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SUB2007-00007
SUB2007 -00007 NASH GARDEN SUBDIVISION NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2007-00007 NASH GARDEN SUBDIVISION 120 DAYS = 12/29/2007 SECTION I. APPLICATION SUMMARY FILE NAME: NASH GARDEN SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2007-00007 Adjustment (VAR) VAR2007-00026 Variance (VAR) VAR2007-00042 REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single-family detached residences. The existing site is approximately.43 acres. Proposed lots range from 3,196 to 5,086 square feet. An existing single-family home will remain. The applicant has requested an adjustment to the access spacing standard for the proposed private street. Required spacing along SW McDonald Street is 200 feet; the applicant is requesting a reduction to 6 feet. A variance is also requested to reduce the front yard setback on the existing home from 15 feet to 10.89 feet. APPLICANT & Scott Nash APPLICANT'S D L Design Group,Inc. OWNER 19240 NW Athena Place REP.: Attn: Gary Darling Portland, OR 97229 9045 SW Barbur Blvd.,Suite 101 Portland,OR 97219 COMPREHENSIVE PLAN DESIGNATION: R-12:Medium-Density Residential 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: 10342 SW McDonald Street;Washington County Tax Map 2S111BB,Tax Lot 2100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.725 S(Environmental Performance Standards); 18.745 (Landscaping and Screening); 18.765 (Off- treet Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility lmprovement Standards). 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 DEQSION PAGE 1 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR SUBMITTAL OF THE PUBLIC FACILITY IMPROVEMENT PERMIT(PFI): The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING-DIVISION, ATTN: Cheryl Gaines 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to the submittal of the Public Facility Improvement Plan the applicant shall submit a revised tree plan for review and approval that shows the trees to be removed and protection measures for trees being retained. This condition is to cover discrepancies between the proposed plans and the arborist's report. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON- SITE IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/OR FILL: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNINGDIVISION, ATTN: Cheryl Gaines 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 2. Prior to site work the applicant shall provide a revised site plan for review and approval to the Planning Division showing lot coverage and landscaping percentages for Parcel 1. 3. Prior to site work, the applicant shall submit a revised site plan showing "No Parking'signs along both sides of the proposed private street as required by TVF&R 4. Prior to commencing site work,the applicant shall submit a revised site plan that indicates the e and location of street trees along the public street (SW McDonald Street) and the proposed private street (Tract A) for the City Arborist's review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.C2.0 of the Tigard Development Code. 5. Prior to commencing site work, the applicant shall submit an erosion control plan that shows methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. 6. Prior to issuance of the Public Facility Improvement Permit (PFI), the applicant shall submit construction drawings to both Planning and Engineering that include: A. The approved Tree Removal and Protection Plan; 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. 7. Prior to the issuance of site permits the applicant shall submit the following for review and approval: A. A statement to the City Arborist outlining the steps to be taken during site preparation and construction to preserve trees # 13, 14, 15, 16, 17 and 18. B. A report from the Project Arborist that approves the retention of trees # 13, 14, 15 16, 17 and 18. The arborist must also address the feasibility of retention during construction and the sustainability of their placement in relation to the structures that will be built. NOTICE OF DEQSION PAGE 2 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 8. Prior to commencing site work, the applicant shall submit a revised corrected mitigation plan and a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required (number of caliper inches times $125 per caliper inch). Any trees successfully planted on the site or off site in accordance with 18.790.060.D and approved tree mitigation plan will be credited against the assurance for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in-lieu of planting. 9. Prior to commencing site work, the applicant shall establish fencing as directed by the project arborist to fprotect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist or the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. 10. The applicant shall submit written reports to the City Arborist at least once every two weeks from initial tree protection zone (TPZ) fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 11. Prior to site permit, the applicant shall submit a revised site plan for review and approval that shows the clear vision areas that meets the standard of 18.795.040. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the followin requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 12. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six(6 sets of detailed public improvement plans shall be submitted for review to the Engineering epartment. 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) ppermit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at Cityl-all and the City's web page (www.tigard or.gov). 13. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designate 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 prove the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 14. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 15. The City Engineer may determine the necessity for,and require submittal and approval of,a construction access and loarkmg plan for the home building phase. If the qty-Engineer deems such a plan necessary,the applicant shall-provide the plan prior to issuance of building permits. 16. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW McDonald Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 23 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond-the site frontage; C concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6-foot concrete sidewalk with a 5-foot planter strip; NOTICE OF DECISION PAGE 3 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION F. street trees in the planter strip spaced per TDC requirements; G. street striping; H streetlight layout by applicant's engineer,to be approved by City Engineer, I. underground utilities; street signs (if applicable); driveway apron(if applicable);and L. adjustments in vertical and/or horizontal alignment to construct SW McDonald Street in a safe manner, as approved by the Engineering Department. 17. A profile of SW McDonald Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 18. 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. 19. The applicant's plans shall show the restoration of bicycle striping on SW McDonald Street. 20. 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. Included with the plans shall be a copy of the 3-year maintenance plan. 21. 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." 22. The applicant's plans shall be revised to provide a 15 foot wide public sewer easement over the private street. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT' PLANNING DIVISION, ATTN: Cheryl Gaines 503-639-4171 EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 23. Prior to final plat the applicant shall submit an approved copy of the Washington County plat name reservation form for the subdivision. 24. The applicant shall cause a statement to be placed on the final plat or record a separate document showing a reciprocal access easement across the private street(Tract A) for all four parcels. 25. Prior to final plat the applicant shall submit a revised site plan that shows one off-street parking space for Parcel One (1). 26. Place a note on the final plat for visual clearance easements to the benefit of to the City of Tigard and that said easements are subject to the City of Tigard Visual Clearance Area standards (Tigard Development Code Chapter 18.795). The applicant shall prepare a cover letter and submit it, aloe with any supporting documents and/or plans that address the followin requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 27. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 28. Lot 1 shall not be permitted to access directly onto SW McDonald Street. The applicant shall cause a statement to be placed on the final plat that prohibits direct access from Lot 1 onto SW McDonald Street. 29. 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. NOTICE OF DECISION PAGE 4 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 30. 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 pnvate property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 31. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 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 pnvate water quality/detention facility. The C C&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). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates the plat shall contain the scale factor to convert ground measurements to gnd measurements and the angle from north to grid north. These coordinates can be established by. GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. 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 SW McDonald Street,providing 35 feet from centerline. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Deppartment indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City andpCoun have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit i along with any supporting ocuments and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Cheryl Caines 503-639-4171 EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 35. Prior to issuance of building permits, the applicant shall demonstrate that the development standards required in the base zone (R-12) have been met. 36. Prior to issuance of building permits the applicant shall submit a site plan for lot 2 showing a 10-foot buffer along the western ropertylrne or a detailed landscape/screening plan for review and approval that affords the same degree of-screening as a 10-foot buffer. 37. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. NOTICE OF DECISION PAGE 5 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 38. Prior to the issuance of building permits, the applicant must submit a tree mitigation plan to the City Arborist for review and approval. 39. Prior to issuance of building permits,the applicant(developer or builder) shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of tree protection fencing. B. Submit a statement and signature of approval from a certified aborist regarding the siting and construction techniques to be employed in building the house with respect to any protected trees on site. 40. Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that any existing tree greater than 6 inches diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or Tans that address the following requirements to the ENGINEERING DIVISION, ATTN: Kim McMillan 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 41. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 42. Prior to issuance, 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). 43. Prior to issuance of building permits, the applicant's engineer shall submit final sight distance certification for the intersection of the private street and SWMcDonald Street. 44. 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. 45. The applicant shall either place the existing overhead utility lines along the west side of SW 76th Avenue underground as a part of this project or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen,the amount will be$3,15.00 and it shall be paid prior to issuance of building permits. 46. 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. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Cheryl Gaines 503-639-4171 EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 47. 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. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: NOTICE OF DECISION PAGE 6 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company.authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: 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. NOTICE OF DECISION PAGE 7 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 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 tee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer.� l 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 unti 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. SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The applicant is requesting approval for a 4-lot single-famil detached subdivision with lots ranging in size between 3,196 and 5,086 square feet(3,787 square feet on average). The subject property is approximately 43 acres. There is an existing residence that will remain on lot 1. The site slopes up gently to the south, away from McDonald Street. A search of city records indicates that a lot line adjustment was approved between the property and tax lot 1500 to the west. No of ier land use approvals were found. Vicinity Information: The proposed development lies on the south side of McDonald Street and west of 103rd. Parcels to the north, west and south are zoned R 12 like the subject property and parcels on the north side of McDonald are zoned R-3.5. Sites in the immediate area are developed with a mix of older single-family homes and apartment buildings. NOTICE OF DECISION PAGE 8 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 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 driveway to the site, visible from the street. Staff received no comments or letters from adjacent property owners. 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 18.370 Variances and Adjustments) 18.510 • -sidential Zoning Districts) 18.705 Access,E_gress and Circulation) 18.715 D 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 Tree 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 rovisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.740( Historic Overly , 18.742 (Home Occupations), 18.750 Manufactured/Mobile Home Re ulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 onconforming Situations), 18.775 (Sensitive Lands), 18.785 (Temporary Uses), and 18.798 (Wireless mmunication Facilities). These chapters are,therefore,found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A— SUBDIVISION GENERAL PROVISIONS: Approval through two-step process. An a plication 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. NOTICE OF DECISION PAGE 9 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. As proposed the largest parcel is 5,086 square feet. The minimum lot size of the R-7 zoning district is 3,050 square feet. Therefore, none of the proposed parcels are large enough to be re-divided in the future. This standard has been met. Lot Size Averaging: Section 18.430. 20 .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 smallest lots are 3,196 square feet, which is larger than the minimum lot size (3,050 square feet). The average of all lots in the subdivision is 3,787 square feet,which is in compliance with this 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 proposed a temporary sales office with this application. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. Due to the topography of the site, storm water is anticipated to leave the site and not cause flooding. Storm drainage facilities will be reviewed by Clean Water Services and also by the City for conformance with design and construction standards. Flood lain dedications. Where land filling and/or development is allowed within and adjacent to the 100- year floodplain outside the zero-foot rise floodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The site is not within nor adjacent to the 100-year floodplain. The nearest floodplain is approximately 3,622 feet to the northeast. The elevation of the nearest floodplain is 146 feet. The lowest elevation of the proposed subdivision is 276 feet. This standard is not applicable. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. There are no flood hazards identified for this site. Therefore,this standard does not apply. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Drainage and storm water detention facilities are discussed in greater detail under the Street and Utility Improvement section. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). The proposed subdivision is for 4 lots and the subject site is .43 acres. The subject property is not within the 100- year}loodplain. The subject site is within Zone X on the FEMA Floodplain map. Therefore, this standard does not apply. NOTICE OF DECISION PAGE 10 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 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 has not proposed a phased development. Therefore,this standard does not apply. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The project is currently known as the Nash Garden Court subdivision. It is unknown if this name has been approved by the Washington County Surveyor's office or if the name is reserved for this property. No plat reservation form was submitted with the application. This criterion can be met as conditioned below. 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 This will be discussed in greater detail under Tigard Development Code (TDC) Chapter 18.705,Access and Chapter 18.810,Street and Utility Improvement Standards. An explanation has been provided for all common improvements. The applicant's narrative provides the necessary explanation for all common improvements. 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 Cl. The applicant has requested two adjustments with this application. An access spacing adjustment is required for the proposed private street. The front yard setback for the existing home cannot meet the current 15-foot setback requirement. Both of these are discussed under the Variances and Adjustments section of this decision. Therefore, this standard has been met. FINDING: The Subdivision standards can be met if the applicant complies with the conditions below: CONDITION: Prior to final plat, the applicant shall submit an approved copy of the Washington County plat name reservation form for the subdivision. B- APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Variances and Adjustments (18.370) NOTICE OF DECISION PAGE 11 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Front Yard Setback The applicant has requested a variance to the front yard setback for lot 1. The existing home on lot one cannot meet the fifteen foot setback requirement of the R-12 residential zone. The setback for the existing home will be only 10 feet from the street after dedication of right-of-way along McDonald Street. This is a 33/o reduction (5 feet). Because the reduction is more than the 20% allowed through a Type 1 adjustment, a variance has been requested. Unroofed stairs leading from the porch will also encroach into the setback. These are allowed by code section 18.730.050.D.4. Section 18.370.010(C)(3) states, "The Director shall approve, approve with modifications, or deny an application for a subdivision variance subject to the critena set forth in Section 18.370.010.C. Section 18.370.010(C) lists the following approval criteria: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; b. There are special circumstances that exist which are peculiar to the lot size or shape topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. The home was built in 1916 in its current location, and the current front rd setback is 15 feet. The shallow front yard area combined with the elevation differences between the finished floor and street levels, results in a difficult transition. The porch and existing stairs aid in this transition and therefore should not be removed. Allowance of the variance is not detrimental to the purposes of this title. The reduction of the front yard setback has no effect on the distance between the existing home and neighboring units. SW McDonald Street separates the home from others to the north. Reducing the setback enables the applicant to dedicate additional right-of-way, widen the street, and make the required half-street improvements. A major historic reason for front yard setbacks was to provide for the future widening of streets. The existing home will remain and three single-family, detached homes will be constructed on lots 2-4. Single- family detached dwellings are permitted in the R-12 zone. City standards will be maintained to the greatest extent possible. All other setbacks will be met. The development proposes four units, which is the maximum allowed for the site. Due to location of the existing home and the long; narrow shape of the site, lot configuration is limited. Even by reducing the units to the minimum (3 units),the design of the development would not change and the lot 1 front yard setback could not be met. No natural systems exist on the site. Due to existing conditions,the hardship is not self imposed. These conditions include the location and design of the existing home and the dedication requirements for SW McDonald Street. The applicant has requested a 5-foot reduction to reduce the setback to 10 feet. This is the minimum needed to alleviate the hardship. The request for a variance to the front yard setback is approved. Section 18.705.020.C.5 states that in all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using the following approval criteria: • It is not possible to share access; • There are no other alternative access points on the street in question or from another street; • The access separation requirements cannot be met; NOTICE OF DECISION PAGE 12 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION • The request is the minimum adjustment required to provide adequate access; • The approved access or access approved with conditions will result in a safe access; and • The visual clearance requirements of Chapter 18.795 will be met. Due to the site's roximity to existing driveways and streets along McDonald, the applicant cannot meet the spacing standard of 200 feet along a collector. An adjustment is being requested. The applicant has proposed a private street onto McDonald Street near the site's western boundary. An existing home to remain on the site prohibits its placement in any other location. This placement provides the maximum distance possible from public streets. It is nearly 200 feet from 103`d Avenue and exceeds 200 feet from 104`h Avenue. The new private street is located 6 feet from an existing multi-family access to the west. A proposal was made to the adjacent property owner about shared access. The adjacent development is used by the Tigard Recovery Center (TRC). Due to confidentiality issues, the owner has declined the shared access request. The request is the minimum necessary and the location does not create a hazardous situation. A sight distance certification has been prepared which shows sight distance is in excess of the required amount. Based on the site plan, there appear to be no structures existing or proposed within the vision clearance areas, but visual clearance was not specifically addressed by the applicant. A condition of approval will ensure that the standard can be met. There is no access point along the site s frontage that meets the spacing standard. Shared access or access from another street is not possible at this time. Placement of the private street along the western boundary still provides adequate sight distance. For these reasons,the adjustment request is approved. Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-12:Medium Density residential zoning district. The R-12 zoning district has the following dimensional requirements: STANDARD R-12 Minimum Lot Size Detached unit 3,050 sq. ft. Average Minimum Lot Width None Maximum Lot Coverage 80% Minimum Setbacks Front yard 15 ft. Side facing street on corner&through lots 10 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft. Maximum Height 35 ft. Minimum Landscape Requirement 20% The proposed lots range in size between 3,196 and 5,086 square feet (average 3,787 square feet). The R-12 zone does not have an average minimum lot width. Parcels 2-4 are narrow lots that are 29 feet wide. The applicant will be required to comply with the setbacks, lot coverage, and height requirements during the building permit review process for parcels 2-4. No information was provided on lot coverage and landscaping for parcel 1. All lots within this subdivision are for single-family units. This is not a planned development;therefore,the setbacks are as prescribed by the base zone. FINDING: Based on the analysis above, the residential zoning district dimensional standards can be satisfied conditionally. CONDITIONS: • Prior to issuance of building permits, the applicant shall demonstrate that the development standards required in the base zone (R-12) have been met. • Prior to site work the applicant shall provide a revised site plan for review and approval to the Planning Division showing lot coverage and landscaping percentages for Parcel 1. NOTICE OF DEQSION PAGE 13 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Access, Egress and Circulation(18.705): 18.705.030 (C). describes joint access provisions. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: • Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and • Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Vehicular access to the four lots will be via a private drive (Tract A). All parcels will have individual access onto the proposed private street. Tract A will be owned and maintained by the four property owners. A reciprocal access easement is required to grant access to all four parcels. This criterion can be conditionally met. 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. All lots will directly access a private street (Tract A). Tract A provides access to SW McDonald Street, a public street. Shared maintenance by all four parcels is required for the new private street. (Condition#29) Required walkway location. On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps,elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. This proposal is for a single-family development,this standard does not apply. Curb cuts shall be in accordance with Section 18.810.030N. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion 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. NOTICE OF DECISION PAGE 14 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION The lots within this subdivision will access SW McDonald Street via a private street (Tract A). Tualatin Valley Fire and Rescue and Tigard Police have been notified of the proposed subdivision and have not indicated a hazard. A preliminary sight distance certificate has been provided that demonstrates sight distance requirements are exceeded. The Director-has not determined that Planning Commission review is necessary for building permits. Therefore, this standard has been satisfied. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City-Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. The proposed single-family lots will have access onto a private street (Tract A). No single-family lot will have direct access to a major collector or arterial. This standard has been satisfied. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed single-family development is exempt from this requirement. Access Management(Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County,the City and AASHTO . The applicant's engineer, DL Design Group, Inc., has submitted a preliminary sight distance certification for the proposed private street intersection with McDonald Street. The speed limit along McDonald Street is 35 mph, requiring 350 feet of sight distance in both directions. The engineer states that sight distance was measured to be in excess of 900 feet to the west (distance to the intersection of McDonald Street and Highway 99) and in excess of 700 feet to the east. This preliminary assessment shows that sight distance can be met at the proposed intersection. Upon completion of the frontage improvements, the engineer shall submit a final sight distance certification for the intersection of the private street and McDonald Street. This certification must be submitted to the City Engineering staff prior to issuance of building permits. No direct access to McDonald Street will be allowed from Lot 1. The applicant shall cause a statement to be placed on the plat that prohibits access onto McDonald Street along the entire frontage of Lot 1. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage,the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. McDonald Street is classified as a collector on the City of Tigard's Transportation System Plan (TSP). The proposed private street will create a new intersection with McDonald Street. The driveway for Lot 2 is located approximately 96 feet from this intersection, and in fact the driveways for Lots 3 and 4 are within 150 feet from this intersection. However, the driveways are placed as far as possible from the intersection given the limited private street frontage, thereby meeting this criterion. 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. NOTICE OF DECISION PAGE 15 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION McDonald Street is classified as a collector on the City of Tigard's Transportation System Plan (TSP). The applicant's proposed private street is only 6 feet from an existing driveway to the west. There are at least 7 other driveways within 200 feet of the proposed private street. The proposed private street is located less than 200 feet from 103rd Avenue. The applicant has only acknowledged that the proposed private street is nearly 200 feet from 103rd Avenue. This does not meet the spacing criterion. The applicant has made a proposal to the adjacent property owner to combine accesses. The adjacent property ownerhas declined this proposal. The applicant is therefore requesting an adjustment to the spacing standard in accordance with 18.370. 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; y Access to all four lots will be via the proposed private street (Tract A). As proposed the tract is 21 feet wide with 20 feet of pavement. This standard is met. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore,this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; All four units will access the proposed private street (Tract A). Because the street is less than 26 feet wide, "No Parking" signs must be posted on both sides of the street per comments provided by Tualatin Valley Fire and Rescue. A condition will ensure requirement is met. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, aved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. The pro osed private street is approximately 140 feet in length. The applicant states that Tualatin Valley Fire and Rescue (�TVF&R) and Pride Disposal Service were contactec regarding the length of the access drive. The Deputy Fire Marshal did not express concern provided hydrants are convenient to the site. No comments requiring a turnaround were given by the Fire Marshal, John Dalby, after his review of the application. Pride Disposal indicated the curbside pick-up service is specified along McDonald Street, and Pride trucks will not be utilizing the private street. This cntenon is therefore not applicable. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; Each home will have an individual driveway onto the private street. None of the proposed lots are deep enough to have a driveway over 200 feet in length. This criterion is not applicable. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This standard is not applicable as there are no driveway approaches to arterial or collector streets. FINDING: Based on the analysis above, the Access Egress and Circulation standards can be met as conditioned below. NOTICE OF DECISION PAGE 16 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION CONDITIONS: • The applicant shall cause a statement to be placed on the,final plat or record a separate document showing a reciprocal access easement across the private street (Tract A) for all four parcels. • Prior to site works the applicant shall submit a revised site plan_ showing "No Parking' signs along both sides of the proposed private street as required by TVF&R Density Computations and Limitations (18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site is based on the net developable area, subtracting sensitive land areas land dedicated to public parks, land dedicated for public right-of-way,land for private streets, and the existing dwelling site from the total site area. Of the total site area (18,593 square feet),444 square feet will be dedicated for additional right-of-wa along McDonald Street. An additional 2,84 square feet is subtracted for the proposed private street (Tract A . The existing house site is 5,086 square feet based on the site plan. The resulting net area is 10,181 square feet. erefore the maximum number of additional lots permitted on this site is 3 and the minimum number of additional lots is 2. The applicant calculates the maximum and minimum as 4 and 3 additional lots respectively based on a calculation subtracting the building square footage of the existing residence and not the actual site square footage. Regardless, the applicant's proposal to create 3 additional lots for single-family detached homes meets the maximum and minimum density requirements of the R-12 zone. FINDING: Based on the analysis above,the Density Standards have been satisfied. Environmental Performance Standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation,the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water(steam) which is visible from a property line. Department of-Environmental Quality (DEQ) rules for 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 pro5iibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. NOTICE OF DECISION PAGE 17 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION This is a detached single-family project, which is permitted within the R-12 zone. There is nothing to indicate that these standards will not be met.project, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): 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 hi h grade, and shall meet the size and gradin standards of the i Amercan 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. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. The applicant must 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 assurance until mitigation plans are presented in an acceptable format and approved. 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- 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 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 spacing.and species of street trees they are proposing to plant on McDonald. Also, no street trees are proposed for the pnvate drive portion of the project. Therefore, this requirement has not been met. NOTICE OF DEQSION PAGE 18 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 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. Section 18.745.050 contains the provisions and requirements for buffering and screening. There is an apartment building on the site west of the development (Tax Lot 1500). The Buffering and Screening in Matrix (Table 18.745.1) requires buffering or screening when a single-family detached residential use is proposed adjacent to an existing multi-family development. The buffer requirement is ten feet of lawn or groundcover on the development site. Based on aerial photographs, the apartments to the west are at least 20 feet from the subject site and there are existing pine trees between the two properties. The applicant can choose to submit a detailed landscaping and screening plan for approval by the Director in-lieu of the required ten foot buffer (Section 18.745.050.A.3). This criterion can be met conditionally. Section 18.745.060 contains the provisions for re-vegetation where natural vegetation has been removed through grading. Such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. The applicant has provided a grading plan which outlines erosion control measures but gives no specifics on the methods of re-vegetation. The criterion is also not addressed within the narrative. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. FINDING: The Landscaping and Screening standards will be met, if the applicant complies with the conditions below. CONDITIONS: • Prior to commencing site work, the applicant shall submit a revised site plan that indicates the type and location of street trees along the public street (SW McDonald Street) and the proposed private street (Tract A) for the City Arborist's review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.C2.0 of the Tigard Development Code. • Prior to commencing site work, the applicant shall submit an erosion control plan that shows and describes methods for re-vegetation of disturbed areas. All areas raded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. • Prior to issuance of building permits the applicant shall submit a site plan for lot 2 showing a 10-foot buffer along the western property line or a detailed landscape/screening plan for review and approval-that affords the same degree of screening as a 10-foot buffer. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765 Table 18.765./requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. The proposed project will create 4 lots for single-family dwellings. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. The applicant stated within the narrative each new home will have a double-car garage and two parking spaces within the dnveways. Two off-street parking spaces are proposed for lot 1 along the private street. Because street trees are required along the street, these spaces will be eliminated from the plan. The applicant is conditioned to show one off-street parking space for lot 1. FINDING: Because street trees must be added along the private street,the proposed off-street parking for Parcel 1 cannot be approved. CONDITION: Prior to final plat the applicant shall submit a revised site plan that shows one off-street parking space for Parcel 1. NOTICE OF DECISION PAGE 19 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Signs (18.780): Chapter 18.780 regulates the placement, number and design criteria for signage. No specific signage is proposed in conjunction with this development. No parking signs will be placed along the proposed private street, but these are exempt from the sign code regulations. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a staff policy, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION: Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal (18.790): Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all trees on the site, a program to save existing trees over 12-inch diameter at breast height (dbh) or mitigate for their removal identification of trees to be removed, and a protection program de fining standards and methods that will be used by the applicant to protect trees during and after construction. 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 comments below for details). Plan requirements. The tree plan shall include the following: Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location,size and species of all existing trees, consistent with this standard. 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 rees 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 0 0 /o the trees to be removed be mitigated in accordance with Section 18.790.060D; p d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. Based on the arborist's Tree Assessment,there are a total of 9 trees on site greater than 12 inches. The arborist's report states that all trees over 12 inches are roposed for removal, but the site plan shows that only 7 of these trees are to be removed. The applicant is being conditioned to submit a finalized plan that shows which trees will be removed. Most of the trees are being removed in order to construct the private street. Site plan changes required by the conditions of approval may affect the possible retention of trees #13 and 14. Removal of 7 or all 9 trees resu_ts in retention of less than 25% of the existing trees over 12 inches. According to the mitigation schedule above, all inches lost must be mitigated. The finalized tree removal plan will determine the number of mitigation inches required (156 or 191). No specific mitigation plan was proposed;therefore the applicant is being conditioned to provide one. Identification of all trees which are proposed to be removed; The tree preservation plan (0.2) and the arborist's report show conflicting information. The applicant is being conditioned to provide a finalized tree removal plan. NOTICE OF DEQSION PAGE 20 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The guidelines for tree protection have been defined. However, the guidelines need to state that 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 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. The tree protection fencing shown in the arborist report does not match the protection shown on the tree preservation plan, sheet 0.2. The applicant must revise the tree plan so that the plan agrees with the arbonst report. 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. Conditions of approval will require the applicant to consider and resolve these issues. 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. Retained trees must be protected and removal of these trees is restricted. A condition of approval will ensure that this standard is met. