/' ''/Zdr111111 AMY/. -.- ; 7' -'''' - .....,,.._. , (! . . -*. -.0 ;,/,7741 ol' ' ,',..fr);•;74 I 41 . ' '•,,,,,. ';'7.,',/:,:tolio•tje, . , ' 111:9 fir Illr •.//A:0 0,, ' I .42.1 4Z/ 1 46 i ' • . ,„, / lot'''' nit e cu.; S89324YW .' .' . 32.4.74 5,99152.47-W S89'3247-W -, • . - • ' STOP SIDEWALK AT ,-j, ,, _ III 5-0'7§• ALK ; ( • ,,. . : . • EXIST DRIVEWAY 1 ' . • . '. " : - . PROTECT EXIST STOP SIDEWALK A T ' BO'SW AND PUE EASEMENT ( DRNEWAY 1 8 I ( 1 I ExisT DRIVEwAY 1 PROTEDCRTIvEEXWIAS DRIVEWAY . • LOT . 1 I -4... • 5 0'--•---.--•-r-5°. . . ' . . . a 'a LOT .g. LI IB LOT 3 LOT 4 1 - r-.'' ''.- I I t 1 . • i .-: . I . . . . . _ LOT 1 ,,,I. LOT J ' 3 k L ' I . LOT 4 , C • 1 1 SO' • 1 CD I. •'- 14-9 ( ' I I 5 0' I . ;117' ,4-3561 SFT C .4=3277 SFT I .4=3593 SFT A=3629 SFT • - 1 I 1- I 1 1.1.6 I R24.5' 1- '/ R24.5 1 _p9.6'■ , . .•? ' C _, , --.. i&L25:c15,. ._ •) 5.0' / 0 I , PUE E8A S0E.MENT SIDE ,L C.. / l'.5 ---s-' SipEWALK / . Imi - _-- -ViAmonin - „......, --___ _ _ -1 i -1- 1 0 31.09 1+18--TRACT A i r•) l•.1215' i 1 , T 9.4 176 - 22.65 1650 --- 20.00 IlMil I 1 ' -1- N8937241- z--2 TRACT A M69'3724*E ZS- (., L IMII ,ff,?7,1---ippligro . 4.. N -37.241- * 4' /V. ,0' .,.. p/i. / I ., . • // / / i 1Z9 46.5 46.5 200 n•t 18.0'PUBLIC _J / ._ S89-.3r24.1., 589137'24-W S6.9-3724-10. 509-3724-W [ , •fr , ,...'/‘-,: 1,/,01/.1,1 . : - SEWER/J.,_ • .__, - -I 117SUAL CLEARANCE TRIANGLE(TYP.) 1 EASEME r,Zoet.e. ,;.,,,, ,z , i 1 4.,___ - , 40.F/. /..e7.4 1 1- I 75.0.STORt4 I EASEMENT I LOT 8 ' LOT 7- LOT 6 I LOT. 5 . . • 1 1 - 1 I • • 1 . , , . -1 LOT 8 LOT 7 LOT 6 1 LOT 5 gi , 1 . I I I _-, -5.0" I ki e. I g 1 gl I t.'3 k3., NI N., :.• '... - .. I I 1. • 1 , . A=3456 SFT '14 • ,4=34.54 SET 1 :l'....4 . A=3984 SET ur L. 1 WIK' I . . A=3942 SFT - 'I I. H r.-Ia. I-.. r -50' •: • t t I I 1 _L__I ' I _...1 L J I t I. . L ..--■ I.... 1 . .- .---- -- ...--• -- - L - --- - L 1500' - • • I ( 5,-3 7 46. 46.5 L 466 N89:3108-E I N89:31'081- N89-31'087' , 1 • I , i I ..0,1 t ( ! . I 20 10 0 20 1.. i . . -r--t- , 1 .1 - - 111.911.ell i . i , - ,, 1 20 JO' 0 20' 4 . I i SCALE: r= 20' - 1 I. i 1 PliMillaiMinill ; ; 1 • SCALE: r= 20' - t SITE PLAN ' .. . . TF-NTATI1/F- PI AT ( 11 CITY OF TIGARD RECEIPT 1 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 172931 - 03/20/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SUB2007-00006 Approval Extension 100-0000-438000 $230.00 SUB2007-00006 Approval Extension-LRP 100-0000-438050 $34.00 Total: $264.00 PAYMENT METHOD CHECK_# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 1138 STREAT 03/20/2009 $264.00 Payor: Empire Investment Properties LLC Total Payments: $264.00 Balance Due: $8,298.50 City of Tigard, Oregon 13125 SW Hall Blvd. • Tigat )R 97223 March 23, 2009 Gary Darling T I GARD DL Design Group, Inc. 9045 SW Barbur Blvd., Suite 101 Portland, OR 97219 RE: Subdivision Extension Request (SUB2007-00006) Dear Mr. Darling, Per your letter dated March 19, 2009,you have requested an extension of Greco Estates Subdivision (SUB2007-00006) that is due to expire May 17, 2009. Tigard Municipal Code Section 18.430.030.D includes the following criteria regarding extension of an approved subdivision: D. 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; The applicant proposes no changes to the approved plan; therefore, the request is consistent with this criterion. 2. The applicant has expressed written intent of submitting a final plat within the one-year extension period; The applicant has cited economic and financial conditions as the reasons for the extension request. The request is consistent with this criterion;however, applicant is hereby reminded he must submit the final plat within the one-year extension. This criterion is satisfied as noted. 3. There have been no changes to the applicable ordinance provisions on which the approval was based; and After reviewing the plans, staff concurs that there have been no changes to the applicable ordinance provisions on which the approval was based. Therefore, this criterion is satisfied. 4. An extension of time will not preclude the development of abutting properties. The extension will not preclude the development of abutting properties. Therefore, this criterion is satisfied. SUB2007-00006 Greco Estates Extension Response Page 1 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 Conclusion: The applicant has submitted a written request and paid the application fee.The criteria for extensions have been met as indicated in the findings above.Therefore,the Applicant is granted an extension for SUB2007-00006 not to exceed one year or until May 17,2010. Darrel"Hap"Wa :.: Date Assistant Planner CC: Empire Investment Properties,LLC Attn: Dale Pfleiger PO Box 1861 Lake Oswego, OR 97035 SUB2007-00006 Greco Estates Extension Response Page 2 Cheryl Caines ' 5(.LBADO-7 - 000ac From: Cheryl Caines Sent: Wednesday, December 23, 2009 9:45 AM To: Mike White Subject: Greco Estates Mike, Below are my comments: Condition 6—A, add tree protection fencing to the sequence (sheet C 1.2) B, didn't see this, add to tree plan (sheet C 1.2) C, met The applicant should also be aware of the conditions to be met regarding building placement prior to final plat (conditions 21-24). These are not typically required prior to final plat, but are in this case due to the manner in which the conditions were written. There are many issues to be resolved prior to the May 2010 expiration. The City is looking into granting further extensions but cannot be guaranteed at this time. Cheryl Caines Associate Planner City of Tigard (503) 718-2437 1 City of Tigard, Oregon 13125 SW Hall Blvd. • Tigt OR 97223 ,14 U1 T I GARD June 24,2010 Mr. Dale Pfleiger Empire Investment Properties LLC P.O. Box 1861 Lake Oswego, OR 97035 RE: Subdivision case number: SUB2007-00006 Mr. Pfleiger: On April 27, 2010 the Tigard City Council passed an ordinance to amend the Tigard Community Development Code ([DC) 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 cherylc @tigard-or.gov. Sincerely, etult, Cad Cheryl Clines Associate Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 Cheryl Caines From: Cheryl Caines Sent: Tuesday, March 04, 2014 10:28 AM To: 'Wayne Pykonen' Cc: Jered Otey Subject: RE:Tree Protection Lot 6 Wayne, This works. Removal of tree#18 is okay because it is considered a nuisance tree in our Urban Forestry Code. I've replaced the site plans in the building file. Thanks, Cheryl From: Wayne Pykonen [mailto:waynep@jtsmithco.com] Sent: Monday, March 03, 2014 11:35 AM To: Cheryl Caines Cc: Jered Otey Subject: Tree Protection Lot 6 Hi Cheryl—As requested, here's the Arborist's sign-off on Lot 6 Greco. Please let me know if additional information is required. Thank you. wp i.-i. s\Irri I Wayne Pykonen Purchasing Manager JT Smith Companies 5285 Meadows Road, Suite 171 Lake Oswego, OR 97035 waynep @itsmithco.com 503-308-7324- Direct 503-358-8955-Cell 503-684-0102 - Fax 1 • Cheryl Caines From: Cheryl Caines Sent: Tuesday, November 19, 2013 8:45 AM To: 'Morgan Holen' Cc: 'John Wyland';Jered Otey Subject: RE: Greco Estates - Trees Morgan, Being caught between two codes is awkward. The subdivision was approved under the old code, but following the old code to save a tree that is now considered invasive and would not be protected following the completion of the project seems a futile. Therefore, I am basing the decision upon the new code regulations. Removal of the tree would not it c3 require a permit nor replacement and there are no minimum lot canopy requirements in the R-12 zone. The four proposed street trees (Sunset Maples) will provide canopy for the lot, maybe even more than the Sycamore Maple. In this case, it is okay to remove the tree without replacement or fee-in-lieu. Please let me know if you have questions. Cheryl Caines Associate Planner City of Tigard (503) 718-2437 From: Morgan Holen [mailto:morgan.holen©comcast.net] Sent: Thursday, November 14, 2013 12:02 PM To: Cheryl Caines Cc: 'John Wyland'; Jered Otey Subject: Greco Estates -Trees Hi Cheryl, The sycamore maple,tree#13, on lot 2 at Greco Estates needs to be removed for the purposes of construction. I visited the site this week to evaluate potential root impacts during foundation excavation and found that adequate protection cannot be provided based on the approved planned impacts.This tree will continue to be protected until the City provides authorization for removal, but what process must we undertake in order to receive such authorization? This tree is a non-native and invasive species listed on the City's new nuisance tree list.This list was not established until the code amendments were implemented, but it is now considered exempt for species. Also, since the tree preservation plan was processed under the old code, I did the math to see how removal of this tree would impact the preservation option and found that 18.790.030.B.2.c remains applicable: "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."Therefore, removal of this tree does not result in modifications to the preservation option, although up to 5 additional mitigation trees could be required per the old code. The new code would not require mitigation for removal of invasive species. Please let us know what needs to be done in order to receive authorization for removal of tree#13. Thank you, Morgan Morgan Holen r... AJJ'OCIATC/ Consulting Arborists&Urban Forest Management 971.409.9354 3 Monroe Parkway, Suite P 220 Lake Oswego, Oregon 97035 morgan.holen @comcast.net 2 a CITY OF TIGARD 4/10/2013 4:59:49PM 13125 SW Hall Blvd. TIGARD Tigard,OR 97223 (503)639-4171 Conditions Associated With Case #: SUB2007-00006 Project Name: GRECO ESTATES SUBDIVISION # DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY APPROVED TREE PROTECTION PLAN Met 4/10/13 Cheryl Caines CO'rior to site work,the Project Arborist shall revise the tree protection plan to state