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: Prior to the submittal of the Public Facility Improvement Plan the applicant shall submit a revised tree plan for review and approval that shows the trees to be removed and protection measures for trees being retained. This condition is to cover discrepancies between the proposed plans and the arborist's report. Prior to issuance of the Public Facility Improvement Permit (PFI),the applicant shall submit construction drawings to both Planning and Engineering that include: A. The approved Tree Removal and Protection Plan; 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 G 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 NOTICE OF DECISION PAGE 21 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 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. Prior to the issuance of site permits the applicant shall submit the following for review and approval: A. A statement to the City Arborist outlining the steps to be taken during site preparation and construction to preserve trees # 13, 14, 15, 16, 17 and 18. B. A report from the Project Arborist that approves the retention of trees # 13, 14, 15, 16, 17 and 18. The arborist must also 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 revised corrected mitigation plan and a cash assurance (letter of credit or cash deposit) for the equivalent value of-mitigation required (number of caliper inches times $125 per caliper inch). Any trees successfully planted on the site or off site in accordance with 1-8.790.060.D and approved tree mitigation plan will be credited against the assurance for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee In-lieu of planting. • Prior to commencing site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. • The applicant shall submit written reports to the City Arborist at least once every two weeks from initial tree protection zone (TPZ) fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). Failure to follow the.plan, or maintain tree rotection fencing in the designated locations immediate be grounds for mediate suspension of work on the site until remediation measures and/or civil citations can be processed. • Prior to the issuance of building permits the applicant must submit a tree mitigation plan to the City Arborist for review and approval. • 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 B. Spreserved,the location of tree protection fencing. ubmit 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. • Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that any existing tree.greater than 6 inches diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. • 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. NOTICE OF DECISION PAGE 22 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. Vision clearance areas are not shown on the proposed site plan. The applicant addresses site distance standards in the narrative, but not vision clearance. This standard can be met as conditioned below. FINDING: The proposed vision clearance areas do not meet the standard outlined in 18.795.040.B. CONDITI ONS: Prior to site permit, the applicant shall submit a revised site plan for review and approval that shows the clear vision areas that meets the standard of 18.795.040. Place a note on the final plat for visual clearance easements to the benefit of to the City of Tigard and that said easements are subject to the City of Tigard Visual Clearance Area standards (Tigard Development Code Chapter 18.795). C- STREET AND UTILITY IMPROVEMENTS STANDARDS(SECTION 18.810): Street And Utility Improvements Standards (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 Neighborhood Route to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways,underground utilities, street lighting,storm drainage,and street trees. This site lies adjacent to SW McDonald Street, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 35 feet from centerline. SW McDonald 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 18.810.2 for the 70 foot ROW, as shown in 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 suclh 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 and existing street patterns. NOTICE OF DECISION PAGE 23 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 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 tie site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no opportunities for street connections from this development due to pre-existing development and existing street patterns. 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. Because the grades along SW McDonald Street, a collector, are much less than 12%,this criterion is met. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: A parallel access street along the arterial or major collector, Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector, or other treatment suitable to meet the objectives of this subsection; if a lot has access to two streets with different classifications, primary access should be from the lower classification street. SW McDonald Street is classified as a collector street. The proposed access for all four lots will be from a private street located at the west side of the lot. There will be no direct access allowed from Lot 1 onto McDonald Street. 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 on the west side of the development to provide access to all four lots. The plans indicate the private street will be constructed within a 21 foot wide tract. Two parking spaces are shown adjacent to the private street in an 8 foot easement but the spaces will be relocated to make way for street trees. A five foot wide concrete sidewalk is also shown on the east side of the private street within an easement. 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 Restnctions (CC&R's) along with the final plat that will clarify how the private property owners are p to maintain the private street(s). These C;C;&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. NOTICE OF DECISION PAGE 24 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regarito 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. All of the sites surrounding the property have existing development. McDonald Street is a collector. The proposed private street to access the site does not meet spacing.standards for access points along a collector. The applicant has requested an adjustment to allow the access. This in-fill development does not provide opportunities to create a new block 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. Based on the standard above, none of the proposed parcels can be more than 2.5 times the average lot width unless they are less than 1.5 times the minimum lot size (3,050 square feet). Only parcel 1 is greater than 1.5 times the minimum lot size (3,050 x 1.5 = 47575). The size and shape still meets the standard because the depth (76 feet) is still less than 2.5 times the average minimum width of 67 (2.5 x 67 = 167.5). All four lots meet this standard. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. Parcel 1 is a through lot and has approximately 67 feet of frontage along McDonald Street and 136 feet along the private street (Tract A). Parcels 2 and 3 have 29.6 feet, and parcel 3 has 25 feet. This standard is met. Through lots: Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: • A planting buffer at least ten feet wide is required abutting the arterial rights-of-way; and • All through lots shall provide the required front yard setback on each street. Parcel 1 will be a through lot. The required front, street side and rear yard setback is therefore 15 feet. The setback cannot be met in the front yard, and the applicant has requested a variance to allow a 10-foot setback The street side yard setback is 17.41, measured from the property line. Along the rear, the setback is 15.65 feet. This standard has been met. Lot side lines: The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. The side lot lines of all four lots are at right angles to either McDonald or Tract A. This standard is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 6 foot wide sidewalk with a 5 foot wide planter strip along their SW McDonald Street frontage. The plans also show a 5 foot sidewalk along the east side of the private street. This criterion is met. NOTICE OF DECISION PAGE 25 OF 30 SUB 2007-00007-NASH GARDEN COURT SUBDIVISION Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the compre hensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projectedby the Comprehensive Plan. There is an existing 8 inch public sewer main in SW McDonald Street. The applicant's plans show the extension of the public sewer line in the private street. Lots 2, 3 and 4 are provided with separate laterals. The final plat shall include a public utility easement over the entire length of the public sewer line. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility , the Director and Engineer shall withhold approval of the development until provisions-have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water-Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to-Fanno Creek For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The applicant's plans show an underground pipe provided for on-site detention of stormwater. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW McDonald Street is an existing bicycle facility. The applicant shall replace the existing striping if damaged or removed during construction of public improvements. 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 NOTICE OF DECISION PAGE 26 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take lace on a street where existing utilities which are not underground will serve the development and-the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional ppoles, 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 McDonald Street. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 89 lineal feet;therefore the fee would be $3,115.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is an existing public water line located in SW McDonald Street. The applicant's plans indicate they will relocate the existing water meter and install 3 new'A inch meters to serve this development. 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 for the fast three years. 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 adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. NOTICE OF DECISION PAGE 27 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary(USB). An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City poor 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 AD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network ((GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to 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 ipublic 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's narrative includes an impact study which addresses impacts of the proposed development on public facilities and services. Because the proposed subdivision is only for four (4) lots, traffic from the development will not increase the impact on the existing street system to unexpected or unacceptable levels. With the construction of three additional single-family homes, an additional 30 vehicle trips per day is expected. A half-street improvement is proposed along McDonald Street with a 5-foot right-of-way dedication. Roof and site storm water will be coIlected and detained on-site before being released into the existing storm line in McDonald Street. A new 8-inch sewer line will be constructed within the private street (Tract A) that will connect with the existing line in McDonald Street. No negative noise impacts are anticipated from this residential development. Each new unit will be assessed a Parks Development Fee at issuance of building permit. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy 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. Presently,the TM-for a detached,single-family dwelling is $3,200. NOTICE OF DECISION PAGE 28 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Upon completion of this development the future builders of the residences will be required to pay TIF's totaling approximately$9 600 ($3,200 x 3 dwelling units). TIF credits are issued at the time of building permit for the one existing home to be demolished. 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 projects traffic impact is $30,000 ($9,600 divided by.32). The difference between the TIF paid and the full impact, is considered unmitigated impact. Since the TIF to be paid is $9,600, the unmitigated impact has an estimated value of $20,400. The site has frontage along SW McDonald Street (89 feet). Five feet of right-of-way dedication and a half-street improvement is required to meet current standards. The estimated cost of the dedication is $267 (89 square feet x $3.00/square foot). The half- street improvements cost an estimated $17,800 to construct (223 lineal feet x $200.00/lineal foot). The total value of these improvements is $18,067.00. Estimated Value of Impacts Full Imppact $ 30,000.00 Less '111'Assessment -$ 9,600.00 Less Mitigated Costs -$ 18.067.00 Estimated Value of Unmitigated Impacts $ 2,333.00 McDonald Street is a collector and thus the improvements and right-of-way dedication is considered as mitigated costs. The total value of these mitigated costs plus the TIF assessment is less than the total value of the projected impacts and therefore roughly proportionate. The dedication and improvement of SW McDonald Street are required to meet the street improvement requirements of 18.810.030, and the applicant has proposed making these improvements. SECTION VII. OTHER STAFF COMMENTS Tigard Police have reviewed the proposal and suggest a monument marker along McDonald Street at the foot of the pnvate road that identifies the house numbers for parcels 1-4. Tigard Building Division have reviewed the proposal and made the following comments: • private water services shall be sized per table P2910.2 ORSC and be installed b a licensed plumbing contractor • storm detention system size and design shall be approved by the City of Tigard Engineering Division SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and endorses the 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 dnvmg 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 105.1) The nearest acceptable fire hydrant must be capable of providing the required fire flow demand. 3) FIRE HYDRANTS — ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (IFC 508.5.1) The existing fire hydrant location shown on the submitted drawings does not appear to be located in a public right of way. If the fire hydrant is privately owned, it will not be acceptable. NOTICE OF DECISION PAGE 29 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Qwest was sent a copy, but responded to say the site is not within a Qwest service area. Clean Water Services has reviewed the proposal. Comments have been incorporated into the decision and conditions. 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 20, 2007 AND EFFECTIVE ON DECEMBER 7, 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 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 DECEMBER 6,2007. estions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. November 20,2007 PREP D BY: Cheryl Gaines DATE Associate Planner • L = `-/4 wf 4 November 20,2007 APPROVED BY: Richard Beweisc4rff DATE Planning Manager NOTICE OF DECISION PAGE 30 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION j I I l / CITY of TIGARD i jg »,/ V i ! I 4 GEOGRAPHIC INFORMATION SYSTEM I H. N � VICINITY MAP AIRHAVE J i j / . 0 _ IO � SUB2007-00007 W VAR2007-00026 N PARKPL I I , VAR2007-00042 MINI , 1 1 SI HILL VIEW ' ST_____ NASH GARDEN II SUBDIVISION I 11111111 r.„--u . Al MP '1E LEGEND: ' V cD NALD _ j Iiopy SUBJECT / . SITE 4# il PO - LOkb F f�� � � '�a !i s f< .� LEI �7q`°, .rte" i ¢ • ti7 NU- H •'60N:r: ice.^ I ) BEEF Belo RO.. ' OV811.A1 RD 1 p O — Tigard Area Map V O O O 0 • OOOO p 0000 = N =p O= p M 0 80 160 240 320 400 Feet o < p o p o 1'=312 feet o p o p p o° \ — I ..0/, o o /aA TEJ R - o p � . •BG �� eo TIGARD o I ` 0,—, OO O i Information on this rrlap i5 for general location only and Id I should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 -- 110EZ T — (503)639-4171 1 11 __----.I_ I- _ Il I i hOp:/hvwwti.tgard.or.us i Community Development Plot date:Sep 14,2007;C:\magic\MAGIC03.APR • • WM D L DESIGN GROUP INC. .uMw gas sw eae+ene sue 101 - PO■6.9 OR 97219 "�'�'- '� (603)2261679 SW McDONALD ST. SW McDONALD ST T IAVaED ---- —�-- — �fsr�— --- -- -r_'.�� -- --- i..... i Q ♦!r �cl. - �1 ,1 Ir I asr MW11F w ,____Er___ ---' t-1 : s ,s.,,,I 212 i.r TAM L'A.9REM. 14-- bI1 LOT _ ,,,,K Lot r —"� r , 's �I I A-!ri>t { I r 0 ro r'irro¢cMO�ien I I Z��1�3� �I i �,II11CC��11�` I 17 I Zi I L sdr L au J ; , Z CJ 20' 02 o zn• jiff SW L4 T I WW w• o eo• t - 1 1 IMIMIIMMIlli 4 C-d I a O W• ZS 4 TRACT1 Ar J am 1 scud r.m .TRACT A ;w i ' / M I I Z O Q s r sr 1 c • Pm11r NOW I Il II Q Q Z b lib T r.W� i I 1 I i � I I I I I1 I I Q 1.. 1 I r� �xar{� �M�� I r I I = O W IS LOT 2 LOT 3 LOT 4 I LOT 2i I LOT 3 ILOT 4 I I I z Z W I A.lIM A I A-J1M SF I hJEll Y i I 1 I I 1L r� I I 1 I 1 1 I 1 1 I I MAW WNW MELDS' TENTATIVE PLAT SITE PLAN SCALP I•,2O' SCALE, I t.ZO' -1!C Uaarl- to'PMOaM Js•NOV SF Q.O7 , I!'AC 1r 1Of .o.0�. a/s' M'run t.aDita PROJECT S 4mrt MAMA 5.49001 IIIIIIII, _- EN= nmmm ,x y+, - 2 LIP 3/.•-0 5* 03% �.ieu SCt:-.:T...�•as •._,z'-NVa• ,r. ..,•/L C3%0%160 1153130% y. F.. AS MOM. 5'53.0111 SIR? S'SUM CUM • 09'CWB Mow Ss.CURB UP w7+w pryM.ti. • GRANULAR BA cAArw.w+lwY OR.MILAN BAY n o. of m a.1..u1 MS( rw 0....5. C.o SW McDONALD ST. IMPROVEMENTS PRIVATE DRIVE SECTION 1-1 PRIVATE DRIVE SECTION 2-2 C2. 1 NIS NIS •I 5 REQUEST FOR COMMENTS .. N . Q TIGARD REQUEST FOR COMMENTS DATE: September 14,2007 TO: Rob Murchison,Public Works Project Engineer FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Caines.Associate Planner 503.718.2437 Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylc tgard-or.gov SUBDIVISION (SUB) 2007-00007/ADJUSTMENT (VAR) 2007-00026/VARIANCE (VAR) 2007-00042 - NASH GARDEN SUBDIVISION - REQUEST: The applicant is requesting approval of a four (4) lot Subdivision for single-family detached residences on an approximately .43 acre site. Proposed lots range from 3,196 to 5,086 square feet. An existing single-family home will remain. The applicant has requested approval for an Adjustment to the access spacing standard for the proposed private street along SW McDonald Street from 200 feet to a reduction to 6 feet; and a Variance is requested to reduce the front yard setback on the existing home from 15 feet to 10.89 feet. LOCATION: 10342 SW McDonald Street;Washington County Tax Map 2S111BB,Tax Lot 2100. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 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 mformation 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: c—c,..1�., =� ,Vv.. Li/ L J.. - =.) ) so, i i„. „,,,_- r Ss XAe -e is !ot / 1 - -r." ? Name&Number of Person Commenting. I i ■ I I I I / CITY of TIGARD L____ 1 � / < GEOGRAPHIC INFORMATION SYSTEM A* FAIRHAVEN 11074 4. VICINITY MAP . C SUB2007-00007 VAR2007-00026 111 I Pit. EN PARK PL\, _, VAR2007-00042 Iillii ...mil -• NASH GARDEN. 11111W HILL VIEW ST SUBDIVISION -fir . I__________L/ • II :1111111 LEGEND: c _ , SUBJECT G / A SITE PI ! i�L(1`SFERfit AO a - Si ill F ` P. 4:5°3 4)" !3 ■! • .le 1 1 . RD' I '6 : : 1. -': • REEF RENO W., •-/ DURHAM -RU - °o E Tigard Area Gap it ° 000° ° o N ==== ==== ° E 0 80 160 240 320 400 Feet =O o = p m V.312 feet = ° = ° = = • o o ' TE R IN 0 �G °a° E° Tt(3ARD I i • ° ° 4 °° �° ° i Information on this map is for general location only and should be vented with the Development Services Division. t I 13125 SW Hall Blvd Tigard,OR 97223 /.. HMI I I1 I I EZ ITI — (503) 639-4171 — -- !/www.ci.tigard.or.us ;Community Development Plot date:Sep 14,2007;C:lmagic\MAGIC03.APR uu�D✓ 1 _aou uuuu 00 Hi 00 V — v- k 0 0000 0000 MI In UU 000 0000 *Th_c_T (P t • • 4TH ; • r kir , .__aA__v___________c,. . 111/11 __ _ rn El 0 _ o co ZD 0*'Ivs � � El) ASH / � ` • 2. SW McDONALD ST ,-10 t „ • , S - 3 24"D 1 (6'DEEP) f C!I 31 16"x 12„T_ S t6"DI 5 N 3�� _ N 24"x 12"TEE 12°BFV/4�-4" DEEP---�''}� 2' I2"BFV/ RODDED 1 12"TEE �I! �- 6'DEEP • 8"CI � ,I ,""--- 12"TEE • ,� f i \---,4 ,. " _/�--- \ \ s 8x6 TEE \ RODDED 5 U \ CO N \ \\ • w 1 \ > H 19 \ 271-10" a > / n 20\8" \\ CI / 4'A1O" / \ Cr \ . / \ co 6"GV(OFF) / 0 \ y / \ 0 21-4"DEEP / i 12"GV/ 1 /15' DEEP \ ��∎\ 9\2 „ ) 90°BEND CO 6"TEE \ CI p / \ PACIFIC STATES HYD 6��GV/ 9.-2"=- 1-8 DEEP S W1/42 SEC 2 , T2S ,RIW Qk _ •fkEV: PO T/GARD WATER DISTRICT 8777 SW BURNHAM ST 1 TIG RD,BOREGON0097223 ,�, (503) 639-1554 DETAIL OF INTERSECTION: 2 SW McDONALD ST 172 • AND SW 103RD AVE II 3 DATE; 1I-91 ISCALE:I=61 j SEW +.,...ws4NKif S(*VIee• MEMORANDUM CITY OF TIGARD, OREGON DATE: 10/23/07 TO: Cheryl Caines, Associate Planner FROM: Kim McMillan, Development Review Engineer " l RE: SUB2007-00007 Nash Garden Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's engineer, DL Design Group, Inc., has submitted a preliminary sight distance certification for the proposed private street intersection with McDonald Street. The speed limit along McDonald Street is 35 mph, requiring 350 feet of sight distance in both directions. The engineer states that sight distance was measured to be in excess of 900 feet to the west (distance to the intersection of McDonald Street and Highway 99) and in excess of 700 feet to the east. This preliminary assessment shows that sight distance can be met at the proposed intersection. Upon completion of the frontage improvements, the engineer shall submit a final sight distance certification for the intersection of the private street and McDonald Street. This certification must be submitted to the City Engineering staff prior to issuance of building permits. No direct access to McDonald Street will be allowed from Lot 1. The applicant shall cause a statement to be placed on the plat that prohibits access onto McDonald Street along the entire frontage of Lot 1. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 1 project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. McDonald Street is classified as a Collector on the City of Tigard's Transportation System Plan (TSP). The proposed private street will create a new intersection with McDonald Street. The driveway for Lot 2 is located approximately 96 feet from this intersection, and in fact the driveways for Lots 3 and 4 are within 150 feet from this intersection. However, the driveways are placed as far as possible from the intersection given the limited private street frontage, thereby meeting this criterion. 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. McDonald Street is classified as a Collector on the City of Tigard's Transportation System Plan (TSP). The applicant's proposed private street is only 5 feet from an existing driveway to the west. There are at least 7 other driveways within 200 feet of the proposed private street. The proposed private street is located less than 200 feet from 103rd Avenue. The applicant has only acknowledged that the proposed private street is nearly 200 feet from 103rd Avenue. This does not meet the spacing criterion. The applicant has made a proposal to the adjacent property owner to combine accesses. The adjacent property owner has declined this proposal. The applicant is therefore requesting an adjustment to the spacing standard in accordance with 18.370. 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. ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 2 Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to have a 70 foot right-of-way width and 46-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW McDonald Street, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 35 feet from centerline. SW McDonald 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 18.810.2 for the 70 foot ROW, as shown in 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 and existing street 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 ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 3 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 for street connections from this development due to pre-existing development and existing street patterns. 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 along SW McDonald Street, a collector, are much less than 12%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 4 SW McDonald Street is classified as a collector street. The proposed access for all four lots will be from a private street located at the west side of the lot. There will be no direct access allowed from Lot 1 onto McDonald Street. 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 on the west side of the development to provide access to all four lots. The plans indicate the private street will be constructed within a 21 foot wide tract. Two parking spaces are shown adjacent to the private street in an 8 foot easement. A five foot wide concrete sidewalk is also shown on the east side of the private street within an easement. 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 ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 5 Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 6 foot wide sidewalk with a 5 foot wide planter strip along their SW McDonald Street frontage. The plans also show a 5 foot sidewalk along the east side of the private street. This criterion is met. 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. ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 6 There is an existing 8 inch public sewer main in SW McDonald Street. The applicant's plans show the extension of the public sewer line in the private street. Lots 2, 3 and 4 are provided with separate laterals. The final plat shall include a public utility easement over the entire length of the public sewer line. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans show an underground pipe provided for on-site detention of stormwater. ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 7 Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW McDonald Street is an existing bicycle facility. The applicant shall replace the existing striping if damaged or removed during construction of public improvements. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 8 There are existing overhead utility lines along the frontage of SW McDonald Street. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 89 lineal feet; therefore the fee would be $ 3115.00. Public Water System: There is an existing public water line located in SW McDonald Street. The applicant's plans indicate they will relocate the existing water meter and install 3 new 3/4 inch meters to serve this development. 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 ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 9 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. 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. 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). ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 10 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 any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tiqard-or.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 McDonald Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 23 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 11 C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW McDonald Street in a safe manner, as approved by the Engineering Department. A profile of SW McDonald 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 plans shall show the restoration of bicycle striping on SW McDonald Street. 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. Included with the plans shall be a copy of the 3-year maintenance plan. 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." The applicant's plans shall be revised to provide a 15 foot wide public sewer easement over the private street. ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 12 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). Lot 1 shall not be permitted to access directly onto SW McDonald Street. The applicant shall cause a statement to be placed on the final plat that prohibits direct access from Lot 1 onto SW McDonald Street. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 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: ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 13 • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for SW McDonald Street, providing 35 feet from centerline, shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 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 ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 14 file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Prior to issuance of building permits, the applicant's engineer shall submit final sight distance certification for the intersection of the private street and SW McDonald Street. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. The applicant shall either place the existing overhead utility lines along SW McDonald Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 3115.00 and it shall be paid prior to issuance of building permits. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. 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. ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 15 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. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 16 Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. ENGINEERING COMMENTS SUB2007-00007 NASH GARDEN PAGE 17 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 SUB2007-00007 NASH GARDEN PAGE 18 � 4 Tualatin Valley Fire & Rescue October 2, 2007 Cheryl Caines, Assistant Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: (SUB) 2007-00007 Nash Garden Subdivision Dear Cheryl, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) 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) The nearest acceptable fire hydrant must be capable of providing the required fire flow demand. 3) FIRE HYDRANTS —ONE-AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (IFC 508.5.1) The existing fire hydrant location shown on the submitted drawings does not appear to be located in a public right of way. If the fire hydrant is privately owned, it will not be acceptable. North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com TVpilita Tualatin Valley Fire & Rescue We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree with, or wish to discuss further, please call me. Sincerely, John K . Dalby John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 (503) 356-4723 North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com Cheryl Caines- Nash Garden Subdivision Page 1 From: "Smith, Lynn" <Lynn.Smith @gwest.com> To: <Cherylc @tigard-or.gov> Date: 9/20/2007 3:44:15 PM Subject: Nash Garden Subdivision Cheryl, In response to the following requests for comment: Nash Gardens Subdivision This project fall outside of the Qwest serving area, therefore we have no objections or comments. Thank you for the opportunity to review and comment. Please consider this e-mail the only response we will send on these project. Have a wonderful day. Thank you, Lynn M. Smith Manager, Right-of-Way Oregon 503-242-6376 Office 800-427-8360 Pager 503-242-7513 Fax This communication is the property of Qwest and may contain confidential or privileged information. Unauthorized use of this communication is strictly prohibited and may be unlawful. If you have received this communication in error, please immediately notify the sender by reply e-mail and destroy all copies of the communication and any attachments. • lig • TIGARD REQUEST FOR COMMENTS DATE: September 14,2007 RECEIVED TO: Mark Vandomelen,Plans Examination Supervisor S E P 1 9 7 U U/ FROM: City of Tigard Planning Division CITY OF rIGARD STAFF CONTACT: Cheryl Caines,Associate Planner 503.718.2437 PLANNINGIENGINEERING Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylc @ Tgard-or.gov SUBDIVISION (SUB) 2007-00007/ADJUSTMENT (VAR) 2007-00026/VARIANCE (VAR) 2007-00042 — NASH GARDEN SUBDIVISION - REQUEST: The applicant is requesting approval of a four (4) lot Subdivision for single-family detached residences on an approximately .43 acre site. Proposed lots range from 3,196 to 5,086 square feet. An existing single-family home will remain. The applicant has requested approval for an Adjustment to the access spacing standard for the proposed private street along SW McDonald Street from 200 feet to a reduction to 6 feet; and a Variance is requested to reduce the front yard setback on the existing home from 15 feet to 10.89 feet. LOCATION: 10342 SW McDonald Street; Washington County Tax Map 2S111BB,Tax Lot 2100. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 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: Pr ve.arc, W - , _ct.vv;«, rS�at� jB1/�S 2.4.1 �Pc, Tbk P .(tI0. 2 OR.S.C. Q l..A B(, �� -4 1 l,-dl A 1[.��rc./` t" 5+0 r ©�-�-tmot;u ��-yr--c Si7e. 4- O.e.o-;,9&/ SLF.‘‘ tic. I pi u-'A C+S or E+—y e.1`0 DR_�a✓t�<....'r Name&Number of Person Commenting tI m c w 1 1 5.-03 ?i 2. t-3 71 • TIGARD REQUEST FOR COMMENTS RECEIVED PLANNING DATE: September 14, 2007 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer SEP 2 8 2007 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Cheryl Caines,Associate Planner 503.718.2437 Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylena,tigard-or.gov SUBDIVISION (SUB) 2007-00007/ADJUSTMENT (VAR) 2007-00026/VARIANCE (VAR) 2007-00042 — NASH GARDEN SUBDIVISION - REQUEST: The applicant is requesting approval of a four (4) lot Subdivision for single-family detached residences on an approximately .43 acre site. Proposed lots range from 3,196 to 5,086 square feet. An existing single-family home will remain. The applicant has requested approval for an Adjustment to the access spacing standard for the proposed private street along SW McDonald Street from 200 feet to a reduction to 6 feet; and a Variance is requested to reduce the front yard setback on the existing home from 15 feet to 10.89 feet. LOCATION: 10342 SW McDonald Street; Washington County Tax Map 2S111BB,Tax Lot 2100. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 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: • ‘A tk ci r9 30 (eaUCR. & s 4:"( tri ` NkcI5t fit- ‘co ` ey}4 'kW+t o% 'Mcav(At r rrov Al-w( Nal mc,to, 4 1,o k o F 9W0At load A W-'‘),DrAk Ao 0„eA1/4cy hay), rveAlt,15 CV \o1Cy k—'-‘ Name&Number of Person Commenting: J V• \C y.2510 I CleanWater Services Our conuuitmci,t is clear. RECEIVED PLANNING SEP 2 4 2007 CITY OF TIGARD MEMORANDUM DATE: September 20, 2007 FROM: David Schweitzer,Clean Water Services TO: Cheryl Caines, Associate Planner City of Tigard Planning Division SUBJECT: Review Comments — Nash Garden Subdivision, 2007-00007 SUB, 2007-0026 VAR, 2007-00042 VAR 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 fmal construction plans. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600• Fax:(503)681-3603•www.CleanWaterServices.org C1eanWater 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 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 2S1 11BB-02100 and issued a Sensitive Area Pre-Screening Site Assessment, CWS File Number 06-001594, for the proposed development dated February 07,2007. Sensitive areas do not appear to exist on site or within 200' of the site,and the Pre-Screening will serve as the Service Provider Letter(SPL)for this project. 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 MEMORANDUM TO: Cheryl Gaines FROM: Todd Prager, City Arborist RE: Nash Garden Subdivision DATE: September 25, 2007 As you requested I have provided comments on the "Nash Garden Subdivision" project. If you have any questions or concerns regarding my comments please contact me anytime. 18.745.030 General Provisions C, Installation Requirements._The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. 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 spacing and species of street trees they are proposing to plant on McDonald. Also, no street trees are proposed for the private drive portion of the project. 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; The Arborist Report identified the location, size and species of all existing trees, consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the 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 arborist report states that, "...all trees over 12" in diameter are proposed for removal..." However, the tree preservation plan on page C3.2 shows significant trees such as #s 13 and 14 as being retained. Please have the applicant revise the arborist report so that it agrees with the tree preservation plan. 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. 3. Identification of all trees which are proposed to be removed; All of the trees proposed to be removed are identified in the applicant's survey. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The guidelines for tree protection have been defined. However, the guidelines need to state that 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 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. The tree protection fencing shown in the arborist report does not match the protection shown on the tree preservation plan, sheet C3.2. Please have the applicant revise so that the arborist report agrees with the tree preservation plan. 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 13, 14, 15, 16, 17, and 18. 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 I procedure, as governed by Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment-laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. 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 spacing and species of street trees they are proposing to plant on McDonald. Also, no street trees are proposed for the private drive portion of the project. 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 existing or 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 13, 14, 15, 16, 17, and 18. 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 13, 14, 15, 16, 17, and 18. 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. IN • TIGARD REQUEST FOR COMMENTS DATE: September 14,2007 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Caines,Associate Planner 503.718.2437 Phone: (503) 6394171 Fax: (503) 624-3681 Email: cherylc(a'tigard-or.gov SUBDIVISION (SUB) 2007-00007/ADJUSTMENT (VAR) 2007-00026/VARIANCE (VAR) 2007-00042 - NASH GARDEN SUBDIVISION - REQUEST: The applicant is requesting approval of a four (4) lot Subdivision for single-family detached residences on an approximately .43 acre site. Proposed lots range from 3,196 to 5,086 square feet. An existing single-family home will remain. The applicant has requested approval for an Adjustment to the access spacing standard for the proposed private street along SW McDonald Street from 200 feet to a reduction to 6 feet; and a Variance is requested to reduce the front yard setback on the existing home from 15 feet to 10.89 feet. LOCATION: 10342 SW McDonald Street; Washington County Tax Map 2S111BB,Tax Lot 2100. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 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: Name&Number of Person Commenting. r'TY OF TIGARD REQUEST FOR ''9MMENTS NOTIFICA, LIST FOR LAND USE & COMMUNITY DAL' JPMENT APPLICATIONS FILE NOS.: 5U-J2, 0 '7 Iv- 00 00 7 FILE NAME: ash �ar dt/1 CITY OFFICES _LONG RANGE PLANNING/Ron Bunch,Planning Mgr. ✓CURRENT PLANNING/Todd Prager/Arborist _./POLICE DEPT./Jim Wolf,Crime Prevention Officer ,BUILDING DIVISION/Mark(residential)Brian(commercial) 2ENGINEERING 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 Damell,Code Compliance Specialist(DCA) SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*/TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* JZCLEAN 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 Pons 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 4t 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. _ Joanna Mensher,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps&cws Letter Only) _ Mel Huie,Greenspaces Coordinator(CPAIZOA) Mara Ulloa(Comp.Plan Amendments 8 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(Powedines 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 tvAacAIMS 14 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor(ZCA)MS 1S 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 IwcccA)"911"(Monopole Towers) Sam Hunaidi,Assistant District Manager (Notify if ODOT R/R-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,sr.Crossing Safety Specialist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13m 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 —SOUTHERN PACIFIC TRANS.CO.R/R —METRO AREA COMMUNICATIONS sr COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations only) Gerald Backhaus(s.s Map for Area Conwa) (if Project s Within Z 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 ZPORTLAND GENERAL ELECTRIC ,Z NW NATURAL GAS COMPANY ✓VERIZON (MC030533) ✓QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Brandon Kohler,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 ,s..M.p for Area C....) Brian Every(APPS Eot Hanoi ssw) 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:1 patty\masters\Request For Comments Notification List.doc (UPDATED: 6-Jun-07) (Also update:is\curpinlsetupllabels\annexations\annexation_utilities and franchises.doc,mailing labels&auto text when updating this documet MAILING RECORDS • AFFIDAVIT OF MAILING 117! 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 TTigard,Washington County,Oregon and that I served the following: {a�x Ammo.Bo*eel © NOTICE OF DECISION FOR SUB2007-00007/VAR2007-00026/VAR2007-00042 -NASH GARDEN 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 20,2007,and deposited in the United States Mail on November 20,2007,postage prepaid. 1 l lnav ilteel-4_,/* (Pelson that reared Notice) L i STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the day of JJD1) -6 -- ,2007. t.1.1.• OFFICIAL SEAL .1.; SHIRLEY L TREAT NOTARY PUBLIC•OREGON COMMISSION NO.416777 MY COMMISSION EXPIRES APRIL 25,2011 04} NOTARY PUB C OF ORE GO My Commission Expires: 44-S7 ii EXHIBIT.A NOTICE OF TYPE II DECISION rip SUBDIVISION (SUB) 2007-00007 NASH GARDEN SUBDIVISION 120 DAYS = 12/29/2007 SECTION I. APPLICATION SUMMARY FILE NAME: NASH GARDEN SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2007-00007 Adjustment (VAR) VAR2007-00026 Variance (VAR) VAR2007-00042 REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single-family detached residences. The existing site is approximately.43 acres. Proposed lots range from 3,196 to 5,086 square feet. An existing single-family home will remain. The applicant has requested an adjustment to the access spacing standard for the proposed private street. Required spacing along SW McDonald Street is 200 feet the applicant is requesting a reduction to 6 feet. A variance is also requested to reduce the front yard setback on the existing home from 15 feet to 10.89 feet. APPLICANT & Scott Nash APPLICANT'S D L Design Group,Inc. OWNER 19240 NW Athena Place REP.: Attn: Gary Darling Portland, OR 97229 9045 SW Barbur Blvd.,Suite 101 Portland,OR 97219 COMPREHENSIVE PLAN DESIGNATION: R-12:Mediu-Density Residential ZONE: R-12: Mediu -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: 10342 SW McDonald Street;Washington County Tax Map 2S111BB,Tax Lot 2100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.725 S(Environmental Performance Standards); 18.745 (Landscaping and Screening); 18.765 (Off- treet Parking); 18.780 (Sins); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard 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 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR SUBMITTAL OF THE PUBLIC FACILITY IMPROVEMENT PERMIT (PFI): The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING-DIVISION, ATTN: Cheryl Gaines 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to the submittal of the Public Facility Improvement Plan the applicant shall submit a revised tree plan for review and approval that shows the trees to be removed and protection measures for trees being retained. This condition is to cover discrepancies between the proposed plans and the arborist's report. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON- SITE IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/OR FILL: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DI VISION, ATTN: Cheryl Caines 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 2. Prior to site work the applicant shall provide a revised site plan for review and approval to the Planning Division showing lot coverage and landscaping percentages for Parcel 1. 3. Prior to site work,the applicant shall submit a revised site plan showing"No Parking'signs along both sides of the proposed private street as required by TVF&R. 4. Prior to commencing site work,the applicant shall submit a revised site plan that indicates the type and location of street trees along the public street (SW McDonald Street) and the proposed private street (Tract A) for the City Arborist's review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.C2.0 of the Tigard Development Code. 5. Prior to commencing site work, the applicant shall submit an erosion control plan that shows methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. 6. Prior to issuance of the Public Facility Improvement Permit (PH), the applicant shall submit construction drawings to both Planning and Engineering that include: A. The approved Tree Removal and Protection Plan; 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. 7. Prior to the issuance of site permits the applicant shall submit the following for review and approval: A. A statement to the City Arborist outlining the steps to be taken during site preparation and construction to preserve trees # 13, 14, 15, 16, 17 and 18. B. A report from the Project Arborist that approves the retention of trees # 13, 14, 15 16, 17 and 18. The aborist must also address the feasibility of retention during construction and tine sustainability of their placement in relation to the structures that will be built. NOTICE OF DECISION PAGE 2 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 8. Prior to commencing site work, the applicant shall submit a revised corrected mitigation plan and a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required (number of caliper inches times $125 per caliper inch). Any trees successfully planted on the site or off site in accordance with 18.790.060.D and approved tree mitigation plan will be credited against the assurance for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee ire-lieu of planting. 9. Prior to commencing site work, the applicant shall establish fencing as directed by the project arborist to fprotect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist or the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. 10. The applicant shall submit written reports to the City Arborist at least once every two weeks from initial tree protection zone (11'Z) 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. 11. Prior to site permit, the applicant shall submit a revised site plan for review and approval that shows the clear vision areas that meets the standard of 18.795.040. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 12. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six(6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) ppermit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at Cityl-Iall and the City's web page (www.tiganl or.gov). 13. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designates the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation,limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 14. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 15. The Ci Engineer may determine the necessity for, and require submittal and approval of,a construction access and parr plan for the home building phase. If the CatyEngineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 16. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW McDonald Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 23 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; G concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6-foot concrete sidewalk with a 5-foot planter strip; NOTICE OF DECISION PAGE 3 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 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 McDonald Street in a safe manner, as approved by the Engineering Department. 17. A profile of SW McDonald Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 18. 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. 19. The applicant's plans shall show the restoration of bicycle striping on SW McDonald Street. 20. 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. Included with the plans shall be a copy of the 3-year maintenance plan. 21. 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." 22. The applicant's plans shall be revised to provide a 15 foot wide public sewer easement over the private street. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Cheryl Gaines 503-639-4171 EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 23. Prior to final plat the applicant shall submit an approved copy of the Washington County plat name reservation form for the subdivision. 24. The applicant shall cause a statement to be placed on the final plat or record a separate document showing a reciprocal access easement across the private street (Tract A) for all four parcels. 25. Prior to final plat the applicant shall submit a revised site plan that shows one off-street parking space for Parcel One (1). 26. Place a note on the final plat for visual clearance easements to the benefit of to the City of Tigard and that said easements are subject to the City of Tigard Visual Clearance Area standards (Tigard Development Code Chapter 18.795). The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING yDEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 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. Lot 1 shall not be permitted to access directly onto SW McDonald Street. The applicant shall cause a statement to be placed on the final plat that prohibits direct access from Lot 1 onto SW McDonald Street. 29. 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. NOTICE OF DECISION PAGE 4 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 30. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 31. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 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 cllays out a maintenance plan and agreement for the proposed private water quality/detention facility. The '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). 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 SW McDonald Street,providing 35 feet from centerline. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Deppartment indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting ocuments and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Cheryl Gaines 503-639-4171 EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 35. Prior to issuance of building permits, the applicant shall demonstrate that the development standards required in the base zone (R-12) have been met. 36. Prior to issuance of building permits the applicant shall submit a site plan for lot 2 showing a 10-foot buffer along the western property line or a deta'ed landscape/screening plan for review and approval that affords the same degree of-screening as a 10-foot buffer. 37. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. NOTICE OF DECISION PAGE 5 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 38. Prior to the issuance of building permits, the applicant must submit a tree mitigation plan to the City Arborist for review and approval. 39. Prior to issuance of building permits,the applicant(developer or builder) shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of tree protection fencing. 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. 40. Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that any existing tree greater than 6 inches diameter may be removed only if the tree dies or is hazardous according to a certified arbonst. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or Tans that address the following requirements to the ENGINEERING DIVISION,ATTN: Kim McMillan 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 41. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 42. Prior to issuance, 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 watersystem features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 43. Prior to issuance of building permits, the applicant's engineer shall submit final sight distance certification for the intersection of the private street and SWMVIcDonald Street. 44. 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. 45. The applicant shall either place the existing overhead utility lines along the west side of SW 76th Avenue underground as a part of this project or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is arallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen,the amount will be$3,115.00 and it shall be paid prior to issuance of building permits. 46. 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. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Cheryl Gaines 503-639-4171 EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 47. 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. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: NOTICE OF DECISION PAGE 6 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 18.430.080 Improvement reement: 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 maybe terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval,the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of- way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points;and 3. Oirve 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. NOTICE OF DECISION PAGE 7 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street&Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except 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-aty 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. SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The applicant is requesting approval for a 4-lot single-famil detached subdivision with lots ranging in size between 3,196 and 5,086 square feet(3,787 square feet on average). The subject property is approximately.43 acres. There is an existing residence that will remain on lot 1. The site slopes up gently to the south, away from McDonald Street. A search of city records indicates that a lot line adjustment was approved between the property and tax lot 1500 to the west. No of per land use approvals were found. Vicinity Information: The proposed development lies on the south side of McDonald Street and west of 103rd. Parcels to the north, west and south are zoned-R 12 like the subject property and parcels on the north side of McDonald are zoned R-3.5. Sites in the immediate area are developed with a mix of older single-family homes and apartment buildings. NOTICE OF DECISION PAGE 8 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 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 driveway to the site, visible from the street. Staff received no comments or letters from adjacent property owners. 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. ' . .licable Develo p ment Code Sections 1:. 70 ariances an. A.justments 18.510 • -sidential Zoning Districts) 18.705 Access, Egress and Circulation) 18.715 ID ensity Computation) 18.725 nvironmental Performance Standards) 18.745 andscapin 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 Stud)) The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18740 (Historic Overlay), 18.742 Home Occupations), 18.750 Manufactured/Mobile Home Regulations), )18.755 (Mixed Solid Waste & Recyclable Storage)) 18.760 onconforming Situations), 18.775 (Sensitive Lands), 18.785 (Temporary Uses), and 18.798 (Wireless mmunicationFacilities). These chapters are,therefore,found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A- SUBDIVISION GENERAL PROVISIONS: Approval through two-step process. An a plication 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. NOTICE OF DECISION PAGE 9 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. As proposed the largest parcel is 5,086 square feet. The minimum lot size of the R-7 zoning district is 3,050 square feet. Therefore, none of the proposed parcels are large enough to be re-divided in the future. This standard has been met. Lot Size Averaging: Section 18.430.02 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 smallest lots are 3,196 square feet, which is larger than the minimum lot size (3,050 square feet). The average of all lots in the subdivision is 3,787 square feet,which is in compliance with this 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 proposed a temporary sales office with this application. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. Due to the topography of the site, storm water is anticipated to leave the site and not cause flooding. Storm drainage facilities will be reviewed by Clean Water Services and also by the City for conformance with design and construction standards. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100- year floodplain outside the zero-foot rise floodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The site is not within nor adjacent to the 100-year floodplain. The nearest floodplain is approximately 3,622 feet to the northeast. The elevation of the nearest floodplain is 146 feet. The lowest elevation of the proposed subdivision is 276 feet. This standard is not applicable. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. There are no flood hazards identified for this site. Therefore,this standard does not apply. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Drainage and storm water detention facilities are discussed in greater detail under the Street and Utility Improvement section. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). The proposed subdivision is for 4 lots and the subject site is .43 acres. The subject property is not within the 100- year iloodplain. The subject site is within Zone X on the FEMA Floodplain map. Therefore, this standard does not apply. NOTICE OF DECISION PAGE 10 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 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 has not proposed a phased development. Therefore,this standard does not apply. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The project is currently known as the Nash Garden Court subdivision. It is unknown if this name has been approved by the Washington County Surveyor's office or if the name is reserved for this property. No plat reservation form was submitted with tae application. This criterion can be met as conditioned below. 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 This will be discussed in greater detail under Tigard Development Code (TDC) Chapter 18.705,Access and Chapter 18.810, Street and Utility-Improvement Standards. An explanation has been provided for all common improvements. The applicant's narrative provides the necessary explanation for all common improvements. 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 Cl. The applicant has requested two adjustments with this application. An access spacing adjustment is required for the proposed private street. The front yard setback for the existing home cannot meet the current 15-foot setback requirement. Both of these are discussed under the Variances and Adjustments section of this decision. Therefore, this standard has been met. FINDING: The Subdivision standards can be met if the applicant complies with the conditions below: CONDITION: Prior to final plat, the applicant shall submit an approved copy of the Washington County plat name reservation form for the subdivision. B-APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Variances and Adjustments (18.370) NOTICE OF DECISION PAGE 11 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Front Yard Setback The applicant has requested a variance to the front yard setback for lot 1. The existing home on lot one cannot meet the fifteen foot setback requirement of the R-12 residential zone. The setback for the existing home will be only 10 feet from the street after dedication of right-of-way along McDonald Street. This is a 33% reduction (5 feet). Because the reduction is more than the 20% allowed through a Type 1 adjustment, a variance has been requested. Unroofed stairs leading from the porch will also encroach into the setback. These are allowed by code section 18.730.050.D.4. Section 18.370.010(C)(3) states, "The Director shall approve, approve with modifications, or deny an application for a subdivision variance subject to the critena set forth in Section 18.370.010.C. Section 18.370.010(C) lists the following approval criteria: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. The home was built in 1916 in its current location, and the current front yard setback is 15 feet. The shallow front yard area combined with the elevation differences between the finished floor and street levels, results in a difficult transition. The porch and existing stairs aid in this transition and therefore should not be removed. Allowance of the variance is not detrimental to the purposes of this title. The reduction of the front yard setback has no effect on the distance between the existing home and neighboring units. SW McDonald Street separates the home from others to the north. Reducing_ setback enables the applicant to dedicate additional right-of-way, widen the street, and make the required half-street improvements. A major historic reason for front yard setbacks was to provide for the future widening of streets. The existing home will remain and three single-family, detached homes will be constructed on lots 2-4. Single- family detached dwellings are permitted in the R-12 zone. City standards will be maintained to the greatest extent possible. All other setbacks will be met. The development proposes four units, which is the maximum allowed for the site. Due to location of the existing home and the long, narrow shape of the site, lot configuration is limited. Even by reducing the units to the minimum(3 units),the design of the development would not change and the lot 1 front yard setback could not be met. No natural systems exist on the site. Due to existing conditions,the hardship is not self imposed. These conditions include the location and design of the existing home and the dedication requirements for SW McDonald Street. The applicant has requested a 5-foot reduction to reduce the setback to 10 feet. This is the minimum needed to alleviate the hardship. The request for a variance to the front yard setback is approved. Section 18.705.020.C.5 states that in all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using the following approval criteria: • It is not possible to share access; • There are no other alternative access points on the street in question or from another street; • The access separation requirements cannot be met; NOTICE OF DECISION PAGE 12 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION • The request is the minimum adjustment required to provide adequate access; • The approved access or access approved with conditions will result in a safe access; and • The visual clearance requirements of Chapter 18.795 will be met. Due to the site's roximity to existing driveways and streets along McDonald,the applicant cannot meet the spacing standard of 200 feet along a collector. An adjustment is being requested. The applicant has proposed a private street onto McDonald Street near the site's western boundary. An existing home to remain on the site prohibits its placement in any other location. This placement provides the maximum distance possible from public streets. It is nearly 200 feet from 103'i Avenue and exceeds 200 feet from 104th Avenue. The new private street is located 6 feet from an existing multi-family access to the west. A proposal was made to the adjacent property owner about shared access. The adjacent development is used by the Tigard Recovery Center (TRC). Due to confidentiality issues,the owner has declined the shared access request. The request is the minimum necessary and the location does not create a hazardous situation. A sight distance certification has been prepared which shows sight distance is in excess of the required amount. Based on the site plan, there appear to boe no structures existing or proposed within the vision clearance areas, but visual clearance was not specifically addressed by the applicant. A condition of approval will ensure that the standard can be met. There is no access point along the site s frontage that meets the spacing standard. Shared access or access from another street is not possible at this time. Placement of the private street along the western boundary still provides adequate sight distance. For these reasons,the adjustment request is approved. Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-12: Medium Density residential zoning district. The R-12 zoning district has the following dimensional requirements: STANDARD R-12 Minimum Lot Size Detached unit 3,050 sq. ft. Average Minimum Lot Width None Maximum Lot Coverage 80% Minimum Setbacks Front yard 15 ft. Side facing street on corner&through lots 10 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft. Maximum Height 35 ft. Minimum Landscape Requirement 20% The proposed lots range in size between 3,196 and 5,086 square feet (average 3,787 square feet). The R-12 zone does not have an average minimum lot width. Parcels 2-4 are narrow lots that are 29 feet wide. The applicant will be required to comply with the setbacks, lot coverage, and height requirements during the building permit review process for parcels 2-4. No information was provided- lot coverage and landscaping for parcel 1. All lots within this subdivision are for single-family units. This is not a planned development;therefore,the setbacks are as prescribed by the base zone. FINDING: Based on the analysis above, the residential zoning district dimensional standards can be satisfied conditionally. CONDITIONS: • Prior to issuance of building permits, the applicant shall demonstrate that the development standards required in the base zone (R-12) have been met. • Prior to site work the applicant shall provide a revised site plan for review and approval to the Planning Division showing lot coverage and landscaping percentages for Parcel 1. NOTICE OF DECISION PAGE 13 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Access, Egress and Circulation(18.705): 18.705.030 (C). describes joint access provisions. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: • Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and • Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Vehicular access to the four lots will be via a private drive (Tract A). All parcels will have individual access onto the proposed private street. Tract A will be owned and maintained by the four property owners. A reciprocal access easement is required to grant access to all four parcels. This critenon can be conditionally met. 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. All lots will directly access a private street (Tract A). Tract A provides access to SW McDonald Street, a public street. Shared maintenance by all four parcels is required for the new private street. (Condition#29) Required walkway location. On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways stall be constructed between new and existing developments and neighboring developments; Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. This proposal is for a single-family development,this standard does not apply. Curb cuts shall be in accordance with Section 18.810.030N. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion 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. NOTICE OF DECISION PAGE 14 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION The lots within this subdivision will access SW McDonald Street via a private street (Tract A). Tualatin Valley Fire and Rescue and Tigard Police have been notified of the proposed subdivision and have not indicated a hazard. A preliminary sight distance certificate has been provided that demonstrates sight distance requirements are exceeded. The Director as not determined that Planning Commission review is necessary for building permits. Therefore, this standard has been satisfied. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City-Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. The proposed single-family lots will have access onto a private street (Tract A). No single-family lot will have direct access to a major collector or arterial. This standard has been satisfied. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed single-family development is exempt from this requirement. Access Management(Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO . The applicant's engineer? DL Design Group, Inc., has submitted a preliminary sight distance certification for the proposed private street intersection with McDonald Street. The speed limit along McDonald Street is 35 mph, re ulnas 350 feet of sight distance in both directions. The engineer states that sight distance was measured to be in excess of 900 feet to the west (distance to the intersection of McDonald Street and Highway 99) and in excess of 700 feet to the east. This preliminary assessment shows that sight distance can be met at the proposed intersection. Upon completion of the frontage improvements,the engineer shall submit a final sight distance certification for the intersection of the private street and McDonald Street. This certification must be submitted to the City Engineering staff prior to issuance of building permits. No direct access to McDonald Street will be allowed from Lot 1. The applicant shall cause a statement to be placed on the plat that prohibits access onto McDonald Street along the entire frontage of Lot 1. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. McDonald Street is classified as a collector on the City of Tigard's Transportation System Plan (TSP). The proposed private street will create a new intersection with McDonald Street. The driveway for Lot 2 is located approximately 96 feet from this intersection, and in fact the driveways for Lots 3 and 4 are within 150 feet from this intersection. However, the driveways are placed as far as possible from the intersection given the limited private street frontage,thereby meeting this criterion. 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. NOTICE OF DECISION PAGE 15 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION McDonald Street is classified as a collector on the City of Tigard's Transportation System Plan (T'SP). The applicant's proposed private street is only 6 feet from an existing driveway to the west. '`Mere are at least 7 other driveways within 200 feet of the proposed private street. The proposed private street is located less than 200 feet from 103rd Avenue. The applicant has only acknowledged that the proposed private street is nearly 200 feet from 103rd Avenue. This does not meet the spacing critenon. The applicant has made a proposal to the adjacent property owner to combine accesses. The adjacent property owner has declined this proposal. The applicant is therefore requesting an adjustment to the spacing standard in accordance with 18.370. Minimum access requirements for residential use. Vehicular access and egress for single-family, duplex or attached sin le-famil dwelling units on individual lots and multi-famil residential uses shall- ot be less than as provided in Table 18.705.1 and Table 18.705.2; y Access to all four lots will be via the proposed private street (Tract A). As proposed the tract is 21 feet wide with 20 feet of pavement. This standard is met. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore,this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; All four units will access the proposed private street (Tract A). Because the street is less than 26 feet wide, "No Parking" signs must be posted on both sides of the street per comments provided by Tualatin Valley Fire and Rescue. A condition will ensure requirement is met. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, aved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. The pro osed private street is approximately 140 feet in length. The applicant states that Tualatin Valley Fire and Rescue (�I'VF&R) and Pride Disposal Service were contacted-regarding the length of the access drive. The Deputy Fire Marshal did not express concern provided hydrants are convenient tote site. No comments requiring a turnaround were given by the Fire Marshal, John Dalb after his review of the application. Pride Disposal indicated the curbside pick-up service is specified along McDonald Street, and Pride trucks will not be utilizing the private street. This criterion is therefore not applicable. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; Each home will have an individual driveway onto the private street. None of the proposed lots are deep enough to have a driveway over 200 feet in length. This criterion is not applicable. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This standard is not applicable as there are no driveway approaches to arterial or collector streets. FINDING: Based on the analysis above, the Access Egress and Circulation standards can be met as conditioned below. NOTICE OF DEQSION PAGE 16 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION CONDITIONS: . The applicant shall cause a statement to be placed on the.final plat or record a separate document showing a reciprocal access easement across the private street (Tract A) for all four parcels. . Prior to site work, the applicant shall submit a revised site plan showing "No Parking' signs along both sides of the proposed private street as required byTVF&R Density Computations and Limitations (18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site is based on the net developable area, subtracting sensitive land areas land dedicated to public parks, land dedicated for public right-of-way, land for private streets, and the existing dwelling site from the total site area. Of the total site area (18,595 square feet),444 square feet will be dedicated for additional right-of-wa along McDonald Street. An additional 2,84 square feet is subtracted for the proposed private street (Tract A . The existing house site is 5,086 square feet based on the site plan. The resulting net area is 10,181 square feet. Therefore the maximum number of additional lots permitted on this site is 3 and the minimum number of additional lots is 2. The applicant calculates the maximum and minimum as 4 and 3 additional lots respectively based on a calculation subtracting the building square footage of the existing residence and not the actual site square footage. Regardless, the applicant's proposal to create 3 additional lots for single-family detached homes meets the maximum and minimum density requirements of the R-12 zone. FINDING: Based on the analysis above,the Density Standards have been satisfied. 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 rope line. Department ofEnvironmental Quality (DEQ) rules for visible emissions (340-21-015 and 3428-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such Quantities as to be readily detectable at any point beyond the property line of the use creating the odors is progribited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at permitted,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. NOTICE OF DECISION PAGE 17 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION This is a detached single-family project, which is permitted within the R-12 zone. There is nothing to indicate that these standards will not be met.project, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): 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 rees 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 i Amercan 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. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements-hhave been made and approved by the City such as the posting of a bond. The applicant must 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 assurance until mitigation plans are presented in an acceptable format and approved. 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 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 spacing and species of street trees they are proposing to plant on McDonald. Also, no street trees are proposed for the pnvate drive portion of the project. Therefore, this requirement has not been met. NOTICE OF DECISION PAGE 18 OF 30 SUB2007-00007-NASH GARDEN CURT SUBDIVISION 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. Section 18.745.050 contains the provisions and requirements for buffering and screening. There is an apartment building on the site west of the development (Tax Lot 1500). The Buffering and Screening Matrix (Table 18.745.1) requires buffering or screening when a single-family detached residential use is proposed adjacent to an existing multi-family development. The buffer requirement is ten feet of lawn or roundcover on the development site. Based on aerial photographs, the apartments to the west are at least 20 feet frrom the subject site and there are existing pine trees between the two properties. The applicant can choose to submit a detailed landscaping and screening plan for approval by the Director in-lieu of the required ten foot buffer (Section 18.745.050.A.3). This cntenon can be met conditionally. Section 18.745.060 contains the provisions for re-vegetation where natural vegetation has been removed through grading. Such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. The applicant has provided a ggrading plan which outlines erosion control measures but gives no specifics on the methods of re-vegetation. The cntenon is also not addressed within the narrative. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. FINDING: The Landscaping and Screening standards will be met, if the applicant complies with the conditions below. CONDITIONS: • Prior to commencing site work, the applicant shall submit a revised site plan that indicates the type and location of street trees along the public street (SW McDonald Street) and the proposed private street (Tract A) for the City Arborist's review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.C2.0 of the Tigard Development Code. • Prior to commencing site work, the applicant shall submit an erosion control plan that shows and describes methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. • Prior to issuance of building permits the applicant shall submit a site plan for lot 2 showing a 10-foot buffer along the western property line or a detailed landscape/screening plan for review and approvalgthat affords the same degree of screening as a 10-foot buffer. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765 Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. The proposed project will create 4 lots for single-family_ Table 18.765.2 requires that one (1) off-street parkin space be per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwelings. There is also no bicycle parking requirement for single-family dwellings. The applicant stated within the narrative each new home will have a double-car garage and two parking spaces within the driveways. Two off-street parking spaces are proposed for lot 1 along the private street. Because street trees are required along the street,these spaces will be eliminated from the plan. The applicant is conditioned to show one off-street parking space for lot 1. FINDING: Because street trees must be added along the private street,the proposed off-street parking for Parcel 1 cannot be approved. CONDITION: Prior to final plat the applicant shall submit a revised site plan that shows one off-street parking space for Parcel 1. NOTICE OF DECISION PAGE 19 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Signs (18.780): Chapter 18.780 regulates the placement, number and design criteria for signage. No specific signage is proposed in conjunction with this development. No parking signs will be placed along the proposed private street, but these are exempt from the sign code regulations. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a staff policy, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations,a sign compliance agreement will be required. CONDITION: Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal (18.790): Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all trees on the site, a program to save existing trees over 12-inch diameter at breast height (dbh) or mitigate for their removal identification of trees 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. 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 comments below for details). Plan requirements. The tree plan shall include the following: Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location,size and species of all existing trees,consistent with this standard. 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. Based on the arborist's Tree Assessment,there are a total of 9 trees on site greater than 12 inches. The arborist's report states that all trees over 12 inches are proposed for removal, but the site plan shows that only 7 of these trees are to be removed. The applicant is being conditioned to submit a finalized plan that shows which trees will be removed. Most of the trees are being removed in order to construct the private street. Site plan changes required by the conditions of approval may affect the possible retention of trees 61-13 and 14. Removal of 7 or all 9 trees results in retention of less than 25% of the existing trees over 12 inches. According to the mitigation schedule above, all inches lost must be mitigated. The finalized tree removal plan will determine the number of mitigation inches required (156 or 191). No specific mitigation plan was proposed;therefore the applicant is being conditioned to provide one. Identification of all trees which are proposed to be removed; The tree preservation plan (0.2) and the arborist's report show conflicting information. The applicant is being conditioned to provide a finalized tree removal plan. NOTICE OF DECISION PAGE 20 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION • A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The guidelines for tree protection have been defined. However, the guidelines need to state that 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 report to the City Arbonst. The report needs to document the changes and certify that the viability of the affected trees will not be significantly impacted. The tree protection fencing shown in the arborist report does not match the protection shown on the tree preservation plan, sheet C3.2. The applicant must revise the tree plan so that the plan agrees with the arborist report. 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. Conditions of approval will require the applicant to consider and resolve these issues. 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. Retained trees must be protected and removal of these trees is restricted. A condition of approval will ensure that this standard is met. FINDING: Based on the analysis above,the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: Prior to the submittal of the Public Facility Improvement Plan the applicant shall submit a revised tree plan for review and approval that shows the trees to be removed and protection measures for trees being retained. This condition is to cover discrepancies between the proposed plans and the arborist's report. Prior to issuance of the Public Facility Improvement Permit (PFI),the applicant shall submit construction drawings to both Planning and Engineering that include: A. The approved Tree Removal and Protection Plan; 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 G 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 NOTICE OF DECISION PAGE 21 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 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. • Prior to the issuance of site permits the applicant shall submit the following for review and approval: A. A statement to the City Arborist outlining the steps to be taken during site preparation and construction to preserve trees # 13, 14, 15, 16, 17 and 18. B. A report from the Project Arbonst that approves the retention of trees # 13, 14, 15, 16, 17 and 18. The arborist must also 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 revised corrected mitigation plan and a cash assurance (letter of credit or cash deposit) for the equivalent value of-mitigation required (number of caliper inches times $125 per caliper inch). Any trees successfully planted on the site or off site in accordance with 1-8.790.060.D and approved tree mitigation plan will be credited against the assurance for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in-lieu of planting. • Prior to commencing site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. • The applicant shall submit written reports to the City Arborist at least once every two weeks from initial tree protection zone (TPZ) fencing installation through building construction. The reports shall include the condition and lgocation 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. • Prior to the issuance of building permits the applicant must submit a tree mitigation plan to the City Arborist for review and approval. • 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 B. Spreserved,the location of tree protection fencing. ubmit 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. • Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that any existing tree.greater than 6 inches diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. • 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. NOTICE OF DECISION PAGE 22 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle2 hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. Vision clearance areas are not shown on the proposed site plan. The applicant addresses site distance standards in the narrative, but not vision clearance. This standard can be met as conditioned below. FINDING: The proposed vision clearance areas do not meet the standard outlined in 18.795.040.B. CONDITIONS: Prior to site permit, the applicant shall submit a revised site plan for review and approval that shows the clear vision areas that meets the standard of 18.795.040. Place a note on the final plat for visual clearance easements to the benefit of to the City of Tigard and that said easements are subject to the City of Tigard Visual Clearance Area standards (Tigard Development Code Chapter 18.795). C- STREET AND UTILITY IMPROVEMENTS STANDARDS(SECTION 18.810): Street And Utility Improvements Standards (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 Neighborhood Route to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways,underground utilities,street lighting, storm drainage,and street trees. This site lies adjacent to SW McDonald Street, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 35 feet from centerline. SW McDonald 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 18.810.2 for the 70 foot ROW, as shown in 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 and existing street patterns. NOTICE OF DECISION PAGE 23 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION 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 for street connections from this development due to pre-existing development and existing street patterns. 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. Because the grades along SW McDonald Street, a collector,are much less than 12%,this criterion is met. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: A parallel access street along the arterial or major collector; Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector, or other treatment suitable to meet the objectives of this subsection; if a lot has access to two streets with different classifications, primary access should be from the lower classification street. SW McDonald Street is classified as a collector street. The proposed access for all four lots will be from a private street located at the west side of the lot. There will be no direct access allowed from Lot 1 onto McDonald Street. Private Streets: Section 18.810.030.7 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 on the west side of the development to provide access to all four lots. The plans indicate the private street will be constructed within a 21 foot wide tract. Two parking spaces are shown adjacent to the private street in an 8 foot easement but the spaces will be relocated to make way for street trees. A five foot wide concrete sidewalk is also shown on tile east side of the private street within an easement. The applicant shall place a statement on the face of the final plat indicating the private streets) 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 private maintain the private street(s). These GC',&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. NOTICE OF DECISION PAGE 24 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION • Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regar&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. All of the sites surrounding the property have existing development. McDonald Street is a collector. The proposed private street to access the site does not meet spacing standards for access points along a collector. The applicant has requested an adjustment to allow the access. This in-fill development does not provide opportunities to create a new block 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. Based on the standard above, none of the proposed parcels can be more than 2.5 times the average lot width unless they are less than 1.5 times the minimum lot size (3,050 square feet). Only parcel 1 is greater than 1.5 times the muumum lot size (3,050 x 1.5 = 42575). The size and shape still meets the standard because the depth (76 feet) is still less than 2.5 times the average minimum width of 67 (2.5 x 67 = 167.5). All four lots meet this standard. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. Parcel 1 is a through lot and has approximately 67 feet of frontage along McDonald Street and 136 feet along the private street (Tract A). Parcels 2 and 3 have 29.6 feet, and parcel-3 has 25 feet. This standard is met. Through lots: Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: • A planting buffer at least ten feet wide is required abutting the arterial rights-of-way;and • All through lots shall provide the required front yard setback on each street. Parcel 1 will be a through lot. The required front, street side and rear yard setback is therefore 15 feet. The setback cannot be met in the front yard, and the applicant has requested a variance to allow a 10-foot setback The street side yard setback is 17.41, measured from the property line. Along the rear, the setback is 15.65 feet. This standard has been met. Lot side lines: The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. The side lot lines of all four lots are at right angles to either McDonald or Tract A. This standard is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 6 foot wide sidewalk with a 5 foot wide planter strip along their SW McDonald Street frontage. The plans also show a 5 foot sidewalk along the east side of the private street. This criterion is met. NOTICE OF DECISION PAGE 25 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by 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 projectedby the Comprehensive Plan. There is an existing 8 inch public sewer main in SW McDonald Street. The applicant's plans show the extension of the public sewer line in the private street. Lots 2, 3 and 4 are provided with separate laterals. The final plat shall include a public utility easement over the entire length of the public sewer line. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream 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 wiIl be permitted to discharge without detention. The applicant's plans show an underground pipe provided for on-site detention of stormwater. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW McDonald Street is an existing bicycle facility. The applicant shall replace the existing striping if damaged or removed during construction of public improvements. 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 NOTICE OF DEQSION PAGE 26 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION • 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 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. I'he 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 McDonald Street. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 89 lineal feet;therefore the fee would be $3,115.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is an existing public water line located in SW McDonald Street. The applicant's plans indicate they will relocate the existing water meter and install 3 new 3/4 inch meters to serve this development. Storm Water Quality: The City has agreed to enforce Surface Water Management(SWM) regulations established by Clean Water Services (CWS) Design and Construction Standard (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 for the first three years. 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 raded 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. NOTICE OF DECISION PAGE 27 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Addre ss 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 pnor to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements: The applicant's final,plat shall contain State Plane Coordinates AD 83 (91)] on two monuments with a tie to the City's global positioning system(GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates,the plat shall contain the scale factor to convert round measurements to gnd measurements and the angle from north to gnd north. These coordinates can be established by. GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes,catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to 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 Endings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant's narrative includes an impact study which addresses impacts of the proposed development on public facilities and services. Because the proposed subdivision is only for four (4) lots, traffic from the development will not increase the impact on the existing street system to unexpected or unacceptable levels. With the construction of three additional single-family homes, an additional 30 vehicle trips per day is expected. A half-street improvement is proposed along McDonald Street with a 5-foot right-of-way dedication. Roof and site storm water will be collected and detained on-site before being released into the existing storm line in McDonald Street. A new 8-inch sewer line will be constructed within the private street (Tract A) that will connect with the existing line in McDonald Street. No negative noise impacts are anticipated from this residential development. Each new unit will be assessed a Parks Development Fee at issuance of building permit. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 ercent of the traffic impact of new development on the Collector and Arterial Street system. Presently,the TIFpfor a detached,single-family dwelling is $3,200. NOTICE OF DECISION PAGE 28 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Upon completion of this development the future builders of the residences will be required to pay TIF's totaling approximately$9 600 ($3,200 x 3 dwelling units). TIF credits are issued at the time of building permit for the one existing home to be demolished. 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 projects traffic impact is $30,000 ($9,600 divided by.32). The difference between the TIF paid and the full impact, is considered unmitigated impact. Since the TIF to be paid is $9,600,the unmitigated impact has an estimated value of $20,400. The site has frontage along improvement McDonald Street (89 feet). Five feet of right-of-way dedication and a half-street m rovement is required to meet current standards. The estimated cost of the dedication is $267 (89 square feet x$3.00/square foot). The half- street improvements cost an estimated $17,800 to construct (223 lineal feet x $200.00/lineal foot ). The total value of these improvements is $18,067.00. Estimated Value of Impacts Full Impact $ 30,000.00 Less '11N'Assessment -$ 9,600.00 Less Mitigated Costs -$ 18.067.00_ Estimated Value of Unmitigated Impacts $ 2,333.00 McDonald Street is a collector and thus the improvements and right-of-way dedication is considered as mitigated costs. The total value of these mitigated costs plus the TIF assessment is less than the total value of the projected impacts and therefore roughly proportionate. The dedication and improvement of SW McDonald Street are required to meet the street improvement requirements of 18.810.030, and the applicant has proposed making these improvements. SECTION VII. OTHER STAFF COMMENTS Tigard Police have reviewed the proposal and suggest a monument marker along McDonald Street at the foot of the pnvate road that identifies the house numbers for parcels 1-4. Tigard Building Division have reviewed the proposal and made the following comments: ♦ private 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 the City of Tigard Engineering Division SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and endorses the 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 orless shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Sins 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) The nearest acceptable fire hydrant must be capable of providing the required fire flow demand. 3) FIRE HYDRANTS - ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (IFC 508.5.1) The existing fire hydrant location shown on the submitted drawings does not appear to be located in a public right of way. If the fire hydrant is privately owned, it will not be acceptable. NOTICE.OF DECISION PAGE 29 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Qwest was sent a copy,but responded to say the site is not within a Qwest service area. Clean Water Services has reviewed the proposal. Comments have been incorporated into the decision and conditions. 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 20, 2007 AND EFFECTIVE ON DECEMBER 7,2007 UNLESS AN APPEAL IS FILED. ppea�: 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 d the appeal hearing,subject to any additional rules of procedure that maybe adopted-from time to time by the appellate ody. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 6, 2007. estions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at (503) 639-4171. Q" November 20,2007 PREP D BY: Cheryl Caines DATE Associate Planner e-1 � 4.0_ November 20,2007 APPROVED BY: Richard Beweri4iff DATE Planning Manager NOTICE OF DEQSION PAGE 30 OF 30 SUB2007-00007-NASH GARDEN COURT SUBDIVISION Ii CITY of TIGARD GEOGRAPHIC G 1 I FAIRHAVEN J 4 VICINITY MAP co i SUB2007-00007 Ai VAR2007-00026 EN PARK PL , VAR2007-00042 II I ( I II .'� NASH GARDEN II. / HILL VIEW ST SUBDIVISION , i • P ' I ' LEGEND: —_-- c • j SUBJECT ' ' .. / A SITE L J . - -- Rte" ://E ii ,.... 259_____--- __ :L.r;____<' ,,,-.1:42 ...\--4 - �`: / ! �gEXO 4 A U O O O° O° o°°o °°° °O°° =°°° p°° ° ° ° ° °° ° o m _TigBJJt d Area Mal N � 0 80 160 240 320 400 Fe et �'=312 feet J.< ,► o TER --, a o = a II G °°°o O TIGARD +' 0 0 0°oo °O I Information on this map is for general location only and 4 °° � should be verified with the Development Services Division. 1 13125 SW Hall Blvd II I EZ Tigard.OR 97223 I I n \ -,— I 1 0 I I _ I ►I I I I , — (503)63917, http:/hvonv.ci.tigard.or.us Cogimunity Development Plot date:Sep 14,2007;C:lmagic\MAGIC03.APR woman DL DESIGN GROUP INC. ASIOPAS °'° .mar _,.p 9015 SW Barter 131w1 ae- a Sub 101 PDrOV+a.OR 97219 _._ __.__ ___-.-___ _ (503)225-1679 r SW McDONALD ST. SW McDONALD ST. f —1- 'T ---...---- nr'ss-• ` r nwsstr ._-. _._ ` -- -_-1160'_______ _ --. .'• _A.1la Jo 5E�7211 __ __ __ _ .._.ry —s 'Y-- _____—__- / far..5 a.a,-ar raw'PlKNrvAR+1/G:AIY I _J_Lar a,[mu I a O' 1, I__.QV DWG-, r:b.so av Ir - I I I o1�yGy OM) ' ; , I SPEED w i 1 1 I 4 I � !- I j i jt r b LOT I I a SAW AC LOT I ra� I I • kl MI L:z I ' RI I I i I IV BE IWORTTED,o• to' o M• I I y6D'yy WNW Gv' M o g — , i �� J I I TRACTT Ar— 7 arw r., yr I p I w w LA''� P - x71"1 1 -u I U D' U) s sr ar tr s IEytw y was 1 1, ; O 1 Z 0 0 MOW T-Rio III I I I W O i o a a w 1 1 1 I 0 C7 I I I I x� x°—I 1 I g 1 `1 1iI I s 1 I I i r I I I Q W I I 1 I Y L Ia LOT 2 LOT 3 LOT 41 I I Q U I LOT 211 LOT 3 Liar 4 I I z 1 ...MN 5r l A.JrM S7 I A.JIIr S I I y L L yr• 1 I Z H I I I 1 I 1 1 1 1 1 � � � --Way 6/1f1G'I[ 1 ./ ,7.�-ice L__li _ J I I I . MN Ohm IN TENTATIVE PLAT SITE PLAN SCALE. 1•.20' SCALE: r••20' -+as usowrr- ler 1,4010 . 45.Ictut0Wilitit— 7'Q TRACT 'K ms' +oa— �so sr .,�, Plat r MlwlER MAtI0D7 me Ac r a 3/.1.'-o•BASEroCA o,z rows E III'MMAC1W ROW ADE 'C`O.S.°1iQ�'ileT<..ea+•,".-, .• ¢ tr eraran 5 MOVEN SITS as aA as CM ' ra..atr lrAa anurar+ ar4 AS 0•0••• as eAro w SOM.A dw ac SCMS NO(AMER rASFJI IT 04011J1_41 M! r WM...., aC MAMIAR SASE aruu ISM o• 10, GAD SW McDONALD ST IMPROVEMENTS PRIVATE DRIVE SECTION 1-1 PRIVATE DRIVE SECTION 2-2 C2. 1 N T 5 N T 5. N.I S EXHIBIT • Scott F. Nash SUB2007-00007/VAR2007-00026/VAR2007-00042 19240 NW Athena Place NASH GARDEN SUBDIVISION Portland, OR 97229-2934 D L Design Group,Inc. Attn: Gary Darling 9045 SW Barbur Blvd.,Suite 101 Portland,OR 97219 • FT II AFFIDAVIT OF MAILING I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: 1QkApW eB Below) © NOTICE OF DECISION FOR SUB2007-00007/VAR2007-00026/VAR2007-00042- NASH GARDEN 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 20,2007,and deposited in the United States Mail on November 20,2007,postage prepaid. (Person that ared Nonce) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the a615 day of AID DEI-t ,2007. OFFICIAL SEAL ;'cam' SHIRLEY L TREAT NOTARY PUBLIC NO-OREGON COMMISSION .418777 ��-� MY COMMISSION EXPIRES APRIL 25,2011 NO ARY PUB C OF OREGON My Commission Expires: (41 /l I EXHIBIT A NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2007-00007 NASH GARDEN SUBDIVISION 120 DAYS = 12/29/2007 SECTION I. APPLICATION SUMMARY FILE NAME: NASH GARDEN SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2007-00007 Adjustment (VAR) VAR2007-00026 Variance (VAR) VAR2007-00042 REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single-family detached residences. The existing site is approximately.43 acres. Proposed lots range from 3,196 to 5,086 square feet. An existing single-family home will remain. The applicant has requested an adjustment to the access spacing standard for the proposed private street. Required spacing along SW McDonald Street is 200 feet• the applicant is requesting a reduction to 6 feet. A vanance is also requested to reduce the front yard setback on the existing home from 15 feet to 10.89 feet. APPLICANT & Scott Nash APPLICANT'S D L Design Group,Inc. OWNER 19240 NW Athena Place REP.: Attn: Gary Darling Portland,OR 97229 9045 SW Barbur Blvd.,Suite 101 Portland, OR 97219 COMPREHENSIVE PLAN DESIGNATION: R-12:Medium Density Residential 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: 10342 SW McDonald Street;Washington County Tax Map 2S111BB,Tax Lot 2100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.725 (Environmental Performance Standards_); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard 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 (25G) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 20, 2007 AND EFFECTIVE ON DECEMBER 7,2007 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 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 DECEMBER 6, 2007. estlons: For er information please contact the City of Tigard Planning Division at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. -- numorgiiir., P •� VICI. . .- MAP Ii1$iI*ih. _ iP , hI N_�SH G_�RDEN ""` ST.BDICISION Ch 1 U1III l LEGEND: ' L. - , O sPi SUBJECT : : I-- ri I ,_ ig, ihm N ---17:- ® �iiiir� . B Be�ee � I TIp.RD M1.OR OP213 1 N 7 I -4t Me Sap 10,ti�CVn1a ll4. D Ill SW McOQRAID ST. • .--- SW MWGWALD ST --• -T T — emu, �: i e11 e„ .___ rril ii i 1- 1' i w I I I I I I ,�F.. I "�I, I I I I I Z Z 6MKf W1J eT. •IlaT�l1L it L�II I I �I M 1 1LJh it i 1 I ..._.. I I TENTATIVE PEAT 9W PLAN I - 11.E ..... "C.7. 4:1:-..": ..".'. -- ` '34 "_'6 5W Mc0DNAED ST.IMPROVEMENTS PRIVATE DRIVE SECTION I—I PRIVATE DRIVE SECTOR 2-2 C2 1 I • 2S111BB-01600' 2S102CC-01600 EXHIBIT(23 BAURER RAMONA R DORTON MARGIE E 14165 SW 103RD 10315 SW HILLVIEW ST PORTLAND, OR 97224 TIGARD,OR 97223 2S102CC-08900 2S111BB-02400 BRADSHAW NICKALAS N J& DURFEE DAVID A&SHIRLY M BRADSHAW MEGAN J 10460 SW AMANDA CT 13947 SW 104TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S1O2CC-01700 2S111BB-01200 BRITTAIN FAMILY TRUST FABER ROBERT C&MARGARET A BY PAUL E/ANITA M BRITTAIN TRS 14230 SW 103RD 1487 PASSED AURORA TIGARD,OR 97224 SAN DIEGO, CA 92154 2S111BB-02700 2S102CC-03001 CALLAHAM C DAVID FAGAN BETSY 10804 NE HWY 99 10350 SW HILLVIEW ST VANCOUVER,WA 98686 TIGARD,OR 97223 2S102CC-08400 2S102CC-08700 CAPRI MICHAEL J FANT KARLA 1999 IRREVOCABLE TRU BY CHS INVESTMENTS BY KARLA S PIATT PMB 186 PO BOX 91002 2020-C 8TH AVE PORTLAND,OR 97291 WEST LINN, OR 97068 2S102CC-03000 2S111 BB-01301 CHOBU YURIY FISCHER CAMILLE L& 10360 SW HILL VIEW ST FISCHER APRIL TRS TIGARD,OR 97223 14120 SW DRIFTWOOD CT TIGARD,OR 97224 2S102CC-08300 2S110AA-03200 CHS INVESTMENTS CO FOREFRONT ENTERPRISES LLC PMB 186 14060 SW 105TH AVE#B 2020-C 8TH AVE TIGARD,OR 97224 WEST LINN,OR 97068 2S111BB-00600 2S102CC-02600 COLLING JOYCE C GILL EDWARD W& 959 SW 7TH ST CORYELL JANET L DUNDEE,OR 97115 13885 SW 102ND AVE TIGARD,OR 97223 25111 BB-02000 2S103D13-01201 CROSS KENNITH D&JILL A GOODWILL INDUSTRIES OF THE 14175 SW 103RD AVE COLUMBIA WILLAMETTE TIGARD, OR 97223 1943 SE 6TH AVE PORTLAND,OR 97214 2S102CC-03500 2S111BB-01502 DAVIS STEPHEN GROMER GORGER RICHARD A/MOLLY J 10315 SW MCDONALD ST PO BOX 230725 TIGARD, OR 97224 TIGARD,OR 97281 2S102CC-03400 2S102CC-03302 HAMPTON DANIEL L&CHERISSE M LAWHEAD BRUCE& 10345 SW MCDONALD JUDY K TIGARD,OR 97224 10365 SW MCDONALD ST TIGARD,OR 97224 2S102CC-01800 2S110AA-02900 HART VIRGINIA A LEIVA LILIAN&ALEX 10255 SW HILL VIEW ST 11865 SW TUALATIN RD#51 TIGARD,OR 97223 TUALATIN,OR 97062 2S111BB-01800 2S111BB-01501 HEISE MONICA JO-ANN LEMLEY DANIEL M 10390 SW AMANDA CT 14135 SW 103RD AVE TIGARD, OR 97224 PORTLAND,OR 97224 2S 102CC-08100 2S110A,4-03000 HOUSING AUTHORITY OF LOWER FAMILY TRUST& WASHINGTON COUNTY MAYS KRISTINA ALANE 111 NE LINCOLN ST#200-L PO BOX 1409 HILLSBORO,OR 97124 RUNNING SPRINGS,CA 92382 2S102CC-02900 2S102CC-01400 JOHNSON GLORIA JEAN MCAULEY CHARLES D&HELEN 10290 SW HILLVIEW ST 10375 SW HILLVIEW ST TIGARD, OR 97223 TIGARD,OR 97223 2S111 BB-01700 2S102CC-08200 JOHNSON TAYLOR C&TRICIA M MERCADO PEDRO R&ANA M L 14155 SW 103RD AVE 13915 SW 104TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S111BB-01100 2S102CC-03700 KASTEL CHARLES G&MARY J TRS MERRICK BRET&CAROLINE J 14259 SW 100TH 13990 SW 102ND AVE TIGARD, OR 97224 TIGARD,OR 97223 2S102CC-07700 2S111 BB-02500 KAUFMAN KARL G&TERESA M MONTES GLORIA I&CARLOS A 10385 SW HILLVIEW 10440 SW AMANDA CT TIGARD, OR 97224 TIGARD,OR 97223 2S110AA-03100 2S102CC-02800 KENDLER ILA V MULLINS MICHAEL C&JUDITH E 14040 SW 105TH AVE#B 10330 SW HILLVIEW TIGARD, OR 97224 TIGARD,OR 97223 2S111BB-02200 2S111BB-02100 KLETZEL E SCOT&KRISTI S NASH SCOTT F 10479 SW AMANDA CT 19240 NW ATHENA PL TIGARD,OR 97224 PORTLAND,OR 97229 2S102CC-02500 2S111BB-02101 NELSON WILLARD&ALICE SKYNAT LTD PARTNERSHIP TRUSTEES 4000 SW CORBETT AVE 13900 SW 102ND PORTLAND,OR 97239 TIGARD,OR 97223 25102CC-08500 2S102CC-03300 NIETO GLORIA SOLORIO AVALOS JESUS& 13865 SE 104TH AVE DESOLORIO CONSUELO PEREZ TIGARD,OR 97223 10375 SW MCDONALD ST TIGARD,OR 97224 2S102CC-03600 2S102CC-03301 PECK ALAN W& SPECIALIZED HOUSING INC RATHBUN ELIZABETH A 5319 SW WESTGATE DR#124 13995 SW 102ND AVE PORTLAND,OR 97221 TIGARD,OR 97223 2S111BB-01300 2S111BB-02300 PROPST MELVIN R ELAINE SPRAGUE DEREK G&KORINDA E 14180 SW 103RD AVE 10480 SW AMANDA CT TIGARD,OR 97223 TIGARD,OR 97224 2S102CC-01500 2S102CC-02700 RISING ROBERT& TAYLOR PETER H B J RISING VICKI B 13965 SW 102ND 10345 SW HILLVIEW ST TIGARD,OR 97223 TIGARD, OR 97223 2S111BB-00400 2S102CC-08600 RIVER PRESERVATION LLC UNVERZAGT AARIC D& PO BOX 513 ELEANOR WILSONVILLE,OR 97070 13845 SW 104TH TIGARD,OR 97223 2S111BB-02600 2S102CC-08000 ROCHE RICHARD L&KELLY J VANDENBOS TIMOTHY TR 10420 SW AMANDA CT 10415 SW HILLVIEW ST TIGARD,OR 97224 TIGARD,OR 97223 2S111BB-00500 2S111BB-01503 RUEDY ROBERT E VITIRITTI FRANK 14185 SW 100TH AVE 21 PRESIDENTIAL WAY TIGARD,OR 97224 HOPEWELL JUNCTION,NY 12533 2S102CC-08800 2S110AA-00200 SADEK HESHAM A&SOHIR L VOIEN BETH TRUST 13955 SW 104TH AVE BY BETH VOIEN TR TIGARD,OR 97224 24 VILLA POINT DR NEWPORT BEACH,CA 92660 2S102CC-03800 2S111BB-01500 SANTOS RIGOBERTO& WASHINGTON COUNTY ALICIA DEL CAMEN FACILITES MGMT 10105 SW MCDONALD ST 169 N FIRST AVE MS42 TIGARD,OR 97224 HILLSBORO,OR 97124 2S102CC-03200 WESTOVER CHRISTINE M 10340 SW HILLVIEW ST TIGARD,OR 97223 Josh Thomas Susan Beilke 10395 SW Bonanza 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner David Walsh 13249 SW 136th Place 10236 SW Stuart Court Tigard, OR 97224 Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES lov. I of It li:\curoln\setup\labels\CIT South.docl UPDATED: 4-May-07 1I 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: {(}�ck Appiopfime Box(s)Below) © NOTICE OF PENDING LAND USE DECISION FOR SUB2007-00007/VAR2007-00026/VAR2007-00042 - NASH GARDEN 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. ) 12 &r/. 441, rd/ (Person that P .ared No - STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the T day of e2C-r06Ee--- ,2007. OF- F L SEAL 7) 041111E. - SHIRLEY LEY L TREAT O'er {' COIiAMIS510N 8'177 N TARY PUB C OF OREGON MY C MMISSIOH EXPIRES APRIL 28,2011 My Commission Expires: L(4 /// EXHIBIT.. 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 I NOTICE O F PENDING LAND USE APPLICATION 1111 SUBDIVISION TIGARD DATE OF NOTICE: September 14,2007 FILE NOS.: SUBDIVISION ((��(SU)B) 2007-00007 ADJUSTMENT(VAR)2002007-00026 FILE TITLE: NASH GARDEN SUBDIVISION REQUEST: The applicant is requesting approval of a four (4) lot Subdivision for single-family detached residences on an approximately .43 acre site. Proposed lots range from 3,196 to 5,086 square feet. An existing single-family home will remain. The applicant has requested approval for an Adjustment to the access spacing standard for the proposed private street along SW McDonald Street from 200 feet to a reduction to 6 feet; and a Variance is requested to reduce the front yard setback on the existing home from 15 feet to 10.89 feet. LOCATION: 10342 SW McDonald Street;Washington County Tax Map 2S111BB,Tax Lot 2100. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 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 Cheryl Caines,Associate Planner 503.718.2437 in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard,Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to cherylc @ tgard-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 25, 2007. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRI FI EN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14-DAY COMMENT PERIOD CLOSES,THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRTFFEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD,THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City- recognized neighborhood group whose boundaries include the site;and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file,please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of$.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled"Your Right to Provide Written Comments." 11111�111/ r "s .... :BO ' .. ..f: .J VICINITI'MA P 11111/1111111,111, 4,, ir,,,,,, „,,,,„,,;0000___,...,..6 „ • . ,,,_ N N ASH G-�RD1E2 SI 11111111111 N My t Hat SUBDIVISION ,MOM r LEGEND: 1IL liE,, ....: ' j��i. SITE CT It- IP Ailkaalbft I 1 L'r-z...„-`7- :_.---,-1. • ea BIB liii !; _. i � BB IIIIIII ■11M11111=11•11■ IS MU SOO NMI 8. •mmumry• ,apment -of :9 :p -t amarNMAGI ill - I8I1 S EXH cOtt F• Nash 1924p Ot9 na Place S oo7 00007/V S0a�aa0 ADEN ` as Gary aaa42 POnland R X229.2934 u8DIVISIGN D L Des Group,Inc. Suite l al 2S111 BB-01600 2S102CC-01800 BAURER RAMONA R DORTON MARGIE E 14165 SW 103RD 10315 SW HILLVIEW ST PORTLAND,OR 97224 TIGARD,OR 97223 25102CC-08900 2S111BB-02400 BRADSHAW NICKALAS N J& DURFEE DAVID A&SHIRLY M BRADSHAW MEGAN J 10460 SW AMANDA CT 13947 SW 104TH AVE TIGARD,OR 97224 TIGARD, OR 97223 2S102CC-01700 2S111BB-01200 BRITTAIN FAMILY TRUST FABER ROBERT C&MARGARET A BY PAUL E/ANITA M BRITTAIN TRS 14230 SW 103RD 1487 PASSEO AURORA TIGARD,OR 97224 SAN DIEGO, CA 92154 2S111BB-02700 2S102CC-03001 CALLAHAM C DAVID FAGAN BETSY 10804 NE HWY 99 10350 SW HILLVIEW ST VANCOUVER,WA 98686 TIGARD,OR 97223 2S 102C C-08400 2S102C C-08700 CAPRI MICHAEL J FANT KARLA 1999 IRREVOCABLE TRU BY CHS INVESTMENTS BY KARLA S PIATT PMB 186 PO BOX 91002 2020-C 8TH AVE PORTLAND,OR 97291 WEST LINN, OR 97068 2S102CC-03000 2S111BB-01301 CHOBU YURIY FISCHER CAMILLE L& 10360 SW HILL VIEW ST FISCHER APRIL TRS TIGARD,OR 97223 14120 SW DRIFTWOOD CT TIGARD,OR 97224 2S102CC-08300 2S110AA-03200 CHS INVESTMENTS CO FOREFRONT ENTERPRISES LLC PMB 186 14060 SW 105TH AVE#B 2020-C 8TH AVE TIGARD,OR 97224 WEST LINN, OR 97068 2S111BB-00600 2S102CC-02600 COLLING JOYCE C GILL EDWARD W& 959 SW 7TH ST CORYELL JANET L DUNDEE, OR 97115 13885 SW 102ND AVE TIGARD,OR 97223 2S111BB-02000 2S103DD-01201 CROSS KENNITH D&JILL A GOODWILL INDUSTRIES OF THE 14175 SW 103RD AVE COLUMBIA WILLAMETTE TIGARD, OR 97223 1943 SE 6TH AVE PORTLAND,OR 97214 2S102CC-03500 2S111BB-01502 DAVIS STEPHEN GROMER GORGER RICHARD A/MOLLY J 10315 SW MCDONALD ST PO BOX 230725 TIGARD, OR 97224 TIGARD,OR 97281 2S102CC-03400 2S102CC-03302 HAMPTON DANIEL L&CHERISSE M LAWHEAD BRUCE& 10345 SW MCDONALD JUDY K TIGARD,OR 97224 10365 SW MCDONALD ST TIGARD,OR 97224 2S102CC-01800 2S110AA-02900 HART VIRGINIA A LEIVA LILIAN&ALEX 10255 SW HILL VIEW ST 11865 SW TUALATIN RD#51 TIGARD, OR 97223 TUALATIN,OR 97062 2S11186-01800 2S111BB-01501 HEISE MONICA JO-ANN LEMLEY DANIEL M 10390 SW AMANDA CT 14135 SW 103RD AVE TIGARD, OR 97224 PORTLAND,OR 97224 2S102CC-08100 2S110AA-03000 HOUSING AUTHORITY OF LOWER FAMILY TRUST& WASHINGTON COUNTY MAYS KRISTINA ALANE 111 NE LINCOLN ST#200-L PO BOX 1409 HILLSBORO,OR 97124 RUNNING SPRINGS,CA 92382 2S102CC-02900 2S102CC-01400 JOHNSON GLORIA JEAN MCAULEY CHARLES D&HELEN 10290 SW HILLVIEW ST 10375 SW HILLVIEW ST TIGARD,OR 97223 TIGARD,OR 97223 25111 BB-01700 2S102CC-08200 JOHNSON TAYLOR C&TRICIA M MERCADO PEDRO R&ANA M L 14155 SW 103RD AVE 13915 SW 104TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S111BB-01100 2S102CC-03700 KASTEL CHARLES G&MARY J TRS MERRICK BRET&CAROLINE J 14259 SW 100TH 13990 SW 102ND AVE TIGARD, OR 97224 TIGARD,OR 97223 2S102CC-07700 2S111BB-02500 KAUFMAN KARL G&TERESA M MONTES GLORIA I&CARLOS A 10385 SW HILLVIEW 10440 SW AMANDA CT TIGARD, OR 97224 TIGARD,OR 97223 2S110AA-03100 2S102CC-02800 KENDLER ILA V MULLINS MICHAEL C&JUDITH E 14040 SW 105TH AVE#B 10330 SW HILLVIEW TIGARD, OR 97224 TIGARD,OR 97223 2S111BB-02200 2511168-02100 KLETZEL E SCOT&KRISTI S NASH SCOTT F 10479 SW AMANDA CT 19240 NW ATHENA PL TIGARD, OR 97224 PORTLAND,OR 97229 2S102CC-02500 25111 BB-02101 NELSON WILLARD&ALICE SKYNAT LTD PARTNERSHIP TRUSTEES 4000 SW CORBETT AVE 13900 SW 102ND PORTLAND,OR 97239 TIGARD,OR 97223 2S102CC-08500 2S102CC-03300 NIETO GLORIA SOLORIO AVALOS JESUS& 13865 SE 104TH AVE DESOLORIO CONSUELO PEREZ TIGARD,OR 97223 10375 SW MCDONALD ST TIGARD,OR 97224 2S1 02C C-03600 2S102CC-03301 PECK ALAN W& SPECIALIZED HOUSING INC RATHBUN ELIZABETH A 5319 SW WESTGATE DR#124 13995 SW 102ND AVE PORTLAND,OR 97221 TIGARD, OR 97223 2S111BB-01300 2S111BB-02300 PROPST MELVIN R ELAINE SPRAGUE DEREK G&KORINDA E 14180 SW 103RD AVE 10480 SW AMANDA CT TIGARD, OR 97223 TIGARD,OR 97224 2S1 02C C-01500 2S 102C C-02700 RISING ROBERT& TAYLOR PETER H B J RISING VICKI B 13965 SW 102ND 10345 SW HILLVIEW ST TIGARD,OR 97223 TIGARD,OR 97223 2S111BB-00400 2S102CC-08600 RIVER PRESERVATION LLC UNVERZAGT AARIC D& PO BOX 513 ELEANOR WILSONVILLE,OR 97070 13845 SW 104TH TIGARD,OR 97223 2S111BB-02600 2S102CC-08000 ROCHE RICHARD L&KELLY J VANDENBOS TIMOTHY TR 10420 SW AMANDA CT 10415 SW HILLVIEW ST TIGARD,OR 97224 TIGARD,OR 97223 2S111BB-00500 2S111BB-01503 RUEDY ROBERT E VITIRITTI FRANK 14185 SW 100TH AVE 21 PRESIDENTIAL WAY TIGARD, OR 97224 HOPEWELL JUNCTION, NY 12533 2S102CC-08800 2S11 OM-00200 SADEK HESHAM A&SOHIR L VOIEN BETH TRUST 13955 SW 104TH AVE BY BETH VOIEN TR TIGARD,OR 97224 24 VILLA POINT DR NEWPORT BEACH,CA 92660 2S102CC-03800 2S111BB-01500 SANTOS RIGOBERTO& WASHINGTON COUNTY ALICIA DEL CAMEN FACILITES MGMT 10105 SW MCDONALD ST 169 N FIRST AVE MS42 TIGARD,OR 97224 HILLSBORO,OR 97124 2S102CC-03200 WESTOVER CHRISTINE M 10340 SW HILLVIEW ST TIGARD,OR 97223 Josh Thomas Susan Beilke 10395 SW Bonanza 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner David Walsh 13249 SW 136th Place 10236 SW Stuart Court Tigard, OR 97224 Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES fDP. I of 11 ii:\curolnlsetuollabels\CIT South.docl UPDATED: 4-May-07 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. TIGARD In the Matter of the Proposed Land Use Applications for: Land Use File No.: SUB2007-00007/VAR2007-00026/VAR2007-00042 Land Use File Name: NASH GARDEN SUBDIVISION I, Cheryl Caines, Associate 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) 103 4 5 9) MGbovc ( d 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 J`f day of 6eP-1-e-rvt t .2007. Signature Person Who Performed Posting h:\born\patty\masters\affidavit of posting,for staff to post a ote.doc N ASH GARDEN SUBDIVISION SUBDIVISION (SUB) 2007-00007/ ADJUSTMENT (VAR) 2007-00026/VARIANCE (VAR) 2007-00042 REQUEST: The applicant is requesting approval of a four (4) lot Subdivision for single-family detached residences on an approximately .43 acre site. Proposed lots range from 3,196 to 5,086 square feet. An existing single-family home will remain. The applicant has requested approval for an Adjustment to the access spacing standard ivr the proposed private street along SW McDonald Street from 200 feet to a reduction to 6 feet; and a Variance is requested to reduce the front yard setback on the existing home from 15 feet to 10.89 feet. LOCATION: 10342 SW McDonald Street; Washington County Tax Map 2S111BB, Tax Lot 2100. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.71j, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Cheryl Gaines, Associate Planner 503.718.2437 at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to cherylcgtigard-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. CITY of TIGARD \� _ \\ / GEOGRAPHIC INFORMATION SYSTEM • AREA NOTIFIED / --. 15107ECIIIII 7S11iCC11001 ?S10tCC01500 751078001M 51125C11i11 7s107cc01100 �� (5 00' .� " "'� HILL VIEW ST lSI17CC1./N FOR Melanie 7511170015116— 7=1QBfels —, DL Design MINININNI Nib 75101111181011 - tt11iCC17SN _ 751178111,81 w RE: SUB2007-00007 N / M11M11RM 2I SSN7M > 7B1IJCCISIM 75107CC171M - J_ 71MM1MIM IR111n1 < -• vJ mouse111 I 7 7sNtCCpOM I IST12000111 as117CC13SM as117cC1I7M I MIIMMf111 . _ aS117CCR� tsvtccM ' Property owner information is valid for 3 months from II SOLI. II the date printed on this map. • H011011.1171110 \ = 111MMI II li 211111111N11111 4N 7511.8111131111 , 1 O7n1.1M.I 40 >• 1 ■ n11/YI71 MME 751110001600 731118001700 imaurel A 751118007M HM08I1SM 75171008115N N 7511111177e° 0 100 200 300 400 1 11 1 I t5 751110001200 ]5111000 1 751111000M • 751110001100 O = 171881709/ i O O 1 1M 11 81 0 1 1 Q 751111807500 O O O O O I I 0 aImM1111 TI G A R l) I I n I-1 = Information on this map is for general location only and O - - should be verified with the Development Services Division. OM)::H 13125 SW Hall Blvd _ Tigard.OR 97223 I (503)639-4171 L — O 0 �� I I / I http:lwww.ci.ligard.Gr.us Community Development Plot date:Aug 22,2007;C:ImagiclMAGIC03.APR 2S1 11 BB-01600 2S102CC-01600 BAURER RAMONA R DORTON MARGIE E 14165 SW 103RD 10315 SW HILLVIEW ST PORTLAND, OR 97224 TIGARD,OR 97223 2S102CC-08900 2S111 BB-02400 BRADSHAW NICKALAS N J& DURFEE DAVID A&SHIRLY M BRADSHAW MEGAN J 10460 SW AMANDA CT 13947 SW 104TH AVE TIGARD,OR 97224 TIGARD, OR 97223 2S102CC-01700 2S111BB-01200 BRITTAIN FAMILY TRUST FABER ROBERT C&MARGARET A BY PAUL E/ANITA M BRITTAIN TRS 14230 SW 103RD 1487 PASSED AURORA TIGARD,OR 97224 SAN DIEGO, CA 92154 2S111 BB-02700 2S102CC-03001 CALLAHAM C DAVID FAGAN BETSY 10804 NE HWY 99 10350 SW HILLVIEW ST VANCOUVER, WA 98686 TIGARD,OR 97223 2S 102C C-08400 2 S 102 CC-08700 CAPRI MICHAEL J FANT KARLA 1999 IRREVOCABLE TRU BY CHS INVESTMENTS BY KARLA S PIATT PMB 186 PO BOX 91002 2020-C 8TH AVE PORTLAND, OR 97291 WEST LINN, OR 97068 2S102CC-03000 2S111 BB-01301 CHOBU YURIY FISCHER CAMILLE L& 10360 SW HILL VIEW ST FISCHER APRIL TRS TIGARD, OR 97223 14120 SW DRIFTWOOD CT TIGARD,OR 97224 2S102CC-08300 2S110AA-03200 CHS INVESTMENTS CO FOREFRONT ENTERPRISES LLC PMB 186 14060 SW 105TH AVE#B 2020-C 8TH AVE TIGARD,OR 97224 WEST LINN, OR 97068 2S111 BB-00600 2S102CC-02600 COLLING JOYCE C GILL EDWARD W& 959 SW 7TH ST CORYELL JANET L DUNDEE, OR 97115 13885 SW 102ND AVE TIGARD,OR 97223 2S1 1 1 BB-02000 2S103DD-01201 CROSS KENNITH D&JILL A GOODWILL INDUSTRIES OF THE 14175 SW 103RD AVE COLUMBIA WILLAMETTE TIGARD, OR 97223 1943 SE 6TH AVE PORTLAND,OR 97214 2S102CC-03500 2S111 BB-01502 DAVIS STEPHEN GROMER GORGER RICHARD A/MOLLY J 10315 SW MCDONALD ST PO BOX 230725 TIGARD, OR 97224 TIGARD,OR 97281 2S102CC-03400 2S102CC-03302 HAMPTON DANIEL L&CHERISSE M LAWHEAD BRUCE& 10345 SW MCDONALD JUDY K TIGARD,OR 97224 10365 SW MCDONALD ST TIGARD,OR 97224 2S102CC-01800 25110AA-02900 HART VIRGINIA A LEIVA LILIAN&ALEX 10255 SW HILL VIEW ST 11865 SW TUALATIN RD#51 TIGARD,OR 97223 TUALATIN,OR 97062 2S111BB-01800 2S111BB-01501 HEISE MONICA JO-ANN LEMLEY DANIEL M 10390 SW AMANDA CT 14135 SW 103RD AVE TIGARD,OR 97224 PORTLAND,OR 97224 2S102CC-08100 2S110AA-03000 HOUSING AUTHORITY OF LOWER FAMILY TRUST& WASHINGTON COUNTY MAYS KRISTINA ALANE 111 NE LINCOLN ST#200-L PO BOX 1409 HILLSBORO,OR 97124 RUNNING SPRINGS,CA 92382 2S102CC-02900 2S102CC-01400 JOHNSON GLORIA JEAN MCAULEY CHARLES D&HELEN 10290 SW HILLVIEW ST 10375 SW HILLVIEW ST TIGARD,OR 97223 TIGARD,OR 97223 2S111 BB-01700 2S102CC-08200 JOHNSON TAYLOR C&TRICIA M MERCADO PEDRO R&ANA M L 14155 SW 103RD AVE 13915 SW 104TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S111BB-01100 2S102CC-03700 KASTEL CHARLES G&MARY J TRS MERRICK BRET&CAROLINE J 14259 SW 100TH 13990 SW 102ND AVE TIGARD, OR 97224 TIGARD,OR 97223 2S102CC-07700 25111 BB-02500 KAUFMAN KARL G&TERESA M MONTES GLORIA I&CARLOS A 10385 SW HILLVIEW 10440 SW AMANDA CT TIGARD,OR 97224 TIGARD,OR 97223 2S110AA-03100 2S102CC-02800 KENDLER ILA V MULLINS MICHAEL C&JUDITH E 14040 SW 105TH AVE#B 10330 SW HILLVIEW TIGARD, OR 97224 TIGARD,OR 97223 2S111BB-02200 2S111BB-02100 KLETZEL E SCOT&KRISTI S NASH SCOTT F 10479 SW AMANDA CT 19240 NW ATHENA PL TIGARD,OR 97224 PORTLAND,OR 97229 • 2S102CC-02500 2S111BB-02101 NELSON WILLARD&ALICE SKYNAT LTD PARTNERSHIP TRUSTEES 4000 SW CORBETT AVE 13900 SW 102ND PORTLAND,OR 97239 TIGARD,OR 97223 2S102CC-08500 2S102CC-03300 NIETO GLORIA SOLORIO AVALOS JESUS& 13865 SE 104TH AVE DESOLORIO CONSUELO PEREZ TIGARD,OR 97223 10375 SW MCDONALD ST TIGARD,OR 97224 2S102CC-03600 2S102CC-03301 PECK ALAN W& SPECIALIZED HOUSING INC RATHBUN ELIZABETH A 5319 SW WESTGATE DR#124 13995 SW 102ND AVE PORTLAND,OR 97221 TIGARD,OR 97223 2S111BB-01300 2S111BB-02300 PROPST MELVIN R ELAINE SPRAGUE DEREK G&KORINDA E 14180 SW 103RD AVE 10480 SW AMANDA CT TIGARD,OR 97223 TIGARD,OR 97224 2S102CC-01500 2S102CC-02700 RISING ROBERT& TAYLOR PETER H B J RISING VICKI B 13965 SW 102ND 10345 SW HILLVIEW ST TIGARD,OR 97223 TIGARD,OR 97223 2S111BB-00400 2S102CC-08600 RIVER PRESERVATION LLC UNVERZAGT AARIC D& PO BOX 513 ELEANOR WILSONVILLE,OR 97070 13845 SW 104TH TIGARD,OR 97223 2S111BB-02600 2S102CC-08000 ROCHE RICHARD L&KELLY J VANDENBOS TIMOTHY TR 10420 SW AMANDA CT 10415 SW HILLVIEW ST TIGARD,OR 97224 TIGARD,OR 97223 2S111BB-00500 2S111BB-01503 RUEDY ROBERT E VITIRITTI FRANK 14185 SW 100TH AVE 21 PRESIDENTIAL WAY TIGARD,OR 97224 HOPEWELL JUNCTION, NY 12533 2S102CC-08800 2S110AA-00200 SADEK HESHAM A&SOHIR L VOIEN BETH TRUST 13955 SW 104TH AVE BY BETH VOIEN TR TIGARD,OR 97224 24 VILLA POINT DR NEWPORT BEACH,CA 92660 2S102CC-03800 2S111BB-01500 SANTOS RIGOBERTO& WASHINGTON COUNTY ALICIA DEL CAMEN FACILITES MGMT 10105 SW MCDONALD ST 169 N FIRST AVE MS42 TIGARD,OR 97224 HILLSBORO,OR 97124 • 2S102CC-03200 WESTOVER CHRISTINE M 10340 SW HILLVIEW ST TIGARD, OR 97223 Josh Thomas Susan Beilke 10395 SW Bonanza 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner David Walsh 13249 SW 136th Place 10236 SW Stuart Court Tigard, OR 97224 Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES fog. I of I( (i:\curoln\setup\labels\CIT South.docl UPDATED. 4-Mav-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: patty0tigard-or.gov 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: A5/ //A6 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 lept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: � /, PHONE: NAME OF COMPANY: L) I- I ' //..i 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 - 4 sheets of labels x$2/sheet =$8.00 x 2 sets = $16.00 T sheet(s)of labels x$2/sheet =$ x .) sets = ,A d , 1 sheets of labels x$2/sheet for interested parties x 2 sets— $ 4.00 / sheet(s)of labels x$2/sheet for interested parties = x sets =.te GENERATE LIST = $11.00 GENERATE LIST = $1 0 TOTAL = $31.00 TOTAL / 2S111BB-02100 NASH SCOTT F 19240 NW ATHENA PL / PORTLAND, OR 97229 Viii/e 7 L�/'jE4 4"Ales APPLICANT MATERIALS 04/06/2007 13:35 503-246-2094 DL DESIGN GROUP INC PAGE 02/03 ' PRBAPR IEfiBD BY: ' • CITY OF TIGARD PLANNING DIVISION , A • -. 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 • ,L 503.639.4171/503,X84.7297 •CITY Of TIGARD • • °FICi01 LAND USE PERMIT APPLICATION • File# `1A 3-11°/-- 00001 Other Case#}-V4 t Oo7 -•00'Oalp • .4-VHQado•7 -o00 R Date o),-/(01 1 By[S'771°1-r- ' 1 Receipt Si 1, 7( `I'51 City IU Urb❑ Date Complete T/ tED. TYPE OF PERMIT YOU'ARE APPLYING FOR ❑Adjustment/Variance(I or II) 0 Minor Land Partition (II) ❑Zone Change(III) ' . Q Comprehensive Plan Amendment(IV) ❑ Planned Development(III) . ❑Zone Change Annexation(IV) . ' ❑Conditional Use(III) ❑ Sensitive Lands Review(I, II or III) 0 Zone Ordinance Amendment(IV) • ❑Historic Overlay(II or III) ❑ Site Development Review(II) . Ill Home Occupation(II) • • • g.Subdivision{II or HI) . . ••r1 •• .,-IQ'4 IV''OS iyr,t ' " rr I - 1rrrress avai:• / . T m C 4AFtrL-8T.?l • 1C U 0 1 4 a C Ir*, T. garZL �Z74 • . . -2..S 1 11-Bg 021 ao - . . f U l AL NI t SILL ZUNI NCI ULASSI•ICA I ION 0 .43 a.-- Q-L2- APPUCANr I. SC-07474 A•4514—. . -WRA1F16—ROURESS7CITY7STATVZII, .-- n - — --- i .52-01 o N L..0 A-the.44_ P(. Pc i-1/a N1 0 a 97 z29-z S34 • PRONE NO - PAX NO. S 0 3— 970- ego/O PRIMARY CON rAC r PCRSON FMUNt NU. p i ,`1 0 y bakke,- , Ay°h7f .5-03-- 341 -Boca • PROPERTY OWNER/DEED HOWER(Attach lost-if rriore than One ` -- — ( 14.,e. 25 App Ir Ca. '-1 ) ' MAILING AUUlltbS/CI I WS'I A,t/411-' . • ' PHONE NO. FAA NO. - . 'When the owner and the applicant are different people, the applicant must be thp purchaser of record or a lessee in • possession with written authorization from the owner or an agent of the owner. Thelvners must sign this application in the space provided on the back of this form or-submit a written authorization with this application. . PI4OVOSAL SUMMARY(Please be specific) • i/ / - f / - .AM .l 4. 0 - • ^ ' ., u/!IC peliiifer -Prl/u s c — .i011 4 " /d-is. . • APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. 04/06/2007 13:35 503-246-2094 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. • r , • Owner's Sig = re Date • Owner's Signature Date • • Owner's Signature Date • Owner's Signature Date • Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date RECL,JED PLANNING D SEP 1 8 2007 CITY OF TIGARD DESIGN GROUP INC. TRANSMITTAL 9045 SW Barbur Boulevard, #101 Portland, Oregon 97219 (503) 225-1679 Fax: (503) 246-2094 To: City of Tigard Date: Sep 17, 2007 Attn: Cheryl Caines Project: Nash Garden Court 13125 SW Hall Blvd Tigard, OR 97223 DLENG#: NAS001 From Gary Darling Case/File#: SDR2007-00007 Transmitting: Via: For Your: El Attached © Mail Review & Comment ❑ Separate Cover ❑ Rose City Messenger Service ❑ As Requested ❑ Number of Pages Including Cover ❑ Delivered by: ❑ Information/File Copies Description 1 Check for $307.50 variance fee COMMENTS: Signed: :11 ) I 41_. . I, = / .I � � /t _f 11 acm 7i1-ie Pwpor7L ,-----L? 4, oe Washington County,Oregon 2006-138553 11/ 96 02:31:21 PM D-i Crrta1 Stn=16 D HOFFMAN $15.e_ ,0.00$11.00$296.00-Total=$328.00 ;j v - 41.< Xv`+r k,r THIS SPACE RESERVE 01 041069200601385530030032 I,Richard sad Hobemicht,Director of A meat and - _. r„_ Taxation and Ex-Officio County Clark for Washington °..yk,¢ , County,Oregon,do hereby certify that the within ;�1F.,;k� .,i,,,., Instrument of writing was received and recorded In the;ICtiw.w.. i, 1L�' book of records of said coupty._ t7 .7',. Richard Hobemicht.Director of A meat and Jit Taxation,Ex-Officio County Clerk After recording return to: Scott F. Nash 19240 NW Athena Place Portland, OR 97229 Until a change is requested all tax statements shall be sent to the following address: Scott F. Nash 19240 NW Athena Place Portland, OR 97229 File No.: 7009-922062 (DV) Date: November 02, 2006 STATUTORY WARRANTY DEED to A i Michael T. Bullock and Carol H. Bullock, as tenants by the entirety, Grantor, conveys and .2 8 warrants to Scott F. Nash , Grantee, the following described real property free of liens and R0 encumbrances, except as specifically set forth herein: cz i i— See Legal Description attached hereto as Exhibit A and by this reference incorporated herein. Subject to: z 1. Covenants, conditions, restrictions and/or easements, if any, affecting title, which may appear in the public record, including those shown on any recorded plat or survey. The true consideration for this conveyance is $296,000.00. (Here comply with requirements of ORS 93.030) (f !n WASHINGTON COUNTY . . REAL PROP RRTY TRANSFER TAX r%)..P.% $ aa� \I _ -d(O. �`-�'s FEE PAID DATE Page 1 of 3 A APN: R502094 Statutory Warranty Deed File No.: 7009-922062(DV) -continued Date: 11/02/2006 BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 197.352. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRAC.I ICES AS DEFINED IN ORS 30.930 AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 197.352.rr Dated this day ofv ; 20 �U. rI 7 1 ` Michael' . Bullock Carol H. Bullock STATE OF Oregon )ss. County of Washington This instrument was acknowledged before me on this day of , 20 ?)((1 by Michael T. Bullock and Carol H. Bullock. NICOLA 1'' Y NOTARY Pt " ' ``` IN it Notary Public for Oregon � YCOMMIS.)∎"4+_j7. .. 1 My commission expires:•111 ?t"'� coMM'`x l �,2009 MY commissos fXPI�ES. .Z Page 2 of 3 APN: R502094 Statutory Warranty Deed File No.: 7009-922062(DV) -continued Date: 11/02/2006 EXHIBIT A LEGAL DESCRIPTION: A TRACT OF LAND IN THE NORTHWEST ONE-QUARTER OF SEC I ION 11, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAML I I E MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, STATE OF OREGON, BEING A PART OF LOT 1, TIGARDVILLE HEIGHTS, A DULY RECORDED PLAT IN SAID WASHINGTON COUNTY, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID LOT 1, SAID POINT BEING ALSO THE NORTHWEST CORNER OF SAID SECTION 11; THENCE NORTH 89°38'00" EAST ALONG THE NORTH LINE OF SAID LOT 1 A DISTANCE OF 451.83 FEET; THENCE SOUTH 1°28'51" WEST 30.01 FEET TO A POINT THAT IS 30.00 FEET SOUTHERLY OF, WHEN MEASURED AT RIGHT ANGLES TO, THE NORTH LINE OF SAID LOT 1, SAID POINT BEING THE TRUE POINT OF BEGINNING OF HEREIN DESCRIBED PARCEL 1; THENCE CONTINUING SOUTH 1°28'51" WEST ALONG THE EAST LINE OF THAT CERTAIN TRACT OF LAND CONVEYED TO HENRY PAETEL, ET UX, BY DEED RECORDED OCTOBER 26, 1942 IN BOOK 212, PAGE 333, WASHINGTON COUNTY DEED RECORDS, A DISTANCE OF 210.00 FEET; THENCE SOUTH 89°38'00" WEST PARALLEL TO SAID LOT 1 NORTH LINE 88.28 FEET; THENCE NORTH 1°19'00" EAST PARALLEL TO THE WEST LINE OF SAID LOT 1 A DISTANCE OF 209.99 FEET ALONG THE EAST LINE OF THAT PARCEL CONVEYED IN DEED RECORDED JUNE 9, 1987 IN FEE NO. 87029151 TO A POINT THAT IS 30.00 FEET SOUTHERLY OF, WHEN MEASURED AT RIGHT ANGLES TO SAID LOT 1 NORTH LINE; THENCE NORTH 89°38'00" EAST PARALLEL TO SAID LOT 1 NORTH LINE 88.86 FEET TO THE TRUE POINT OF BEGINNING. Page 3 of 3 /7ropo S a. ( Narrcth ✓e D L DESIGN GROUP INC. NASH GARDEN COURT 4-Lot Residential Subdivision LAND DEVELOPMENT APPLICATION Submitted to: City of Tigard, Oregon Tigard File #SDR2007-00007 August 31, 2007 RECEIVED Submitted by: SEP 1 2 2007 DL Design Group Inc. 9045 SW Barbur Blvd. Suite 101 CITY OF TIGARD PLANNING/ENGINEERING Portland, OR 97219 (503) 225-1679 9045 SW Barbur Boulevard, Suite 101. • Portland, Oregon 97219 • Phone: 503.225.1679 • Fax: 503.246.2094 NASH GARDEN COURT Narrative Response Site Description The proposed project is located east of SW Pacific Highway between SW 102nd and SW 103`d Ave. in the central portion of Tigard, OR. The property occupies 0.43 acres or about 18,730 sq. ft. and is zoned R-12, medium density residential. Adjacent properties to the east are west are similarly zoned R-12, consisting of mixed residential use (single-family homes and apartments). Adjacent properties to the north and south are primarily zoned R-3.5 (low density residential) with a small area zoned R-12 west of the site and north of SW McDonald Street. Farther to the west, properties along Pacific Highway are zoned C-G (general commercial district). SW McDonald Street is classified as a Washington County collector route. Currently this roadway is approximately 20 ft. wide adjacent to the property. No sidewalk or curb is present along the property frontage or the adjacent parcels. SW Pacific Hwy. to the west is an arterial route, SW Ash Avenue to the east of the site is a neighborhood route, and other streets in the vicinity consist of local streets. No parks or public spaces are located within the immediate vicinity. The property is presently occupied by a single-family residence originally constructed in 1916 and several other buildings in the backyard. It appears that the residence has been substantially modified and/or expanded, and reportedly work continues to upgrade this building. The location is in close proximity (approx. 