that any temporary or permanent alterations to the approved tree protection pan shall be approved by the Project Arborist. The Project Arborist shall submit a report to the City Arborist documenting the changes and certifying that the viability of the affected trees will not be significantly impacted. PLAN THAT PROTECTS SPECIFIC PL Met 4/10/13 Cheryl Caines -nor to site work,the applicant shall submit a revised tree protection plan by the Project Arborist that specifically addresses what steps will be taken during site p eparation and construction to preserve trees numbered 2,6, 7, 10, 11, 13, 17, 19,22,25,and 26. In addition,the applicant shall submit a statement from the Project Arborist that approves the retention of the previously mentioned trees. The Project Arborist"s statement shall address the feasibility of retention during construction and the sustainability of their placement in relation to the structures that will be built. If the applicant does not provide specific methods approved by the Project Arborist to save the previously mentioned trees,the site plan shall be revised to show building footprints that do not encroach into the tree protection zones (otherwise,the trees shall be removed and mitigated). If any of the previously mentioned trees cannot be saved,the applicant shall revise the mitigation calculations accordingly. Note: Because the sidewalk is not required to extend beyond the end of the private street,Tree#3 may be retained. The applicant shall consider saving Tree#3 and revise the Tree Removal and Protection Plan accordingly. INSTALL TREE PROTECTION-INSP Applied 11/17/07 Todd Prager Shirley Treat 03. Prior to site work,the applicant shall install fencing as directed by the project arborist to protect the trees to be retained. All trees to be preserved shall be protected with five or six(5"-6")foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts,driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. PROJECT ARBORIST CONTRACT Applied 11/17/07 Todd Prager Shirley Trt 04. Prior to site work, the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the City Arborist or Current Planning, 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. PAY TREE MITIGATION FEE Applied 11/17/07 Todd Prager Shirley Treat 05. Prior to site work,the applicant shall pay a tree mitigation fee of$125 per caliper inch for the total number of inches to be mitigated. TREE PROTECTION SEQUENCE PLAN Applied 11/17/07 Kim McMillan Shirley Treat Page 1 of 6 ®.x.; i:',1,11 I I - [: aaaaazl atY1! ianrYai, egggc••, [ agaqaqo ! g 22221222121 1 v� 8 lid 1 % i �li 1 ill Y ith I IF 1 it r N ^; o tat 1 CO Y _ .w l0I'• LOT 3 ( $ 1 i R I ^ gi ..z. g o „ .O[.'U N rAb �•- x 0']0'4.3 . rnJ. ' • \ /^1 , ,,, -,,, ., ) , i L •_ t_„, ran ` 10 Y -L =,. ' ° \ ?'; + `\ L7 - it .,.'i..!. ILO\ ',.. g 4k-, E i ; , ,,,z\-- _____LL,:_c___E:q4 LI'S' ,..- i A N §i19i998a@94a3a?83:..?3.aaa.[eaa;l • \ l' - N i?*iiiiiXI iii1iaiiia1iiiiiiiiii 1 ` \ \Now_ Q v n N O w 1., A --e•-•" l ;il * , w Aa p ii I i t10 g o a g 11 I y } 1 • 1§ 11 _\ �1 YA pI Zp 'el O v'4 (/) �. i 1 1 1 i lig 41§ .. -)..r-• , I I b t �iE !gi onl 3Hz ci ' ' v +� - j 1 CONSTRUC17ON DOCUMENTS CITY OF T1QAkD FILE#SUB2007-00006- I ___ `'p GRECO ESTATES TIGARD.OREGON 1, 11 , 1111 —m. t EXISTING CONDITIONS 1318 Greco Estates Page 1 of 1 Tree Inventory 4-3-13 Walter H. Knapp & Associates, LLC No. Common Name Species Name DBH1 C-Rad2 Cond3 Comments Treatment 1 Japanese maple Acer palmatum 14 1 included bark, stem and branch decay remove 7 European white birch Betula pendula _ 11 3 invasive species remove 8 European white birch Betula pendula 13 7 4 invasive species; no major defects retain 9 pacific madrone Arbutus menziesii 6 1 poor structure, excessive lean, small live crown remove 10 Norway maple Acer platanoides 15 15 4 invasive species; no major defects retain 12 Colorado blue spruce Picea pugens var. glauca 21 15 1 Cooley spruce gall adelgid infestation remove 13 sycamore maple Acer pseudoplatanus 17 18 3 invasive species; no major defects retain 14 European white birch Betula pendula 17 4 invasive species remove 15 European white birch Betula pendula 17 4 invasive species remove 16 grand fir Abies grandis 39 16 1 branch dieback, thin crown, seam 4-8' on W side remove 17 Colorado blue spruce Picea pugens var. glauca 19 1 Cooley spruce gall adelgid infestation remove 18 sweet cherry Prunus avium 13 12 3 invasive species, no major defects retain ✓ 19 Port-Orford-cedar Chamaecyparis lawsoniana 23 12 4 codom stems retain V 20 Colorado blue spruce Picea pugens var. glauca 29 1 Cooley spruce gall adelgid infestation remove 21 Colorado blue spruce Picea pugens var. glauca 39 1 Cooley spruce gall adelgid infestation remove 22 bigleaf maple Acer macrophyllum 28 20 3 poor structure; re-evaluate during site clearing remove 23 Colorado blue spruce Picea pugens var. glauca 35 1 Cooley spruce gall adelgid infestation retain 24 English hawthorn Craetagus monogyna 10 1 invasive species; stem decay remove 1DBH is tree diameter measured at 4.5-feet above the ground level, in inches 2C-Rad is the average crown radius measured in feet 3Cond is an arborist assigned rating to generally describe the condition of individual trees as follows- 1: Diseased / Hazardous/ Dead 2: Poor Condition 3: Fair Condition 1:301/7o3 -4075 4: Good Condition 5: Excellent Condition 1318 Greco Estates Page 1 of 1 Mitigation Analysis 4-3-13 Walter H. Knapp &Associates, LLC No. Common Name Species Name DBH1 C-Rad2 Cond3 Comments Treatment 8 European white birch Betula pendula 13 7 4 invasive species; no major defects retain 10 Norway maple Acer platanoides 15 15 4 invasive species; no major defects retain 13 sycamore maple Acer pseudoplatanus 17 18 3 invasive species; no major defects retain 18 sweet cherry Prunus avium 13 12 3 invasive species, no major defects retain 19 Port-Orford-cedar Chamaecyparis lawsoniana 23 12 4 codom stems retain 14 European white birch Betula pendula 17 4 invasive species remove 15 European white birch Betula pendula 17 4 invasive species remove 22 bigleaf maple Acer macrophyllum 28 20 3 poor structure; re-evaluate during site clearing remove 143 Total Diameter Inches of Non-Hazardous and Viable Trees >12" 62 Total Caliper Inches Removed 0.625 % count of Non-Hazardous and Viable Trees >12" Proposed for Retention 31 50% of total caliper inches removed (1/2 mitigation for 50-75% preservation) 15.5 Replacement trees measuring 2" $ 3,875 Replacement at$125 per inch Trees to Omit from Site Plans R kr..3 fL Ftwo.710c1„, No. Common Name Species Name DBH1 C-Rad2 Cond3 Comments Treatment 5ece ArtiVidat l-6tTeic 2 Douglas-fir Pseudotsuga menziesii 19 F already gone .omit — oFr ?R.oPe . # Z 3 sycamore maple Acer pseudoplatanus 10 already gone omit 4 plum Prunus spp. 8 already gone omit 5 European white birch Betula pendula 11 already gone omit 6 European white birch Betula pendula 9 already gone omit 11 cherry Prunus spp. 14 • already gone .omit a:3 - 25 Portugese laurel Prunus lusitanica 12 . shrub, not a tree omit -ofF PT-6P0-1.f 26 black walnut Juglans nigra 26', off-site omit �eF P,?opcstz_r * Pa- PPcPss i 0,,,,,6-1(_. 411011% Apfri( / o, d_c t c� : CG fy o,f.t�qa� s--; 1,6 Tyr E--R Ve( ).--oGd'h °(A-Z & ') � r}'�S - Jid ov, • Rc_,asats .fps Th ER4wvord( t, hcl U-1-6o N z0 - I Ff£_ G04-i n b y F�f1}-fYS ..J oZ tJpoofkofriz�o -�r4� c-�th� b�c hLf4kbov5 3 !.1✓rh4 acid Amr-►v■ datitty__ - 065 A Lt dirivc_tisi2j 064-yacysia___ _ 5, f4popg_,It 49,ct 0 u..1 t\LP- rhip ' lc V .. . ..... . DL DESIGN GROUP INC. 400 EAST EVERGREEN BLVD SYMBOL LEGEND Suite 114 VANCOUVER,WA 98660 (360)836-4723 DECIDUOUS TREE j,,,, ,7„ �J6 CONIFEROUS TREE N " Zr "S W. LE IMAN STREET COUNTY ROAD NO. 850) 4 `�y(.d r,8..- ees EXISTING CONTOURS - - - - - - e•- ..- - a — - - - - - - - -, pG 1 M r f`T/O II eo C c 74 16 0y`r 15,\T �G TREES TO REMOVE t , x pa gRrl_D 1. • ! l'2 I EXPIRES 12-]1-1] C MITIGATION TREE ._ _ _ __ - { I�z 2 1 !X 44 L r �� ND a STREET TREE I- }I ru f I o 241 2� I F x' ,/ 1 k �+ • 0 0 TREE PROTECTION ZONE I t7 I __�_�_ 0 ( u il 5' CHAIN LINK TREE PROTECTION FENCE ~ 2140 I e O I~ h FENCE PROTECTION I v - 1". LOT 1 ' LOT 2 �' 1 ° OT 3 ) LOT 4 0 ARBORIST SHALL BE PRESENT OO Z 2}61 AND SHALL MAKE RECOMMENDATIONS I � 1 'Ir DURING TRENCH EXCAVATION WITHIN (V Z z I�- Ii() i►� EASEMENT m t f1J ' 234 237 W 1 LL 279 �.� -- 232 -_� I Jcz :1-231 W z _0 z 2 SA CE' F/ED I �-- I— _ _ f tip ti3 _X 'ARBO'.T SU -ROS1T � Q 0 — — 1 JSW ALE CT �-- W 2 1-- i"\_238 L W w ° < TREES TO BE PROTECTED r W 8, I0, 1J, 18, 19, 23 J-/SA SUPERVISION I CO A • Ki I LI 0 rY > Li I I. d 1 n I LLl•f OT �` ; LOT 7LOT 6 LOT 5 1 j .� Q W O riLA N CC Iz I--- W `,' ot gy2 J 20' f0. D 20' /'r1i 0 GC Cl- ----=7----71-2 I ; � I I SCALE: 1'=20' W Z ll A Cr-.237 ,,"� _ � �J T' -_-- •_ LL.. H Q 231 230 V r \_ _ 229x228_121_ _1 1 _. O r t � 5' CHAIN LINK �(�`�,SG r,ut cA . u1A-J* - S- ' 0..1— a r: fi ✓e?J -1- d ak s>( Aft.; a2�, .7 O TREE PROTECTION 4ti b' ti TI x ' rer iou e-d because.