500 ft.) to commercial development extending along SW Pacific Hwy., which is presently undergoing clearing and development activities. Several scattered, medium-sized broadleaf and conifer trees are present on the property, notably along the westerly boundary adjacent to a wooden fence. Assorted shrubs are also present in portions of the property and groundcover shrubs occur along a prominent bank in the front yard. An open shop/carport, barn, and shed are present in the backyard area Preliminary investigation and onsite inspection indicates that no wetlands or designated wet areas, including watercourses or related sensitive habitat, exist on or adjacent to the property. Presently public utility services are provided to the existing house, and these services would be extended to new buildings at the site. Site topography results in natural drainage across the site generally in a northwesterly direction. A graveled driveway connecting to SW McDonald Street provides access along the westerly portion of the property to the backyard area and shop/carport building. The backyard area is partially improved and includes landscaped areas behind the house. DEVELOPMENT PLAN General Design Elements The owner proposes to retain the existing home that fronts on SW McDonald Street and develop three detached single-family homes on separate lots in a side-by-side configuration, fronting on a proposed internal street. This 20-ft. wide private street would be located in a 21-ft. wide tract, as represented on Dwg. C2.1, Tentative Plan and Site Plan. The entrance from the adjacent street would be constructed essentially where the driveway presently occurs. The front lot facing SW McDonald Street is approximately 76 ft. in depth and 63 ft. in width, containing about 4,427 sq. ft. The three parallel lots provided access from this new street extend 108 ft. to the southerly lot line, each approx. 29 ft. in width and containing approx. 3,200 sq. ft. The approximate building envelopes are represented on the Tentative Plat. 2 All existing buildings on the property excepting the existing residence 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 the site plan and other accompanying drawings. Site Improvements Lots are anticipated to accommodate two-story, wood frame construction homes with single-car garages. Each residential lot will be provided with a yard, landscaping, and other amenities to correspond with surrounding residence characteristics. Yard, lawn, and landscaping vegetation will be selected from approved plant materials as specified in Chapter 18.745. Existing trees will be retained where feasible with selected trees protected, although it will be necessary to remove most trees to accommodate site development. A tree preservation plan drawing and arborist report depict trees to be removed vs. retained and identify type and condition of trees. Fencing is proposed along the east and west property boundary as a site improvement to provide visual separation from the adjoining properties. Site grading will be provided as shown to re-contour the surface features to enable site development. Dwg. C3.1, Grading and Erosion Control Plan, exhibits existing contours and proposed grading improvements. Temporary erosion control measures and related notes are also represented. Grading will be minimized wherever trees are to be saved to protect existing vegetation. 3 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 November 2, 2006, subsequent commentary provided by City of Tigard staff, and the City's provided notes and documentation. Accompanying drawings represent the site configuration, utilities layout, and related features as proposed. Chapter 18.370 Variance A variance in requested frontage setback accompanies this narrative (refer to document). The existing house on the lot is positioned so as not to permit meeting both right-of-way dedication plus required 15-ft. front yard setback distances. The building has been in place for many years (built in 1916). Developing the remainder of the lot for residential use in accordance with all other zoning criteria should not be constrained by this pre-existing condition, and a corresponding reduction in front yard setback to 10 feet is requested. 18.370.020 An adjustment to the spacing standard is requested as the site is narrow and no driveway location will satisfy the minimum spacing standards of 200 feet. However, the driveway has been located on the west of the site to provide the greatest distance to each public street. Refer to section 18.705.H. 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 by Tigard Planning Division for approval of the proposed 4-lot subdivision. The project is not designated or intended as a planned development. As required under Section 18.390.050, a pre-application meeting was held on November 2, 2006 at the Tigard City Hall. The attached submittal presents a preliminary concept plan for the development, and a detailed development plan will be prepared and submitted later. The applicant acknowledges that this Type II application will require feasibility review before a decision can be reached. The subdivision review process will otherwise proceed as described in this chapter. 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 This chapter 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. The approval criteria and submission requirements are acknowledged, as are the procedures for filing and recording the plat. 18.430.020 General Provisions A. Approval through two-step process A Tentative Plat is included with this subdivision application (Dwg. C2.1) that shows the proposed division of the subject parcel into four lots. The existing residence would be within lot 4 #1 and four additional units would be constructed on the southernmost portion of the lot, as shown. The proposed interior roadway and other features are also represented. Following approval of the plat and the application approval process, 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 by 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 be provided in compliance with standards identified 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 four lots within the subdivision, and have suitably addressed stormwater quality and detention issues. Stormwater is handled through in-pipe detention and application of StormFilter(-9technology (see Dwg. C4.1, Utility Plan and C4.2, Details). Storm drain manholes and on-site storm water collection will connect as represented and flow into a new storm manhole located over the existing public sewer line in SW McDonald Street. 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. 18.430.030 Approval Process A. Review of Preliminary Plat This proposal is for a 4-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. 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. Required design elements and responses to the initial completeness review dated May 17, 2007 are included in the provided drawings and narrative. The plat name of Nash Garden Court has been approved by the Washington County Surveyor's Office. This name 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. 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. 18.430.050 Submission Requirements: Preliminary Plat A. Approval criteria B. Conditions of approval All requirements relative to a Type II application are submitted with this application. Chapter 18.510 Residential Zoning Districts Ref: 18.510.020 List of Zoning Districts 18.510.030 Uses 18.510.040 Minimum and Maximum Densities 18.510.050 Development Standards The presented site configuration was selected as an effective lot configuration that will balance functional lot areas with access and utilization of available space within the 0.43-acre site. A practical solution involves creating detached homes in close proximity with addition of as many site amenities and landscape features as can be reasonably provided. 18.510.020 List of Zonina Districts Code sections require subdivision characteristics to be established in accordance with density calculations, pursuant to R-12 residential zoning criteria. The existing residence plus three detached single-family homes are proposed 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, as represented on Table 18.510.1. Development standards for the R-12 base zone shown in Table 18.510.2 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. The proposed 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 (excluding lot #1 front yard setback, for which a variance is requested), 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. Code regulations for the base zone (R-12 criteria, Chapter 18.510) and relative to this project require front setbacks of 15 feet, side yard of 5 feet, garage setback of 20 feet and rear yard with minimum 15 feet, with the corner of buildings a minimum or 10 feet from the street. The maximum building height allowed is 35 ft. The proposed development complies with each of these mandated setbacks and dimensional requirements as well as overall density and lot area requirements, excepting the variance requested for lot #1 front yard setback. The site development will meet the R-12 maximum lot coverage of 80 percent and minimum landscaped or natural vegetation area requirement of 20 percent, including garage and/or structure setbacks per Chapter 18.715. No discrete project phases are proposed. 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 4 detached homes in a configuration that provides accessibility and simplicity in layout, with as many site amenities and landscape features as can be reasonably provided. General building intentions indicate detached homes on the site, and specific details will be provided in subsequent submittals. Site development requires minimum on-street frontage of 25 ft. for each lot. This requirement is met for the frontage lot along SW McDonald Street and for the three interior lots that front on the proposed new private street. Per Pre-Application Conference notation, half-street improvements along SW McDonald Street (property frontage) require a 35-ft. right-of-way from centerline with 23 ft. of pavement from centerline; also 6-ft. wide concrete sidewalk, curb, and 5-ft. planter strip. Private road improvements require 20-ft. of pavement from curb-to-curb with a 5-ft. sidewalk. This street will be within a tract, and all improvements will be provided per Tigard Engineering requirements. Pursuant to provided Pre-Application Conference Notes and requirements for subdivision approval, a neighborhood meeting was held on February 28, 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 (see accompanying documentation and affidavit). 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 Property access and egress for this parcel is limited and defined by surrounding development. The only approvable connection available to the site is directly from SW McDonald Street along the north of the proposed development. This street is designed by Tigard as a coil ector street that connects to the west with SW State Hwy. 99W, a major route located approx. 900 ft. to the west of the subject property. On-site access will consist of a 20-ft. wide paved private roadway with five-foot wide sidewalk along the edge of the driveway within a 21-ft. wide tract, shown as Tract A on the Tentative Plat, Dwg. C2.1. This roadway will provide access to each of the three interior lots, with access to the frontage lot provided directly from SW McDonald Street. No additional accessways or connectivity is feasible or proposed, and the private road will terminate within the subject property. On-street parking will be provided adjacent to SW McDonald Street. Two off-street parking spaces are provided on driveways within each of the respective lots in addition to parking within two-car garages, and two additional parking spaces are located next to the private drive on the west side of Lot#1 as shown on Sheet C2.1. Half-street improvements along SW McDonald Street require frontage dedication along SW McDonald Street adequate to provide 23 ft. of pavement width from centerline to edge of street. A 6-ft. sidewalk with 5-ft. planter strip and curbing are also required as part of site development. Minimum street frontage of 25 ft. along the private street is required for each abutting lot, and this requirement is met for each of the interior lots that front on this proposed street. Dwg. C5.1, Off-Site Analysis represents adjoining streets and accessways in relationship to the proposed development. Local streets, adjoining neighborhood areas, and internal circulation are also shown on the drawing. Pedestrian connectivity is provided from the development along the subject property frontage and to the interior lots within the development via the provided sidewalk. The 20-ft. wide private street within a 21-ft. private tract is designed in accordance with applicable City standards (refer to Chapter 18.810, Street and Utility Improvement Standards). Block length criteria (Section 18.810.090) is not applicable, as no new blocks will be created. Subsequent features including appropriate signage will be provided in accordance with City requirements. As this subdivision involves only three new single-family residences, no traffic study has been prepared. The site plan represented will provide adequate sight distance along the property frontage. Impact issues are addressed within this application. C. Joint access D. Public street access Public street access will be via connection to SW McDonald 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 Proposed walkways are the 6-ft. concrete sidewalk proposed along the frontage of lot#1, and the 5-ft. sidewalk that borders lot #1. A 5-ft. dedication is proposed along the property frontage (see Site Plan), and the sidewalk within lot #1 will be within an access easement (see Tentative Plat). 8 G. Inadequate or hazardous access H. Access management There are no hazardous or inadequate access points into the proposed subdivision. The lots will have access either via the private roadway or directly onto SW McDonald Street, which is designated as a collector street. Spacing of the entrance roadway to other roadwa ys in the vicinity exceeds the required 150-ft. minimum distance designated by 18.705.030. H.2. Visual clearance and taper are represented on the Site Plan, Dwg. C2.1 based on 35 mph speed limit along SW McDonald Street. 1. A site distance certification has been prepared demonstrating sight distance in excess of the required amount. 2. The proposed driveway is located as far as possible from nearby public streets. The driveway was placed on the west property line to stay as far as possible from 103x`' Street. This places the driveway Nearly 200 feet from SW 103`d Avenue. 3. The driveway was located in such a manner as to preserve the greatest distance between public streets. The driveway is nearly 200 feet from SW 103rd and in excess of 200 feet from SW 104tH I. Minimum access requirements for residential use Dwg. 05.1, Offsite Analysis 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 property frontage and to the interior lots within the development with a sidewalk along the private street. Vehicular access and egress provisions must not be less than as specified in Table 18.705.1 for residential use, 6 or fewer units. According to this table, the three proposed single-family detached dwellings requiring access are to have (at minimum) one driveway with minimum 15 ft. access width and minimum 10-ft. paved width. The Site Plan (Dwg. C2.1) represents the access configuration with a 20 ft. wide roadway, exceeding the minimum access requirements. A vehicle turnaround is not possible given the limited dimensions of the site; however the access is only slightly longer than the 150 ft. limit. Relevant agencies were contacted in this regard, including Tualatin Valley Fire and Rescue and Pride Disposal Service. The deputy fire marshal did not express concern over the length provided hydrants are convenient to the site and access is available. Similarly, Pride Disposal indicated that their franchise with the City of Tigard specifies curbside pick-up service along SW McDonald Street, eliminating any need for direct access with garbage trucks. Based on initial inquiries, it does not appear that a vehicle turnaround is justified for this site. Block length (Section 18.810.090) will not exceed 330 feet, as no new blocks are created by this proposed development that would necessitate providing paths for pedestrian/bikeway use. Curb and sidewalk will be provided on SW McDonald Street along the property frontage and along the private street, as shown on the Site Plan (Dwg. C2.1), with sidewalk located within the public right-of-way or an access easement. Subsequent features and additional details, including appropriate signage, will be identified later and provided in accordance with City requirements. Chapter 18.715 Density Computations Ref: 18.715.020 Density Calculations The total acreage for the tax lot 2100 is 0.43 acres, or nearly 1/2 acre. Following the methodology outlined under Code Section 18.715.020 (B) and (C) and item #'1, Narrative of the Notice of Incomplete Application Submittal dated May 17, 2007: 9 - The total lot area (gross square footage) is approx. 18,595 sq. ft. - Subtract the existing house area (1,545 sq. ft.) - Subtract the private street, or `Tract A'area (2,884 sq. ft.) Subtract the right-of-way dedication area along property frontage (444 sq. ft.) - The resultant net development area is approx. 13,722 sq. ft. Dividing the net development area (13,722) by the minimum lot size for this R-12 property (3,050 sq. ft.) results in a maximum density of 4.50 units for the subject property. The corresponding minimum density equals 80 percent of this number, or 3.60 units. The proposed additional 3 lots correspond to the 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 to impact density considerations. The site does not exhibit geologic characteristics such as steep slopes or other features of potential concern. The property also does not involve residential density transfer to obtain the necessary density, and the development complies with standards of the designated zoning district. Chapter 18.725 Environmental Performance Standards The 4-lot land development proposed in this application involves clearing, grading, and site preparation work with addition of utility and roadway improvements. General provisions of this Code section address environmental issues including noise, odor, and discharge of matter into the atmosphere. Proposed site development will involve some temporary but ordinary disruptions to site conditions. Impacts would likely include release of particulates and vapors from operating heavy equipment, fugitive dust and debris associated with land clearing, and delivery or removal of construction-related materials. Short-term vehicular delays along the frontage may occur in the immediate vicinity, and some noise and/or vibration could result from site work. None of these impacts are considered irreversible, and none would occur at a level that may result in environmental consequences or impair the overall quality of the environment within the local area. Site-related operations and construction activities will be maintained within limits of normal construction practices and in accordance with applicable City ordinances. The accompanying Impact Study further discusses the anticipated effects that may result from the proposed residential development, and impact on infrastructure and existing community services. 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), Dwg. C3.1, Grading and Erosion Control Plan (tree representation), and Dwg. C3.2, Tree Preservation Plan. Proposed landscaping is represented on Dwg. C2.1, Tentative Plat and Site Plan. Areas to be vegetated include all residential lots plus the property frontage (street trees). Trees and other plant materials will be selected to comply with Tigard standards. Maintenance of trees and other 10 vegetation will be performed by the developer until homeowners can assume this task. Planting will incorporate trees of required sizes, and at spacing and approved locations to coincide with standards. Trees and vegetation to be retained will be protected from construction equipment damage. Planting will meet the required 20% minimum landscaped or natural vegetation area requirement. Refer to the accompanying Arborist Report for additional information_ 18.745.050 Buffering and Screening Ref: 18.745.050 Buffering and Screening 18.745.060 Re-Vegetation Buffering and screening will be provided by perimeter fencing to separate this development from neighboring properties. Adjacent land use and zoning is also R-12, or the same as for this subdivision. Consequently, the buffer matrix table and buffer combinations (Tables 18.745.1 and 18.745.2) do not apply based on compatibility of the subject property with adjacent use designation. The project will adhere to vision clearance requirements by restricting any sight obscuring landscaping or fencing at the property entrance, and any other locations that could impair safety and visibility (also see 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 space in front of each garage, totaling the possibility of four parking spaces per unit for the added units (lots #1 -#4). Two single-car parking spaces will be available adjacent to the private drive west of Lot 1 as shown on the site plan. Table 18.765.2 designates minimum residential detached single unit parking requirements as 1.0 parking space per dwelling unit. The proposed parking arrangement complies with the off- street parking requirement specified in this table for the proposed single-family units. Parking space designation and dimensions will also comply with City specifications. Two on-street parking spaces are proposed along the west side of the private street. However, on-street parking is anticipated to occur along SW McDonald Street. Chapter 18.780 Signs No specific signage has been designated for the subdivision, other than "no parking" signs to be placed along the internal roadway serving the homes. Temporary signage may occur near the entrance of the subdivision for promotional (sales) purposes, but this 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 18.790 Tree Removal Ref: 18.790.010 Purpose 18.790.030 Tree Plan Requirement Several trees currently exist on the site, primarily along the border with the property immediately to the west; and most of these trees are on the adjacent property. Most of these trees warrant preservation, and many of the (primarily coniferous) trees along the westerly property line will be retained (see Dwg. C3.2) to provide natural separation and privacy between adjacent 11 properties. The Arborist Report identifies tree species, and corresponds to the Tree Preservation Plan on Dwg. C3.2. Other deciduous trees within lot #1 and along the proposed private roadway will necessarily be removed to allow site development to occur. A Tree Preservation Plan (Dwg. C3.2) and an Arborist Report was prepared 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 and report accompany this application. Mitigation measures and all planting activities, including tree selection, are intended to comply with City requirements. Chapter 18.795 Visual Clearance Areas Ref: 18.795.020 Applicability of Provisions 18.795.030 Visual Clearance Requirements 18.795.040 Computations The only anticipated area where visual clearance could potentially constitute an issue is near the entrance to the proposed development. An intersection of SW McDonald Street with SW 103rd Ave. is located one tax lot to the east of the development. However, significant interference is not anticipated given added traffic from only three new residences. Representation of the driveway entrance and taper based on 35 mph speed limit on SW McDonald Street appear on the Site Plan, Dwg. C2.1. A design is proposed that allows adequate sight distance to accommodate vehicular traffic at the entrance to the subdivision. Following review and commentary by City staff, any potential or noted areas of concern will be addressed. 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 18.810.030 Streets 18.810.040 Blocks A. Improvements A private roadway is planned in association with this partition. This roadway provides access into the subdivision from SW McDonald Street and serves the interior lots. No new blocks will be created 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 12 connections meets criteria under 18.810.030.H.2, and meets intersection angle criteria as a 90 degree intersection. 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. The roadway and a 5-ft. wide sidewalk and curb occur within a tract or easement as shown on drawings, and paving and street construction will correspond to City standards (see Dwg. C2.1, Tentative Plat and Site Plan). Construction drawings for the planned development will provide a higher level of detail and engineering specifications, relative to street and utility standards. B. Creation of Rights-of-Way The proposed private roadway (name to be selected later) will be located within a 21-ft. tract. An additional 5-ft. property dedication will occur along the subdivision's frontage, as requested and required. No additional 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 McDonald Street and the interior lots will be served by the private road. The onsite sidewalk along the private road will occur within an easement, as shown on the site plan. 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 three lots, which is less than the six-lot dwelling unit limit (excluding planned development). Dwg. C2.2 represents a profile for connection with SW McDonald 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 serve this subdivision, and is not intended to be extended to either the east or west. Property to the east and west has been fully developed. 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 13 No additional right-of-way dedication is required along SW McDonald Street, in accordance with City provisions, to provide a 60-ft. right-of-way. No partial street improvements res ulting in a pavement width of less than 20 feet are proposed. No cul-de-sacs are proposed. M. Street Names N. Grades and Curves 0. 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 McDonald 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 Lot#1 abuts NW McDonald Street, which is classified as a collector street; consequently access and egress to arterials and collectors will be provided a tapered area (see site plan) and measures to provide adequate visibility (no plantings or other vision-obscuring obstacles) will be enacted. The private road will provide only immediate access and egress for the residences, and connectivity will not be a factor(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. Drawings showing the intersection of the private street with SW McDonald Street are included in the subdivision plans, and appropriate street name signage will be provided. AA. Street Sections BB. Traffic Calming CC. Traffic Study A street cross-section for SW McDonald Street is shown on Dwg. C2.2, which corresponds to this section. Grading along the private street is shown on Dwg. C3.1. If traffic calming or a traffic study is deemed necessary for this subdivision, City requirements will be met. The developer's engineer will provide sight certification as required. 18.810.040 Blocks No blocks will be created by this land partition. 18.810.050 Easements 14 A sidewalk access easement is shown on Dwg. C2.1 Tentative Plat, occurring adjacent to the private roadway. 18.810.060 Lots 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 McDonald Street. Sidewalk as proposed along the private roadway (lot #1) is shown on Dwg. C2.1. 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 Sanitary sewer and storm drainage will be discharged as shown into existing manholes. Other utilities will be connected as shown to existing or provided services, and no other easements are required. Stormwater detention will be provided to accommodate site runoff and surface drainage from lots, as shown on Dwg. C4.1, Utility Plan. On-site combined storage/treatment/detention is proposed, incorporating underground piping to detain flows and a water quality /flow control manhole to meet the City's pollutant removal requirements (see Dwg. C4.2, Details). Conveyance piping will extend to the north to connect with public facilities in SW McDonald Street. Public sidewalk will be provided within an access easement as shown on the Site Plan, Dwg. C2.1. Utility easements for other services will be defined in accordance with City requirements and dedicated to the City. All utility lines and new services will be placed underground. 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. Natural site drainage is predominately towards the north, 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. The sidewalk along SW McDonald Street will accommodate pedestrian access and promote connectivity with adjacent parcels. The sidewalk within the subdivision is proposed only for internal access. 15 NASH GARDEN COURT Tigard File #SDR2007-00007 VARIANCE APPLICATION VAR2007-000 Submitted to: City of Tigard, Oregon JUNE 21 , 2007 Submitted by: DL Design Group Inc. 9045 SW Barbur Blvd. Suite 101 Portland, OR 97219 (503) 225-1679 NASH GARDEN COURT Variance Application Introduction This proposed 4-lot subdivision is located at 10342 SW McDonald Street on the south side of the street, about two blocks east of SW Pacific Highway in Tigard. The project proposes to retain the existing residence on the frontage lot (lot#1) and create three detached single-family side-by-side residences on the remaining lots, each fronting on a private street. A new 20-ft. wide roadway would occur within a tract, connecting to SW McDonald Street on the north and providing access and egress to the interior lots (lots #2 and #3). This road would be constructed at the approximate location of the existing gravel access driveway on the site. No through-street connectivity is proposed. Each of the three proposed lots is of sufficient size to meet R-12 zoning criteria (min. 3,050 sq. ft.), with each of the interior lots (lots #2 - #4) containing 3,196 sq. ft. and the frontage lot (lot#1) containing 4,427 sq. ft. Consequently, lot size is not a factor in this request; but it also does not provide a solution to the frontage setback issue for the frontage lot. Criteria The applicant proposes to retain the house on the subject property and include this lot as part of the subdivision. However, the engineering development conditions presented during the Pre-Application Conference on November 2, 2006 requires the following criteria be met: - Right-of-way dedication for SW McDonald Street to 35 feet from centerline - Half street improvements to include 23 feet of pavement from centerline - Front yard setback of 15 feet, per Code Section 18.510 and Table 18.510.2 Request The applicant requests that a variance be granted to allow a reduction in front yard setback for lot#1 (lot containing existing residence on site) from 15 ft. to 10 ft.; also that the building front stairs be allowed to remain within this area to provide a connection between the building and the proposed sidewalk. Code References and Discussion 18.370.010 Variances A. Purpose. The purpose of this section is to provide standards for the granting of variances from the applicable zoning requirements of this title where it can be shown that, owing to special and unusual circumstances related to a specific property, the literal interpretation of the provisions of the applicable zone would cause an undue or unnecessary hardship, except that no use variances shall be granted. Response: The existing residence on proposed lot#1 has a small front yard with stairs leading down to a concrete walkway from the front porch. The lawn area extends to a banked area landscaped with groundcover, adjacent to the street. Several concrete stairs extend down to where the future sidewalk would occur. This lawn area comprises an integral part of the symmetry and appearance of the residence. Due to the elevated position of the banked lawn area above the street level, it will significantly change the overall appearance of the building frontage to terminate the lawn area 1 immediately below the front porch; however even with this change, sufficient frontage area would not be provided to meet the required 15-ft. setback criteria. A 5-ft. property dedication is shown on the site plan, enabling required sidewalk improvements to be placed within the 35-ft. right-of way. This public dedication also does not relieve the shortage that results from the location of the existing house in relation to the 15-ft. frontage requirement. The residence was built in 1916 and has been a part of this location since this date. In addition, the developer has made substantial interior improvements in the building to upgrade the structure. The building's location with respect to setbacks represents a pre-existing condition. The minimum lot criteria regarding frontage setback cannot be reasonably met. C. Approval process and standards 1. Variances shall be processed by means of a Type ll procedure, as governed by Section 18.390.040, using standards of approval contained in Subsection 2 below. Response: This variance request is submitted concurrent with the application. As the subdivision as proposed is dependent on approval of the undersized lot, the applicant requests joint review and consideration. 2. The Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; Response: We are not aware of any condition that granting this variance would impose on neighboring properties; or of impact to any related policies, standards, or City zoning criteria. b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; Response: The requested variance is peculiar to this property and the need is evident based on the position of the house and its location. Circumstances related to mandated development requirements are the sole reason for requesting this variance. The relatively shallow front yard area, combined with the architecture of the porch and stairs in conjunction with the elevation differences between the porch and the sidewalk, result in a difficult transition between floor level and street level. The space in which to achieve this vertical transition is constrained by the yard area. Modifying the lot configuration for the subdivision, either for the subject lot or other lots (other than frontage setback allowance for lot #1) would not change the nature of the frontage limitations. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land: Response: The existing and proposed use of the property conforms to City's R-12 zoning criteria and each of the lots meet minimum area requirements of 3,050 sq. ft. The zoning allows single-family residential use outright (Ref: Table 18.510.1, Use Table) and the overall economic use of the land would remain unchanged, although density would increase in accordance with zoning allowances. There is no apparent impact to maintaining City standards by granting a variance, as the stated purpose provides for this consideration. d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; Response: No physical or natural systems involving traffic, drainage, dramatic land forms or parks would be adversely affected. The existing natural and physical conditions and at the site would continue with or without development and partitioning the property would not significantly alter the basic characteristics of the site. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. Response: Records indicate the residence was constructed in 1916, and it appears to have remained at the present location since this time. The street right-of-way and designation may well have changed over time, but presumably not the building itself, other than renovation. The difficulty of moving the two- story residence is evident, and not within consideration. There appears to be no other practical solution to complying with City criteria, other than requesting a variance. Except for the constraining factor of frontage setback, the lot and subdivision otherwise appear to meet all the established criteria. Developing the subject property is reliant on approval of the pre-existing structure, and the lot frontage setback limitation is not a contrived or created situation. The hardship that exists is unique to this property, and the applicant is not seeking any more lots than would otherwise be allowed, or special consideration other than obtaining the allowance necessary to obtain City approval. The proposed subdivision meets code requirements in all other areas, and appears to meet all relevant criteria for granting a variance. Arbor,'s± Rapor± • • ARBORIST REPORT RECEI VED Subject: Tree Plan t,�AAY I G • 2007 Address of the Report: 10342 SW McDonald St. P �TYOF �'� A�1 LANNINr;mnr^rrr•rarnrr Tigard, Oregon Date of the Report: April 30, 2007 Report Submitted To: Planning Department City of Tigard Identification of the location, size species of all existing trees is shown in the attached Tree Assessment and Tree Assessment Map. Additional details of the Tree Plan and tree protection are also shown in the attached CAD drawing. All significant trees have been detailed in the Tree Removal Table. Since all tree over 12" DBH are proposed for removal, no specific preservation plan exist for them. Tree preservation for all remaining trees to be preserved has been included. Protection measures for all trees to be preserved are detailed in the attached check list. There is no evidence of tree removals on this site during the past year. Tree removals on this site shall conform to City of Tigard Ordinance 18.790. Sincerely, Kay Kinyon Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, Lic #PN-0409 St. Tree Removals & Mitigation 10342 SW McDonald St. Tree No. Common Name Botanical Name D B H Significant Remove Mitigation 1 English Holly Ilex aquifoliom 11 No Yes 2 English Holly Ilex aquifoliom 10 No Yes 3 Douglas Fir Pseudotsuga menziesii 15 Yes Yes Yes 4 Red Maple Acer rubrum 14 Yes Yes Yes 5 English Holly Ilex aquifoliom 7 No Yes 6 English Holly Ilex aquifoliom 5 No Yes 7 English Holly Ilex aquifoliom 7 No Yes 8 English Holly Ilex aquifoliom 7 No Yes 9 Silver Maple Acer saccharinum 18 Yes Yes Yes 10 Sycamore Platanus x acerfolia 23 Yes Yes Yes 11 Silver Maple Acer saccharinum 20 Yes Yes Yes 12 Scotch Pine Pinus sylvestris 16 Yes Yes Yes 16 Sweet Cherry Prunus avium 6 No Yes 21 Silver Maple Acer saccharinum 16 Yes Yes Yes 22 American Sweetgum Liquidambar styraciflua 9 No Yes Totals 15 7 r lS G ? — t . ,. Name: Nash Location: 10342 McDonald Date: 4/25/2007 ■ NO. COMMON NAME BOTANICAL NAME DBH CONDITION COMMENTS 1 En.lish Holl Ilex aquifolium 11 Fair _2 stems 87. R 2 E lish Holl Ilex aquifolium 10 Fair 3 stems 6,6,6. /L 3 Dou•las Fir Pseudotsuga menziesii 15 Good i- 4 Red Ma•le Acer rubrum 14 Good 3 stems 10,7,7. i= 5 E •lish Holl Ilex aquifolium 7 Good A 6 English Holly Ilex aquifolium Good No 6" stems IL 7 English Holly Ilex aquifollum 7 Good Q 8 E •lish Holl Ilex aqulfollum 7 Good R. 9 Silver Ma•le Acer saccharinurn 18 Good 11 J 10 S camore Platanus x acerifolia 23 Good a 11 Silver Ma. e Acer saccharinum 20. Good _ k 12 Scotch Pine Pinus sylvestris _ 16: Good P► 13 Scotch Pine Pinus sylvestris 19 Fair 2 stems 15 11. 14 Scotch Pine Pinus sylvestris 15 Good 15 Scotch Pine Pinus sylvestris 16 Fair Off property. 16 Sweet Cherry Prunus avium 6 Fair 0. 17 Scotch Pine Pinus sylvestris 15 Good Off property. - 18 Scotch Pine Pinus sylvestris 13 Good Off property. • 19 Scotch Pine Pinus sylvestris 13 Good Off property. . 20 Scotch Pine Pinus sylvestris 12 Good Off property. 21 Silver Maple Acer saccharinum 16 Fair a 22 American Sweetgum Liquidambar styraciflua 9 Fair 20' SE of NE . corner of rear • house, 17' NE of SE corner of rear house. 23 Flowering Cherry Prunus serrulata 9 Good 18' North of SE • corner of main house, 8' E of East wall of main house. 24 Snow Gum Eucal •tus •-uciflora ss•. ni•ho•hila 18 Good Qff property. • Q e.3 1.111 = I 5149 i nc h e s 4, 6e;"`1 et,-4,4 e d ( a X, r-c4e AI" ") ro n4.4- loss ;441a • • te Tree Protection Plan ROMEO I 7jOS. 441/iIMO SITE ADDRESS 10342 SW MacDonald St. olio"- the below lister instructions o e- t -avi3e, nr as er protectior befe r¢, dur i ng and after construction for tree ;. 14,#15,#17,#18,#19,#20,#23. I, Before Construction;. Sac. X : a :den:i`y and number the trees to be protected, verify pi,: maoaing anciicr tagging and note then sae in D.B.H, 'Diameter at Breast Height), variety, health an structu-al conditions, -eview plans. • x o b. Cie Crlerz with local government agencies for tree protec:tior ordinances x _r C. Remove any low limbs `r.at rnzv be in the way of construction equipment, and prune as neeoe:' to adhere !IAA standards. x d. Leave a protective covering on the soil, i.e., existing gro ndcover or mulch. x z e. Notify all other contractors that these trees are to be saved and protected. x _ Iris all a temporary 5' high metal no-climb fence to protect the trees and `heir 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. �!3e roots from that drip zone out provide nutrition, ware-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) x g. Identify any insect or disease problems.hat may require treatment. x t7 h. Engineer and design proposed structures and construction to avoid root loss. Bridge type foundations can save major roots. :x = i. Design landscape islands and planting areas large enough tc., accommodate trees at maturity. x c• j. Plant the right tree in the right place. Avoid future conflirts with buildings and utilities. x `r 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. x 0 I. Consider tree removals adjacent to trees to be saved for wind related stability concerns, Residential and Commercial Spraying•Fertilizing•Pruning•Landscape Installation•Landscape trrlainlenance•Cone:Nation WEMBEFt• Tree Care Industry Association- International Society of Arboriculture•Oregon Landscape Contractors Association Construction Contractor#62635• Landscape Contractor 0555F•Chemical Apptkation 0000231 • Insured P.O.Box i 3S •Lake Oswego_OR 97035.503-535-31 55•Vancouver 360.737-26'6•Fax 503.635-1549 Visit our wabsite at wwwiclu.com•E-mat:r-rta's 1clu.com • Ape. Non-Aoa, x = m. C`►eck for past and proposed grade and drainage chanciest consider the ee:s. x a n. Check trees for stability x - le, Remove all trees that would not survive the effects of chance. Remove all hazardous trees. x p. Mineniµe e!' ironmenrai &lenges II. Durino Construction: x e. Keep equipment off of the root system to avoid compaction, x 0. Keep equipment away from structure to prevent damage to trunk and limbs. -x • Dort aliaw c:iemicals to be dumped on the ?round near tee tree, i.e., gasoline, diesel, paint, herbicide, cleaner, :'sinners,etc. x d. Provicie means of temporary irrigation If the project runs through the summer °_' e. If roots or limbs are cut or damaged, nave :herr inspected ev ar :SA vereleiee Arborist and repaired or treated according to his/her recommendations. x _ f. Protect the trees from ex essive heat, i.e., equipment, paving and/or burning x ee. g. Avoid trenching through the root systems, boring_ under them or tient digging can save roots. x .; 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. II!. After Construction: x _ 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. x -' D. Provide irse:t an disease control, fertilization and pruning as needed or adhere to long-tern, protection plan if provided. x 3 c. Avoid direct irrigation soraying onto the trunk. The amount of irrigation needed to keep new Plantings alive can often be enough to kill mature trees. x o d. Do not cover existing root systems with more than 2"of soil. The mo*e soil you add, the greater the chances of damaging the root system. x 0 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 w`.at work needs to be completed in the tree`s vicinity. On site supe'visiori by a ce-i`ied arborist will he determined and sepaiied as necessary. s+Uaw+ n ) o(r &14L? W pooqJeq1Q?,q AFFIDAVIT OF MAIL /POSTING NEIGHBORH( 3 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, +Ac ∎t , MAY\45t■_\ , being duly sworn, depose and say that on the I day of 20 u -, 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) I v ', k'2 - C,_Irvl\bAt_, T,CAR. 0g2 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 Rersons and were deposited on the date indicated above in the United States Post Office located at MJL,rCKIAnAM (±um pO-TLIVAN, , with postage prepaid thereon. • ignature n the presence of a Notary Public) POSTING: I, - ALASot,/ /__LE Da/AeD , do affirm that I am (represent) the party initiating interest in a proposed ?_ ii,a--,1JT,A e— st Bb,v, affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) /03.12_ St#J /-(cboiuALb STR T-, T1tc 1(?j Dp_ and did on the E3T day of F2vAey , 20 ? 7 personally post notice indicating that the site may be proposed for a L-A 1 -=t1, //EAJ7 application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at /03 42 SCc) 14-fc l ci'(t 5772 T, 776A , D,C (state location you posted notice on property) t � Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF DV'e crv1 ) County of MI O Met- ) ss. Subscribed and sworn/affirmed before me on the IZ day of Feb f'u&A 2 20 ? . OFFICIAL SEAL l(JJr) DONNA H COLE ) ( ^�M COMMISSION COMMISSION N0.382234 EXPIRES JUNE 27 2008 6 • ARY PUBLIC OF OREGON My Commission Expires: N ue 2-7, 2 CO Applicant,please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#(s): h:IoginlpattyUnasterslafridavit of making-posting neighborhood meeting.doc .if!. i„ ^rf ,4 i ir ii. S_E_ C E ' G plo :to hold HEtG14841tH000 MEETING .,1 concerning proposed I development of this property. 1 r ..� -e. 100 .. Pfi©pQSgn pR03C CT ._• • ier Mora! Via... .. -.. b Meeting Sign at 10342 SW McDonald Street Tigard, OR 97224 Posted on 2-9-07 • Patty Lunsford - Mailing Labels For DL Job#NAS001 Are Ready Page 1 From: Patty Lunsford To: ran @dleng.net Date: Monday, February 05, 2007 4:56:32 PM Subject: Mailing Labels For DL Job# NAS001 Are Ready Hi Ran, Your request for property owner mailing labels is ready to be picked-up. I will leave your labels in will-call under the name of DL Design Group at the planning/engineering permit counter in the permit center. The cost is $21.00. Sincerely, Patricia Lunsford, Planning Secretary City of Tigard, Oregon 13125 SW Hall Boulevard Tigard, OR 97223 503.639.4171, ext. 2438 patty @tigard-or.gov r 02/05/2007 14:03 503-246-2n4 llL I)t. 1(1N UHUUF' 1NG N/�G� b1/b2 • . vosivic pp DESIGN GROUP INC. Y c1 OVER SHEET 9045 SW Barbur Boulevard, Suite 101 Portland, Oregon 97219-4021 Tel. (503)225-1679 Fax(503) 246-2094 Email: ran @dleng.net Faxed by: Ran To Tigard Comm.Develop. Dept. From Ran Leonard Attention Patty Lunsford Date February 5; 2007 • Fax Number 503-598-1960 Regar Mailing List ding Project 10342 SW McDonald St. DL. • NAS001 Job# • Number of Pages Including Cover Sheet: 2 Patty, . Would you please issue a mailing list, and notify us of fees due and when it is ready for pick-up? Thanks. li UUt- 1Nl 02/05/2007 14: 03 5U3-24b-2n4 llL llt51UN rr�ut bLf b2 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT ;;� �� l PLANNING DIVISION TIGARD 3125 SW HALL BOULEVARD CITY TY OF of TIGARD TIGARD, OREGON 91223 CvmTnureity veve anent PHONE: 503-634-A Ill FAX: 503.598-1960 (Attn: Patty/Planning) Shupfn ,2l Setter Community 2110EN P l 5 ° ° oa � @1N� .. SMAIU Property owner information is valid for 3 months from.the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1 S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: -4s 22 85 c ,0c, . L o 347- S t ) /4-1 ejL Sf 972- • • 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 protect planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. The 2 final sets of labels need to be placed on .envelopes with first class letter-rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City, for the purpose of providing notice to 'property owners of the proposed land use application and the decision. The sets of envelopes must be Kept separate . The person listed below will be called to pick up and pay for the labels-when they are ready. NAME OF CONTACT PERSON: 1�0vt,r PHONE: 5D 3 z2 S_ /‘7 . bts�9H ��..� ��. FAX: o 3— (Q-zo9 . This request may be mailed, faxed or Ilan. delivered to the City of igard. Please a low a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request that will be placed in Will Cair by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined, PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RETYPED MAILING LABELS WILL BE ACCEPTED. Cosi Description: $11 to generate the mailing list, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. EXAMPLE • COST FOR THIS REQUEST 4 sheets of labels x$2/sheet=$8.00 x 2 sets= $16.00 sheet(s)of labels x$2/sheet=$ ,x / sets= �-° 2 sheets of labels x$22sheet for interested parties x 2 sets= $ 4,00 L sheet(s)of labels x S2/sheet for Interested parties=$ X / sets= GENERATE LIST = faLaci GENERATE LIST = 7$1 0 TOTAL = $31.00 TOTAL = � a1 NN CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED is","" 13101“01400 ' 78102CC11E00 25,07C001600 78107“C01700 711117CCIIIN (500') "1"""'" HILL VIEW ST 5117NN$N NNI $I INNRN 131NI mNNnen MINIM, m,xa1N/ CD 1017,,,711/ FOR: Ran Leonard m07EN1711 - -- ' ,(�1 A` 80088001101 !MECUM > mU°ENL/ x1D7C807180 . : 2S111BB, 2100 r7t m120E11101 %/) ISINE,II101 S 77105187801 p. 711080E1511 78107CCn0DB LIN111111I m1lIIINN 10120,/1M11 10410011111 .4111 0 7s107cc0I01I n1085503000 mn111111B t—, Property owner information is valid for 3 months from 14 90 ■ 1, I the date printed on this map. 131I5A1107000 N411,%. \\0 211111111111113 0 II ____ ,„„.,..,`■ 2$111Y - ■ �� � C5row1111 \ I mMN11N m111N1111 78„00001211 1E77AINN7 ■ 1101111101 511AIIM11 1010111711 11II0/N1N A 1•11011111118 1$10•11 MTUIMIN II I 0 100 200 300 Feet 11111111 MHO= MINIMS 1"=214 feet 51111°070011 1111100111011 O ' O 1=1 s - I= Q MUMS 5115N1IN O 0O 0O 0 1013013 TIGARD al= o I I Information on this map is for general location only and = ► should be verified with the Development Services Division, 13125 SW Hall Blvd iI ` Tigard,OR 97223 M (503)639-4171 I � /'-----'\ I http://www.cl.tigard.or.us Community Development Plot date:Feb 5,2007;C:lmagic1MAGIC03.APR 2S111BB-01600 2S111BB-02000 BAURER RAMONA R CROSS KENNITH D&JILL A 14165 SW 103RD 14175 SW 103RD AVE PORTLAND,OR 97224 TIGARD,OR 97223 2S1 02C C-08900 2S1 10AA-03200 BRADSHAW NICKALAS N J& DAGGETT TRAVIS D&SHARLENE M BRADSHAW MEGAN J 14060 SW 105TH AVE 13947 SW 104TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S1 02 CC-01700 2S1 02C C-03500 BRITTAIN FAMILY TRUST DAVIS STEPHEN GROMER BY PAUL E/ANITA M BRITTAIN TRS 10315 SW MCDONALD ST 1487 PASSED AURORA TIGARD,OR 97224 SAN DIEGO,CA 92154 2S111BB-02100 2S102CC-01600 BULLOCK MICHAEL T&CAROL H DORTON MARGIE E 10342 SW MCDONALD ST 10315 SW HILLVIEW ST TIGARD, OR 97224 TIGARD,OR 97223 2S102CC-08500 2S1 1 1 BB-02400 C H S INVESTMENT CO DURFEE DAVID A&SHIRLY M PMB 186 10460 SW AMANDA CT 2020-C 8TH AVE TIGARD,OR 97224 WEST LINN,OR 97068 2S111BB-02700 2S111BB-01200 CALLAHAM C DAVID FABER ROBERT C&MARGARET A 10804 NE HWY 99 14230 SW 103RD VANCOUVER,WA 98686 TIGARD,OR 97224 2S102CC-08400 2S102CC-03001 CAPRI MICHAEL J FAGAN BETSY BY CHS INVESTMENTS 10350 SW HILLVIEW ST PMB 186 TIGARD,OR 97223 2020-C 8TH AVE WEST LINN, OR 97068 2S102CC-03000 2S102CC-08700 CHOBU YURIY FANT KARLA 1999 IRREVOCABLE TRU 10360 SW HILL VIEW ST BY KARLA S PIATT TIGARD, OR 97223 PO BOX 91002 PORTLAND,OR 97291 2S102CC-08300 2S111BB-01301 CHS INVESTMENTS CO FISCHER CAMILLE L& PMB 186 FISCHER APRIL TRS 2020-C 8TH AVE 14120 SW DRIFTWOOD CT WEST LINN,OR 97068 TIGARD,OR 97224 2S111BB-00600 2S102CC-02600 COLLING JOYCE C GILL EDWARD W& 959 SW 7TH ST CORYELL JANET L DUNDEE, OR 97115 13885 SW 102ND AVE TIGARD,OR 97223 2S1O3DD-01201 2S110AA-03100 GOODWILL INDUSTRIES OF THE KENDLER ILA V COLUMBIA WILLAMETTE 14040 SW 105TH AVE#B 1943 SE 6TH AVE TIGARD,OR 97224 PORTLAND, OR 97214 2S111BB-01502 2S111BB-02200 GORGER RICHARD A/MOLLY J KLETZEL E SCOT&KRISTI S PO BOX 230725 10479 SW AMANDA CT TIGARD,OR 97281 TIGARD,OR 97224 2S102CC-03400 2S1O2CC-03302 HAMPTON DANIEL L&CHERISSE M LAWHEAD BRUCE& 10345 SW MCDONALD JUDY K TIGARD,OR 97224 10365 SW MCDONALD ST TIGARD,OR 97224 2S102CC-01800 2511OAA-02900 HART VIRGINIA A LEIVA LILIAN&ALEX 10255 SW HILL VIEW ST 11865 SW TUALATIN RD#51 TIGARD,OR 97223 TUALATIN,OR 97062 2S111BB-01800 2S111BB-01501 HEISE MONICA JO-ANN LEMLEY DANIEL M 10390 SW AMANDA CT 14135 SW 103RD AVE TIGARD, OR 97224 PORTLAND,OR 97224 2S102CC-08100 2S110AA-03000 HOUSING AUTHORITY OF LOWER FAMILY TRUST& WASHINGTON COUNTY MAYS KRISTINA ALANE 111 NE LINCOLN ST#200-L PO BOX 1409 HILLSBORO, OR 97124 RUNNING SPRINGS,CA 92382 2S102CC-02900 2S102CC-01400 JOHNSON GLORIA JEAN MCAULEY CHARLES D&HELEN 10290 SW HILLVIEW ST 10375 SW HILLVIEW ST TIGARD, OR 97223 TIGARD,OR 97223 2S111BB-01700 2S10200-08200 JOHNSON TAYLOR C&TRICIA M MERCADO PEDRO R&ANA M L 14155 SW 103RD AVE 13915 SW 104TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S111BB-01100 2S102CC-03700 KASTEL CHARLES G& MARY J TRS MERRICK BRET&CAROLINE J 14259 SW 100TH 13990 SW 102ND AVE TIGARD, OR 97224 TIGARD,OR 97223 2S102CC-07700 2S111BB-02500 KAUFMAN KARL G&TERESA M MONTES GLORIA I&CARLOS A 10385 SW HILLVIEW 10440 SW AMANDA CT TIGARD, OR 97224 TIGARD,OR 97223 -2S102CC-02800 251118B-02101 • MULLINS MICHAEL C&JUDITH E SKYNAT LTD PARTNERSHIP 10330 SW HILLVIEW 4000 SW CORBETT AVE TIGARD, OR 97223 PORTLAND, OR 97239 2S 102CC-02500 2S102CC-03300 NELSON WILLARD&ALICE SOLORIO AVALOS JESUS& TRUSTEES DESOLORIO CONSUELO PEREZ 13900 SW 102ND 10375 SW MCDONALD ST TIGARD, OR 97223 TIGARD,OR 97224 2S 102CC-03600 2S102CC-03301 PECK ALAN W& SPECIALIZED HOUSING INC RATHBUN ELIZABETH A 5319 SW WESTGATE DR#124 13995 SW 102ND AVE PORTLAND,OR 97221 TIGARD,OR 97223 2S111BB-01300 2S111BB-02300 PROPST MELVIN R ELAINE SPRAGUE DEREK G&KORINDA E 14180 SW 103RD AVE 10480 SW AMANDA CT TIGARD, OR 97223 TIGARD,OR 97224 2S102CC-01500 2S1020C-02700 RISING ROBERT& TAYLOR PETER H B J RISING VICKI B 13965 SW 102ND 10345 SW HILLVIEW ST TIGARD,OR 97223 TIGARD,OR 97223 2S111BB-00400 2S102CC-08600 RIVER PRESERVATION LLC UNVERZAGT AARIC D& PO BOX 513 ELEANOR WILSONVILLE, OR 97070 13845 SW 104TH TIGARD,OR 97223 2S111BB-02600 2S102CC-08000 ROCHE RICHARD L&KELLY J VANDENBOS TIMOTHY TR 10420 SW AMANDA CT 10415 SW HILLVIEW ST TIGARD, OR 97224 TIGARD,OR 97223 2S111BB-00500 2S111BB-01503 RUEDY ROBERT E VITIRITTI FRANK 14185 SW 100TH AVE 21 PRESIDENTIAL WAY TIGARD,OR 97224 HOPEWELL JUNCTION,NY 12533 2S102CC-08800 2S110AA-00200 SADEK HESHAM A&SOHIR L VOIEN BETH TRUST 13955 SW 104TH AVE BY BETH VOIEN TR TIGARD,OR 97224 24 VILLA POINT DR NEWPORT BEACH,CA 92660 2S102CC-03800 2s111138-01500 SANTOS RIGOBERTO& WASHINGTON COUNTY ALICIA DEL CAMEN FACILITES MGMT 10105 SW MCDONALD ST 169 N FIRST AVE MS42 TIGARD, OR 97224 HILLSBORO,OR 97124 2S102CC-03200 • WESTOVER CHRISTINE M 10340 SW HILLVIEW ST TIGARD,OR 97223 Josh Thomas Susan Beilke 10395 SW Bonanza 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES fog. I of Il li:\curoln\setup\labels\CIT South.docl UPDATED: 12-Dec-06 City of Tigard, Oregon - 13125 SW Hall Blvd. • Tigara, OR 97223 el February 12, 2007 • DL Design Group, Inc. T I GARD Ran Leonard 9045 SW Barbur Blvd. Suite 101 Portland, OR 97219 Dear Ran: This letter contains important information about your room reservation. Please read this letter in its entirety. Your request to use the City of Tigard's Red Rock Creek conference room located in the City Hall at 13125 SW Hall Blvd is approved. The Red Rock Creek conference room is reserved for the meeting as follows: Event Date: February 28, 2007 Event Time: 6 to 8 p.m. Please pick-up the key at the Tigard Police Department Records window located in the City Hall. The Police Dept. will release the room key no more than 15 minutes before your event start time. The key must be returned to the Police Dept. no later than the event end time noted above. Please return the key to a Police Dept. staff member, do not leave the key in the window tray. The key to the Red Rock Creek conference room opens the outside door in the courtyard area between the Library and City Hall. Please see the map on the back of this letter. Restrooms are available for use in the Police Dept. lobby. Meeting participants are to enter and exit Red Rock Creek through the side door. For the meeting participant's safety, please make them aware of the proper entrance and exit to the room. City staff is not available after 5:00 p.m. or on weekends to provide assistance, so clarifying what is available prior to the meeting will help your event go more smoothly. Please let me know prior to the event date any specific needs you may have. Police Dept. Staff cannot assist with your reservation requests, other than providing the key. Projectors and other equipment are not available through the City. As indicated in the Room Use Policies and Procedures, the City retains the right to cancel or relocate a meeting. We do our best to keep meeting reservations intact. However, it is sometimes necessary to make changes. Police Dept. staff is authorized to release the key to the person or people noted on the room use application. Please be sure to list more than one person on the application if there could be someone else picking up the key or in case of an emergency. I am happy to update the key authorization when requested prior to the meeting. Please return the room to its original configuration and leave it in an orderly fashion. The City is unable to furnish cleaning supplies, mops, brooms or vacuum cleaners; therefore, you will need to bring your own. Trash that does not fit in the cans provided will need to be taken with you. On behalf of the City, we thank you for complying with these and all other conditions of the room use policy and I hope you will enjoy using our facility. If you have any questions regarding the reservation, please contact me at 503-718-2474. Sincerely, Jill Byars Room Reservation Coordinator Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 *1 . * City Hall p Police Dept. £ 8 Red Rode Creek Cont.Rm -- -%;14, . ." f 1 f1:. Town Hall N • �i�_ it" it t * —1,.. -- 14- 1 11 t 1; i . Courtyard 4. o C ,r ;; c w ',1!,=.:,.= 1%-�S. �� .1_0 QV, NO O'4, % Permit Center ,''`"\:' V Hall Blvd . NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: Mc1J0 4/01 �u����rs�o,1 / +r-ci MEETING DATE: Fa.'vr4ar Z� 2007 PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS CITY, STATE ZIP CODE PHONE # ICaK ��,�a: �O¢S StA) ar-4 D 5-03- 1)L D�Si9v, 6r-0,4(5 Sue /o/ POdIaKd- c71- 5-7219 225-/,679 G Lf �,o,yttiA 6 10L1 5 s rst a w7 P K j L�-iv� Std L --116)■.1 fv l � l / d 17 7/CY Z Z ,r-(b .° Sc.cri- NI/04H 192-40 A.h.) 4n j4 PL-. � � d4 9 -72_2_5 3 go i o 3323 1(, c42l,4GJi ge_724,10 O/-L ?72-/7 503 2-83 -133,/ AfrS410C1 Py DESIGN GROUP INC. NOTICE OF NEIGHBORHOOD MEETING February 9, 2007 RE: 10342 SW McDonald Street, Proposed 4-lot Subdivision Dear Interested Party: DL Design Group Inc. represents the owner of a property at 10342 SW McDonald Street in Tigard, OR. This property is located east of SW Pacific Hwy. between SW 103rd and 104th Avenues on the south side of SW McDonald Street(see enclosed location map). The developer is proposing a 4-lot subdivision, retaining the existing house and adding three new townhouses at this location with a public street connecting to SW McDonald Street. Proposed improvements would include providing underground utility services, addition of curb, sidewalk and street trees along the property frontage, and related site improvements (see attached tentative site plan). Prior to applying to the City of Tigard for the necessary land use approvals, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Day / Date: Wednesday, February 28, 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. We 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. Information 9045 SW Barbur Boulevard, Suite 101 + Portland, Oregon 97219 ♦ Phone: 503.225.1679 f Fax: 503.246.2094 ' Y 5``P G; .i,00 C c Srro�St y sw m u s Ca T.3,,,,,.. -S v S! c W a 7 y i Sw'arR I >< Farm"• y tb -TIc. 7' s. S rr n. y-� '.5•.v Cdgcerood St Sr _ St'Garden Park P'i - - ' Sw MI11vicw Ct Anthony � _ C ete q ...__..__ _....._._ ..._C..__. __ ,. 5v'Gaarct St w:McDOnald St _..__. Sw McDanaltl 5t _...__ Sw'Nhlkeca>5y Su LPtc:n sw`ase 5t Sw Elrose St s,Groce ct Sw Blackoaks l SW Jad:ie a F ._. Sv;Amanda Cl `^ SW Mountain vizor.in Blvd aw Sr Ot' Sw 11,T,11,T,I mace St Sw Judtlee PI ,- - y`' P*^ Sa g,cagy Lr�%� `�� a Svv 1r St i' �� .n2n Pve a `, __.. SW�� Sr'Carlo-zrhury in Sw 1.1arcMk Ln u Sw Muroock St v Cl - C ra am. � v S m; .c,s j lE G —_ v Sw W_;F`=rC=Ln w u Se,Ae•ii no St 0.6 q. ... > o P r '41; V S I-Sdtticr Sr C it..r S' rro dw^_w Dr = ice,{ o coa e3 Property Address: 10342 SW McDonald Street, Tigard, OR 97224 97.44642 m • ' ‘i 1 96..00 88.86 t 1 N89-38-QOE 1503 1 c .22 AC z) 1I til 40.11i: 1 as 8 81 m 2100 9000 I ,..,r I al ca �. 1500 ac's! 0 N89-38-000 ! \, el b .71 AC 0 PI 43 AC N i 1 ,r/ Z zz 0 1501 1 r...,.,a :18 AC 0i 90.00 •-) r j ' cl ,589^38-Dow 88.za ell 184.78 1502 m Nri 4.1 IZI rC6i,I al 22 AC cc LI 11›.4.09 90.00 1 1 (N1140 Tax Map 2S 1 11 BB Tax Lot 2100 0.43 acres SW McDONALD STREET 66.8 I I I I I 1 to to 1 LOT ? of cciI -- 22.0 - A=5157 SF I I TRACT A-7- 1 22.0 1 A=3713 SF 29.6 — — l 29.6 29.3 I I I I I 1 I I Q o 0 0 o_ 0 0 I —I I I 1 I I I LOT 2 LOT 3 LOT 4 I I 1 I A=3256 SF I A=3256 SF I A=3214 SF I I I I I I I t • ~ ` r'1 ` �! it' ' ,,,,,,,,,,!`i. W { C � . C21 1 4( ;-ter x ./ 4 �` ..`' + . � /c" � V,,I. 13 Ltdii:r, �4. '.1'd} 11,11'Prg4ICt' -11h Y.r�_I.L:. *T MEETING tip, LOCATION � `]_iht ti �*. A ON!TA Neighborhood Meeting for McDonald Street Subdivision: Tigard City Hall Red Rock Creek Conference Room 13125 SW Hall Blvd. Tigard, OR 97223 Date: Wednesday, February 28, 2007 Time: 6:00 — 7:00 p.m. • NEIGHBORHOOD MEETING INFORMATION it As part of the development review process for most land use applications, the City of Tigard • : ' ,4', requires that developers hold a neighborhood meeting to notify and discuss with property d4vi P PY r ,,,,,, L} f ',.;444; owners in the area, their proposed development. Below are some frequently asked questions e G -,,, ; about the neighborhood meeting process. 1,,, Jw,,F``M2y ?5 WHAT IS THE PURPOSE OF THIS NEIGHBORHOOD MEETING? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. WHAT HAPPENS AFTER THE NEIGHBORHOOD MEETING? After the neighborhood meeting,the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. 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 SUBMTITED? 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 familiariieyourself 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. Page 3 QUESTIONS TO ASK OF TYPICAL NEIGHBORHOOD a41 CONCERNS, TO MAKE SURE YOUR CONCERNS ARE • CONSIDERED The following is a list of questions intended to aid you in formulating y our crcvn questions for `� proposed development in your area Feel free to ask more or alter the questions to address your , 1- 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? ■ 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? ■ 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? 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? is\curpin\mastea\neighborhood meetings\neighborhood meeting information_questions.doc Page 4 NEIGHBORHOOD MEETING AGENDA February 28, 2007; 6:00 — 7:00 p.m. PROJECT: McDonald Street Subdivision, 4-lot residential development Located east of SW Pacific Hwy. between SW 102nd and 103rd Ave. MEETING: Tigard City Hall, Red Rock Creek Conf. 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 XI. Closing Comments PROJECT INFORMATION Project Name: McDonald Street Subdivision (name to be selected later) Proposed Action: Subdivide property into 4 lots; retain existing home on front lot (lot #1) and build 3 townhomes on lots #2-4. Tax Lot: Map 2S 1 11 BB, TL 2100 Site Area: 0.43 acres (18,731 sq. ft.) Site Location: East side of SW Pacific Highway, City of Tigard Site Address: 10342 SW McDonald 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 = approx. 0.085 acres, or 3,696 sq. ft. Parking Requirement Min. 1 (one) off-street space per dwelling unit Zoning Density: Min. lot size 3,050 sq. ft. Max. density = 4.84 units or 4 lots; min. density = 3.87 units or 3 lots (based on estimated 18,480 sq. ft. parcel with 20% dedication for public right-of- way) Sensitive Features: None identified (no wetlands, floodplains, or special areas of consideration) Applicant/ Owner: Scott Nash Owner's Agent: Phil Nybakken 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-mail: gid©dleng.net/ ran©dleng.net City Contact: City of Tigard, Community Development/ Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 Tel. 503-639-4171 • • Sa S k,°G Sy, y ka _ vk e o� G S yv' . Q ri � E ¢ SW Park St f� c Fawner P y Sr a6 -a c .- a Sy o. n - `L m C`4 , ' N Sw Oman St _ v 4� h , . ? ,.. ca+ Sw Ld4eamod St h; St Sw tullview Ct Anthony n Sw Garden lark PI Cemetery n onald St Sv•6a6111''St f Sw Aid)unaltl St n jai, < c GdZ,Ae' SW 4c1bt{%akSi w Sw 7adtln_Ct - Sw Elreoe St Sw Broke Ct Sw Blackaaks I ...... 5,,•ainardla Ct ,, "' Sw Mountain view In u Blvd�� te. Sw Vlevr Terrace St Sw Jubilee PI = ,,, tie g t �` Sw Brooklyn Le g a ,e,'""°"" T a lw Inez St P ti tp sw 4;, Sw Canterbury Ln ti tb Sw Murdock Ln E. . t..... is Sw Murdock St v CI — a 0 `i4lf� __ L °' g. Sw Renton St .. c Sw I+ePF�erVCe Le g c A t A s ' Sw Satter St r Sw Hoadvlew Dr -:. OI 1200 m' Ill am _ .....__....n 1 60011 It IP Property Address: 10342 SW McDonald Street, Tigard, OR 97224 a k 87-4.642 e \ •- 96.00 sees 1 N99-38-00E lai 1503 .22 AC z 5 1500 a! 80,00 �a o;�' 2100 CO" $ 43 AC o NO2-212-00G NI E, 71 AC za I CO 8 1501 0i o 18 AC 8 CC 90.00 1 '11°' _ Sas-38-oow £ 8a.28 184.78 IR 1502 rai_ a to 0 m .92 AC col in 194.tlitt 90.00 _ Tax Map 2S 1 11 BB Tax Lot 2100 0.43 acres SW McDONALD STREET - - - 66.8 - - I I I I l LOT 1 0l I �I -- 22.0 -- A=5157 SF • TRACT A-7- 22.0 A=3713 SF 29.6 29.6 7 29.3 I I I I I I I 0 0 0 I -I -I -I I I I I LOT 2 LOT 3 LOT 4 I I I I A=3256 SF , A=3256 SF , A=3214 SF I I I I s , • a , .:14,,:,""'' .14 .1..Z111111Pr- + I ) , .* .•. f •—• . , . • , ...''''.•-s .. yet "+- r is 1' '' , ti,,,,,-„,-,..:,r, .41,.. ,, , 1.‘,,, , ,1 II �. ,y tae; , $h'�tn'' '^C �-i 9. #'� R'_ y•o, -� L'i _.. ad t 'r# °k rr � tr i e'': z S'a � �, "d .�7,:,, ----4,,lo - ; t nM, i � �.3 t t ✓.� '',ts, , J 3 t 7`�1 ` .k i e, �•. �.". kc fp .tom g`i /I ,-** 1,.. 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(.. _ S 4y+ t� � p�' 6 C � f ,add +tY. ry ` 4 o f '- e p �.. :' ° K°i. ki ' +,. rs ' sa to-r ,' it ' •tti .7R.' a a b +�i ;,:a TtL. r.b'•""' �w: a -ii9 +� t�'"�+,. ;! 1,,,,,,:„, ; ' 1.,_.., •r� Area Photo,NAS001, 10342 SW McDonald St. Tigard OR Neighborhood Meeting Minutes McDonald Street Subdivision, Tigard Property: 10342 SW McDonald Street, Tigard, OR; Tax lot 1S 1 26DC 03301 Proposal: Four-lot subdivision; develop 3 attached rowhouses and retain existing house on approx. 0.43-acre site in R-12 zoning district Date and Time: Wednesday, February 28, 2007 from 6:00-7:00 p.m. Location: Tigard City Hall, Red Rock Creek Conference Room, 13125 SW Hall Blvd., Tigard, OR Presenters: Gary Darling, P.E. and Ran Leonard, DL Design Group Inc. Minutes and Comments: • No formal meeting was held, as there were no neighborhood attendees present following a 20-minute wait after the scheduled 6:00 p.m. start time. • Consequently, there are no meeting minutes. • The room was retained for an informal project discussion between the engineer and the developer and his agent. ▪ The attendance list includes only these project-involved individuals o The purpose and outline for the neighborhood meeting was reviewed among attendees in addition to design and application requirements. Page 1 of 1 Randall leonard From: Randall leonard [ran @dleng.net] Sent: Thursday, March 01, 2007 9:29 AM To: 'trudyknowles @comcast.net'; 'tranquil-enegy @comcast.net' Cc: 'patt.opdyke @oregonstate.edu' Subject: Neighborhood Meeting held 2-28-07, McDonald St. Subdivision CPO-4M, Pat Whiting (do Trudy Knowles, Vice-Chair); trudyknowles @comcast.net CPO-4B, Ed Miller; tranquil-enegy @comcast.net The neighborhood meeting for an infill 4-lot subdivision project(existing residence plus 3 new attached rowhouses)was held yesterday evening, February 2, 2007 in the Red Rock Creek Conference Room at Tigard City Hall. This meeting was held to address any public concerns or issues regarding new residences on this property. The subject property is located at proposed at 10342 SW McDonald Street within the CPO-4M area. However, Patt Opdyke, OSU Extension Agent suggested that I notify both CPO representatives, since the project is also close to CPO-4B. There were no neighborhood attendees present following a 20-minute wait. However, the developer and his agent were present so we occupied the room and discussed the project. Consequently the attendance roster lists only involved project participants, as no neighbors or local residents attended. I'm concurrently mailing a copy of the attendance roster for your information. The City of Tigard will also receive a copy submitted with other application materials. Please feel free to contact me if any questions. Ran Leonard Randall L. Leonard DL Design Group Inc. 9045 SW Barbur Blvd.Suite 101 Portland OR 97219-4036 Tel. 503-225-1679 Fax 503-246-2094 3/1/2007 Con vej 0.VICe/b1i0. ie v` auoJ ,+j al cu ( cCf;0 ri5 D L DESIGN GROUP INC. Drainage Report SW McDONALD STREET PARTITION Tigard, Oregon • Prepared for: Scott Nash 19240 NW Athena Place Portland, OR 97215 Prepared By: Khoi Le DL Design Group Inc. 9045 SW Barbur Blvd., Suite 101 Portland, Oregon 97229 • PROFFs�, GtNE D• ' 191b0 `r ORE.r 1 G, 15,t5, N9- 415Y •Ai EXPIRES 2-31-07 April 4,2007 Project No:NAS00I 9045 SW Barbur Boulevard, Suite 101 • Portland, Oregon 97219 ♦ Phone: 503.225.1679 + Fax: 503.246.2094 I. PROJECT DESCRIPTION 3 H. EXISTING CONDITIONS 3 III. PROPOSED DRAINAGE 3 IV. HYDROLOGIC ANALYSIS 3 V. RUN-OFF SUPPPORT INFORMATION AND ANALYSIS 4 1. Impervious and Pervious Surface Areas 4 Table 1: Pervious and Impervious Area 4 Table 2: New Pervious and Impervious Area for the Pre Developed Conditions 4 2. Flow Length and Run-off Slope 4 Table 3: Flow Length and Run-off Slope 4 3. Curve Numbers 4 Table 4: Curve Number 5 4. Time of Concentration 5 Table 5: Time of Concentration 5 5. Peak Discharge and Volume 5 Table 6: Peak Flow Rate 5 Table 7: Peak Volume 6 A. DETENTION SUPPORT INFORMATION AND ANALYSIS 6 Table 8: Design Parameters for Detention Pipe 6 Table 9: Orifice Elevations and Sizes 6 Table 10: Pre Developed Condition Flow vs.Released Rate 6 B. WATER QUALITY SUPPORT INFORMATION AND ANALYSIS 6 Table 11: WQ Design Inputs and Number of Cartridge 7 APPENDIX A 8 FIGURES AND MAPS 8 Figure 1: Vicinity Map 9 Figure 2: Pre Developed Basin Map 10 Figure 3: Post Developed Basin Map 11 APPENDIX B 12 SOIL INFORMATION 12 Figure 4: Washington County Soil Map 13 Table 12: Soil Hydrologic Group i9 Table 13: Manning Numbers 20 Table 14: Curve Numbers 21 APPENDIX C 22 SUPPORT INFORMATION 22 AND CALCULATIONS 22 Table 15: Pre Developed Conditions Time of Concentration for 2 Year Storm Event 23 Table 16: Pre-Developed Conditions Time of Concentration for 10 Year Storm Event 24 Table 17: Pre-Developed Conditions Time of Concentration for 25 Year Storm Event 24 Table 185: Pre-Developed Condition Flows 25 Table 19: Post-Developed Condition Flows 26 Table 20: Detention Volume and Flows 27 Table 21: Water Quality Flow Calculations 28 Table 22: Water Quality Infiltration Calculations 29 2 I. PROJECT DESCRIPTION This project involves partitioning an existing property into 2 parcels. The property presently contains approx. 0.43 acre and is located at 10342 SW McDonald Street,Tigard, Oregon (refer to Vicinity Map, Appendix A), comprising Tax Lot#2100 on Washington County tax map 2S 1 11BB. This development will divide the property into 2 parcels and 1 tract. The largest parcel is approx. 9,590 sq. ft. and will provide for 3 rowhouses. The smallest parcel containing approx. 5,100 sq. ft. will contain the existing home. Tract "A" containing approx. 3,500 sq. ft. will be dedicated for a private street to provide access to the new rowhouses. II. EXISTING CONDITIONS Currently the site is occupied by an existing home located near the northeast corner of the property facing SW McDonald Street. Access to this house is currently from SW McDonald Street by a gravel driveway. Site topography indicates elevations are highest at the southern edge of the property and gradually slope toward the northern edge of the site, with an average slope of about 3.8 percent. For site characteristics and flow direction refer to the Pre-Development Basin Map in Appendix A. According to the Soil Survey of Washington County, the soil on this site represents two different soil types. The first soil type belongs to the Aloha Series (Aloha Silt Loam 1). The second soil type belongs to the Quatama Series (Quatama Loam 37B). Both of these soils are classified under Hydrologic Soil Group C. The runoff for this soil is described as being slow and erosion hazard is slight. For more descriptive information on these soils see Soil Information in Appendix B. HI. PROPOSED DRAINAGE The proposed storm system is shown in Post-Development Basin Map in Appendix A. Roof and street runoff is collected and detained in underground detention pipes. Before runoff is released to the public storm system on SW McDonald Street it is treated in a StormFilter Manhole located downstream from the system. IV. HYDROLOGIC ANALYSIS A hydrologic analysis for the site has been completed following the SBUH, Type IA Hydrograph method, with modeling incorporating 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. The following describes our calculation process: 3 • Determine the soil type and its classification. • Determine the Curve Numbers. • Calculate Impervious and Pervious areas of the basin area. • Determine flow length and run-off slopes. • Determine the Time of Concentration. • Calculate Peak Flow Rates and Volumes. • Design Water Quality and Detention Facilities. V. 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 obtained from the site plan. Description Pre Developed Site Post Developed Site (acre) (acre) Pervious Surface 0.34 0.17 Impervious Surface 0.09 0.26 Total Basin Area 0.43 0.43 Table I: Pervious and Impervious Area Per Storm Management Standards and Guidelines, we must bring the land back to its undeveloped conditions when we perform our calculations. Description Pre Developed Site Post Developed Site (acre) _ Pervious Surface 0.43 0.17 Impervious Surface 0.00 0.26 Total Basin Area 0.43 - 0.43 Table 2: New Pervious and Impervious Area for the Pre Developed Conditions 2. Flow Length and Run-off Slope Description Pre Developed Site (acre) Flow Length(ft) 213 Run-off Slope (ft/ft) 0.0376 Table 3: Flow Length and Run-off Slope 3. Curve Numbers 4 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. Pre Developed Site Post Developed Site Description CN CN Pervious Surface 85 85 Impervious Surface 98 98 Table 4: Curve Number 4. 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 Condition Time of Condition Time of Concentration Concentration (min) (min) • 2 Year Storm Event 15.80 5.00 10 Year Storm Event 13.40 5.00 25 Year Storm Event 12.60 5.00 Table 5: Time of Concentration 5. 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 City of Portland. Computer model output is contained in Appendix C. Description Pre Developed Post Developed Condition Peak Condition Peak Discharge (cfs) Discharge(cfs) 2 Year Storm Event — 0.10 0.18 10 Year Storm Event 0.19 0.28 25 Year Storm Event 0.23 0.32 Table 6: Peak Flow Rate 5 Description Pre Developed . Post Developed Detention Condition Peak Condition Peak (cft) Volume(cft) Volume(cft) 2 Year Storm Event 1,774 2,781 1,007 10 Year Storm Event 2,975 4,123 1,148 25 Year Storm Event 3,573 4,771 1,198 Table 7: Peak Volume A. DETENTION SUPPORT INFORMATION AND ANALYSIS By looking at the extra volume from Table 7, our preliminary estimate length for a 36" detention pipe would be approximately 170 lineal feet. However with run-offs flow in and out of the control manhole, the required detention pipe length shall be much lesser than the estimate amount. We must analyze and run more calculations to determine the final required detention pipe length. Following are summaries our design inputs and calculated results. Description Pre Developed Condition Peak Volume(cft) Pipe Diameter(ft) 3 Pipe Length (ft) 65 Pipe Slope(ft/ft) 0.002 Table 8: Design Parameters for Detention Pipe Orifice Elevation(ft) Orifice Diameter (in) 271.00 1.80 273.20 2.20 Table 9: Orifice Elevations and Sizes Description Pre Developed Flow Control Condition Flow Structure Released (cfs) Rate(cfs) 2 Year Storm Event 0.10 0.10 10 Year Storm Event 0.19 0.18 25 Year Storm Event 0.23 0.23 Table 10: Pre Developed Condition Flow vs. Released Rate The results in the tables above indicate that the final length for the detention pipe is 65.00 feet. Please refer to Appendix C for support information and calculations. B. WATER QUALITY SUPPORT INFORMATION AND ANALYSIS 6 Description Pre Developed Condition Flow (cfs) Impervious Area(acre) 0.26 WQ Flow (cfs) 0.02 Number of Cartridge 1 Table II: WO Desijn Inputs and Number of Cartridr'e The table above indicates that I cartridge is needed in the WQ manhole to treat the new impervious area. 7 APPENDIX A FIGURES AND MAPS s , . j ...... -ani ....it .,..., iit , • ---7) _,,-;-;:--• s w___ti"-- t,,,,) c, f .......i .r---- i ,-,i\det,, , 1 "lia. a '..,"\.. ,p s•...>.r 1 *IF,anno „_ , , ,,,,,:y.,,,, -N..,N ,.,,,:.05. ..,,...,, 1,f4.,,,,,,,1-:,,,:ty.,.,:,,,,:7.,,,,44,-.. „414k -",::,`',,,. gi"----] ' .z?4 4 C: ) .1: ------ -- i,/ \ \,., v:),\,,oti„ 6-\\ Ag' ri /,' „..,,,,,,\ .\ N-, .,'"-j i+ 0.1 \S' / - 1.7, 1 t / ./ ,....-%.7: . : r 4 r'''. 11 1 // c.047,,s'*.f.::. 4,- ,./;,41 "6 1:±--` 0 ----4_,/ FA irt't__, -11, ::,/ 0 --"' \\T / \\A ' ff.-1 I I / et, / ,.. ic ri ..-.) / (\,,,,,,,,,,,, -,.. /# ,o, ,4 1 /„, 1 _).. . , 1;-----1 , , -,\,./ c,, . je , ,,,___, li W Feirvie ...,,r L:-1- / i ( >e"A 4'2'7' 4:' i PROJECT SITE --' ,-,'''',,i.\, /, cts,,'.' t-1:.' ) • .eSt/ sW Hll c4- . anony 1 1 _ 1 '.. 1 ..- CRmeteT‘. di .1- ,I ' 1 SW Ronald St ri- ,k•di ju_7.11t____J jij---N. ,t:'4:,t7;-g.,.., cc, prciFJ, %).,1 [ IF-,-- ,=-]- 4-I j ,;) 0, a. to siP4 Pl.:-.--- 141 IA 0 LA aisk view L 7 _ n...._ SW Vi Te et st _____Sl_ —'•- 1...,_ 1-- SW total.9'{'11 i L r sVII ilte St , , ,._ . do 1:7 —,:-....„•,,,,SW Canterbuty =' a• .,._.1 4C -_- /7 sw-chwiti. .ici,--- S 1,Penlbrook_ -g i J!! ..F., ..........-1L---_-___T ',77.7_,...,- Iti.s ;pie/ "7,, v.r.--:---=:•-___T-1 t.1 1, CO _.,_,...„.. .. ----:".•-'111-1 ( ,tt„o4,- + f.,„, .•,,,'c ev "sk,s--.-,,.. 1 1 SW id Abck St e ____,, '; .e —715-1 0' 4V4 ---1 .![--/ ,/I ,( ,orti s". ,.--i CD/ / i &Wyk_ Vtt D,/ i mon*DI 'P.- 1 -4. _..<.• _ "2..1 . . 08.01'1 —Z24:3'1 1' -0, 1='' .' , — I i'-'---z--..L3ocr' 0 :t< ..c '. s+it!..it. ,,.-1"11: --y,' \411:7-1 ' ,,1 rk,.„,,. 1 . oFiw,..,-,-----1 .,t _. 11,0-, ,,E. ---- r------... - 9---,.,-- -----zil ''', '',, i 1 -- SW flame St"-I—1 - 75. tu" -- - ...._,,----.", ,....1 I /-- 0 ..,--..09\T ,' 1,,,---.., -'1 1' al I --."\- ° $ 0 to SINSI4OreTti --1 i j:-'-''' --=-,- Fieure I: Vicinity Map 9 SS S SS SS SW Mc, • . ALD ST. \ rit,"44-- - - G . .... ___-__±_, , I tr4 \ IZI' . H•i---- i 1 lam, HOUSE Immi 1:-.4......___ e,1 ,1 , _._._._._- ,,, 110 r' GARAG4Eid lit GARAGE All • dill K _, t 7/ - :---- Figure 2: Pre Developed Basin Map 10 . \ SW 103RD AVE. ( _ _ _ _ • _ ._____ ! 1 II • MI 111 � % S c 1 : -44Q4 • . . ou)i 1 . . • E..91- I i :"l —1 I -- a (— Iii.0 / i • 11.! .. illo 1 , i IP 7 A' lir I Al ■ if L,,,,,,-- il i 11111\ We'vy 'ip PIM . ' " A' i 4 1:, A , .„,,,k,„_ ..-0 ,.... . . . ., _ _ ,, Q iiitak „ , ,iiiiiie at, I I..- --"7 . ' i c'-ml. al tloa-rwu ...:-°tip Nammusisms _ _ ,,_ ww. . _ vt.vpop, 1 I 4' APPENDIX B SOIL INFORMATION 12 di r.G Ara . ' t, ;;' i 4 +t t .i t ;f,�,a,fS ;-. I, r am - . ,, r �+ t t "5}d e x , :ill&ig-.'. -...'-' si.4"-* H ' ;1".-. .:'- .. ,.3,‘ pti x k , g w , w � •A .x t 4 d x �"S &Y ° l- ,: e , ' 'nVJ /qqC F `�, ''''r yg .. . 1a � :r + f �r}H .' te a' c 1!A"3, 77,1.'4 :Sti �B lit,,',„ x 1 f • �, t,� T ;x t » . "� mF S4'.-. v `te 9 z`� "x U aa ! a ,'"x -4-,, 0 o- x ;!..,i..','% X � ,. l }Y .. ,, , 7.a .,5f •RS a �a tt qi.‘,410. ,,.,,,,.6.:.. .:44L 'I ap, A hYH. A f "j.• . V CI • �� C .� ' 41, !..,.. , ,-'_,'11-::_,Iii'Ar,,,:*. '-,'7�' P' .'D!. Alk n,'a vt' '47,"-',:..-'''_ ..„.„.i.:::•4 5... Hembre soils are well drained.They have a surface layer the"Guide to Mapping Units"at the back of this survey. of dark reddish-brown silt loam and a subsoil of dark The acreage and proportionate extent of each mapping unit reddish-brown, reddish-brown, and yellowish-red silty clay are shown in table 1. Many of the terms used in describing loam over basalt bedrock.Effective rooting depth is 40 to 50 soils can be found in the Glossary at the end of this survey, inches. and more detailed information about the terminology and Klickitat soils are well drained.They have a surface layer methods of soil mapping can be obtained from the Soil of dark reddish-brown cobbly loam and a subsoil of Survey Manual(11)' dark-brown and reddish-brown cobbly and very cobbly loam. over basalt bedrock. Effective rooting depth is 40 to 50 inches. Aloha series These soils are used for timber production,recreation,and wildlife habitat. Availability of food, cover, and water The Aloha series consists of somewhat poorly drained controls movement and number of birds and animals. soils that formed in alluvium or lacustrine silt on broad valley Runoff is mainly from areas where the plant cover has terraces.Slope is 0 to 3 percent.Elevation is 150 to 200 feet. been removed. Sedimentation from runoff is high. Where these soils are not cultivated,the vegetation is mainly Maintaining maximum cover and using water control Douglas-fir and some Oregon white oak, shrubs, forbs,and practices on roads and logged areas minimize soil loss. grasses. Average annual precipitation is 40 to 50 inches, These soils provide good sites for most recreational uses. average annual air temperature is 52° to 54° F, and the As a result of the heavy precipitation,these soils are a major frost-free period is 165 to 210 days. source of water supply.These soils provide good habitat for In a representative profile the surface layer is dark-brown game animals and some birds. silt loam about 8 inches thick. The subsoil is a dark-brown and dark yellowish-brown,mottled silt loam about 38 inches thick. The substratum is dark yellowish-brown, mottled silt loam and very fine sandy loam about 19 inches thick. The profile is medium acid throughout. Descriptions of the soils Permeability is moderately slow. Available water capacity is 11 to 13 inches. Water-supplying capacity is 18 to 20 This section describes the soil series and mapping units in inches.Effective rooting depth is 40 inches to more than 60 Washington County. Each soil series is described in detail, inches. and then,briefly,each mapping unit in that series.Unless it is These soils are used mainly for orchards, irrigated noted otherwise.what is stated about the soil series holds true vegetable crops, irrigated berries, small grain, hay, pasture, for the mapping units in that series. Thus, to get full and legume seed production. Other uses include wildlife information about any one mapping unit, it is necessary to habitat,recreation,and homesites. read both the description of the mapping unit and the Representative profile of Aloha silt loam, 0 to 3 percent description of the soil series to which it belongs. slopes,located 200 feet south and 40 feet east of the end of An important part of the description of each soil series is the county road in the NW1/4SW1/4NW1/4 section 16,T. 1 the soil profile. That is, the sequence of layers from the S.,R.2 W.: surface downward to rock or other underlying material.Each Ap-0 to 8 inches,dark-brown(10YR 3/3)silt loam,pale series contains two descriptions of this profile. The first is brown (10YR 6/3) dry; moderate, fine, brief and in terms familiar to the layman.The second is much subangular blocky structure; slightly hard, more detailed and is for those who need to make thorough friable, nonsticky and slightly plastic; and precise studies of soils. common very fine roots; common, fine, Color terms are for moist soil unless otherwise stated.The irregular pores; common fine shot; medium profile described in the series is representative for one of the acid(pH 6.0);abrupt,smooth boundary.6 to mapping units in that series.If the profile of a soil in a given 9 inches thick. mapping unit is different from the one described for the B1-8 to 15 inches, dark-brown (10YR 4/3 ) silt loam, series,these differences are stated in describing the mapping light yellowish-brown (10YR 6/4) dry; unit or they are differences that are apparent in the name of common,medium,faint,dark grayish-brown, the mapping unit,or both. brown, and dark-brown (10YR 4/2, 5/3 and As mentioned in the section "How This Survey Was 7.5YR 3/2) mottles; moderate, fine, Made," not all mapping units are members of a soil series. subangular blocky structure, slightly hard, Udifluvents,nearly level,for example,do not belong to a soil friable, slightly sticky and slightly plastic; series, but nevertheless, are listed in alphabetic order along common very fine roots;many,fine and very with the soil series. tine, tubular pores; medium acid (pH 5.8) ; Preceding the name of each mapping unit is a number,or clear,wavy boundary.0 to 9 inches thick. number and letter, which identifies the mapping unit on the 021-15 to 22 inches,dark yellowish-brown(10YR 4/4) detailed soil map. Listed at the end of each description of a silt loam, pale brown (10YR 6/3) dry; mapping unit is the capability unit, wildlife group, and common,fine,faint, woodland group in which the mapping unit has been placed. The page for the description of each capability unit and a listing of the wildlife group and woodland group can be found by referring to 'Italic numbers in parentheses refer to References. • 14 • In the original manuscript,there was a table in this space. All tables have been updated and are available as a separate document. dark grayish-brown, brown, and dark-brown brown (IOYR 5/3 and 4/3) silt loam, pale (10YR 4/2, 5/3 and. 7.5YR 3/2) mottles; brown (10YR 6/3) dry; many, medium and moderate, fine, subangular blocky structure; fine, faint and distinct, dark grayish-brown firm hard, slightly sticky and slightly plastic; and reddish-brown (10YR 4./2, 5YR 4/4 ) common,very fine roots;many,medium,fine moist mottles; weak, coarse, subangular and very fine, tubular pores; few thin clay blocky structure, hard, firm, slightly sticky films in pores; few black coatings on peds and slightly plastic; brittle; few fine roots; few medium shot; medium acid (pH 5 8) ; many very fine pores and few, fine, tubular clear,wavy boundary.5 to 9 inches thick. pores; common, medium, black coatings; B22-22 to 31 inches,dark yellowish-brown(10YR 4/4) common fine shot, common micaceous heavy silt loam,pale brown(10YR 6/3)dry; fragments; few, thin coatings or cutans on many, medium, distinct, dark brown, vertical surfaces of peds; over 60 percent of dark-gray,and dark yellowish-brown(7.5YR the horizon exhibits gray,clean sand and silt 4/2, 10YR 4/1 and 3/4)moist mottles;weak, particles in a patchy pattern along surfaces of medium, subangular blocky structure parting peds and in the larger pores;medium acid(pH to moderate, fine, subangular blocky; firm, 6.0)•gradual,wavy boundary.0 to 18 inches hard, slightly sticky and slightly plastic; thick. slightly brittle;few very fine roots;many very C 1-46 to 60 inches, dark yellowish-brown(10YR 3/4) fine pores and few, fine,tubular pores; few, silt loam, pale brown (IOYR 6/3) and thin, dark-colored coatings or cutans on yellowish-brown (10YR 5/4) dry; common, vertical surfaces of peds and in pores; coarse, dark grayish-brown (10YR 4/2) common fine shot; medium acid (pH 5.8) ; mottles and streaks; few black coatings; gradual,wavy boundary.6 to 13 inches thick. massive;firm,slightly sticky,slightly plastic; B3-31 to 46 inches.variegated brown and dark- slightly brittle;few,coarse,tubular pores and many, fine and very fine, tubular pores; micaceous;medium acid 15 (pH 6.0);gradual irregular boundary. A 12-6 to 12 inches, very dark grayish-brown (10YR 12 to 16 inches thick. 