- V CONSTRUCTION SEQUENCE FENCE ISA CERTIFIED ISA CERTIFIED 1. INSTALL FENCE DEL/NEATING ENVIRONMENTAL ZONE ARBORIST S(�PERVISION ARBORIST SUPERVISION n(,(i S AGE -het S 2.INSTALL EROSION FENCE&FEATURES 4 rt., 3. REMOVE ORGANICS&STRIP 517E _el REV. DALE By 4. DAILY CHECK EROSION MEASURES ✓\ YI C W 5. ROUGH GRADING TREE REMOVAL AND PROTECTION PLAN U.rbaD+ Far-ej --i W 6. ROCK ROAD 7. INSTALL UTILITIES 8. PAVE ROAD SCALE: 1"=2O' CO ate. NOTE: J(� - ANY TEMPORARY OR PERMANEN T AL TERA770NS TO V THE APPROVED TREE PROTECTION PLAN SHALL BE 0 NOTES: APPROVED BY THE PROJECT ARBORIST. THE 1)ONLY THOSE TREES IDENTIFIED ON THE APPROVED TREE REMOVAL PLAN ARE AUTHORIZED FOR REMOVAL BY TH15 DECISION. PROJECT ARBORIST SHALL SUBMIT A REPORT TO (Y NOTWITHSTANDING ANY OTHER PROVISION OF THIS TITLE ANY PARTY FOUND TO BE IN VIOLATION OF THIS CHAPTER PURSUANT TO CHAPTER 1.16 OF THE WARD MUNICIPAL CODE SHALL BE THE CI TY ARBORIST DOCUMEN TING THE CHANGES, PROJECT SUBJECT TO A OWL PENALTY OF UP TO 1500 AND SHALL BE REQUIRED TO REMEDY ANY DAMAGE CAUSED BY THE VIOLA DON. SUCH R£MED/A DON SHALL INCLUDE, BUT NOT LIMITED TO, THE AND CERTIFYING THAT THE VIABILITY OF THE Z NUMBER JTS001 FOLLOWING: AFFECTED TREES WILL NO T BE SIGNIFICANTLY A. REPLACEMENT OF UNLAWFULLY REMOVED OR DAMAGED TREES IN ACCORDANCE W1TH SECTION 18.790.060(0)OF THE TICARD DEVELOPMENT CODE; AND IMPACTED. O Dale: 04/0912013 B. PA YM£NT OF AN ADDI DONAL CIVIL PENALTY REPRESENTING THE ESTIMATED VALUE OF ANY UNLAWFULLY REMOVED OR DAMAGED TREE, AS DETERMINED USING THE MOST CURRENT INTERNA TIONAL SOCIETY OF ARBORCUL LURE GUIDE FOR PLANT APPRAISAL lll� Scale: AS SHOWN SEWER INSTALLATION SHALL BE SUPERVISED BY 1� 2)PRIOR RO COMMENCING ANY SITE WORK, THE APPLICANT SHALL ESTABLISH FENCING AS DIRECTED BY THE PROJECT ARBORIST TO PROTECT THE TREES TO BE RETAINED. THE APPLICANT SHALL ISA ARBORIST. WORK MA Y REQUIRE HAND DIGGING rO Drawn By JEM ALLOW ACCESS BY THE PLANNIINC STAFF FOR THE PURPOSE OF MONITORING AND INSPECTION OF THE TREE PROTECTION TO VERIFY THAT THE TREE PROTECTION MEASURES ARE PERFORMED _ ADEOUA TEL Y. FAILURE TO FOLLOW THE PLAN, OR MAINTAIN TREE PROTECTION FENCING IN THE OESIGNA TED LOCA DONS SHALL BE GROUNDS FOR IMMEDIATE SUSPENSION OF Rg7K ON THE SITE AND TUNNELING ` Designed By GID UNTIL REMED/ATION MEASURES AND/OR GYNL CI TA DONS CAN BE PROCESSED. `J Ct 3)PRIOR TO ISSUANCE OF BUILDING PERMITS AND ANY CERTIFICA TES OF OCCUPANCY, THE APPLICANT SHALL ENSURE THAT THE PROJECT ARBORIST HAS SUBMITTED WRITTEN REPORTS TO THE Checker"By: GID PLANNING STAFF, AT LEAST, ONCE EVERY TWO WEEKS FROM INITIAL TREE PROTECTION ZONE(IPZ)FENCING INSTALLATION, THROUGH BUILDING CONSTRUCTION,AS HE MONITORS THE CONSTRUCTION - ACTINTIES AND PROGRESS THESE REPORTS MUST BE PROVIDED TO THE CITY ARBORIST UNTIL THE TIME OF THE ISSUANCE OF ANY CERTIFICATES OF OCCUPANCY THE PREPOR TS SHALL ONCL UDE ANY CHANGES MA OCCURRED ro THE TPZ AS WELL AS THE CONDI DON AND COCA DON OP THE TREE PROTECTION FENCING. IF THE AMOUNT OF IPZ WAS REDUCED /HEN THE PRO..EC1 ARBORIST 0) SHALL ,TITS TIFF WHY THE FENCING WAS MOVED, AND SHALL CERTIFY THAT THE CONSTRUCTION AC MITES TO THE TREES DID NOT ADVERSELY IMPACT THE OVERALL, LONG-TERM HEALTH AND STABILITY OF THE TREE(S). IF THE REPORTS ARE NOT SUBMITTED OR RECEIVED BY THE PLANNING STAFF AT THE SCHEDULED INTERVALS,AND IF IT APPEARS THE TPZ'S OF THE TREE PROTECTION 6. C 1 . 2 PLAN IS NOT BEING FOLLOWED BY THE CONTRACTOR, THE CITY CAN STOP WORK ON THE PROJECT UNTIL AND INSPECTION CAN BE DONE BY THE PLANNING STAFF AND THE PROJECT ARBORIST. THIS INSPECTION WILL BE TO EVALUATE THE TREE PROTECTION FENCING,DETERMINE IF THE FENCING WAS MOVED AT ANY P01 NT DURING CONS TRUC DON, AND DETERMINE IF ANY PART OF THE TREE PRO TEC DON PLAN HAS BEEN VIOLA TED. 0. tri! City of Tigard 1.1 MEMORANDUM T I GARD TO: Greco Estates SUB2007-00006 file FROM: Cheryl Caines,Associate Planner CALl RE: Land Use Approval DATE: February 7,2013 The land use approval for Greco Estates (SUB2007-00006) has not expired. According to Tigard Development Code 18.430.030.0—Subdivision Approval Process: 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. A final plat was submitted by the applicant on February 23,2010 but was not approved. However, based on the code language above,the preliminary plat has not lapsed because a final plat was submitted to the City. 1111 CITY OF TIGARD FEE AND PAYMENT HISTORY 1 • 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD SUB2007-00006 - 9350 SW LEHMAN ST Revenue Payment Fee Description Account Number Fee Amount Invoiced Paid Date Paid Method Receipt# Due [LANDUS] Prelim Plat w/o PD 100-0000-438000 $5,070 00 $5.070 00 $5,070.00 4/23/07 Check 2720070000 $0.00 0000001725 [LRPF]LR Planning Surcharge 100-0000-438050 $624.00 $624.00 $624.00 4/23/07 Check 2720070000 $0.1- 0000001725 [UNGRND] In Lieu Underground 230-0000-445003 $6,660.50 $6,660.50 $6,660.50 Approval Extension 100-0000-438000 $230.00 $230.00 $230.00 3/20/09 Check 172931 $0.00 Approval Extension-LRP 100-0000-438050 $34.00 $34.00 $34.00 3/20/09 Check 172931 $0.00 Final Plat 1003100-43116 $1,441.00 $1,441.00 $1,441.00 2/23/10 Check 176994 $0.00 Final Plat-LRP 1003100-43117 $212.00 $212.00 $212.00 2/23/10 Check 176994 $0.00 Address Fee 1003100-43113 $450.00 $0.00 Totals for Fees $14,721.50 $14,271.50 $7,611.00 $6,660.50 Receipt# Payment Method Check# Payor: Receipt Date Receipt Amount 27200700000000001725 Check 1040 EMPIRE 04/23/2007 $5,694 00 INVESTMENTS PROPERTIES LLC 172931 Check 1138 Empire Investment 03/20/2009 $264.00 Properties LLC 176994 Check 1196 Empire Investment 02/23/2010 $1,653.00 Properties LLC Total Payments: $7,611.00 Balance Due: $6,660.50 - Attila tutomationf Ailndokesit rmt Explorer .. ...__..__._._..__._._ _.. tl: J t �Imps ..a<eNa.eom • • �y'/•• (:•:e:e r , Fa•ontes p[1• • r • le Crty Records•Webbne Y Free Hotmad ! InAdeTigard ©Actg.Automatic/4 r5,• • Q • als • Pege• Sat et,• Tools• tg• A.rOMC NAME-ANON• r,CREATE NEW• 0 MAPS• HELP 1 I •'uD)A M)Na C MY T•Sk IfiltiC570 MU: _„^,if9.S.a1 ticekSTyar L'oM3Qq Pr,i35pbnall flu= Genealez Gigo ,Saaldl Record y Menu • Search Sew GIS Help M1 OoickO,enaa -(elect- •Module Plann.nq • R Crier Number Street Same Start SILTS Lase Stata5 Actor!Task Task Status DQarafl Descnpkoa &2 5562007-00006 93550 LENIA IST >sen Final Processing NotEa 04)7's7007 Proposal request fora Record ID 5582007-00006 • Menu • New Help Go To• 4 to rnineMS(51 (05,0010..(16) Contacts(1) Docent:Ms 11) Fee(10) GI512) Retests101 014am:soon Owner 11) Pa(cei(2) Payment Payrt 1 Ye w.ID co0sne0.1 DEIS 9wttLlainumctlHss PT/S/ATE Plat rotten for rare,Comm Ins due 3+,02010 02252010 No HHATHINS Extension request granted 3/2300.01es expott... 00:102509 No ASHIELDS Expired 5)1709.no aanstr 09./122009 No TAM CAP/ Haler ankh SOCo not required 10452007 No TAM Mfr.' ■ ter Otanbt.SDCS not requi.1 1025+2007 No Reports et.� r Ely Reports Y Case Specific Pennat eudmna Per^irt Cendlcata 5,5)OcCuPancy G9:I15)etual ManUMact'.,ra0 Strust r.Pel'1.R E.!Artofal P5554 E!SSL4ar fun KAKI erd.Per^1,rt-C3 tie Internet I Protected Mode Off 1(1501. • ram .r>_:.sr - r <.. CITY OF TIGARD RECEIPT IN s • 13125 SW Hall Blvd.,Tigard OR 97223 M 503.639.4171 TIGARD Receipt Number: 190931 - 04/11/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SUB2007-00006 Tree Replacement 260-0000-48101 $3,875.00 Total: $3,875.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 1331 TLEHRBACH 04/11/2013 $3,875.00 Payor: Empire Investment Properties LLC Total Payments: $3,875.00 Balance Due: $6,660.50 4 A s- c.s c6!NCI ;- ►'e 1.e. 6 S -- Page 1 of 1 Me/4s coed;-km._4 (f. RECD Waiter H. Knapp&Associates, LLC Consultants in Arboriculture,Silviculture,and Forest Ecology APR 1 6 2013 &ENGINR!Project Scope of Work &Agreement Client:Project: 1320 Greco Estates Tigard J.T.Smith Companies NG Consulting Arborist Services Attn:John Wyland Date:April 14,2013 5285 Meadows Drive,Suite 171 Lake Oswego,OR 97035 Scope of Work Item Description 1 Pre-Construction Services. Site meeting with John Wyland;Fieldwork(tree inventory);data entry and mitigation analysis. Work completed on April 3, 2013. Ltitial Tree Protection Site Inspection. Site visit to verify the installation of 2 tree protection measures prior to construction and to establish on-site contact. Develop tree protection monitoring report. Regular Tree Protection Site Inspections. Site visits to inspect the condition of tree protection measures regularly throughout construction.Assumes one site 3 visit every two weeks for 12 weeks with a monitoring report sent to the Client, Contractor, and City following each inspection.The final site visit will include an arborist memorandum. Fee Schedule Consultant: $150/hr. Mileage: $ 0.565/mi. Misc. expenses: at cost This Scope of Work will be completed on a time and materials basis for an estimated amount not to exceed$2,100.Additional work outside this scope will be performed on a time and materials basis at the rates shown in the fee schedule with prior written consent from the Client. Completion of evaluations,conveyance of the final report and other work will be performed in a timely manner. Terms of payment are due and payable on the date of the invoice, net 30 days. This agreement is entered into by signature of the Client and Consultant. Acc-. e• . ■41y113 ' /1• V f/,t/. April 14 2013 Cli' Date Walter H.Knapp / Date Consultant 7615 SW Dunsnnrir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 CITY OF TIGARD 4/25/2013 8:36:28AM 13125 SW Hall Blvd. TIGARD Tigard,OR 97223 (503)639-4171 Conditions Associated With Case #: SUB2007-00006 Project Name: GRECO ESTATES SUBDIVISION # DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY APPROVED TREE PROTECTION PLAN Met 4/10/13 Cheryl Caines 01. Prior to site work,the Project Arborist shall revise the tree protection plan to state that any temporary or permanent alterations to the approved tree protection plan shall be approved by the Project Arborist. The Project Arborist shall submit a report to the City Arborist documenting the changes and certifying that the viability of the affected trees will not be significantly impacted. PLAN THAT PROTECTS SPECIFIC PL Met 4/10/13 Cheryl Caines 02. Prior to site work, the applicant shall submit a revised tree protection plan by the Project Arborist that specifically addresses what steps will be taken during site preparation and construction to preserve trees numbered 2, 6, 7, 10, 11, 13, 17, 19, 22, 25, and 26. In addition, the applicant shall submit a statement from the Project Arborist that approves the retention of the previously mentioned trees. The Project Arborist"s statement shall address the feasibility of retention during construction and the sustainability of their placement in relation to the structures that will be built. If the applicant does not provide specific methods approved by the Project Arborist to save the previously mentioned trees, the site plan shall be revised to show building footprints that do not encroach into the tree protection zones (otherwise, the trees shall be removed and mitigated). If any of the previously mentioned trees cannot be saved, the applicant shall revise the mitigation calculations accordingly. Note: Because the sidewalk is not required to extend beyond the end of the private street, Tree#3 may be retained. The applicant shall consider saving Tree#3 and revise the Tree Removal and Protection Plan accordingly. INSTALL TREE PROTECTION-INSP Met 4/25/13 Cheryl Caines Cheryl Caines 03. Prior to site work, the applicant shall install fencing as directed by the project arborist to protect the trees to be retained. All trees to be preserved shall be protected with five or six(5"-6")foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. PROJECT ARBORIST CONTRACT Met 4/16/13 Cheryl Caines Cheryl Caini 04. Prior to site work,the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the City Arborist or Current Planning, 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. PAY TREE MITIGATION FEE Met 4/11/13 Cheryl Caines 05. Prior to site work, the applicant shall pay a tree mitigation fee of$125 per caliper inch for the total number of inches to be mitigated. TREE PROTECTION SEQUENCE PLAN Applied 11/17/07 Kim McMillan Shirley Treat Page 1 of 6 Walter 14. Knapp& Associates, LLC Consultants in Arboriculture,Silviculture,and Forest Ecology 4/25/2013 1320 Greco Estates-Tree Protection Monitoring.xlsx Page 1 of 1 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date 4/22/2013 Morgan None Identify Tree Site visit to mark the recommended location of tree Install fencing as marked on the 4/24/2013 Protection Zone protection fencing per the tree preservation plan. ground and shown on the tree plan. 4/24/2013 Morgan None Initial Inspection Protection measures satisfactorily in place and in None. N/A good repair where needed prior to construction. General Comments 7615 SW Dunsmuir Lane, Beaverton,OR 97007 Phone: (503)646-4349 Fax: (503)747-4863 waltknapp @comcast.net # DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY 14 The applicants construction drawings shall include the installation of"NO PARKING- FIRE LANE"along the entire length of the private street, installed at the Z1 appropriate spacing. n 7' TVF&R OK OF FIRE HYDRANTS Met 4/29/10 Mike White Albert Shields 15. Prior to issuance of the PFI Permit the applicant shall provide the City with approval from TVF&R showing that one of the fire hydrants shown on the drawings is 2' capable of supplying the required fire flow demand. TUALATIN VALLEY WTR DISTRICT A Met 4/29/10 Mike White Albert Shields ° 16. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City"s Public Facility Improvement permit. PRIV WTR QUAL FAC PLANS TO ENG Met 4/29/10 Mike White Albert Shields 17. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department(Kim McMillan)as a part of 3 the Public Facility Improvement(PFI)permit plans. -}- EROSION CONTROL PLAN Met 4/29/10 Mike White Albert Shields h 18. 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." FINAL GRADING PLAN Applied KSM MSB 19. 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 Li 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 ......t sufficiently contain and convey runoff from each lot. WACO SUBDIVISION NAME APPROVAL Met 8/20/13 Cheryl Caines Cheryl Caines �/ 20. Prior to approval of the final plat,the applicant shall provide evidence that the proposed plat name, Greco Estates, has been approved by the Washington County Land Use and Transportation Surveyor's Office and is not duplicative and satisfies the provisions of ORS Chapter 92. SETBACKS MUST COMPLY Continuing 9/9/13 Cheryl Gaines Cheryl Gaines 21. Prior to approval of the final plat,the applicant shall revise the site plan to comply with the following: 1)Corner side setback shall be 10 feet from the property line for proposed Lot 3, and 2)Garage setbacks shall be 20 feet from the property line. LOT 5/MIN 25 FT FRONTAGE Met 10/14/13 Cheryl Gaines Cheryl Gaines ►Prior to approval of the final plat,the applicant shall revise the site plan so that Lot 5 has a minimum of 25 feet of frontage on Tract A. EACH LOT MUST MEET COV& LANDS Continuing 9/9/13 Cheryl Caines Cheryl Gaines o 23. Prior to approval of the final plat,the applicant shall indicate the percentage of lot coverage and landscaping for each lot. The maximum lot coverage is 80% .5 and the minimum landscape requirement is 20%per lot. 2 B D FOOTPRINTS OUTSIDE OF TPZ Met 10/14/13 Cheryl Gaines Cheryl Gaines 4110'rior to approval of the final plat,the applicant shall revise the site plan to show building footprints that do not encroach into the tree protection zones. 0 SHOW STREET TREES Met 10/14/13 Cheryl Gaines Cheryl Gaines r 0 Prior to approval of the final plat, the applicant shall revise the site plan to show street trees along the private street within the property lines of Lots 5, 6, 7 and 8. STREET TREE SPECIES Met 10/14/13 Cheryl Gaines Cheryl Gaines Page 3 of 6 # .* GRIP ON <. .-,. ;, 4 " =Y ACTION BY nor to approval of the final plat,the applicant shall revise the site plan to indicate the species of the proposed street trees. Street trees shall be chosen from City of Tigard"s Street Tree List unless otherwise approved by the City Arborist. Size and spacing of street trees shall be as permitted by Section 18.745.040.C. PAY ADDRESSING FEE Met 9/5/13 Mike McCarthy Cheryl Gaines 27. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). PRIV ST OWNERSHIP/MAINT Applied KSM MSB 28. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. CC&R'S ARE REQUIRED Applied KSM MSB 29. Prior to approval of the final plat,the applicant shall prepare Conditions, Covenants and Restrictions(CC&R"s)for this project,to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R"s shall obligate the private property owners within the subdivision to create a homeowner"s association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R"s to the Engineering Department(Kim McMillan)prior to approval of the final plat. MUST FORM A HOA Applied KSM MSB 30. Prior to approval of the final plat,the applicant shall demonstrate that they have formed and incorporated a homeowner's association. PUBLIC SEWER EASEMENT Applied 31. The applicant"s final plat shall provide a minimum 15 foot wide public sewer easement over the entire sanitary sewer. PRIVATE WTR QUAUDET FACILITY Applied KSM MSB 32. Prior to approval of the final plat,the applicant shall prepare Conditions, Covenants and Restrictions(CC&R"s)for this project,to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R"s shall obligate the private property owners within the subdivision to create a homeowners association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R"s to the Engineering Department(Kim McMillan)prior to approval of the final plat. STATE PLANE COORD ON PLAT Applied KSM MSB 33. 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. FINAL PLAT REQUIREMENTS Applied KSM MSB 34. 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 100th and 103rd Avenues, 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.F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature(for partitions),or City Engineer and Community Development Director signatures(for subdivisions). BI-WKLY ARBORIST REPORTS Applied EAE MSB 35. Prior to building permits,the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist. The summary shall document the effect of the approved tree protection plan, account for any violations, and certify the condition of protected trees. - Page 4 of 6 # DESCRIPTION STATUS (STATUS DATE SEVERITY APPLIED BY ACTION BY EACH SITE PLAN-ARBORIST APPR Apylitl nil Z k ( o r1&.( i,3 EAE MSB ••rior to issuance of building permits, the applicant(developer or builder)shall:A. Submit site plan drawings showing the accurate location of the trees that were . eserved and the location of tree protection fencing. Attach copies of the approved Tree Protection Plan. 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. TREE-DEED RESTRICTION Not Applicable 10/14/13 Cheryl Caines Cheryl Caines 37. Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that any existing tree retained in accordance with the tree protection plan 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. CITY SIGN AGREEMENT Applied EAE MSB 38. Prior to the issuance of building permits, the developer shall sign a copy of the City"s sign compliance agreement. PHOTOMYLAR COPY OF PLAT TO CIT Applied KSM MSB 39 Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar"copy of the recorded final plat. AS BUILTS OF PUB IMP TO ENG Applied KSM BRS 40. 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). OFF-SITE UTILITY EASEMENTS Applied KSM MSB 41. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. SIGNAGE AT EACH SHARED DRVWY Applied KSM MSB 42. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. FINAL SIGHT DIST CERT Applied KSM MSB 43. Prior to issuance of building permits. the applicant"s engineer shall provide a final sight distance certification based on completed frontage improvements along Lehmann Street. UG UTS /PAY FEE Applied KSM MSB 44. The applicant shall place the existing overhead utility lines along SW Lehmann underground as a part of this project, or if approved by the City Engineer, they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$35.00 per lineal foot. If the fee option is approved by the City Engineer,the amount will be$6,660.50 and it shall be paid prior to issuance of building permits. FINAL ARBORIST SUMMARY Applied EAE MSB 45. Prior to a final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. MITIGATION FEE FOR STREET TREE Applied EAE MSB Page 5 of 6 # DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY 46. Prior to a final inspection. if the applicant is unable to plant the number of street trees on the approved plans due to driveway placement, utility installation or any other future improvement. the applicant shall pay a mitigation fee of$250 per street tree. FINAL PLANNING INSPECTION Applied EAE MSB 47. Prior to a final inspection, a member of the planning staff shall conduct a walk-through at the site to ensure that the development is consistent with this decision. STORMWATER MAINT AGREEMENT Applied KSM MSB 48. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. for the proposed onsite storm water treatment facility. Page 6 of 6 Mec#j Cone( ;-k 4-d4 Walter H. Knapp& Associates, LLC Consultants in.Arboriculture.Silviculture,and Forest Ecology MEMORANDUM DATE: October 13,2013 TO: Jered Otey(J.T. Smith Co.) FROM: Morgan Holen,Project Arborist RE: 1320 Greco Estates—Tree Protection This memorandum provides arborist recommendations to satisfy City of Tigard Conditions of Approval for tree protection during building at the Greco Estates project site. The City has requested that the project arborist sign off on the tree preservation plan and include any special construction techniques if needed. We coordinated with J.T. Smith Company to develop the attached tree preservation plan. Tree protection fencing is installed at the limits of disturbance.The contractor shall coordinate with the project arborist prior to working beneath the dripline of any protected trees, regardless of the location of protection fencing. The project arborist shall provide on-the-ground tree protection recommendations as needed and document tree protection in written monitoring reports provided to the client,contractor and City on a regular basis. Please let us know if you have questions or need any additional information. Thank you, 41-841,_ Morgan E. Holen ISA Certified Arborist,PN-6145A ISA Tree Risk Assessment Qualified Forest Biologist Enclosures: Greco Estates—Tree Preservation Plan 10-13-13 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 noon r, DL =, DESIGN GROUP ING SYMBOL LEGEND SEM T. 0110.06.06723 L:`, ECM..TRa 0 CORMOus rat I '° ° r oosrrc CONTOURS - E -- _ _ _ ! t i L. Le"Sn r px�aw!_T_i _L—_1_--_—_ .. i 7—f • " —___ • t T.MRS To MY. 'trMiraf �i�M�V 9 \ 'dVJ� MnwnTRM TrxL .i, �R��M69067_ f0�W 7 V� R`n.• . _ Iw _ O ' iii n =I -� MU WMIDCOON FENCE - S'CNAM ErL TREE PROIELTN?N FENCE- . I LOT 3 I I ARBOR/ST SMµL RE PRESENT IN '� II AND SNAIL MAKE RECOMKMDATNAS Z Z ' , },', �4�— WRING TTEMCM['LAMBDA,wTrLn� O ♦�. �� J, EASEMENT N F a• ,�.-.�E WzC9Z TREES TO BE PROrrcrrD I / � W o> NOTE: I LOT , LOT 7,I LOT 6 ! LOT 5 Q L7 W d EQUIPMENT. VEHICLES. MACHINERY, GRADING. p • iLC DUMPING, STORAGE.BURIAL OP DEBRIS, OR ANY . yl 0 W O OTHER CONSTRUCTION RELATED ACTIVITIES ARE ' y A i, IU Z PROHIBITED IN ANY TREE PROTECTION AREAS !' _ 1�(,y$ a •5'CLLW LAN Id TREE PROTECTKW CONSTRUfnpv SEQUENCE RAYS AR CFRT Sy ,SA CCa,, ..a 2711099 A- ARB(i715'J SILPERNpPV AR60R/ST YgRN9/M f I rom men r. TREE REMOVAL AND PROTECTION PLAN 11 I r t w any town hR spy SCALE>'-ad I I NOTE 1 I ANY TEMPORARY CW PERMANENT At TERA ROWS TO 7140 APPROVED TREE PROTECTION PLAN SMALL BE Revs r N.nP�a�v Am..tiw...........n.._®r APPROVED BY THE PR0.ECT AREICRIST. ME PAgELT MpO#ST SMALL SUHMI A REPORT TO ' ••S Arr.wrr/a<m_r noun o M awv �>u.�r a �xro.m s...r DIE CITY ARBOPLST DOCUMEMTWG ME CHANCES i nM� w rpNn affirm pm.s w.N.w cne m oar...MOM cN�n x or mra m x AND CERTMYDG MAT NHS NAWL,TY OF INE rsoi MOM 1 ••M.Ama AMC.R,RU x AFFECTED TREES NOLL NOT BE SIGNIFICANTLY W ra••r .aM.rr..MOM or nr,.®.m w.MYmvrw.M�a MSn .c.c anaa. IMPACTED. . ay�vs o�an n 0w x ar.o r.�.A n wvo rurua. o o_m�u zaa KM x ow.urwr.arwa SERER R.STAUA npv SMALL BE SOPORNSCO BY xr� .LT''F x w .r74'4=V'w4.1".c r=147or�i-Q IN4 a r.737., n&TA=.'w=:r'x` ISA ARBOPiST WORK MAY REQUIRE NANO DIGGING AMOUR MOM m MEOW x Na,w maw/0 Q.xRrwM mow w x 00...a.mm Mw.r AMMO rs xm.a somas o w_ AND TUNNELING rR rwm name.nrnetr or mums rAv r iwI#= a •,rw no anoar sr wwr nr�rr a+muwa w e[ern,. r r Ry d••r x MT 06•001rME w;xP. ° MI kW °. :°r r . ::0r_.P.nMxx. �w_w. I/ IC 1 .2 Ar�Aw .m�a RP x ra a :°°�.._rr"Cm Cheryl Caines From: Jered Otey <jotey @jtsmithco.com> Sent: Monday, October 14, 2013 1:41 PM To: Cheryl Caines Cc: Albert Shields;John Wyland; 'Wayne Pykonen' Subject: FW:Greco Estates Tree Encroachment Attachments: 1320 Greco Estates - Arborist Memo 10-13-13.pdf Cheryl, As you had requested in your 10/10/13 email... Please see the attached report as well as our tree preservation plan that can also be found in our approved project Civil plan set. Let me know if you have any other questions. Thank you, Jered Otey Construction Manager J.T.• Sail-1'f E 5285 Meadows Road,Suite 171 Lake Oswego, OR 97035 2012 NW Natural Street of Dreams Builder STREET. 'DREAMS This e-mail and any files transmitted with it are confidential and are intended solely for the use of the individual or entity to which they are addressed. This communication may contain PRIVILEGED ATTORNEY CLIENT COMMUNICATIONS. If you are not one of the intended recipients, any use, dissemination, forwarding, printing, or copying of this e-mail is strictly prohibited. Please immediately destroy all copies or versions you have of this message and notify the sender at notey @jtsmithco.com in order that we can take steps to prevent any further inadvertent disclosure. From: Morgan Nolen [mailto:morgan.holer acomcast.net] Sent: Sunday, October 13, 2013 4:00 PM To: 'Jered Otey' Cc: 'Wayne Pykonen'; 'John Wyland' Subject: RE: Greco Estates Tree Encroachment Please find a memo enclosed addressing the City's conditions of approval for tree protection. Please call my cell on Monday morning to schedule the site visit. 1 Thank you, Morgan 971-409-9354 Morgan Holen ALI OCIATr Consulting Arborists&Urban Forest Management 971.409 .9354 3 Monroe Parkway, Suite P 220 Lake Oswego,Oregon 97035 morgan.holen @comcast.net 2 r MT HAn D L .1 Robe.,I 2S OWW1 ITSRdrnnn DESIGN GROUP INC. .ffS OMOo saran 100 EAST EVERGREEN BLVD SYMBOL LEGEND _.— Sulte 114 VANCOUVER.WA 98660 (360)836-4723 DECIDUOUS TREE eL+ • CONIFEROUS TREE 4 +. ti0! 2 e ,874 s tE LL i4N STREET(COUVTr ROAD NO eso) — k ` -h 4 @S� a o is ft, EXISTING CONTOURS - - Y _ I i k _ ir + Y- a \� 74 76 _ y TREES TO REMOVE -C�r•7 v _—.� ..�'.������`I�� ` - - I Z f L t.'• O _ J I E%ENE6 0 MITIGATION TREE - uz STREET TREE I I II /� 778 T t, L 0 TREE PROTECTION ZONE �; ,J i AM a 5' CHAIN LINK TREE PROTECTION FENCE 7 I I,....., TREE PROTECTION I 1 1 LOT 1 LOT 2 711 LOT 3 LOT 4 FENCE lk ARBORIST SHALL BE PRESENT /�, I` AND SHALL MAKE RECOMMENDATIONS z ` as I DURING TRENCH EXCAVATION WITHIN CO O z �' I -J EASEMENT 4 I J —1 If 7 ��� L s�l� v/ Z V Z ? I SA CER 7 !ED - j Q Q ti' �� ARBOR- UPS L .� O 0 I-- - -- — - , I- w 7 I— SW TA OR CT I R I W Ul Q TREES TO BE PROTECTED I [\"23.9 . I J W Q 810 gL1819,PJ I /� IlL . -ISA SLAERN9CN I _ 1_%/ I �' N III LOT 8 , LOT 7;• LOT • LOT 5 Q O < 0 W NOTE: CC i=EQUIPMENT, VEHICLES, MACHINERY, GRADING, ,j I io_ (� DUMPING, STORAGE, BURIAL OF DEBRIS, OR ANY I W o w OTHER CONSTRUCTION RELATED ACTIVITIES ARE I 1 l Q P Et PROHIBITED IN ANY TREE PROTECTION AREAS. I '737—� �% ^�.- 'r F- IL SA CHAIN LINK I, I I TREE PROTECTION Fr ,` ISA CERT)F1ED I U CONSTRUCTION SEQUENCE FENCE ISA ARBORIST I.NS TALL FENCE OEUNEATING ENNROIMENTAI ZONE SCALE I"207 A20 AR80RI5T Slv/PERVI�SION ARBORIST SUPERVISION 2 INSTALL EROSION FENCE&FEA7lIRE5 ZO 7O 5 0 20 REV. DATE BY S REMOTE ORGANICS&STRIP SITE 4.DALY CAECA'EROSION MEASURES 6.ILOCX ROAD TREE REMOVAL AND PROTECTION PLAN W - 8 aDa REVD 7.INSTALL UAJTBS B PA 1f ROAD SCALE: 1"=20' NOTE: ANY TEMPORARY OR PERMANENT ALTERATIONS TO THE APPROVED TREE PROTECTION PLAN SHALL BE w ONL APPROVED BY THE PROJECT ARBOR/S T. THE 9 T)GNLr AIOY TREES aNmm ON THE.PPROIED TREE REMOVAI PAN ARE AUTHORIZED FOR REMOVAL BY THIS tTEL7SKAN. PROJECT ARBORIST SHALL SUBMIT A REPORT TO . a THE CITY ARBOR/ST DOCUMENTING THE CHANGES, PRIMING: 7RYG ANY 07LTY PROVISION O'THIS RILE,ANY PARTY FOUND TO BE W NCLA TIOV or THIS CHAPTER HE PURSUANT TO/I RE ER 1.16(Y THE I1WR0 MUN/CIPAI CODE SHALL BE PROJECT Y Sl/B.LCT TO A bNL PENALTY OF W 10 5500 AND SHALL BE REQUIRED TO REMEDY ANY DAMAGE CAUSED BY ONE NOLA/KR SUCH REMEpA1ipV SHALL INCLUDE.BUT NOT LIMITED TO. THE AND CERTIFYING THAT THE VIABILITY OF THE NUMBER JTSOO1 € PRIMING: AFFECTED TREES WILL NOT BE SIGNIFICANTLY R A REPLACEMENT RE LNLA REULLY RI-MOW OR DAMAGED TREES IN ACCORDANCE MTH SECTION 18790060(D)OF DE TIGARD DEVELOPMENT CODE:AND IMPACTED. O Dom= 0,01 20,3 B PAYMENT OF AN ADDITIONAL OW PENALTY REPRESENTING 774E£STMATED VALUE OF ANY UKAWTALY MIMED OR DAMAGED TREE,AS DETERMINED USING THE MOST CURRENT INTERNATIONAL SOCETY OF AREO RCA RARE GLIDE FOR PLANT APPRAISAL. Scale'. AS SHOWN e SEWER INSTALLATION SHALL BE SUPERVISED BY a 2)Pram RO CCIMMENCNG ANY SITE RCIRK. THE APPLICANT SHALL ESTABLISH FENONG AS DIRECTED BY THE PROJECT ARBORIST TD PROTECT THE TREES TO BE RETAINED. THE APPLICANT SHALL ISA ARBORIS T. WORK MAY REQUIRE HAND DIGGING /\ D-BY BY: KBE ALLOW ACCESS BY THE PLANING STAFF FOR THE PURPOSE O'MONITORING AND INSPECTION OF THE TREE PROTECTION TO IERIFY THAT THE TREE PROTECTION MEASURES ARE PERFORMED �J Y ALiWA7£LY FAILURE TO FOLLOW TIE PLAN,OR MAINTAIN TREE PROTECTION FENCING N 114E Of9GNATED LOCATIONS SHALL BE CROI1OS FOR IMMEDIATE SUSPENSOR OF RDRK ON THE SITE AND TUNNELING ` LMYRrod By GD UNTIL REMEDIATIN MEASURES AND/OR OW CITATIONS CAN BE PROCESSED. i,I� P +•I Ey 3)PRIOR TO ISSUANCE OF BUILDING PERMITS AND ANY GERTIRCA TES OF OCCUPANCY, DE APPLICANT SHALL ENSURE THAT THE PR0 CT ARBORIST HAS SUB S/TED BRNTTEN REPORTS TO THE \ `, Cnacxe4 BY: GD FLAMING STAFF,AT LEAST,ONCE EVERY TWO REEKS FROM INITIAL TREE PROTECTION ZONE(7PZ)FENONG NSTALLATION. THROUGH BUILDING CONSTRUCTION.AS HE MONITORS THE CONSTRUCTION �U%� ACTINTES AND PROGRESS THESE REPORTS MUST BE PROVIDED TO DIE CITY ARBORIST IRIIA DE AYE OF THE ISSUANCE OF ANY CERTIFICATES OF OCCUPANCY. THE PREPORTS SHALL LNCLLDE • y r^ ANY CHANGES THAT OCCURRED TO THE MI AS BELL AS THE CONDITION AND LOCATION O'THE TREE PROTECTION FENCING G IF THE AMOUNT 7PI WAS REDUCED THEN THE PROECT ARBORIST V, 3 SHALL,1FSTIl'ANY THE FENONG WAS MOVED.AND SHALL CERTIFY THAT THE CONSTRUC7)ON ACTIVITES TO THE TREES DID NOT ADVERSELY IMPACT RE OIERALL,LONG-TERM HEALTH AND O R STABETTY OF THE TREE(S).IF THE REPORTS ARE NOT 9IBMITIED O!RECEIVED BY THE PLANING STAFF AT THE SCHEDULED INTERVALS,AND IF IT APPEARS THE 7PZ'S OF THE TREE PROTECTION Morgan Nolen&Associates,LLC 35j PLAN IS NOT BEING FOLLOWED BY THE CONTRACTOR, DIE OTT CAN STOP RERK ON THE PROECT UNTO AND INSPECTION CAN BE DONE BY THE PLAMMNG STAFF AND DE PROTECT ARBCRLST. Morgan E.Holen,Owner THIS INSPECTION RILL BE TO EVALUATE THE TREE PROTECTION FENON6,DE7ERMNE IF THE FENCING WAS MOVED AT ANY PONT DOPING CONSTRUCTION.AND DETERMINE ANY PART O'THE TREE PROTECTION PLAN HAS BEEN VIOLATED Project ArboriSt ISA Certified Arborist PN-6145A 0. 