32) silt loam, grayish-brown (10YR 5/2) C2-60 to 65 inches, dark yellowish-brown (IOYR 4/4) dry; weak, medium, subangular blocky very fine sandy loam, light yellowish-brown (10YR structure breaking to moderate,fine and very 6/4)dry;massive,slightly hard,friable;nonsticky and fine, subangular blocky; hard, friable, nonplastic;common or many firm nodules;very fine nonsticky and slightly plastic; many very tubular pores. fine roots; common, fine and medium,) tubular pores;medium acid(pH 5.6);clear, . The solum ranges from 30 to 60 inches in thickness. Depth to smooth boundary.5 to 10 inches thick. bedrock more than 60 inches. The A horizon is silt loam or loam. The B horizon is a silt loam or loam that is 18 to 27 A13-12 to 16 inches, very dark gray(IOYR 3/1) light percent clay and less than 15 percent rock fragments coarser than silty clay loam, grayish-brown (10YR 5/2) very fine sand. The lower part of the B horizon ranges from dry;moderate, fine and very fine,subangular slightly brittle to strongly brittle. The C horizon is silt loam, blocky structure; hard,friable, slightly sticky loam,or very fine sandy loam. and slightly plastic; many very fine roots: ---1,.. 1-Aloha silt loam.This nearly level soil is on smooth common, fine, tubular pores; medium acid terraces.It has the profile described as representative of the (pH 5.8) ; clear, smooth boundary. 0 to 7 series. inches thick. Included with this soil in mapping were areas of Amity, Cornelius variant,Woodburn,Quatama,and Huberly soils which A2-16 to 20 inches dark-gray(10YR 4/1)light silty clay make up as much as 10 percent of this mapping unit. loam, light gray (5YR 7/1) dry; few, faint, Runoff is slow,and the hazard of erosion is slight Capability dark-brown (7.5YR 3/2) mottles; weak, unit llw-1;wildlife group 2. medium and fine, subangular blocky structure; hard, friable, slightly sticky and slightly plastic; many fine roots; many, fine and very fine, tubular pores; medium acid Amity series (pH 5.8) ; clear, smooth boundary. 5 to 7 inches thick. The Amity series consists of somewhat poorly drained soils that formed in old alluvium on valley terraces.Slope is 0 to 3 B21t-20 to 28 inches, dark grayish-brown(10YR 4/2) percent.Elevation is 150 to 240 feet.Where these soils are not silty clay loam, pale brown (10YR 6/3) dry; cultivated,the vegetation is grasses,low shrubs,and scattered common, fine and medium, distinct, dark Oregon white oak. Average annual precipitation is 40 to 45 reddish-brown (5YR 3/3) mottles; moderate, inches,average annual air temperature is 52°to 54°F.,and the fine and very fine, subangular blocky frost-free period is 165 to 210 days. structure; hard, firm, sticky and plastic; few In a representative profile the surface layer is very dark fine roots; common, fine, tubular pores; brown over very dark grayish-brown silt loam about 12 inches slightly acid (pH 6.4) • clear, smooth thick and very dark gray silty clay loam 4 inches thick. The boundary.6 to 9 inches thick. subsurface layer is dark gray, faintly mottled silty clay loam B22t 28 to 33 inches, dark grayish-brown (2.5Y 4/2 about 4 inches thick. The subsoil is dark grayish-brown and silty clay loam, pale brown (IOYR 6/3) dry; grayish-brown, distinctly mottled silty clay loam about 20 common, distinct, dark-brown (7.5YR 3/2) inches thick: The profile is medium acid in the surface and mottles; moderate, fine, subangular blocky subsurface layers and slightly acid ,in the subsoil and structure; hard, firm, sticky and plastic; few . substratum. fine roots; many, fine, tubular pores; Permeability is moderately slow.Available water capacity is common, black coatings on peds; Thin 9 to 12 inches.Water-supplying capacity is18 to 20 inches.Effecti continuous clay films on peds and in pores; These soils are used for irrigated vegetable crops,irrigated slightly acid (pH 6.4) .; clear, smooth strawberries, small grain, grass and legume seed production, boundary.4 to 8 inches thick. hay,pasture,recreation,and wildlife habitat. B3t-33 to 40 inches,grayish-brown(2.5Y 5/2)silty clay Representative profile of Amity silt loam,located about 150 loam, pale brown (10YR 6/3) dry; many. feet east of the road in SW 1/4NE1/4 section 20,T.1 N.,R.3 medium. distinct, darkbrown (7.5YR 3/2) W.: mottles; moderate, fine, subangular blocky Ap-0 to 6 inches,very dark-brown(IOYR 2/2)silt loam, stnicture; hard, firm, sticky and plastic; few grayish-brown(10YR 5/2)dry;weak,fine,'/ranular fine roots; common, fine, tubular pores; structure; slightly hard, friable, nonsticky and many,medium,black coatings on peds and in nonplastic; many very fine roots; many, very fine, pores; few, thin, clay films on peds and in irregular pores; medium acid (pH 5.6); abrupt, pores;slightly acid(pH 6.4);abrupt,smooth smooth boundary. 5 to 8 inches thick. boundary.0 to 10 inches thick. C-40 to 60 inches, light olive brown (2.5Y 5/4) silt loam,very pale brown(IOYR 7/4)dry;few, fine,faint mottles;massive; 16 C-55 to 60 inches, yellowish-red (5YR 5/8) silty clay Capability unit Vle;woodland suitability group 2r1;wild life loam with streaks of yellowish-brown(10YR group 4. 5/6),strong brown(7.5YR 5/8)dry;massive; slightly hard, friable, sticky and plastic; few Quatama series fine roots; many, very fine, irregular pores; few moderately thick clay films on rock The Quatama series consists of moderately well drained fragments and in pores;50 percent weathered soils that formed in mixed, loamy alluvium on old terraces. siltstone fragments;strongly acid(pH 5.4). Slope is 0 to 20 percent.Elevation is 140 to 200 feet.Where Depth to fractured, partially consolidated siltstone and these soils are not cultivated,the vegetation is Douglas-fir. shale is 40 to 60 inches or more.The Bt horizon is silty clay western redcedar, Oregon white oak, ash, Oregon-grape, loam to silty clay and averages 35 to 50 percent clay.The C grasses, and forbs.Average annual precipitation is 40 to 50 horizon consists of partially weathered,fractured siltstone or inches,average annual air temperature is 52°to 54° F, and shale, with moderately fine textured material filling the the frost-free period is 165 to 210 days. fractures. in a representative profile the surface layer is dark-brown 36C-Pervina silty clay loam, 7 to 12 percent slopes. loam about 9 inches thick. The subsoil is dark This strongly sloping soil is on uplands. It has a profile yellowish-brown loam and clay loam about 34 inches thick. similar to the one described as representative of the series. inc substratum is dark yellowish-brown loam about 19 included with this soil in mapping were areas of Melby, inches thick.The profile is medium acid throughout. Melbourne, Olyic, and Tolke soils, gently sloping Pervina Permeability is moderately slow.Available water capacity much as nd 15 en Pervina this soils'n Included soils make up as is 8 to 10 inches. Water-supplying capacity is 18 to 20 Runoff is percent and the mapping of erosion is moderate. inches.Effective rooting depth is over 60 inches. This soil is used for pasture,timber,water supply,recreation, These soils c crops,are used for irrigated berries irrigated and wildlife habitat. Capability unit I1le-7 ; woodland vegetable crops, orchards, small grain, irrigated hay, suitability group 201;wildlife group 4. irrigated en pasture,Representative profile of recreation,and ,wildlife habitat. 36D-Pervina silty clay loam, 12 to 20 percent slopes. Representative about 100 of Qet east loam,the to 3 percent This moderately steep soil is on uplands. soothe t corns about S feet east E the section in T.the Included with this soil in mapping were areas of Melby, southeast corner of the SW]/4NW1/4NEl/4 section 9,T. 2 Melbourne,Olyic,and Tolke soils.Also included were areas S.,R.2 W.: of Pervina soils that are steeper or less sloping than this Ap-0 to 9 inches,dark-brown dry;moderate,(I OYR 3/3)loam,brown Pervina soil.Included soils make up as much as 15 percent of suban 5/3)dry;moderate,fine and very fine, subangular blocky structure; sliRhUy hard, this mapping unit. friable, nonstick and slightly Runoff is medium,and the hazard of erosion is moderate. Y ghtdy plastic; This soil is used for pasture,timber,water supply,recreation, common fine roots;medium fine and very fine,) and wildlife habitat Capability unit Ille-7; woodland irregular brup,s pores; medium acid (pH 5.6) ; suitability group 201;wildlife group 4. abrupt smooth boundary.b to 9 inches thick. 36E-Pervina silty clay loam, 20 to 30 percent slopes. B1-9 to IS inches, eark brown (10Ybrown dry; eak, This steep soil is on uplands.It has the profile described as loam, pale brown (blocky 6 tr dry; weak, representative of the series. coarse, subangular blocky structure; hard, Included with this soil in mapping were areas of Melby, firm, n any,medium iud plastic; very few fine Melbourne,Olyic,and Tolke soils Also included were areas thin, many,medium and fine root tubular pores; �' thin, continuous clay films in root channels of Pervina soils that are steeper or less sloping than this and pores; medium and fine, tubular pores; Pervina soil. Included soils make up as much as 15 percent thin,continuous clay films in root channels of this mapping unit. and pores; medium acid (pH 5.8) ; clear, Runoff is rapid,and the hazard of erosion is severe.This smooth boundary.0 to 7 inches thick. soil is used for pasture,timber,water supply,recreation,and B21 t-15 to 21 inches,dark yellowish-brown(1 OYR 3/4) wildlife habitat.Capability unit lVe-3 ;woodland suitability clay loam, pale brown (1OYR 6/3) dry; group 2o1;wildlife group 4. moderate, fine,subangular blocky structure; 36F-Pervina silty clay loam, 30 to 60 percent slopes. This very steep soil is on uplands. hard, firm, slightly sticky and plastic; few Included with this soil in mapping were areas of Melby, very fine roots; many, fine, tubular doers, Melbourne,Olyic,and Tolke soils.Also included are areas of thin,continuous clay films in pores and few, Pervina soils that are less sloping than this Pervina soil. thin clay ,smooth th b un; medium acid (pH Included soils make up as much as 20 percent of this this clear,smooth boundary. 5 to 10 inches mapping unit. thick. Runoff is rapid,and the hazard of erosion is very severe. B22t-21 to clay inches,dark yellowish-brown rown sIOYR n )dry;few, This soil is used mainly for timber.Other uses include water fine,loam,pale brown (illy 6/3)0Y few) supply,recreation,and wildlife habitat fine,distinct,light brownish-gray(lOYR 6/2) and 17 reddish-brown (5YR 4/3) mottles; weak, Runoff is medium,and the hazard of erosion is moderate. hard, firm, slightly sticky and plastic; very Capability unit 111e-5;wildlife group 2. few roots; many, coarse, medium, and fine, tubular pores; continuous clay films in pores Saum series and on peds; common manganese stains; medium acid (pH 5.9) gradual irregular The Saum series consists of well-drained soils that formed boundary.6 to 18 inches thick. in mixed eolian material, old alluvium, and residuum from B3t-30 to 43 inches, dark yellowish-brown(10YR 3/4) basalt on uplands. Slope is 2 to 60 percent.Elevation is 250 loam, pale brown(10YR 6/3) dry; common, to 1.200 feet. Where these soils are not cultivated, the fine,dark grayish-brown(10YR 4/2)mottles; vegetation is Douglas-fir, Oregon white oak, hazel brush, massive in places parting to weak, coarse, poison-oak, grasses, and forbs. Average annual precipitation subangular blocky structure; slightly hard, is 40 to 50 inches, average annual air temperature is 51°to firm,slightly sticky and slightly plastic;corn- 54°F,and the frost-free period is 165 to 210 days. mon, large and medium, tubular pores; thin In a representative profile the surface layer is dark continuous clay films on peds and in pores; reddish-brown silt loam and silty clay loam about 14 inches • medium acid (pH 6.0) ; gradual, irregular thick. The subsoil is dark reddish-brown and reddish-brown boundary. 10 to 20 inches thick. silty clay loam about 18 inches thick. The substratum is C-43 to 62 inches, dark yellowish-brown (10YR 3/4) yellowish-red silty clay loam about 18 inches thick. Basalt loam, yellowish brown (10YR 5/4) dry; bedrock is at a depth of 50 inches. The profile is medium common grayish-brown (10YR 6/2 & 5/8 ) acid throughout. mottles; massive; hard, firm, slightly sticky Permeability is moderately slow.Available water capacity and slightly plastic; common, fine, tubular is 8 to 10.5 inches. Water-supplying capacity is 16 to 22 pores;medium acid(pH 6.0).. inches.Effective rooting depth is 20 to 40 inches. The thickness of the solum ranges from 40 to 60 inches. These soils are used for irrigated strawberries, orchards, Texture of the A horizon is silt loam to loam.The Bt horizon small grain, hay,pasture,timber, homesites,recreation, and ranges in texture from loam to clay loam.Structure in the Bt wildlife habitat. horizon ranges from moderate, coarse to fine, subangular Representative profile of Saum silt loam, 2 to 7 percent blocky in the upper part and from nearly massive to weak, slopes, located about 25 feet north of the road in the coarse, subangular blocky in the lower part. Clay films are SW1/4SE1/4SW1/4 section 7,T.3 S.,R. I W.: thin to moderately thick,and they are in channels, in pores, Ap-0 to 8 inches, dark reddish-brown (5YR 3/2) silt and on vertical and horizontal ped faces. Stratified layers of loam, reddish brown (5YR 5/3) dry; sandy loam to loamy sand occur below a depth of 40 inches moderate, medium, granular structure; in places. slightly hard, friable, slightly sticky and 37A-Quatama loam, 0 to 3 percent slopes.This nearly slightly plastic; many fine roots; many,very level soil is on terraces. It has the profile described as fine, irregular pores; 5 percent fine representative of the series. concretions; medium acid (pH 6.0) ; abrupt, Included with this.soil in mapping were areas of Aloha, smooth boundary.5 to 8 inches thick. Hillsboro,and Huberly soils,which make up as much as 15 Al2-8 to 14 inches,dark reddish-brown(5YR 3/3)silty percent of this mapping unit. clay loam, reddish brown (5YR 5/4) dry; Runoff is slow, and the hazard of erosion is slight. moderate, medium, suban gular blocky Capability unit llw-1;wildlife group 2. structure; hard, firm, slightly sticky and 37B-Quatama loam,3 to 7 percent slopes. This gently plastic; many fine roots; many, fine, tubular sloping soil is on terraces. pores; 5 percent fine concretions; medium Included with this soil in mapping were areas of Aloha, acid(pH 5.8);clear,smooth boundary.5 to 8 Hillsboro,and Huberly soils,which make up as much as 15 inches thick. percent of this mapping unit. Runoff is slow, and the hazard of erosion is slight. Capability unit Ile-2;wildlife group 2. B2-14 to 23 inches,dark reddish-brown(5YR 3/4)silty • 37C-Quatama loam, 7 to 12 percent slopes. This clay loam, reddish brown (5YR 5/4) dry; moderately sloping soil is on terraces. moderate, medium and fine, subangular Included with this soil in mapping were areas of Aloha, blocky structure; hard, firm, slightly sticky Hillsboro,and Huberly soils,which make up as much as 15 and plastic; many fine roots; many, fine, percent of this mapping unit. tubular pores;few pebbles;medium acid (pH Runoff is medium,and the hazard of erosion is moderate. 5.8) ;clear,smooth boundary. 8 to 15 inches Capability unit Ile-2;wildlife group 2. thick. 37D-Quatanta loam, 12 to 20 percent slopes. This IIB3-23 to 32 inches, reddish-brown (5YR 4/4) silty moderately steep soil is on dissected terraces. clay loam, yellowish red (5YR 5/6) dry; Included with this soil in mapping were areas of Aloha, weak, medium and fine, subangular blocky Hillsboro,and Huberly soils,which make up as much as 15 structure; hard, firm, slightly sticky and percent of this mapping unit. plastic; few fine roots; many, fine, tubular pores; 20 percent weathered pebbles and 10 percent stones;few, 18 • • Water Features • • Washington County,Oregon Water table Ponding Flooding Map symbol Hydrologic Surface runoff Month and loll name group Upper limit Lower limit Surface depth Duration Frequency Duration Frequency Ft Ft Ff 1: Aloha C — January 1.5-2.0 None --- None February 1.5-2.0 1.7-3.3 -- — None — None March 1.5-2.0 17-3.3 — — .None — None April 1.5-2.0 . 1.7-3.3 — — None — None December 1.5-2.0 1.7-3.3 — — None — None 37B' Quatama C — January 2.0-3.0 >6.0 — — None — None February 2.0-3.0 >6.0 — -- None — None March 2.0-3.0 >6.0 -- — None -- None April . 2.0-3.0 >6.0 — — None — None • December 2.0-3.0 >6.0 — — None Table 12: Soil Hydrolo;ic Group • 19 Table 4-4 MANNING'S COEFFICIENTS/"iC'FACTORS it L' i -ci• l i' ii11C i xi i tai Ewa xf.l�amm� 0al�es.:.faz>�ni��l::31�0: ��rif Smooth surfaces(concrete, asphalt,gravel, or bare hand packed soil) 0.01 Fallow fields or loose soil surface(no residue) 0.05 Cultivated soil with residue cover(s#0.20 ft/ft) 0.06 Cultivated soil with residue cover(s>0.20 ft/ft) 0.17 Short prairie grass and lawns 0.15 IF-- Dense grasses 0.24 Bermuda grass 0.41 Range(natural) 0.13 Woods or forest with light underbrush 0.40 Woods or forest with dense underbrush 0.80 valu :f >:s t:ft o rn 0 rio i<a <M , 976 } ....... yy// 1. :gee<:`:.:. :nv. 1-vf.:G i•:GM.:.J,i..Jy::J:<.);:::i-i,�.i....... ..:::-,-.•:N.-n:..,.:n(n.}.n.n,n-...n......Y.:�i.:M::::.ii-},':i :Gin .t,,� "•:.�:..::.:n;x.:..-.::::.....,. :. :..................n,n.. .. ......,....-.-.. .- `< .:"^:4K^'fin 1. Forest with heavy ground litter and meadows(n= 0.10) 3 2. Brushy ground with some trees(n=0.060) 5 3. Fallow or minimum tillage cultivation(n=0.040) 8 4. High grass (n=0.035) 9 5. Short grass, pasture, and lawns(n=0.030) 11 6. Nearly bare ground (n=0.025) 13 7. Paved and gavel areas n=0.012 27 ��; � fl�<uf��l31t<£�ar ;l""R= €� c�:;<J»�:f,..n..,::•:.:::-,_:.� 1. Forested swale with heavy ground litter(n=0,10) 5 _ 2. Forested drainage course/ravine with defined channel bed (n=0.050) 10 3. Rock-lined waterway(n=0.035) 15 4. Grassed waterway(n=0.030) 17 5. Earth-lined waterway(n=0.025) _ 20 6. CMP pipe (n=0.024) 21 7. Concrete pipe(0.012) 42 8. Other waterways and pipe 0.508/n y.. . . .......:,. 9. Meandering stream with some pools(n=0.040) 20 10. Rock-lined stream(n=0.035) 23 11. Grass-lined stream(n=0.030) 27 12. Other streams, man-made channels and pipe 0.807/n ** Table 13: Manning Numbers 20 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 b SCS in 1982) IllitielatiraintIONSWarairagnagitilalkeit4.• : • ..40 p4NatoKPAWATAION:mg,:maloto,wkuit)9.1*.WQ oneotakoviamtadeemaftgalasMaritattistomearo, fiatitioo." .... .. OPM:kninaMta•VOMPOOS,NNYSMARA*M41000.4:MS*4510SOMM ORM 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 I 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's 1.0 DU/GA 15 1.5 DU/GA 2.0 DU/GA 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's 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 14: Curve Numbers 21 APPENDIX C SUPPORT INFORMATION AND CALCULATIONS 22 • Time of Concentration Calculations Project: Job Number: NAS001 Pre Development Conditions 2 yr'Storm Flow Flow Length Slope P velocity Segment Tc Accum.Tc Segment Flow Type Mannings n (feet) (ft/ft) (inches) (fps) (minutes) (minutes) 1 Sheet Flow 0.15 213 0.038 2.5 15.77 15.8 2 Shallow Conc. #DIV/0! #DIV/0! 3 Shallow Conc. 0.00 #DIV/0! #DIV/0! 4 Ditch Flow 0.00 #DIV/0! #DIV/0! 5 Ditch Flow 0.00 #DIV/0! #DIV/0! Equation for Sheet Flow: Tt = 0.42 (n*L)O 81 [(P)0 827(s_°4)1 where: n Mannings roughness coefficient L flow length(ft) I 24-hr rainfall(in) S slope of the hydraulic grade line(ft/ft) Tt travel time(min) Table 15: Pre Developed Conditions Time of Concentration for 2 Year Storm Event 23 Time of Concentration Calculations Project: Job Number: NAS001 Pre Development Conditions-l0-yr Storm Flow Flow Length Slope P velocity Segment Tc Accum. Tc Segment Flow Type Mannings n (feet) (ft/ft) (inches) (fps) (minutes) (minutes) 1 Sheet Flow 0.15 213 0.038 3.45 13.42 13.4 2 Shallow Conc.. #DIV/0! #DIV/0! 3 Shallow Conc. 0.00 41DIV/0! #DIV/0! 4 Ditch Flow 0.00 #DIV/0! #DIV/0! 5 Ditch Flow 0.00 #DIV/0! #DIV/0! Table 16: Pre-Developed Conditions Time of Concentration for 10 Year Storm Event Time of Concentration Calculations Project: Job Number: NAS001 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) I Sheet Flow 0.15 213 0.038 3.9 12.62 12.6 2 Shallow Conc. #DIV/01 #DIV/01 3 Shallow Conc. • 0.00 #DIV/0! #DIV/0! 4 Ditch Flow 0.00 #DIV/0! #DIV/0! 5 Ditch Flow 0.00 #DIV/0! #DP'rc Table 17: Pre-Developed Conditions Time of Concentration for 25 Year Storm Event 24 BASIN ID: PRE2 NAME: PRE DEV COND 2 YR STM SCS METHODOLOGY TOTAL AREA • 0.43 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 2.50 inches AREA. . : 0.43 Acres 0.00 Acres TIME INTERVAL 10.00 min CN 85.00 98.00 TC • 15.80 min 15.80 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.10 cfs VOL: 0.04 Ac-ft TIME: 510 min BASIN ID: PRE10 NAME: PRE DEV COND 10 YR STM SCS METHODOLOGY TOTAL AREA • 0.43 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION 3.45 inches AREA. . : 0.43 Acres 0.00 Acres TIME INTERVAL 10.00 min CN 85.00 98.00 TC 13.40 min 13.40 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.19 cfs VOL: 0.07 Ac-ft TIME: 510 min BASIN ID: PRE25 NAME: PRE DEV COND 25 YR STM SCS METHODOLOGY TOTAL AREA 0.43 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 3.90 inches AREA. . : 0.43 Acres 0.00 Acres TIME INTERVAL 10.00 min CN - 85.00 98.00 TC 12. 60 min 12. 60 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.23 cfs VOL: 0.08 Ac-ft TIME: 510 min Table 185: Pre-Developed Condition Flows • 25 BASIN ID: PST2 NAME: PST DEV COND 2 YR STM SCS METHODOLOGY TOTAL AREA 0.43 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 2.50 inches AREA. . : 0.17 Acres 0.26 Acres TIME INTERVAL 10.00 min CN • 85.00 98.00 TC 5.00 min 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.18 cfs VOL: 0.06 Ac-ft TIME: 490 min BASIN ID: PST10 NAME: PST DEV COND 10 YR STM SCS METHODOLOGY TOTAL AREA • 0.43 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 3.45 inches AREA. . : 0.17 Acres 0.26 Acres TIME INTERVAL 10.00 min CN • 85.00 98.00 TC 5.00 min 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.28 cfs VOL: 0.09 Ac-ft TIME: 500 min BASIN ID: PST25 NAME: PST DEV COND 25 YR STM SCS METHODOLOGY TOTAL AREA 0.43 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION 3. 90 inches AREA. . : 0.17 Acres 0.26 Acres TIME INTERVAL 10.00 min CN 85.00 98.00 TC 5.00 min 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.32 cfs VOL: 0.11 Ac-ft TIME: 500 min Table 19: Post-Developed Condition Flows 26 STAGE STORAGE TABLE UNDERGROUND PIPE ID No.PIPE Description: Diameter: 3.00 ft. Length: 65.00 ft. Slope...: 0.0020 ft/ft STAGE STORAGE STAGE STORAGE STAGE STORAGE STAGE STORAGE (ft) cf Ac-Ft (ft) cf Ac-Ft (ft) cf Ac-Ft (ft) cf Ac-F t 271.00 0.0000 0.0000 271.90 104.57 0.0024 272.80 275.32 0.0063 273.70 427.27 0.0098 271.10 1.8074 0.0000 272.00 122.33 0.0028 272.90 294.44 0.0068 273.80 439.13 0.0101 271.20 7.9576 0.0002 272.10 140.62 0.0032 273.00 313.27 0.0072 273.90 449.02 0.0103 271.30 17.127 0.0004 272.20 159.33 0.0037 273.10 331.69 0.0076 274.00 455.99 0.0105 271.40 28.450 0.0007 272.30 178.37 0.0041 273.20 349.62 0.0080 274.10 459.37 0.0105 271.50 41.420 0.0010 272.40 197.65 0.0045 273.30 366.94 0.0084 274.20 459.45 0.0105 271.60 55.722 0.0013 272.50 217.07 0.0050 273.40 383.52 0.0088 271.70 71.130 0.0016 272.60 236.55 0.0054 273.50 399.22 0.0092 271.80 87.463 0.0020 272.70 255.99 0.0059 273.60 413.88 0.0095 STAGE DISCHARGE TABLE MULTIPLE ORIFICE ID No.ORIFICE Outlet Elev: 271.00 Elev: 271.00 ft Orifice Diameter: 2.0000 in. Elev: 271.90 ft Orifice 2 Diameter: 2.3000 in. Elev: 272.40 ft Orifice 3 Diameter. 2.5000 in. STAGE DISCHRGE STAGE DISCHRG STAGE DISCHRGE STAGE DISCHRGE - (ft) cfs (ft) cfs (ft) cfs (ft) cfs 271.00 0.0000 271.80 0.0786 272.60 0.1112 273.40 0.1949 271.10 0.0278 271.90 0.0834 272.70 0.1146 273.50 0.2110 271.20 0.0393 272.00 0.0879 272.80 0.1180 273.60 0.2248 271.30 0.0482 272.10 0.0922 272.90 0.1212 273,70 0.2373 271.40 0.0556 272.20 0.0963 273.00 0.1243 273.80 0.2489 271.50 0.0622 272.30 0.1002 273.10 0.1274 273.90 0.2596 271.60 0.0681 272.40 0.1040 273.20 0.1304 274.00 0.2698 271.70 0.0736 272.50 0.1077 273.30 0.1749 LEVEL POOL TABLE SUMMARY MATCH INFLOW STAGE OUTFLOW STORAGE DESCRIPTION (cfs) (cfs) (ft) . (cfs) VOL' (cf) 2 YEAR STORM EVENT 0.10 0.18 PIPE ORIFICE 272.42 1 0.10 202.36 cf 10 YEAR STORM EVENT 0.19 0.28 PIPE ORIFICE 273.33 1 0.18 372.14 cf 25 YEAR STORM EVENT 0.23 0.32 PIPE ORIFICE 273.623 1 0.23 415.98 cf Table 20: Detention Volume and Flows 27 WATER QUALITY SWALE Project No.: NAS001 Design By: KQL SUMMARY: cfs) 0.02 CWS WQ flow rate 1l( f) 340 WQ Volume A (ac) = 0.260 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 WQ flow rate = [ 0.36 (in) x Area (sf) / [ 12 (in/ft) (4hr) (60min/hr) (60sec/min)] Table 21: Water Oualitv Flow Calculations 28 STORMFILTER CAPACITY PROJECT: SW McDonal Street Partition PROJECT NO. : NAS001 WQ (Q) = 0.02 cfs Number of Cartridges (N) = 0.6 Use 1 cartridge Where N = Q (cfs) x 449 gpm/cfs / 15 gpm/cart One cartridge can treat up to 15 gpm (per manufacture) Table 22: Water Duality Infiltration Calculations 29 .Impact 5ludj c2W3 Letter NASH GARDEN COURT 4-Lot Residential Development Tigard File #SDR2007-00007 IMPACT STUDY Submitted to: City of Tigard, Oregon APRIL 24, 2007 Submitted by: DL Design Group Inc. 9045 SW Barbur Blvd. Suite 101 Portland, OR 97219 (503) 225-1679 • NASH GARDEN COURT Impact Study Introduction This proposed 4-lot subdivision project is located east of SW Pacific Highway between SW 102"d and SW 103`d Ave. in the central portion of Tigard, OR. The property occupies 0.43 acres within an R-12 (medium density) residential zone. Adjacent properties are similarly zoned R-12 and consist of mixed residential use (single-family homes and apartments). The envisioned project would consist of one existing residence plus three new single-family attached side-by-side townhomes fronting on a new 20-ft. private street. The property is presently occupied by a single-family residence originally constructed in 1916 and several other buildings in the backyard. 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. Municipal utility services are available and existing services would be extended to serve the property. Tigard Pre-Application Conference notes dated November 27, 2006 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 three new residences (excluding the existing residence)will require City services to serve the development. Such services will include surrounding roadways, local services (schools, transportation, and fire/emergency needs), and public utilities. Assuming an average occupancy of three individuals per residence, this would equal 9 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 7 new residents. The impact of 11 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. The proposed development is located in close proximity to centralized services such as public transportation (TriMet routes #12 and #94 serve the vicinity), utility services, schools and educational facilities, etc. All existing public and local services available to the site would continue to be present. 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 consideration or emphasis. Impact on Transportation System The proposed 4-lot subdivision would retain the existing residence and add three new townhomes (rowhouses) on the site. SW McDonald Street is a designated collector route, and Tigard Engineering 1 has noted the development will require half-street improvements amounting to 23 ft. of pavement from centerline (dedication of right-of-way to 35 ft. from centerline) plus addition of concrete curb, 6-ft. concrete sidewalk with 5-ft. planter strip, and street trees per Section 18.745.040. These 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 along the property frontage. Impact on Drainage System Storm drainage from the site will be piped into the existing storm collection system within SW McDonald 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 10-inch stormwater line in SW McDonald Street. 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 areas to the site. Providing landscaping within the new lots will also lessen current 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 one or more 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 McDonald Street. This development proposes to relocate the existing water meter, add meters as required, and connect into this public line using the existing connection. Similarly, a new 8-inch sanitary sewer line would be constructed within Tract A (private roadway) and would connect to the 8-inch existing sewer line within SW McDonald Street, as represented on Dwg. C4.1 Utility Plan. 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. RECEIVED 02/07/2007 10:53 503-246-2094 DL DESIGN GROUP INC Feb . 7. 2007110:41A1 C' r'N WATER SERVICES 5036814439 GRLUN No.6957 P. 17 02/03 062W J File Number [ . 46-00 1sgq . - Clean vv_ ;.,. _ ,- ..... �- . - - Our commitment is char. Sensitive Area Pre-Screening Site Assessment Jurisdiction %fr Litt, 4tK• _ Date la'C�7 Map&Tax Lot 2 i p 813 o�oa Owner .5,•..7,'//.1vKl, _ Applicant bar ,harli'Ll, p_ _ Site Address .../.iSt Company t+r ' .o� L-tic, 10342 Sc.-)Sc.a ry . ._ - 7-,.i.1.-d 972 Address .,24_4,g______ ,-,S ( „,.. Rl/1 s.,;-tb M,/ Proposed Activity 4-jof r<51d..,,, .1( City State Zip Qo r-(c,,.,d Ue__ 9-72-15-4_036 3__________ -- Phone GO3 -z2.5'-/67,3 /11.__.._=4.--•.,,(j .ho+,7f`• Fax 5a3-alb -gQ.94 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. official use only below_bee fine __ Official tits only below this tine . Official Use ohly below ilea line Y N NA Y N NA i• i Sensitive Area Co posite Map -----• ( j Stormwater Infrastructure maps I 1 1......-I Map 2.11(4)4 i�; QS It Ni'9 . Locally adopted studies or maps Other I .l I . lfls.J Specify _ , Al ri . Specify ev J �.ro 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; r LI Sensitive areas potentially exist on site or within 200'of the site. THE APPI ICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER. It • Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. Sensitive areas do not appear to exist on site or within 200'of the site This pre-screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered. This document Will serve as your Service Provider letter as required by Resolution and Order 04-9,Section 3.02.1. All required permits end approvals must be obtained and completed under applicable local, • • state,and federal law, I I The proposed activity does not meet the definition of development. NO SITE ASSESSMENT ! OR SERVICE PROVIDER LETTER IS REQUIRED- Reviewer ComMOntS: 13u.5ed oar Vtvie'7! a 0/ TZe... i-•j plu rot_i e aropfed aeer • • _I."11 I ri-_, i,.• :ewe • ..T •o .••11 et. , _-4''e'' .d --_ Nvowe at yi'7't AA''_ Reviewed By: ( II gate: ,2./7.0 7 Post-Its°Fax Note 7671 Date / 71411. i- ,' Official use only 3 U To From . kvekk `a y4, Returned to.4pplicunr Co/Dept £ Co. �'I C Mail l F ccr p( CountEr- Phone# • Phone(#, l 1.441: A/?lot By Sa3 -6Er -find Fax#30 .A 46'a.0 Fax# •-----.._..... Pr e I YVt y a.r 1'G alt D ■ sto-nce. J D L DESIGN GROUP INC. INTERSECTION DISTANCE CERTIFICATION Nash Gardens July 31, 2007 City of Tigard CD - Development Engineering 13125 SW Hall Blvd., Tigard, OR 97223 5036-639-4171; Fax 503-642-0752 http:/lwww.tigard-or.gov Attn: Ms. Kim McMillan, PE City of Tigard City Engineer RE: Nash Gardens -Sight Distance Certification SU B2007-00007 The access for this proposal is located adjacent to the site's westerly property line, onto SW McDonald Street. The speed limit along SW McDonald Street is 35 MPH., requiring 350 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 McDonald Street was measured to be in excess of 900 feet to the west (distance to intersection with Hwy 99) of the access and was measured to be in excess of 700 feet to the east (distance to 100`h Avenue) 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 Nash Gardens conforms to the requirements for sight distance as set forth in the Tigard Development Code. PRO p,;- � Gary Darli g, P.E. ° � '� DL Design Group;'(nc. 1916OPE OREG'r,. t ✓ A 7747 9045 SW Barbur Boulevard, Suite 101 • Portland, Oregon 97219 ! Phone: 503.225.1679 t Fax: 503.246.2094 Reduced Plans • == NASH GARDEN COURT D L DESIGN GROUP INC. ,...- TIGARD, OREGON 9045 SW SRTDUr Blvd. Suite 101 Portland.OR 97219 (5037 225-1679 :� LJ� P, Ai C7''• S e: ^Y SW D•NN D•It� eP w I Fe' o,)$J ; 5' ', '`, IDS ", _`•. -.• } / mu Pare S1 6, , n ,1J SW YcaNALD 5r. Uwe° as.e. J,Qi p ° 1,I r 4 ,`o a ^'.s,NN•NN! r i 1 orc'1 4 T.T. ,P W�a,v S. _.. __ Y .a 5- . o t- s t I --_— I.. SW V•irhmn St m• qq "9 TD 5- F I 1+ SW f Will SIN.�a NAavan WlY M J� 1, 'Ori 1 9 11 SW NOYi.ST sy, ; SW McDonald St n 1 EE E-��E ''a''. SN POnAnonaLn Sw'.,,6, sw +WS.« I t- QQ� Irr-- s, I uE' �' 0 - 9' •• 1 �, SW• SW 4luwrttln\Ynu In p. oo no' . Fq I 1 1 1 w ' „1-1 • SWYewT W uG:lae P1 1 O • n -r ia,.• ._J9.0,.r,In A � 110t I Or I LDIr I I 0 11I 3 aP, sW L I6.TNN . P° -�T,W'�T". SW IAM.MeoM L4 Y� SW P•mM,-oW St. S .I+t I 1 1 I ■ W ❑ os .S _. c S i I I I Q Q if) i W_�i@. C,np,e s 5 __ Q F c. 4�-r `''ets. sW G.4I rh E 11i �¢�I ;w aee,n9'+' 0 0 1,� I 4pT''nr t(� ° '$ SW Nome St 2 O v ' , it , -1 i 5� n` _ a: SW S*84 Si_ _ III(U___ VICINITY MAP SITE MAP Z NOT TO SCALE "ROJECT SITE SCALE: T"=40' ° O W N E R SCOTT NASH (503)970-8070 E-MAIL s/nosh pgo0ool can 19240 NW ATHENA, PL. GENERAL NOTES S H E ET I N D E X POTLAND, OR 97229-2934 1. ALL CDNSTUC110N 9141 CONFORM TO RE CURRENT 5104245 AND SPECIFICATIONS FOR TIE WY OR TOM4,TEE CONOMM45 REV ..7E WY O APPROVAL FM TIE PROJECT.THE UNNWORM BUILDING 0,4E APFNOA,CINAP1E11 33 EXCAVAI4N AND GRADP4,AND THE CO COVER SHEET AGREEMENT ALLOWNG DIE 5E6ELOP58 TO CONSTRICT P.M IYPRDE04NIS SEE SPEOFICA1IOIS MOWED. ° PLANNER A ENE EXCAVATOR MUST mM810 NTH ALL PROVISIONS of ORS 757.5X1 10 757.571,14010(45 NOmCAnw OF AU.OMENS OF Cl.i EXISRNC CONDITIONS PLAN DL DESIGN INC. 18058010,04 FACILITIES AT LEAST NW HOURS,RUT NOT MORE THAN 10 SUS NESS DAIS.WORE COMMENCING AWE EXCAVATOR C2.1 TEN TA RV£PLAT AND SITE PLAN 9043$.W BARBLIR BLVD..SUITE 101 0 THE CONTRACTOR IS RESOON9aE F01 COAT OLUIW SEWENT TRANSPORT WTI TV PROJECT WITS,17R4 RECOO•IfD PORTLAND. OR 97219 MET OOS FON DROWN CONTROL As APPROVED TT 1NF CITY CE Taus. CZ 2 SW MCDONALD ST PROFILE 503-225-1679 CONTACT- GARY DARLING P.E. TRE CONTRACTOR I5 To LEAVE 111E PROJECT ITEE OF DEBRIS AND UNUSED MATERIALS 04 COMPLETION. C3.1 GRADING AND EROSION CONTROL PLAN 5. E CONTRACtOR 91AL COORDINATE IM:NSTAWTON a TIE UTUTY SYSTEMS SUCH AS POMCT,TElEPNONE CAS,CARE N, C3.I TREE PRESERV'ARON PLAN ETC..WEN EAa1 INOVO.,U11UTY COMPANY.PRIOR TO RAWL INSTALLATION OF THE SYSTEMS C4.1 UTILITY PLAN .LAND SURVEYOR ° STRUCTURES IRE CaNIRACTOR.ALL INSma FALL PUSS PROPERTY TO 1155 ONPNA corsimDON L DU COMPLETION OF WNW(. C4.2 DETAILS ' FERGUSON LAND SURVEYING,INC. 7. TEMPORARY 580908 CONTROL METHODS MUST RERAN N PLACE MD WE MANIANED UNTIL PERMANENT ERO90N Ca1TRQ C5.1 OFFSITE ANALYSIS PLAN PROJECT E 5134 S.E. TA 0004 ST MEINCD8 ARE N PLACE AND OPERATIONAL_ NUMBER NABODI 5 PORTLAND. Q4 97265 B. ALL AREAS TO REmVE FILL ANAL BE STRIPPER O ALL VEGETATION AND OTHER DELETERIOUS MATERIALS. ALL 5011 MATERIALS 01/31∎2007 1 PHONE(503)408-0601 FAX(503)408-0602 MOLL BE REMOVED FROM 9TE AT RE CONTRACr01'S EXPENSE. D. R B ALL NONMETALLIC SANITARY AND STOMA SETER SERVICE LATERAL PIPING SHALL HAW AN ELECTRICALLY Cm411CTIVE INSULATED x" A3.0. T 0 GA GEE COPPER TRACER MRS TNE No.IENGTR Of TE NSTALLED PPE. SW 108 1 o C/ V I L ENGINEER 10. NO MATEERIA.9ASr1DT1oNS 08 DESIGN CHANCES 94041 a MACE WITHOUT 11100 PERWSSNN O THE ENGINEER AND THE CITY .1.N80 WO k a DL DESIGN GROUP,INC. A HALL SE O THE APP O ED PLANS WTI 04 CURRENT RE A9ON5 A D AMENDMENTS 9 A 0,W NTAWED ON NE 9TE AL 4 9045 S.W.BARBUR BLVD., SUITE 101 Au TIMES DURING oalsTRUCTIaN. L�'A"' PG4RAND,OR 97279 1a. ALL FILL 9181 RE PLACED IN 1Y LIFTS AND 91041 WE COIPACTED To 448110 Wu ON501 016 GFN1AG1w 91041 EMPLOY (507)225-1679/FAX(503)-246-2094 GEOT:011CAL EN9NEFN TO TEST AL FILLED RATS TEST REPORTS$11411 BE S 0(4110D To THE 011 AND TO TNT ENGINEER. ' CONTACT: GARY DARLING P.E. PER GEO1ECN0A1 ENGINEERING REPORT. CO y • • SUE. D L DESIGN GROUP INC. "�`•` 9005 SW Berber Blvd. Suite 101 Portland.OR 97219 (503)225-1679 MY 209.7d e IP n IE-0 r -� � Y EAST �;j° So I MIN Iii ,..� • „,. �� w 1 i - ;��;„�- '� JS . . >, • y Illii Is r an, , its All aus � HOUSE r. SYMBOLS IN °1 HOUSE 11116. Q = MANHOLE "• U7 ®= CATCH BASIN ' .4 „y. p Z ilk = POWER POLE �� o ., 0 ? g GUY ANCHOR ° 9..,. ° Z CI 0 W= WATER METER 0I It)3/0•wit Rwc CI • ffi t 0G = GAS METER ”' . W �,a•conr.e U ct to DEL= ELECTRIC METER F g Q F C7 �4yy = WATER VALVE a,a �«.R E ��� _ 0 u- Z 2 ra o w N G = GAS VALVE NM _ 0 p ® = MANHOLE corrtnR 1 I .' N K GARAGE © = CLEAN OUT I coNErw i 01.4, r u e'' Z V w 8 = CATCH BASIN gyp.-:0*= i 1 � .. ,�, = FIRE HYDRANT • GARAGE * = DOWN SPOUTS " `°""" 1��1 z. —W— = WATER LINE IN' ' .. :•wda wc" _ u•coREnR IG —G— = GAS LINE 1 " —E— = ELECTRIC LINE :: 1:, • —� 5/Y wai moo RE. b rt w —S— = SAN. SEWER 'r mRE � � .. - '>�s D/W = DRIVEWAY _^ 5/W = SIDEWALK y+ � I I C = DECIDUOUS - Ferguson Land Surveying, Inc. I• 8134 S.E. TAYLOR ST. PORTLAND, OR 97215 L__1_ Phone (503) 408-0601 Fax (503) 408-0602 i = CONIFER *C*7 1 9 a,n,a w 0 = ROOT PROTECTION ZONE � 3 0 EXISTING CONDITIONS TON C SCALE: 1%20' o.....1, co I aaas9r Yb f c1 • 1 2II.Efi— D L ..„„., DESIGN GROUP INC. 9045 SW Barr Blvd. — Wsuite tot , wwr m -r-r! Portland,OR 97219 (503)225-1679 SW McDONALD ST. SW McDONALD ST. 6ta� f f .__ ____.. —_- f f f • �._ SIX ROW NOPOSIS)SWEET W ES .__ _-. _____ 2100' .,o s1tL aoo•arau — --- .orb' it ------- , L. _ ' 1 ONNWO RP TM) ` I ktor,1' i 1 SPEED r5AR I 1 bla K LOT 1 mar ac j j i VOISN4 MO= TO If PROW=�� I T �a SM I I 6 PSI A aoee s I , Si',.J I aar I I QZ 0 1 m'SW£5 WW I m• 50• 0 m• �� l� I I : : Cr Z CI- r—r� _ , D 0 W xAle, _'" O TRACT qT— S l 3a3S1 t,TRACT A s J /TI I I (OAT I O 0 L.LI ~ nw_. /8 I f __-i U up l..or—. _.id,. IB ---- 1 m,�'i i I 0 O s W-m'trc Z Z - !6"e6—�---p—.a� p I I <I I w I Ilu 1 I I < 1 J I— I 4 _ °r w 1 I I S� I I 1 1 7 I I I co r . 1 SI 1 1 I ' 11 11 I I I& LOT 2 LOT 3 LOT 4 Z 0 Q I LOT 2I l Lora ILOT 41 I Z Z b I w aar 1 I. I A-Jrw r�, A.Jr96 r~ A-Jl7r a• I kifaV aar 11 f rh- I , � 1 I I � I I I I • MY DATE BY • TENTATIVE PLAT SITE PLAN SCALE I-=20' SCALE 1120' ■ i SE 1100,, ! 0.AR 23'AC 1E 10.5' 10.0. AA�Opn 0.!a a0'ri !p � PROJECT a. I 1 m r NUMBER MASCO NnY70U r COWACIFD 5{RQA9E WA: ABAMN Y N SIAM BS CURII '!STO SIOCNALK mw M VOX AD WTI° PAVEMENT mow,. W PAypetyi 0p.6a oro BIASM BA= Mo.,.SASE .,..a.e e. cD SW McDONALD ST. IMPROVEMENTS PRIVATE DRIVE SECTION 1-1 PRIVATE DRIVE SECTION 2-2 C 2. 1 N.r..s. Mrs N.T.S. • . DP DESIGN GROUP INC. •,. 9045 SW Barbw 8447 . SuBe 101 Portland,OR 97219 (S03)225-1879 I.r+ 44.4 1 $9 STA-3+9012 (yf $9 Rev-10031 J AO.--A00 R-MI6 l- 3M90'K r O Z E wrw.cr R 0 a- COW IOW BET-I1)61 }_— +�rc.a.. ._ -- -- -- j 1-- PW ThH 0 Lu i k H U) • Hu . 4g Pr. p z -- - �e Q0 �� 8 z 2 CO 1 1 I 4 26'4 qlg t. t 044S1 r.00 2+00 3.00 ++00 ,S, 6+00 1.00 .X' � SW MCDONALD ST. PROFILE SCACf I•-30' NUM PROJECT R —__ NUMBER NASWi o.a +m SW McOON24 STREET 3,00 +.00 0.. 7/,1207 1 1 I H K I 1 1 1—_. - n.0.0 7400« WORM 2407 1 ` N...., isvo �W..:.�i`r o..... r� e,, I I NOUSE 1 1 .I1 C2.2 I I,1 EROSION CONTROL NOTES D L eAstnoror 1.001 le la I. OWER OR DESIGNATE PERSON SNAIL K RESIN 5s.E POP PROPER WISTAlU1KW AND MANIENNKI K ALL EROSLW ANO SEDIMENT CONTRE. - LEASWES N ACCORDANCE MM LOCH.STATE.AA0 FEDERAL RIMAARaa DESIGN GROUP INC. rucor Ina 2 ME ANDKNrA IAN K MESE ESC PLANS AND CONSIRRKDOC YAMIEN.WCL RLRACEYEV),ANC KORAONO K NEW ESC FACILITIES IS SINS SW Ea/6v SW �35�SW MCQQNALD ST to stills Ion .swim M RESPOPENUTY K PE COMACRYP MR ALL 00550IICRON I9 COMPILED AND APPROVED BY RE LOOK AA9S0LR 4 AID 1 KKTArrav 1ANDUSr'A1V.'D IS EMBUSSED TPE DE14CNlR SNAIL K RESPOK IE FOR MAINTENANCE MEW MC PRCECT IS APPROVED INTL DC �' `- 4 Po/600.0R Sun 97219 LOTS ARE SOLD. 1.4710' T-»,s A PE SONMARES K DE 0LIRWO LADES STOOK ON M5 MAN SHALL K 01401 MARKED N TIRE FEND PER TO 94010UCMN. OARING so 1 1017001 (5031225.1619 CONSIRVCMN PEED MO CSIIAIBAMC'E KIEND DE CEARNO LUIS SNAIL K PEELER" TIE MARKINGS 9IMI K MANTAMED Sr PE _. APPLICANT/CONTRACTOR FOR RR-DRATON K CWSIRSCMM A ME ESC FACR/IIES MEN ON INNS SIAM MUST K CYNS1RVCTED N C0N INCDGN WM ALL CLEARING AND CREAM ACRNIES AND N SLCN A YAWED AS TO INSURE MAT SEMEN AID SEDIMENT LADEN MAMR oars NOT VIER ME ORHHAK SYSTEM.ROADWAYS Or NEAR AMICABLE �_�ii1rffIili#_�'.0'f 4,,,1,1,T.141.1.% IM/FR STANDARDS ':' y ® .-1. - !A S DE ESC FACTURES SHOT'ON INS PLR'AK MNMAI MEIMEYENTS r0 ANIWEPATED STE CONQ'TILNS PAW L1YLSIMICRON PERM( Si as PEE ESC FACILITES Saul K UPGRADED AS NEEDED FOP LREIOECTED SNOT EVENTS AND TO EWE MAT SEDIMENT HD KOBENT LADEN D BARB. ' iiii-_ �/ —BM WRIER ODES NOT LEAK RE SIR F .,, 5/ ,_.I S. !X FALR/IES 9YALL K INSECTS MALT Sr PINE APPICANI/DCNTRACI01 AM YAWIDVED As NECESSARY TO ENSURE TAM LWTIMAED + looms P,.o,_ TIE 00 I IOLK T AT M DIE 9,ALL SEDBRH1 K ALLOWED TO ACCUMULATE MOE PEN 1/5.7TE BARRY 111911. ALL CA 191 BASINS AM COWK AWL LINES - - SNALL K CLEANED MOP TO PANTO NNE 01490.0!!A1NS.91ALL NOT FLU91 9 11117-LADEN WARE NM ME WNNSIREAM 515709. 17G-4144'-' a STABILIZED CRAM ENEMIES SILL K INSTALLED AT D1 000005 K COPS-MICRON ANO MANTANE0 FOR 701 DURAD N K PE PRC ECr / 4 1 LOT 1 ADIXPOSH MEASURES MAY K REQUIRED TO INSURE MAT ALL PAVE AREAS APE KEPT SEAN TOP DE OLRA Pd K ME PROECY.. }FB _ J I D STORM OMAN NEETS.BA91IS AND AREA DRAINS KAU K PROTECTED UN?PALEMENT SURFACES ARE C0MP1E7ED AM/al KKTAIKW IS 9BL Wig 1 MaOY Y RE-ESTABUSMD. z ID PAYMENT STREAKS MC EKTA1IW ARE r0 K PLACID AS RAPOLY AS POSSIBLE SE. ' ,.1 Q II. SEEDING SNHL K RNFO¢EED ND LAMP MAN SEPDOIf4N I FOR EAOL PRASE K CONSTRUE?. an ---..-I I J 12 R PERE ARE E4FOKD SOILS OR 5045 NOT FULLY ESTAR/9ED PROM OCTOSE I I ROW.APR N.TIC KT WEARER OMEN PRFIEN?W as I I a 5115.955 Ill K M EFT1Cr SEE FROM.PREVENTION AM 9DBENT CONTROL PLANO.AM DEVON Y 57141 ENVIER 4)FOR REEME5IS - \I■�* 7 1 .7I .J I1 OE DEVELOP.DATE ELOPE ESC MEASURES MEN KKTA IKN MEATY EaTABV9Ka /!PACT A • •. / t I p CONTROL VATF RO �-1 E CC O Ith,. ":41.irril PENCE I,i� AINRIO WALL _ O z } Ri KOTYAi_ w O j I111I�I�NJ;; O PrKr ) 8. i lith--- Z . Z _ r I I I 1� w o p cr • REErn 11 ��� DITCH INLET i I i i I i I Ir__\= 0 a l- eaEe useld 0 u. w _ ttN. 1K (1'Lora T 31 I I LOr 41 o Y BE USED SORT TERM 1� /' T V I I I I I f • 0 NAY unuTV Trans AND W/ y■ ' - 'L�'- i/ r z PNA4N0 K KWLKMENI A REF B.Alpo `A, A AIDE 91 , T SF , Q �r7 �`_ ' ', Ra5 WEE.,,. . I_,. 1• _ �,� z z P.: i�. 1111111 ;1 ' I1 1 ,/� �� o ‘2/Si 3 .41. PLAN A�oc m' /�� I ---- Q •. n::� � cc E.CATCH BASIN I/A.L --2D' ® TEMP. BlO—BAGS N.T.S. TWD VERB FAME EATEN. ER USE LOOPS GRADING AND EROSION CONTROL PLAN LAtI 55 FILT FAME DYER Y.Y POSTS )0 INDUS 5TEMAL SCALE: 1'>10' el . • I a'09/94.9 9)4010) I 'a\ ��(, '¢"�// FRONT NEW .SIDE. d .Bea NASa01 II 000 H • 0 TO 554,,SOT IS MMAPxo • oo/o//',' �],,�yyy�...{{µ++ DK DK 511 R I.S CUNT PT MIN OR Y-YPNS GRAVE. Onion Sy TOW • • • I.MK 110 Y K.117.!915 OI.SOE. O.•BRNBP W NMRL005E0 OK.ACC 1 9 W1COE0 'S LY+Y n1.PINE0slEF1 `" { 2'.r POSTS PEKE POSTS �nj tl..•NN GO i NO ATTACH 1 STOOK,COOPS TO K INSTALLED I E 00•5*1.ROC K SLOE ITOP NEW •.MIKW ALL AREAS Cr FLIER FARO •M M.FOR 450.E 151445 AND DUPLE/K900REA/ ® SEDIMENT FENCE ® GRAVEL ENTRANCE C3. 1 1 ' N.T.S. N.T.S. • figye. D L ....,,, ,„.......I eller.- WWI* MIM001* DESIGN GROUP INC. ....... 0410•1110 9045 SW Barlow Blvd lariwww Su lato 101 44994161.. Portland 0R97219 SYMBOL LEGEND (503)225-1679 0 7 / -7- 4--/ 1..15/—.—..,,, , , , „.......