3 ISA Tree Risk Assessment Qualified III _ u CITY OF TIGARD RECEIPT � � 13125 SW Hall Blvd.,Tigard OR•, _,i 503.639.4171 `ee mil`, T1GAR0 (JAL ,...42..e.e• Receipt Number: 192981 - 09/05/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SUB2007-00006 Address Fee 1003100-43113 $450.00 Total: $450.00 PAYMENT METHOD CHECK# CC AUTH. CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 122 DADAMSKI 09/05/2013 $450.00 Payor: LF 8 LLC Total Payments: $450.00 Balance Due: $6,660.50 Page 1 of 1 John Floyd From: Cheryl Caines Sent: Tuesday, December 03, 2013 9:43 AM To: John Floyd Subject: FW: 1320 Greco Estates -Tree Protection 10-29-13 From: Morgan Nolen [mailto:morgan.holen @comcast.net] Sent: Thursday, November 07, 2013 9:51 AM To: Cheryl Caines; 'John Wyland' Cc: Jered Otey Subject: RE: 1320 Greco Estates -Tree Protection 10-29-13 Hi Cheryl, I visited the Greco Estates site on November 5 to evaluate the pruning that had been performed.Trees 13 and 23 on lots 2 and 4 were satisfactorily pruned for necessary building clearance as recommended on 10/14/13. I did not oversee the work in progress, but the tree service did a great job of pruning the minimum amount needed to remove dead wood and provide overhead clearance. I understand that the crown of tree 23 may seem unbalanced. At this tree, pruning was needed along the west/southwest side of the tree for the house to be built on lot 4. A few branches to the northwest were also pruned for power line clearance. Based on my telephone conversation with Jared,the next door neighbor approached the tree service during their pruning work and specifically requested that no branches be removed to the east because he finds that these branches provide some screening benefits. Therefore, the crown does appear with less symmetry than it previously had, but pruning on the east side of the tree is not necessary for building.The pruning is not expected to result in impacts to the viability or health of this trees in either the short-or long-term. Once the house is built, the asymmetry should be less noticeable. Please let us know if you have questions or need any additional information. Thank you, Morgan If Morgan Nolen ;. #//J'OCIATU Consulting Arborists&Urban Forest Management 971 .409. 9354 3 Monroe Parkway, Suite P 220 Lake Oswego, Oregon 97035 morgan.holen@comcast.net From: Cheryl Caines [mailto:cherylc @tigard-or.gov] Sent: Monday, November 04, 2013 3:44 PM To: 'John Wyland'; morgan.holen @comcast.net Subject: RE: 1320 Greco Estates -Tree Protection 10-29-13 1 Hi John and Morgan, I received a phone call from a neighbor of Greco Estates regarding the Colorado Blue Spruce along Lehman Street (tree #23). He is concerned about the amount of limbing done on the tree—specifically the tree now seems unbalanced due to the amount of trimming. I see from Morgan's last report that minor pruning of this and tree 13 were necessary for building clearance on lots 2 &4. Was the trimming approved/monitored by the project arborist? Will you please provide some information on the reasons for the amount of trimming/limbing and what sort of impact it has to the long term viability and health of the tree? Thank you. I'll get back to him with the information. Cheryl Caines Associate Planner City of Tigard (503) 71/-2437 From: Morgan Holen [mailto:morgan.holen(&comcast.net] Sent: Tuesday, October 29, 2013 5:37 PM To: Jered Otey; 'John Wyland' Cc: Cheryl Caines; Albert Shields; 'Walt Knapp'; Mike White Subject: 1320 Greco Estates -Tree Protection 10-29-13 Please see the enclosed tree protection monitoring report. Thank you, Morgan • 971-409-9354 Morgan Holen Morgan Holen & Associates, LLC ISA Certified Arborist, PN-6145A ISA Tree Risk Assessment Qualified Forest Biologist Walter H. Knapp & Associates, LLC Consultants in Arboriculture,Silviculture,and Forest Ecology 7615 SW Dunsmuir Lane Beaverton,OR 97007 waltknanoWamail.com 503.646.4349 Office 503.747.4863 Fax 503.330.3732 Mobile DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules"City General Records Retention Schedule." 2 ISM RECEIVED John L. Cook — Tigard Mayor 13125 SW Hall Blvd. NOV 2 6 2013 Tigard, OR 97223 City of Tigard Administration November 25, 2013 Subject: Tree management Dear Sir, Eight homes are under construction on Lehman Street under the name Greco Estates. A number of trees were removed from the property as part of the "development". However, a 26" Engelmann Spruce has so far survived the onslaught. This tree is located on the S boundary line of the Lehman Street right-of-way, within three feet of the E property line. The nearest Greco home, presently under construction, is about 20 feet removed from the tree and outside the former drip line of the tree. Why "former" drip line? Because a number of branches were removed from the westerly side. What used to be a well balanced tree is now a pathetic victim of poor judgment. And this reportedly was done with the approval of the City of Tigard; Tree City USA. Please, inform me how this butcher job could pass the scrutiny of the city. Sincerely Y Pieter H. Braam 9315 SW Lehman Street Tigard, OR 97223-6746 2 attachments g •. 41101,00‘.. ., 4 0_,._ , ...,. . • Y, ."., ...,., " .:,a Gtr • .. ..- S y Fri a:� . .. 41 a i`r- i.... ..e. +• • �i •n r,� d'• w"• it ik.Itbd • . "_•_w �1`M �t, ~- z ", '71:1 : kk... • y r t? �> YYt u Y�� c4 F � t t I x � -- •n'4'.� t i. / n.: 4, F a• fir{ 1.1%.• • 4 1 s� t _' • a . L' . G..avrvN, Sc.1 v1—H . '•i• i%41'.. ,/.14. , . •ter }1 '-�5 :),4,, „�� yf r '41 i • 7► V". , t 41' 'i'.. \ 4 , l • 9 . r S,• . ° a S ti .f ` } \: '�' s rt '� y • •4. IF' r ar 5 •of d Y ° r is t5 � ,1 f •k + VW r r* y.; .4 jr ,, ^ :'{ �. �. • - :5fa f _ . e Jit. ,�„ 4� 1 1° , ,Iii .„, f ~ . ... . 4.. , "'� .ti\ __, „ ... , . 4. If.r> 4 '• • • � r . \, ■ r_.. U G b v_r r✓ci, !l-S �_ \tkilb*, ,,,,.,..-:3,1 :, --",,--t_-.1111.1044),),‘1):---rerk- , u C---:'; '''-'-' ( ' _--__,) '( g.!;0 ____ Or4-\ -, "---- -- -. : /#(,.. \,....7 9315 SW,Lehman St.`` ' > 1 X04 ���r, ,m1c.� - Tigard�OR 97223-674B. ,.,, '� VZf - 4�� '-f . "' ': ,i • 41 , )0\i;,-(,- \ i %''!r � r.....„ - / /...9L Jam'•'! „ ri. GeOthel n81_wing V � � �'j J � ,�� ci), � � fJl1l, f /✓ 4-,. �' 4-)J71- John L.-Cook ale rte, -,. �° � �' 13125 SW-Ha B! 'f ,- _ _---}`_y--!, --1/--- / �a 1. Tigard, OR 972 �� �, �'��^ ���' �) �� ,/1.-1 ---'----s'— �► 4, ,we„ Niir 0 r .,,,_, ...___ ,n, _ , -�,z_ A - _ .....ideimb,. .4 SIGN COMPLIANCE AGREEMENT Witnesseth: This agreement dated the ' day of :172 V.t a vl 2014 between the City of Tigard, as a municipality of the State of Oregon, hereinafter termed the "City", and LF8, LLC hereinafter termed the "Developer". WHEREAS, the Developer has applied to the City for approval of Greco Estates subdivision located in Township 1 South, Range One (1) West, Section 26 , Willamette Meridian,Washington County, Oregon, and WHEREAS, the City has adopted standards in the Community Development Code Chapter 18 for signs; NOW,THEREFORE,it is hereby agreed as follows: The Developer agrees that all signage both temporary and permanent will comply with City sign regulations. The Developer further agrees and acknowledges to be responsible for the rectifying of any and all sign regulation violations during the marketing and initial sale of all properties within said development. The Developer further agrees that, should sign regulations be violated, to be subject to all citations that may be issued during the initial sale and marketing of the properties. D eve lopt3'—LF8,- By. .;.�� J 71 APSignature et '4i"t.4_9":rin�lame The o.".igar.J 7� 7�.f By: Cam'" 0 Q . CG.,nJ+-1 e.-0-4 ( A • C ci. " - , Aside+ . in Signature Print Name Cheryl Caines From: John Wyland <jwyland @jtsmithco.com> Sent: Wednesday, January 08, 2014 3:55 PM To: Albert Shields Cc: Cheryl Caines; Debbie Adamski; Mike White Subject: Re: Greco Estates, building permit submissions Attachments: doc05996920140108155856.pdf; 1S126DC.pdf Tax map and the Signed agreement are attached. I will process the Fee-In-Lieu ASAP. Thanks. On Wed, Jan 8, 2014 at 2:36 PM, Albert Shields <albert@tigard-or.gov>wrote: Hi, John. I see that Cheryl and Debbie have both already gotten back to you about things that need to be done. Just to confirm: 1. Engineering accepts that the plat has been recorded and that you and we are waiting for the County to assign new parcel numbers before they return a recorded copy. So we will accept submission of building permit applications. We won't be able to final any such houses or issue C of Os, though,until the County releases the parcel numbers and the recorded plat document. 2. As Cheryl mentioned, before these permits can be issued we need to receive a signed Sign Agreement, an unsigned copy of which she has sent you. 3. As Debbie mentioned, before these permits can be issued we need to receive payment of the Fee-in-Lieu for Undergrounding. That fee is $6,660.50 and can be paid at the Permit Center counter. Please let me know if you have any questions. Albert Shields 1 ?• G°5)4 p $41-"4 pp� p 971.409.9354 IltIP Morgan Bolen Of-.'r,,,ice,,.. 3 Monroe Parkway,Suite P 220 J G7 Lake Oswego,Oregon 97035 AiOCIAT C.f Consulting Arborists aril �fR1i'�St Management morgan-holen @comcast.net DATE: April 23, 2014 `'� TO: Cheryl Caines,City of Tigard FROM: Morgan E. Nolen, Consulting Arborist RE: Greco Estates—Arborist Recommendations 1320 This memorandum is provided at the request of J.T.Smith Companies to document arborist recommendations for existing trees on building lots 6, 7, and 8 at the Greco Estates project site in Tigard. We visited the site on April 16, 2014, in order to inspect recent pruning at one tree in the rear of lot 6 and to evaluate the need for tree protection measures during proposed building at lots 7 and 8. The tree located in the rear of lot 6 is number 19,a Port-Orford-cedar(Chamaecyparis lawsoniana)with numerous codominant stems. Following the March 25, 2014 regular tree protection site inspection,we recommended pruning this tree the minimum amount needed,and no more than 20-feet from the base of the tree,along the north side of the tree to provide sufficient building clearance. Pruning was performed by a Qualified Tree Service, however the tree was pruned symmetrically around all sides up to 20-feet.The excessive pruning revealed a number of defects that were not visible prior to lifting the crown because of the density of foliage.The primary defects are codominant stems with included bark and codominant leaders with included bark along each stem. Included bark forms in the juncture of codominant stems and creates a weak point prone to failure because there is a lack of sound wood in the union.The photographs below of tree 19 provide examples of these problematic attachments which are identified with white arrows. I f % ,rte' � r k 4. . 4r N ff� t II 9 ! I ' ` r" it i'-N', J , + _I. r ,1 t fir, E , A ., ' 1 s, l l t {,. l' lii: .11, - ,- + rM ' `� l.' r , , ',v .'• ` ; ' , � , I I l f a� _ '' to � f ` f i•T i i.� Codominant stems with included bark near the base of tree 19 (left)and multiple codominant leaders with included bark on each codominant stem (right). Greco Estates–Arborist Recommendations April 23,2014 Page 2 of 3 —T— _ YSi: ; t .ii. ii. . 'a*'* f' wr t •. • . • t ,.• 5 . , ,- r dimr, A r'. `" dY• �� :: • f' y '. y y.• i. - .}.fit .,r , - .•' "'..'.1 - ' 4 b - • • C,.:,... itrt i , -, +' 1 ts±i 4- a 17 { i..•,. 4,, , - .. . - , ,,,.. / { 'L. . ':. . Codominant leaders with included bark on each codominant stem(left) and additional codominant leaders with included bark higher up each stem (right). Using the International Society of Arboriculture quantitative tree risk assessment methodology outlined in the City of Tigard Urban Forestry Manual,this trees receives 3 points for probability of failure,4 points for target potential,and 2 points for size of defective parts.The overall risk rating is 9.The City of Tigard defines a hazard tree as"Any tree or tree part that has been or could be determined by an independent tree risk assessor to constitute a high level hazard requiring hazard tree abatement with an overall minimum risk rating of 8 for trees or tree parts up to four-inch DBH,9 for trees or tree parts greater than 4-inch and up to 20-inch,or 10 for trees or tree parts great than 20-inch DBH using the tree risk assessment methodology in Appendix 1 of the Urban Forestry Manual."Tree 19 on lot 6 is recommended for removal because of hazardous condition.While it is not an imminent threat,the risk rating satisfies the City's criteria and the tree is likely to become increasingly hazardous as it continues to grow and the included bark in these junctures expands. One tree is planned for preservation on each of lots 7 and 8.The tree on lot 7 is number 10, a Norway maple(Acer platanoides), and the tree on lot 8 is number 8,a European white birch (Betula pendula). Both of these species are listed as invasive. Invasive species negatively impact natural ecosystems by displacing native species, reducing biological diversity and interfering with natural succession.These two trees are recommended for removal because of species. No tree protection plans are needed if trees 19, 10,and 8 are removed from lots 6,7,and 8 because of hazardous condition and invasive species. Greco Estates—Arborist Recommendations April 23,2014 Page 3 of 3 Please contact us if you have questions or need any additional information. Thank you, Morgan Holen&Associates, LLC M)170„. or organ g Ho len,Owner ISA Certified Arborist, PN-6145A ISA Tree Risk Assessment Qualified Forest Biologist CC:John Wyland (J.T. Smith Companies) r 971.409.9354 Morgan Nolen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 r-, AJf OCIATrj Consulting Arborists and Urban Forest Management morgan.holen @comcast.net May 9, 2014 J.T. Smith Corn panies "VE® Attn:John Wyland MAV 5285 Meadows Drive, Suite 171 CI 1 2 2014 Lake Oswego, OR 97035 PLAAD„ O pr. Re: Greco Estates—Final Tree Protection Monitoring Report NEERING Dear Mr. Wyland, We conducted the final tree protection site inspection at the Greco Estates project site in Tigard on May 9,2014.Construction is complete adjacent to protected trees and tree protection measures and site inspections are no longer needed. Trees 19, 10, and 8 on lots 6, 7, and 8 were satisfactorily removed based on recommendations provided in the April 23, 2014 arborist memorandum and with authorization provided by the City of Tigard.Tree 23 on lot 4 was well protected throughout construction.Other trees originally planned for preservation were initially protected, but have since been removed because of invasive species or hazardous condition, as authorized by the City of Tigard. The tree protection plan was followed and workers coordinated with us to provide additional tree protection recommendations and on-the-ground assistance as needed.The enclosed tree protection monitoring report for this project provides complete documentation of tree protection measures and coordination with the project arborist throughout construction. We appreciate the opportunity to provide consulting arborist services for the Greco Estates project. Please contact us if you have questions or if we may be of further assistance with this or any future project. Sincerely, Morgan Nolen &Associates, LLC -wi7kt f 44-t&L,„_ Morgan E. Nolen, Owner ISA Certified Arborist, PN-6145A ISA Tree Risk Assessment Qualified Forest Biologist Cc: Jered Otey(J.T.Smith Companies) Cheryl Caines,Albert Shields, and Mike White (City of Tigard) Enclosures: 1320 Greco Estates—Tree Protection Monitoring Morgan Nolen& Associates,LLC Consulting Arborists and Urban Forest Management 5/11/2014 1320 Greco Estates -Tree Protection Monitoring Page 1 of 5 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date 4/22/2013 Morgan None Identify Tree Site visit to mark the recommended location of tree Install fencing as marked on the ground 4/24/2013 Protection Zone 'protection fencing per the tree preservation plan. and shown on the tree plan. 4/24/2013 Morgan None Initial Inspection Protection measures satisfactorily in place and in good None. N/A repair where needed prior to construction. Protection measures satisfactorily in place and in good 4/30/20131 Morgan None Tree Protection I repair where needed across the site. Demo in None. N/A progress. Trees well protected. 5/15/2013 Morgan None Tree Protection Protection measures satisfactorily in place and in good None. N/A repair where needed across the site. 5/29/2013 Morgan None Tree Protection Protection measures satisfactorily in place and in good None. N/A repair where needed across the site. 6/11/20131 Morgan None Tree Protection Protection measures satisfactorily in place and in good None. N/A i repair where needed across the site. Protection measures satisfactorily in place and in good 6/27/2013 Morgan None Tree Protection None. N/A repair where needed across the site. 1 Protection measures satisfactorily in place and in good 7/9/2013'Morgan None Tree Protection repair where needed across the site. None. N/A 7/24/2013 Morgan None Tree Protection Protection measures satisfactorily in place and in good 'None. N/A 'repair where needed across the site. 8/7/2013 Morgan None Tree Protection Protection measures satisfactorily in place and in good None. N/A repair where needed across the site. Site visit to monitor curb excavation at tree 13, a Cut exposed roots clean to sound wood sycamore maple.Approximate 2'cut at 2.5'from the using a pruning saw or pruning shears. 8/14/20131 Morgan Bill Tree 13 tree to the east and at 4.5'to the south. No critical Reinstall tree protection fencing at the 8/29/2013 roots revealed. Four roots approximately 1"diameter top of the cut. and numerous smaller roots. 8/14/2013 Morgan Bill Tree Protection Protection measures satisfactorily in place and in good None. N/A repair where needed elsewhere across the site. Some minor additional excavation had been performed southeast of tree 13 for curb construction. Exposed Reinstall tree protection fencing behind See 8/29/2013 Morgan None Tree 13 1 roots cut clean to sound wood as recommended. Tree 9/13/2013 1protection fencing not in place along the south side of the curb at tree 13. 1 Follow-up 1 the tree. 8/29/2013 Morgan None Tree Protection Elsewhere on site, tree protection measures None. N/A satisfactorily in place and in good repair where needed. 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 . Phone:(971)409-9354 I morgan.holen(a;comcast.net i 9 Morgan Nolen&Associates,LLC Consulting Arborists and Urban Forest Management 5/11/2014 1320 Greco Estates-Tree Protection Monitoring Page 2 of 5 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date Relocate construction materials and See 9/13/2013 Morgan None Tree 13 Tree protection fencing not satisfactorily in place at reinstall protection fencing the 9/27/2013 tree 13 and materials stockpiled beneath dripline. maximum extent feasible all the way Follow-up around tree 13. 9/13/2013 Morgan None Tree Protection Elsewhere on site, tree protection measures None. N/A satisfactorily in place and in good repair where needed. 9/27/2013 Stockpiled materials had been relocated but protection Reinstall tree protection fencing behind See 10/10/2013 Morgan None Tree 13 fencing not satisfactorily in place. the curb at tree 13. 10/14/2013 Follow-up �Prune the exposed roots clean to sound 9/27/2013 Minor excavation west of tree 23 and tree roots wood using a pruning saw. Coordinate 10/10/2013 Morgan None [Tree 23 exposed. with the project arborist if additional 10/14/2013 I ' excavation is needed beneath tree driplines. 9/27/20131 Morgan None Tree Protection Elsewhere on site, tree protection measures None. N/A 10/10/13 satisfactorily in place and in good repair where needed. (A)Prune the minimum amount needed I Site meeting with Jered (J.T. Smith)regarding to provide sufficient clearance; pruning recommendations for tree protection during building on I shall be performed by a Qualified Tree lots 2 and 4. Minor pruning is needed for building Service. (B)Reinstall tree protection See 10/14/2013'Morgan Jered Tree Protection clearance at trees 13 and 23 on lots 2 and 4 fencing behind the curb at tree 13 on lot 11/5/2013 respectively. Tree protection measures satisfactorily in ',2. (C)Stake the limits of planned Follow-up place and in good repair except at tree 13 on lot 2 as excavation and coordinate a site visit 'documented on 9/27 and 10/10/13. Limits of with the project arborist to evaluate disturbance not yet staked on-site. I impacts and provide recommendations as needed. 10/29/2013 Morgan None Tree Protection No changes since last inspection. I See 10/14/2013 recommendations. N/A Pruning for building clearance was satisfactorily 11/5/2013 Morgan None Pruning performed at trees 13 and 23 on lots 2 and 4 None. N/A respectively as recommended on 10/14/13. 11/5/2013 Morgan None Tree Protection Protection measures satisfactorily in place and in good Reinstall tree protection fencing behind I 11/14/2013 repair except at tree 13 on lot 2. the curb at tree 13. 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 Phone:(971)409-9354 I morgan.holenqi'comcast.net Morgan Holen& Associates,LLC Consulting Arborists and Urban Forest Management 5/11/2014 1320 Greco Estates -Tree Protection Monitoring Page 3 of 5 Inspection Inspector On Site Item Condition or Comment Recommendation for Resolution Date Contact Corrective Action Date Tree 13 on lot 2 is recommended for removal for the 11/14/2013 Morgan Jered Tree 13(Lot 2) purposes of construction. Coordinated with Cheryl Remove the invasive Sycamore maple 11/20/2013 Caines(City)to seek authorization for removal. City on lot 13 for construction. ,approved removal via e-mail on 11/19/2013. Protection fencing partially collapsed southwest of tree , See 11/20/2013 Morgan None Tree Protection 23 on lot 4. Protection measures satisfactorily in place Repair the protection fencing southwest 12/3/2013 and in good repair where needed elsewhere across the of tree 23 on lot 4. Follow-up site. 12/3/2013 Protection fencing in need of general maintenance See 12/17/2013 southwest of tree 23 on lot 4. Elsewhere across the Repair the protection fencing southwest 12/31/2013 Morgan None Tree Protection site, protection measures satisfactorily in place and in Id tree 23 on lot 4. 1/27/14 1/16/2014 good repair where needed. Follow-up Tree protection fencing is satisfactorily in place where needed across the site. The contractor attempted to repair the fence post in need of maintenance Coordinate with the project arborist prior 1/27/2014 Morgan None Tree Protection southwest of tree 23 on lot 4, but to no avail (as to removing the protection fencing at lot 3/4/2014 documented in email correspondence from John 4 for landscaping. Wyland to Cheryl Caines on 1/23/14). Landscaping is forthcoming at lot 4. 2/13/2014 Morgan None Tree Protection Protection measures satisfactorily in place where None. N/A needed across the site. Site visit to evaluate trees on lot 6 in terms of proposed building. Removal of one 13-inch diameter non-native Obtain authorization from the City to and invasive sweet cherry is recommended(tree#18) remove tree 18 prior to building.Adjust provided City authorization. Tree 19 is suitable for the tree protection fencing to the See 2/27/2014 Morgan None Lot 6 preservation but is a Port-Orford-cedar which is highly dripline of tree 19 and install silt fence 3/21/2014 susceptible to root disease caused by the fungus outside of the tree protection fence to Follow-up Phytophthora lateralis transported through soil and help prevent Port-Orford-cedar root water. Refer to the lot 6 plot plan for tree protection disease. recommendations. 2/27/2014!,Morgan None Tree Protection Protection measures satisfactorily in place where None. N/A needed across the site. 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 Phone:(971)409-93541 morgan.holen(iicomcast.net Morgan Holen& Associates,LLC Consulting.Arborists and Urban Forest Management 5/11/2014 1320 Greco Estates-Tree Protection Monitoring Page 4 of 5 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date Tree 22, a bigleaf maple in the rear of lot 4,was originally planned for removal. The 28-inch diameter Remove the remaining stems of tree 22 See 3/4/2014 Morgan Nathan Lot 4- main stem was removed prior to building, but two and use a stump grinder to remove the 3/21/2014 tree removal codominant stems measuring 6-and 7-inches in stump. Follow-up (diameter remain. These stems must be removed for the purposes of fence construction. Apply approx. 3-inches of bark dust around the base of the tree, but not 3/4/2014 Morgan Nathan Lot 4- Protection fencing removed from the front of lot 4 and directly against the tree trunk. Direct 3/21/2014 landscaping I landscaping in progress. irrigation spray heads away from the tree trunk and avoid root zone saturation. 3/4/2014 Morgan Nathan 'Tree Protection I Protection measures satisfactorily in place where None. N/A needed across the site. Cheryl Caines(City)provided written authorization to Adjust the tree protection fencing to the remove tree 18 from lot 6 on 3/4/2014. The tree was dripline of tree 19 and install silt fence I See 3/21/20141 Morgan None Lot 6 satisfactorily removed as recommended. The outside of the tree protection fence to I 3/25/2014 protection fencing at tree 19 has not yet been adjusted help prevent Port-Orford-cedar root Follow-up as recommended on 2/27/2014. disease. The remaining stems of tree 22 had not been 3/21/2014 Morgan None I Lot 4-tree removed. I coordinated with Jered(JT Smith)who None. N/A removal stated that the fence would not be constructed so that the stems could remain standing. Protection measures satisfactorily in place and in good 3/21/2014 Morgan None Tree Protection None. N/A repair where needed across the site. Foundation excavation in rear of lot 6 revealed several Prune the exposed roots clean to sound Lot 6- non-critical roots 1"diameter and smaller and one wood using a pruning saw. Coordinate 3/25/2014 Morgan Jered excavation critical root approx. 3"diameter. No long-term impacts with the project arborist if additional 4/8/2014 anticipated. excavation is needed beneath tree driplines. Prune the minimum amount needed along the north side of tree 19 to See Lot 6- I Pruning for building clearance is necessary at tree 19 provide sufficient clearance and no 3/25/2014 Morgan Jered pruning on lot 6. higher than 20'from the base of the 4125/14 tree. Pruning shall be performed by a follow-up Qualified Tree Service. 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 Phone:(971)409-93541 morgan.holen(acomcast.net Morgan Nolen& Associates,LLC Consulting Arborists and Urban Forest Management 5/11/2014 1320 Greco Estates -Tree Protection Monitoring Page 5 of 5 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date Install protection fencing(chain link or 3/25/2014 Morgan Jered Tree Protection Protection measures satisfactorily in place and in good orange plastic fencing on metal stakes) 4/25/2014 4/8/2014 repair across the site, except at lot 6. at the limits of disturbance in the rear of Ilot6. Prune broken roots clean to sound Ground cover and invasive vegetation was removed See 4/8/20141 Morgan None 'Tree Protection from around tree 19 on lot 6. Surface roots exposed-- wood using a pruning saw.Apply—3"of 4/25114 some abrasion and mechanical damage. bark mulch beneath protected tree follow-up dripline. Protection measures satisfactorily in place and in good repair where needed across the site. Tree 19 on lot 6 was heavily pruned revealing cumulative defects;this Refer to the April 23,2014 arborist 4/25/2014 Morgan Jered Tree Protection (tree is recommended for removal because of memorandum for complete 5/9/2014 hazardous condition. Tree 10 on lot 7 is a Norway recommendations regarding trees 19, maple and tree 8 on lot 8 is a European white birch; 110, and 8 on lots 6, 7, and 8. these two trees are recommended for removal because of invasive species. Trees 19, 10, and 8 on lots 6, 7, and 8 satisfactorily removed based on recommendations provided in the 5/9/2014 Morgan None Tree Protection April 23, 2014 arborist memorandum and with None. N/A authorization provided by the City of Tigard. Tree protection site inspections are no longer needed. General Comments None. 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 Phone:(971)409-9354 I morgan.holen(:comcast.net