-2 0 IN EAST / i I 0 =mous Iva 0 COMM=110:E ov,P.R07,:p - .--f--- - '-- ::_"\ ._ . SW McDONALD ST -- r . ._ IN SOU. Ns COWIN CCOROURS Ilikr0."V ' P0000520 srPar TREES ET) --. 7././ ' —NY-MOOED COMM ' -. o•-• 7---- ----11; T--0 -1& -1 - -- ---— 4 0 OM TO ROOM i 0•411 V.7,0, 1 .-- ! . ' 1 .2 r'INIIIIIIIIMIMMIIMIIIIIIL AM • - ,' L_'1.___ 'i•O i,----__-7 ----- • PICOOND=ELT vas ...._._ .0 1101201011 MEE — f_ twos, t,_II, - -, , 1 , I / 0 T /11011ZOOM MICE . /- g la Ark■ (77:.)'00'''' I t hil_g./SE --I ' 1 J I I :: -.--''. TBEE molEcnam FENCE I : : i I ,/ III 11f1 P11011:01011 MEW INA , 1 1.0-0 ri 141 • fir° I - I' .,.. sor•a / 0 ' z • . -p . . Z <-J . iiw, o 0 L„ z Ii. it 1-- T\ . )-,-1 I . , : ,' (..) x 0 T.I.•il \ ,is 4. I 0 F-- ""-.. -;:a-ile•. . • Z A...._:. IiIi'27 I / 1---' LI ci < 1-.• , tri/171kon11111 X > --- I I le Iffle,:ew,11 rs.) • - .. . . . \ . cc o w ,,,,,, 41111LialimmumAt sa,ir , "- ...--- — F. POTCNOFC 1. 6 ui l F _--- . TRIE • I t 1 u0. w(X aw 1). .__ < 3 w , I II GARAG Z Et_ ' I I i I I 1 • , - -' ,- --- _,- I . _ i ILOT 41: ._ ,___ ____ _--- ■ ,;ARAC,I, _-- / 1 , ' • ----; , . , REV GATT BY a,' 4 0,0* - NOThi.• ! t ..... -- __ - - . . I _ ALL WORK DONE MN TNEE PROIECI1ON ZONES SHALL 20' ....- .. BE SUPERVISED BY AN I.S.A. CERTIFIED ARSONIST. 1 0' 0 20. - a,ANKRECNCTEEENCE IMillialll : W02.0 l•.21? ///// / ... PROJECT I NUMBER NAS001 i on. D7017,07 1 .-- S.. AS SHOWN ,.. 1 DemBE GO . 1Ch..VI GO 4. ■ ' 1 TREE PRESERVATION PLAN SCALE. 1%•20 C3.2 i a IT DL = rEn DESIGN GROUP INC. await ».•E. 9045 SW Barlow BNd. CONNECT 57ON r0 S 101 u • ERSANC NY PINUC Portland,d,OR 97219 RISiw SPIN OVER (503)22S16T9 __ .� EXISiWB STORY OVER 5 V]710.)0 __.._ . IW"I W 4XT r COSMO SEWN MN 3p'f V NEST �SS_— SS ___ ys—___,s-. SS c.-_- ff46JJ�I OUT Nan. '�_ -- ML, 'E.s y SW D LOS T. ..” .N. ONA TAR NTi Dallarlaille »_ N ._ t~ -»- ----�-- -- _'o----- - ! t;a1 -- / I..... a.•, I Easew0 CB \�.I �: :: ` Alb LEGEND LINEAR I °: NE�R. j eTESRw/EIE,ABRw I PRESERVE won= `"CAA N BASH , ----PROPOSED PRORRTY VINE �� SOOT/AY SERER NAF..nr ® �• � ' is% /.•R"7071 SERVICE I SEOWEN1 FENCE SM.SOWN MAn••aEr WRIER Pawn/ • N PROPOSED smear 06417 L 47404 PONE no.COND.RN M I LOT 1 , COAMY rover _.—.—PROPOSED 64NTUT SMUT G�REIM 0 i ' 1 I ri PROPOSED UIGN BASN STREET NG4r IIiE NMR,SNT .$ i L o�. �_ — EWTNs 54Iar4RY SIR ■ I I r. ra' • PROPOSES AAE4 GRAM _� Ea.snNS.um+uN0 �, ,:, L.______� V' , Co a cwnsm SEER NNRroEE - E05ThN5 SIMI PRAM Jr 05'71;.°7704. 4 • 0 0 p PROPOSED FIRE 5111R4NT —T�--wsnro Pw0EBT0 ODE I. j P o W• . FIRE orr44 4 MI 410400rmr TFeCI `5, —--I r CR1 I I U 0 z .4RIC- • - -- QfiA��4 ssIEE I I I W O CL r air-- 1 ,. � o f ; a • QH —I 1 ABBREVIATIONS ' 1 V D TALI MOW SEMI GRAN gFAM01/T .M'allian M m Vow ORAN CARR RAM I 1 1 1 Q U 40 AREA DRAIN I SRN SA.VTMY SERER M4NNBIE 1 1 I �7 SSUT SWEAR"SEPER 11171049 1 z• MC ARE DEPART/ENE 01040(71415 I LOT 2 I LOT 3 I LOT 4 NI ARE NINRANT AMENS 1 I 1 I I • • LLIJ I 1 Ire FM' IMIMI. I In • UTILITY PLAN SCALE. r-20. I I I I PROJECT • NUMBER NA9001 R Om.h NPR F5.NI.4RD DR t .....h GO } C4r. 1 a Rem.r DL INIMINIO DESIGN GROUP INC. - --- 9045 SW Battu B*d ---- 5W6 101 Portland.OR 97219 (503)2251679 2 C sv�.04s. PERMANENT POOL 'Imo:.. OUTLET STUD ELEVATION 4'O OPENING (SEE NOTC9 415) _.._ OVERLAP -5 1!4 .Il kv.WEIR WAIL�. ' u I I VARIES "` 3'-3 5/O•MAK 3'-3 5/D' SCUM Bwrtz \�'_ , RY'fl •• __ I INUIT STUB • ' OUTLET 5TUB 2 • i (5EE NOTE5 44 5) INSIDE • (SEE NO709 465) ? Q I 1 _-_ 6•� 111^^^ 2'-0 I/2' OUTLET NDERIf[ O W REINFORCING BARS SIDE FROM UNDERDRAIN / a, INLET STUB (SEC NOTE 6) V Q (5EE 1 onsµs 1-CARTRIDGE CATCHBASIN-SECTION VIEW O W • J 1-CARTRIDGE CATCHBASIN-PLAN VIEW 1 2 < 1 �� W LIFTING EYE I�jt ~ 0 4� ACCESS COVER (TYP OF 4) V lL INLET GRATE OPENING 20 L �2I/2' , ` U) G. Ai Z CONCRETE COLLAR PB (SEE NOTE 61 % `; OUTLET NO ET STUB / 4 S 1 , I (5[E NOTES 465) i/ :�`"�`�`` POOL ERMANEVATION pro �E,A , 570RMFILTER 1-6• REV CARTRIDGE (-1 GATE CL[ANOVT ACCESS 106 CARTRIDGE(1W) SUPPORT � I K PLUG ON WEIR WALL (SE[NOTE 2) UNDERDv0(N MANIFOLD I ri oE—'/"-4090 —H 1-CARTRIDGE CATCHBASIN-SECTION VIEW ( 4'-4 3 4' Z OUTSIDE RG STORMWATER RIAN/LB.IE A 1-CARTRIDGE CATCHBASIN-SECTION VIEW O OS..A bR 22.629. Es*awRNA B 5 aWBM • 1 PA,5.701.527.He 6.02].639 U.5.5RC MNo.5.321.629, No.6.049.016.No 5424.576. No.5.707.527.No.6.02.639 OWE.O D.5 PAD FOREIGN No 6.649.016.No 5.6247 576. 9 02005 SNNmwa360 P4TEM50[N0010 Nor OTTERU.S.MO FOREIGN PROJECT 02005 SmomwafeO360 MT[Nr9 TONG NUMBER NAS001 DEEP STEEL CATCHBASIN STORMFILTER DEEP STEEL CATCHBASIN STORMFILTER DAA�6 6w ORAWING II Stormwater36d PLAN AND SECTION VIEWS Stormwater36Q SECTION VIEWS 2 3 St STANDARD DETAIL-1 CARTRIDGE UNIT „� �e- STANDARD DETAIL-1 CARTRIDGE UNIT w...r m d ......wrnl....aRO.ra, 440* 1'- JacNE:NONE IRA NwtoEFta00 IDNNNN:.N,N IcNEGRED:AM ...yy ,OM DATE'r1N1.0y I SCALE NONE IFRE NAME CSSFISDOR IORAWNINW IGIECNED MG 4wr4b B6 I - 1 o C4.2 1 . Toy • .. . - X Y'p � t - : El Ili.. ...... . .'I . yg,., .$:. - y- 'y. OE5101 GROUP INC.WIW Illir Ott x kI� rt ,s YaS SW Brar BM. ,....., '� • �:aR. M 9►. s g .. T' ,. tn0.0R 1f219 - 0 4t.,.,. ,�' t.... C t• .: .,.i ..! , '.!* lit, : : . .,t .''''..rr '' , - $t 1 , ', ' 'L''',7'*'',:r.. -'.,, ',, eitirik :. M� • ." ,tea " _". SW McDON •Y 'S �LylJ '"'F.A1•;rc.•` T,ir.y±.++f'M,Y.•yyy :i.:: v* �- �� M # � +w t P fir .1:-.1...... .'( . T• I `la p i N La id Z iv n-4,141— .. 1 , . y ., °$ YTS. f= 4 i!1 t O Li- It liti'r .,. i :. , . a. . - _N.F • 0. . i L. NWCi HU�A NSW- : y y ow ommer • . 'S A , mow* OD 1 . • 44, - ill ,OFF—SITE ANALYSIS yrF .• . 1'640' (/�, 40' 5. 1 1 y LAND USE PROPOSAL DESCRIPTION TIGARD 120 DAYS =12/29/2007 FILE NOS.: SUBDIVISION (SUB) 2007-00007 ADJUSTMENT (VAR) 2007-00026 VARIANCE (VAR) 2007-00042 FILE TITLE: NASH GARDEN SUBDIVISION APPLICANT & APPLICANT'S OWNER: Scott F. Nash REPRESENTATIVE: D L Design Group,Inc. 19240 NW Athena Place Attn: Gary Darling Portland, OR 97229-2934 9045 SW Barbur Blvd.,Suite 101 Portland,OR 97219 REQUEST: The applicant is requesting approval of a four (4) lot Subdivision for single-family detached residences on an approximately .43 acre site. Proposed lots range from 3,196 to 5,086 square feet. An existing single-family home will remain. The applicant has requested approval for an Adjustment to the access spacing standard for the proposed private street along SW McDonald Street from 200 feet to a reduction to 6 feet; and a Variance is requested to reduce the front yard setback on the existing home from 15 feet to 10.89 feet. LOCATION: 10342 SW McDonald Street;Washington County Tax Map 2S111BB,Tax Lot 2100. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 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.) DATE OF HEARING: TIME: 7:00 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: OCTOBER 25, 2007 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ®VICINITY slAP ® LTILITY PLANS ® EXISTING CONDITIONS ®SITE PLAN ® TREE PLAN ® IMPACT STUDY ®NARRATIVE ® TRAFFIC IMPACT ANALYSIS ® STORM H2O ANALYSIS STAFF CONTACT: Cheryl Caines,Associate Planner 503.718.2437 • ©,©pv D L DESIGN GROUP INC. 4) 4 2007 TRANSMITTAL 9045 SW Barbur Boulevard, #101 CITY OF TIGARD Portland, Oregon 97219-4036 PLANNING/ENGINEERING (503) 225-1679 Fax:(503)246-2094 E-mail:ran @dleng.net To: Cheryl Caines, Asst. Planner Date: April 24, 2007 Community Development, Planning Div. Project: SW McDonald Street Subdivision City of Tigard Reference: Land Use Permit Application 13125 SW Hall Blvd. Tigard, OR 97223 DLENG# NAS001 From Randall Leonard Case/File# Not currently assigned Transmitting: Via: For Your: RI Attached El Mail E Review&Reply El Separate Cover 0 Delivery El As Requested —Number of Pages Including Cover El UPS ❑ Information/File Co•ies Descri•tion 1 + 3 Land Use Permit Application–Original Form with 3 copies 1 Land Use Fee($5,342; Subdivision Fee plus 4 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 Drainage Report COMMENTS: Please notify us concerning your initial review findings. Also, please note that we are awaiting the Tree Study, which will be submitted soon to supplement this submittal. Original documents have been included for all relevant forms and submittal items. Thank you. Signed: Randal L. Leonard LAND USE APPLICAI ION Date:ect: -j4- 7 " '7 COMPLETENESS REVIEW n COMPLETE INCOMPLETE STANDARD INFORMATION: ❑ Deed/Title/Proof Of Ownership (' Neighborhood Mtg.Affidavits,Minutes, List Of Attendees Impact Study(18.390) E' USA Service Provider Letter 3 ❑ #Sets Of Application Materials/Plans R Pre-Application Conference Notes ❑ Envelopes With Postage(Verify Count) PROJECT STATISTICS: [ --Boiiding-Footprint Size ❑ %Of Landscaping On Site ❑ %Of Building impervious Surface On Site ❑ Lot Square Footage PLANS DIMENSIONED: -0. -Building Feetprint ❑ -.-•.- .-= -_.>- a. - '• •U.- •..:..� .•S Bike Parking)0 TruckL-eadiag Space Where--Applicable ❑___BuiIdina±l ight_. ❑. Access Approach And Aisle ❑ Visual Clearance Triangle Shown ADDITIONAL PLANS: 13 Vicinity Map ❑-11etttecttarewien- ❑ Tree Inventory Di Existing Conditions Plan ❑-tandsespe r tefr [t]r Site Plan EH-60611-121w,- TREE PLAN l MITIGATION PLAN: Er idea k;f- --i Pi Q.-z>kck ovl [ rerr o'a.l ❑ re.ih 1u.�;u irl ADDITIONAL REPORTS: (list any special reports) CI O ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) [✓]' 18.765(Off-Street Parkingl_oading Requirements) ❑ 18.340(Directors Interpretation) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.350(Planned Development) ❑ 18.705(Access/Egress/Circulation) 2 18.780(Signs) ❑ 18.360(Site Development Review) ❑ 18.710(Accessory Residential Units) ❑ 18.785(temporary Use Permits) ❑ 18.370(Variances/Adjustments) ❑ 18.715(Density Computations) 2- 18.790(Tree Removal) ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.720(Design Compatibility Standards) 2. 18.795(Vsual Clearance Areas) ❑ 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) ❑ 18.797(Water Resources(WR)Overlay Ostrict) ❑ 18.390(Decision Making Procedures/impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 18.798(Wireless Communication Facilities) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.810(Street&Utility Improvement Standards) ❑ 18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) ❑ 18.745(Landscaping&Screening Standards) ❑ 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning District) ❑ 18.755(Maed Sorel Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-at City of Tigard, Oregon 13125 SW Hall Blvd. • Tigara, JR 97223 May 17,2007 T I G A R D Scott Nash 19240 NW Athena Pl. Portland, OR 97229 RE: Notice of Incomplete Application Submittal - SUB2007-00007 Dear Mr. Nash: The City has not received the information necessary to begin the review of your Subdivision application. The development site is located at 10342 SW McDonald Street. This letter is to inform you that additional materials will be needed in order to deem your application complete. The necessary materials are as follows: 1. Narrative. Please revise and re-submit the following narrative code sections. Responses should include facts, findings and conclusions. • Are the units attached or detached? The narrative states both. • 18.370.020.C.5 - Variances and Adjustments • 18.360.430.020 and 040 - Subdivisions. • 18.510 - Residential Zoning Districts - Development Standards (Table 18.510.2) • 18.705.030 - Access, Egress & Circulation - section 030, items A I. A vehicle turnaround must be provided for fire, trash and other utility trucks because the length is over 150 feet. • 18.715 - Density Computations - the calculations provided do not show the actual numbers. Please calculate as follows: Gross square footage - ROW dedication - area for private street - existing home lot area = net development area 2. Tree Plan. - Number the trees on the tree preservation plan to match the arborist's report. 3. Fees. - Pay the fee for an access spacing adjustment along a collector, $301.00 ($602.00 x 50% application fee). 4. Deed or Title Report. Please provide one or the other for proof of ownership. Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 5. The items in the enclosed public facility completeness checklist must be addressed. Any questions pertaining to public facilities can be directed to Kim McMillan at (503)639- 4171 ext.2642. If you have any questions about the above comments, please contact me at (503) 718-2437 or cherylc@ tigard-or.gov. Sincerely, Cheryl Gaines Assistant Planner c: SDR2007-00007 Land Use File Randall Leonard, D L Design Group, Inc. PUBLIC FACILITY PLAN Project: Donald Street SUB COMPLETENESS CHECKLIST Date: 5/10/07 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. U Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ❑ Centerline of street(s) clearly shown. Label centerline on plans Z Street name(s) shown. • Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. Profile must be provided along McDonald frontage and 300 feet beyond in each _ direction ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report 1) Provide preliminary sight distance certification and the narrative needs to address 18.705.030.H.1 specifically, 2) Apply for an adjustment to 18.705.030.H.3 spacing along a Collector- again addressing this section in your narrative. 18.370 must also be addressed for the adjustment criteria. ❑ Street grades compliant? Show street grades on profile ❑ Street/ROW widths dimensioned and appropriate? Show dimensions on plan view. Typical section for McDonald pavement is incorrect. ❑ Private Streets? Less than 6 lots and width Private street section (rock, AC) must meet appropriate? local street standards ❑ Other: 1) Pavement taper: wide to narrow, 2) 1) Pavement taper does not meet Tigard 18.810 Street standards design standards -should be approximately 200 if, 2) Narrative needs to address how the street standards will be address on McDonald Street. The narrative should also address the specific sections as they pertain to utilities. A blanket statement does not address the standards with "Facts, findinds and conclusions". The narrative also calls this project a "planned development"- unless you have applied for a PD this is an SUB and you will want to revise the narrative to indicate the correct land use. SANITARY SEWER ISSUES Z Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? REVISED: 05/10/07 Z Existing/proposed fire hydrathown? ❑ Proposed meter location and size shown? Note typical meter size ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Provide/show storm lateral for existing home ❑ Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? Storm water Manhole is not allowed. Storm sewer main in private street will be public. ❑ 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 ® INCOMPLETE By: -15sYln Date: 5/10/07 REVISED: 05/10/07 c.Q- 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: • Cheryl Gaines, Asst. Planner Date: June 22, 2007 Community Development, Planning Div. Project: Nash Garden Court, SW McDonald St. City of Tigard Reference: Land Use Permit Application 13125 SW Hall Blvd. { ,ccbnrrttat` Tigard, OR 97223 DLENG# NAS001 From Randall Leonard Case/File# SDR2007-00007 Transmitting: Via: For Your: 0 Attached El Mail 0 Review& Reply El Separate Cover Q Delivery El As Requested _Number of Pages Including Cover O UPS El Information/File Copies Descri•tion 1 + 3 Land Use Permit Application—Original Form and attachments (copies added to each set) 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 Drainage Report and Arborist Report 1 ea. Copy of prior Narrative Report, Dwgs., and i\Saerat,v COMMENTS: Please notify us concerning your reassessment findings. Enclosures, Arborist Report, and Dwqs. 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. AO Signed: � andall L. eonard RE`E DL JUN 2 Lour DESIGN GROUP INC. CITY OF PLANNIN(;lF^�� iP■-r TRANSMITTAL 9045 SW Barbur Boulevard, #101 Portland, Oregon 97219-4036 (503) 225-1679 Fax: (503) 246-2094 E-mail: ran @dleng.net To Cheryl Caines, Asst. Planner Date: June 22, 2007 Community Development, Planning Div. Project: Nash Garden Court, SW McDonald St. City of Tigard Reference: Land Use Permit Application 13125 SW Hall Blvd. Access Spacing Fee and Title Report Tigard, OR 97223 DLENG# NAS001 From Randall Leonard Case/File# SDR2007-00007 Transmitting: Via: For Your: 0 Attached ❑ Mail 0 Review& Reply ❑ Separate Cover II Delivery ❑ As Requested _ Number of Pages Including Cover ❑ UPS ❑ Information/File Comes Description 1 Statutory Warranty Deed 1 Check for$301.00; Fee for access spacing adjustment along a collector COMMENTS: Submitted in response to Notice of Incomplete Application Submittal dated May 17, 2007, items #3 and #4. Signed: Randall L. Leonard Cheryl Gaines - Nash Garden _ Pale 1 From: Cheryl Gaines To: ran @dleng.net Date: 6/27/2007 2:52:51 PM Subject: Nash Garden Ran, I've taken a look at the Planning completeness items; I do not have comments back from Kim at this point. There are still a couple of issues that need to be resolved: 1 - The shared drive is over 150 feet in length. I understand that TVF&R and Pride Disposal do not have a problem with this design, but the code does not give this as an option. The code states that if over 150 feet, then a turnaround must be provided. There are two options at this point. One is to apply for an additional variance. I'm not sure how you would argue that this is not self-imposed. The other option is to shorten the length of the access. This may provide some area for additional off-street parking for lot 1 since parking will not be allowed on McDonald (collector) or the private street. 2 - Density computations - The total lot area seems to be high based on the dimensions of the lot and the existing house site area and Tract A area differ in the narrative from the preliminary plat(C2.1). I think you still get 3 additional parcels, but this becomes a maximum and not a minimum. Can you please verifiy the numbers? I want to be positive this development does not exceed density. 3 - From looking at the plans it is difficult to know which trees are which and which trees are being removed. Can you please provide a plan that shows all the trees on/off site, numbered per the arborist report and indicate which ones will be removed? I suggest using the site plan so we can be sure that a tree doesn't get left in a building pad or street. If you need to take a tree out later that isn't shown on the plan, it becomes an expensive ordeal. Once I get comments from Kim, then I'll send out a formal letter. Please wait for that letter before submitting any revisions. Call me if you have any questions. Cheryl Caines Assistant Planner City of Tigard (503) 718-2437 , St 1 ( 1313 2loa PUBLIC FACILITY PLAN Project: Jonald Street SUB COMPLETENESS CHECKLIST Date: 5/10/07 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. r! Centerline of street(s) clearly shown. Label centerline on plans ® Street name(s) shown. /1 Existing/proposed curb or edge of pavement shown. 7! Street profiles shown. Profile must be provided along McDonald frontage and 300 feet beyond in each direction I I Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ei0 Traffic Impact and/or Access Report rovide preliminary sight distance ertification and the narrative needs address 18.705.030.H.1 specificall4pply for an adjustment to 18.705.030.H.3 spacing along a Collector- again addressing this section in your narrative. 18.370 must also be addressed for the adjustment criteria. 74 Street grades compliant? Show street grades on profile ►� Street/ROW widths dimensioned and appropriate? Show dimensions on plan view. Typical section for McDonald pavement is incorrect. ❑ Private Streets? Less than 6 lots and width Private street section (rock, AC) must meet appropriate? local street standards ❑ Other: 1) Pavement taper: wide to narrow, 2) ,‘, 1) Pavement taper does not meet Tigard 18.810 Street standards design standards - should be approximately 200 If, 24 Narrative needs to address how the street standards will be address on McDonald Street. The narrative should also address the specific sections as they pertain to utilities. A blanket statement does not address the standards with "Facts, findinds and conclusions". The narrative also calls this project a "planned development" - unless you have applied for a PD this is an SUB and you will want to revise the narrative to indicate the correct land use. SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? REVISED: 05/10/07 ► Existing/proposed fire hydras. ,hown? '1 Proposed meter location and size shown? Note typical meter size ❑ Proposed fire protection system shown? _ STORM DRAINAGE AND WATER QUALITY ISSUES Existing/proposed lines shown? Provide/show storm lateral for existing home /1 Preliminary sizing calcs for water quality/detention provided? K. Water quality/detention facility shown on plans? Stormwater Manhole is not allowed. Storm sewer main in private street will be public. ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? 6.10 '07 The submittal is hereby deemed X COMPLETE ® COMPLETE By: ((N'\ Date: 5/10/07 7/3/o7 L, QTR • p acle. 13 Tl o N) 1. STS}1ES No A NIL 12aPv DtrptC.A-noN 15 i2Ecttu,tRED — srAr€ 4e Jr 15 REVISED: 05/10/07 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 • July 5, 2007 T I G A RD Scott Nash 19240 NW Athena PL Portland, OR 97229 RE: Notice of Incomplete Application Submittal—SUB2007-00007 Dear Mr.Nash: The City has not received the information necessary to begin the review of your Subdivision application. The development site is located at 10342 SW McDonald Street. This letter is to inform you that additional materials will be needed in order to deem your application complete. The necessary materials are as follows: 1. Access & Egress. The proposed private street is over 150 feet in length. Please shorten the street to be 150 feet or less,or provide a turnaround as required by 18.705.030.I.4. 2. Density Computations. Please verify the gross lot area. The figure given seems high based on the dimensions of the site. Three units are still possible,but this is more likely a maximum rather than a minimum density. 3. Tree Plan. Please provide a plan that shows all trees on/off-site, numbered per the arborist report and indicate which ones will be removed. 4. The items in the enclosed public facility completeness checklist must be addressed. Any questions pertaining to public facilities can be directed to Kim McMillan at (503)639-4171 ext.2642. If you have any questions about the above comments, please contact me at (503) 718-2437 or cherylc @tigard-or.gov. Sincerely, Gam- Cheryl Gaines Associate Planner c: SDR2007-00007 Land Use File Gary Darling, D L Design Group, Inc. Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 IDL OfllUfflY S BUlff I 4.% rte,?. DESIGN GROUP INC. U Zdr TRAN SW Barbur Boulevard, #101 ` -3 2L10,7 Portland, Oregon 97219 o (503)225-1679 C Fax (503) 246-2094 pLA ' v, .r; • To: City of Tigard Date: Aug 1, 2007 Attn: Cheryl Caines Project: Nash Gardens DLENG#: NAS001 From Gary Darling Case/File#: Transmitting: Via: For Your: IN Attached Mil in Review&Comment ❑ Separate Cover IU4 ose City Messenger Service ❑ As Requested . El Number of Pages Including Cover D Delivered by: ❑ Information/File Copies Description 3 Revised sets of plans 3 Revised Narratives 3 Copies of Intersection Distance Certificate COMMENTS: Cheryl, Attached is the information you requested in your letter dated July 5, 2007. 1. Private street has been shortened to just under 150 feet in length. 2. Density computations have been revised. See page 10 of the revised narrative. 3. Sheet C3.2,Tree Preservation Plan, addresses the issue of the tree plan numbered per the arborist's report. 4. The public facilities checklist has been reviewed. Changes have been made to the plans as well as the narrative. The changes have been made in italics for ease of identification. Signed: al ,,L ' " ' 1 . 6__. P a City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 • IN August 14, 2007 T I GARD Scott Nash 19240 NW Athena Pl. Portland, OR 97229 RE: Notice of Incomplete Application Submittal—SUB2007-00007,VAR2007-00026 Dear Mr. Nash: The City has not received the information necessary to begin the review of your Subdivision application. The development site is located at 10342 SW McDonald Street. This letter is to inform you that additional materials will be needed in order to deem your application complete. The necessary materials are as follows: • Revise the plans to show 25 feet of frontage for lot 4 and the off-street parking section of the narrative to reflect the spaces created along the edge of lot 1 • Submit 7 copies of complete application packets. This includes full-size plans and all application materials that have been submitted to the City. If items have been revised, please only include the revised version. • Submit 3 additional copies of the full-size plan sets and narrative that contain the revisions listed above for the application packets already on-file. ♦ Submit 6 additional copies of plan sets. These may be reduced copies provided they are legible. One set must be 8.5" x 11". ♦ 1 compact disc with all materials in a searchable format (PDF for example). ♦ Submit two sets of pre-stamped, pre-addressed envelopes. Property owner list must be produced by Patty Lunsford in the Planning Department, 503-639-4171, ext. 2438. If you have any questions about the above comments, please contact me at (503) 718-2437 or cherylc @tigard-or.gov. Sincerely, n `� 11.-J Cheryl Gaines Associate Planner c: SDR2007-00007 Land Use File Gary Darling, D L Design Group, Inc. 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 Date: Aug 31, 2007 Attn: Cheryl Gaines Project: Nash Garden Court 13125 SW Hall Blvd Tigard, OR 97223 DLENG#: NAS001 From Gary Darling Case/File#: SDR2007-00007 Transmitting: Via: For Your: DI Attached O Mail CI Review& Comment O Separate Cover O Rose City Messenger Service O As Requested El Number of Pages Including Cover © Delivered by: O Information/File Copies Description 7 Copies of Complete Application Packets 3 Full size sets of plans 1 CD containing all documents in pdf format 1 CD containing all drawings in pdf format 2 Sets of envelopes that are pre-stamped and pre-addressed S 11x17 sets of plans 1 8.5x11 set of plans COMMENTS: Signed: C�12.?/ ' ( A (�1 a°Lk,Q U.IL tNA_ SE C/lam RECEIVED D L s„, pEE1UER�SEpp\EE\bE. � SEP 1 2 2007 CITY OF TIGARD DESIGN GROUP INC. PLANNINGIENGINEERING TRANSMITTAL 9045 SW Barbur Boulevard, #101 Portland, Oregon 97219 (503) 225-1679 Fax: (503) 246-2094 To: City of Tigard Date: Sep 12, 2007 Attn: Cheryl Caines Project: Nash Garden Court 13125 SW Hall Blvd Tigard, OR 97223 DLENG#: NAS001 From Gary Darling Case/File#: SDR2007-00007 Transmitting: Via: For Your: El Attached El Mail ElReview& Comment 0 Separate Cover © Rose City Messenger Service El As Requested CI Number of Pages Including Cover El Delivered by: O Information/File Copies Description 10 Copies of Narrative COMMENTS: Cheryl, Attached are revised narratives for Nash Gardens. The sections pertaining to parking have been corrected. Thanks. Signed: : t i. , 1 L l I i a>i .. 1 �. :. City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 11, UI T I GARD September 14, 2007 Scott Nash 19240 NW Athena Pl. Portland, OR 97229 RE: Notice of Complete Application Submittal—SUB2007-00007,VAR2007-00026 Dear Mr. Nash: The City of Tigard received your original application submittal for a Subdivision on April 4, 2007. The development site is located at 10342 SW McDonald Street. Staff has completed a preliminary review of the submittal materials and has determined that your application was complete as of August 3151 for the purpose of beginning the 120-day review period for a final decision. The formal comment and review process typically takes approximately 8 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. If you have any questions regarding this letter or your application,please don't hesitate to contact me at 718-2437. Sincerely,CALL,/_. 7 Cheryl Caines Associate Planner cc: SUB2007-00007 Land Use File Gary Darling, D L Design Group, Inc. Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 PRE - APPLICATION CONFERENCE NOTES LITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six (6) Months) PRE-APP.MTG.DATE: )I - 0(0 STAFF AT PRE-APP.: CAS/ WWI ` RESIDENTIAL APPLICANT: Sc o 4+ Nash AGENT: Ph; I A1y b alt-lce:i Phone: (_i 7v--Eii'rc) Phone: (OA 3-11 - Soa A PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: /03 LI-2 SW Mc )o.- a I c� TAX MAP(S)/LOT #(S): 5//1 6.38 12-41o0 NECESSARY APPLICATIONS: , i t.d on PROPOSAL DESCRIPTION: qi/ '/!' Fpue lot sa-bd) ow,N . Ake I0J ,u;I l be • evel'pe d tJ:-h't Si ere;le -am; Qiachcd. COMPREHENSIVE PLAN MAP DESIGNATION: Medi t- Dens; f?clide -th'�� ZONING MAP DESIGNATION: R -I ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. ) MINIMUM LOT SIZE:310 o sq. ft. Average Min. lot width: ft. Max. building height: ft. Setbacks: Front 15 ft. Side 5 ft. Rear ft. Corner / - ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: c %. GARAGES: 2o. ft. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section Et 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. l�l 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 18.105 and 18.765) Minimum number of accesses: i Minimum access width: 0 r Minimum pavement width: 0 / ,,,, ; 5 .40)- s;d e w a)lc. oh er-•}kr a le- SJre-L 4. 1 WALKWAY REQUIREMENTS [Refer to Code Chapter 18.105] 1 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. ' 1 RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.715]-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: i8, 48 0 4 . . -ruirketly e, All sensitive lands areas including: 3,(091° es-i;„ngk Auld dedl c•-4W- • Land within the 100-year floodplain; /41, #70c' Slopes exceeding 25%; 3051.7 ,vtW, - �o s;i� • • Drainageways; and g y a,- 4/ hyte Mai Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: 3 .07 3 /• m:R. ➢ 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. —1)1 i S e‘.5-kivr 0 ke d;dl n o n clud e. frivdk ,r atj- a,-e 0Gt;e n rYi off- a fro I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: he I tk, 0,4-f (114 rC ,- km- le t, d 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 *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 J SPECIAL SETBACKS [Refer to Cc Section 18.130) • 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 1 FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. BUFFERING AND SCREENING [Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) 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. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section PARKING [Refer to Code ChaptL 8.765 a 18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. Single-family Requires: One (1) ff-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. Y. 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. y Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. Y. Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. I I BICYCLE RACKS [Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS [Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES [Refer to Code Section 18.775.070.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R&0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section 1 ,LE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 96-44 SLOPE ADJACENT WIDTH OF VEGETATED SENSITIVE AREA DEFINITION TO SENSITIVE AREA' CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet 0 >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% 0 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. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. IA I SIGNS [Refer to Code Chapter 18.180) 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. X TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.190.030.01 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 I, _UDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. I 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. (`bias• oO pe- r5er 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 [l FUTURE STREET PLAN AND EXTENS. OF STREETS [Refer to Code Section 18. ,.030.F.] A FUTURE STREET PLAN shall: Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.060] MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the -parcel is less than 11/2 times the minimum lot size ofth appp ble-zorling district. E BLOCKS [Refer to Code Section 18.810.090] 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) X 18.765(Off-Street Parking/Loading Requirements) - 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) '( 18.705(Access/Egress/Circulation) 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) )(- 18.715(Density Computations) X 18.790(Tree Removal) - 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) _ 18.795(Visual Clearance Areas) _ 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) _ 18.798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic overlay) 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) / 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) - 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENT; - `i pt. . carfpl ; Ca-{-;on 3a c a co,ti.Q le-1-e i ewJ rc u e J 4 s I r_k.,1s oopi ins of S•Abrr. +1+a.1 • !o -8 w eL& re v; e iJ peri o d onc' co ry►p le Ic air/;covii u►-i. - 'Try- plan by c cbvri - is refsu;rt-d . IUu.cf Corrl-•airA 4 u� Cotnoane.-e-ls -iucnd ii /B• 790 .030. Each tu4 r itaS ha►-e a5 c-0 i4-atc, alo t5 p►-i s{-r4. ?Jo -fu.m a nru n d v et d-e d ;-r 5z+ /eny-h't 16 /eJ" -Aran /50 c,4. -- When Ca l c aie dE:(1) des ac-k««I /04 are •• -6. -/he -t SCI Ail, home_ en a 1-e Sc ch-/root d ru., -41.4 KA SQua r(- 4147t5e • 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 8'/2" x 11" map of a proposed project shall also be submitted for attachment to the staff? report or administrative decision. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential Application/Planning Division Section The administrative decision )ublic hearing will typically occur ap, ,imately 45 to 60 days after an application is accepted as 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 prod follows all jand use decisions. An appeal on this matter would be heard by the Tigard (t - I 044- " . 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: t. CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4111 FAX: 503-684-1297 EMAIL: . U1 e r9 I C -1-1 cI c{r,1 —" • c TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:lpatty\masters\Pre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION u `['ttiA�.�] unmeant ore, Community Development Shaping Better Community PUBLIC FACILITIES Tax Mapts]: 2S111BB Tax Lottsl: 2100 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 McDonald Street to 35 feet from centerline SW to feet SW to feet SW to feet Street improvements: X Half street improvements will be necessary along SW McDonald Street, to include: • 23 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. I Other: CITY OF Tf6ARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section Z Full street improvements will be necessary along SW Private Street, to include: ® 20 feet of pavement from curb to curb in a private Tract ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk on at least one side of the street in a private easement ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. [ I Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities I -foot concrete sidewalk I street trees I 1 street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: I I street improvements will be necessary along SW , to include: feet of pavement ❑ concrete curb storm sewers and other underground utilities [ I -foot concrete sidewalk I I 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 feet of pavement concrete curb I I storm sewers and other underground utilities I I -foot concrete sidewalk I I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OFTIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section I I 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 McDonald Street. Prior to final plat approval, 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 McDonald Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the public sewer to serve the development or provide separate laterals for each parcel to the main line in McDonald Street. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OFTIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. On-site detention is required. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: X Construction of an on-site water quality facility. Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) 18.705.030.H.1 Provide preliminary sight distance certification for proposed access. 2) No direct access onto McDonald Street 3) 18.705.030.H.2 Must address how driveway for the existing home will be outside the influence area of a Collector intersection or as far south as possible 4) 18.705.030.H.3 Must address 200 foot minimum spacing standard for proposed private street on McDonald and apply for the adjustment to the spacing standard (18.370) 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 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section category. The TIF shall b ;alculated at the time of buildiv permit issuance. In limited circumstances, payment of the IF may be allowed to be deferred L. the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the TIF PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section • Master Permit (MST). - permit is issued for all single and 'ti-family buildings. It covers all work necessary for buiiuing construction, including sub-trap. kexcludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: , n Y1/1,(1.Q64-- I (• o Z• O co ENGINEERING DEPARTMENT STAFF DATE Phone: 15031639-4171 Fax: [5031624-0152 document8 Revised: September 2, 2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section PRE-APPLICATION CONFERENCE REQUEST City Pigz d Per it Center 13125 SW Hall Blzd, Tigard OR 97223 Phan, 503.639.4171 Fax:503.598.1960 GENERAL INFORMATION Applicant: ,0 7-7 N.4 51 FOR STAFF USE ONLY Address: 7I.2 4(0 5 c3 47 ' ,I(' ,Phone:5 73 5'70.- ?o to City. /1,A7-.4.14)j Oil Zip: F 7z.2.. Case No.: a2Q711e—D6D fr4C( Receipt No.: d-tro 41"W Contact Person: (L N yt4 q'k j Phone 5o) 3V/—Soo Application Accepted By: - Te Property Owner/Deed Holder(s): /.G1 (C/74 L C220L iuLLoc fC Date: t01(PI(go' DATE OF PRE-APP.: i Address: /D312, 5 it.k.,604A4/) Phone:51.03 (04( i/q2- TIME OF PRE-APP.: f/1O City: / /G4f11) Zip: `P 72,24 PRE-APP.HELD WITH: / y�� Rev.7/5/06 ! Property Address/Location(s): t?3'/Z. 5 fr c_bo,4 A(Lj c\curpin\masters\land use applications\Pre-App Request App.doc Te6-44 O2 7 7)-- 2.4 REQUIRED SUBMITTAL ELEMENTS Tax Map&Tax Lot#(s): (Note: applications will not be accepted without the required submittal elements) Zoning: 12- ❑ Pre-Application Conf.Request Form Site Size: 2/0 X S$ % `t13 4crts 5 COPIES EACH OF THE FOLLOWING: Er 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) Er 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 Er Vicinity Map. held between the hours of 9:00-11:00 AM. [r The Proposed Uses. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN Er 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). [7f Filing Fee$362.00 November 2006 December 2006 S M T W T F s S M T W T F S 1 12 13 4 31 1 2 5 6 7 8 9 10 11 3 4 5 6 7 8 9 12 13 14 15 16 17 18 10 11 12 13 14 15 16 19 20 21 22 23 24 25 17 18 19 20 21 22 23 26 27 28 29 30 24 25 26 27 28 29 30 Thursday, November 02, 2006 1 -Pre-Apps CD Meetings Early 8:00 AM 9:00 AM 10:00 AM 11:00 AM (11:00 AM-12:00 PM)(Pre-App Scott Nash 970-8010 10342 SW McDonald Divide into 4 lot subdivision) 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM Late Tasks Notes Shirley Treat 1 10/10/2006-2:14 PM , . -560 #64,czt-‘74(._ 4,i 60 ,-- ' I7 ) / 0 A7-0 o ,s--c- 0 72VE jo-v,(4,6 isc-3 1 c S 1 "/E- ---c:)•<( ,>"4: ;./Z-V -\/41 --<_ ,1 ,-.. ,,--- -4_ , c) ?-- 2) is 4 5- ct.) 1-6 ? ,L7' ''0(,) / d_SeE,v 3) Ec? c-) ,4---),•e< ic---<0•\1 ti46- E c S(4(-044,-/c . , d /..c />"-0 d _ e44 /c/q,>-Eil 7 31/2. Sc.° mC.216 d4L1) ?2o Pasf O5fS 5/-4G-LE, r- - - , . /03112 5(,) iv(cA004"146 7/4.444. 4s. t-c us' ai 4-2912•4 ,,,,... :91s.6 :A....3.<R... 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SUBJECT SITE I cD•NALD 22S1111313021 a I1 ■ I �1,..1Z$ IP A N 0 100 200 300 Feet 1"=239 feet S r 'TIGARD f<7 m D II 1 r Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd \ / `\ -, � Tigard,OR 97223 v TE BS r (503)639-4171 I 1 T I M htfp:�M ew.ci.tlgald.Of.us Community Development Plot date:Oct 10,2006;C:\magic\MAGIC03.APR ;mow .,. ; ) \ I 1 J =. cn ______,Ny ,,,/\ I tt i \ f ; . 1 ' ' r 1t i Imo 0 mo ;1 i ( , I 100 "a ► , \ , 1 � ' , ! 1 Q i 1 ` t ` I 1 Z i i ! ; t i H ' CA 1 SI N.,,, , ! 1 / / r J , {r i ; t 1\ \ , , , lig / L1 \ , i 1 , 1 , , , ii ,^ \\\1\ \, , , \ ', , , _ / ' , 1 ` t ' tt ` (II l 1 f. ,,.\(\._. ___i _.mai . __JA , , . ,,,..) ;\ Nil la .. d' ‘ j Lim \ ,� lii ; I 1 MIL .ii ft ` tl , r 1 l \ \ \ \ \ \ 01/ / \\ ‘ \lir 1 --'1 I 1 \ �1 i 1 \ \ \ 1 \ \ If I I t / i ' ( i / \ \ \ \ I i i I ,V 4, I I \ \ \\\\ ij _._ ,\\,, ,,,,\\\I Ns c c 1E11 . % \ \ 1 L \ l\ ' 1 --N, \-;1\\N, I V\\\\iOOO0000000ioi000!\\\\\\\\\\4/0/00000/##### 87-44642 co I 96.00 1 88.86 )-38-OOE 1503 .22 ac a 90.00 g), 2100 p 500 a��o • � N88-38-OOE ?1 AC o . N .43 AC Z Q 1501 .18 AC 90.00 38-0OW IL 88.28 184.78 co CD 1502 `" °° 00 .22 AC in 184.09 90.00 • 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 : SUBDIVISION TIGARD DATE OF NOTICE: September 14,2007 FILE NOS.: SUBDIVISION (SUB) 2007-00007 VAARI NCE(VAR) 2007-00042 026 FILE TITLE: NASH GARDEN SUBDIVISION REQUEST: The applicant is requesting approval of a four (4) lot Subdivision for single-family detached residences on an approximately .43 acre site. Proposed lots range from 3,196 to 5,086 square feet. An existing single-family home will remain. The applicant has requested approval for an Adjustment to the access spacing standard for the proposed private street along SW McDonald Street from 200 feet to a reduction to 6 feet; and a Variance is requested to reduce the front yard setback on the existing home from 15 feet to 10.89 feet. LOCATION: 10342 SW McDonald Street;Washington County Tax Map 2S111BB,Tax Lot 2100. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 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 Cheryl Caines,Associate Planner 503.718.2437 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 cherylcna.tigard-or.gov, ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR OCTOBER 25, 2007. IF YOU PROVIDE COMMENTS,YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRI I'I N 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 ET SE WHO SUBMITTED WRr11'EN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City- recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file,please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of$.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled"Your Right to Provide Written Comments." •■••_' •, l�� VICINITY MAP N ? k ?AI" iR�OO^-lx o2G 11 NI�Atli Illq � �ao o-��►+iu vi N 1SII GARDEN ",,. 1.1.- :::b0N il IN cbc'S .111101111 LE .......--- A P MOM-11111 SUBJECT ' .. _ Ti ` i. SITE _ITATH wa' , l .24 710 41 042 N,. L gg 1 T. ® M B I • S ® TE R _ B B 1111 B 8B BB E3 r T,SAftn I I 111111111114311. 1 [lam 1 I 1 1' r- ommumty Development -of date _•1a. tom..tmegocNA I eo A•• 1 1 NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2007-00007 NASH GARDEN SUBDIVISION 120 DAYS = 12/29/2007 SECTION I. APPLICATION SUMMARY FILE NAME: NASH GARDEN SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2007-00007 Adjustment (VAR) VAR2007-00026 Variance (VAR) VAR2007-00042 REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single-family detached residences. The existing site is approximately.43 acres. Proposed lots range from 3,196 to 5,086 square feet. An existing single-family home will remain. The applicant has requested an adjustment to the access spacing standard for the proposed private street. Required spacing along SW McDonald Street is 200 feet- the applicant is requesting a reduction to 6 feet. A variance is also requested to reduce the front yard setback on the existing home from 15 feet to 10.89 feet. APPLICANT & Scott Nash APPLICANT'S D L Design Group,Inc. OWNER: 19240 NW Athena Place REP.: Attn: Gary Darling Portland, OR 97229 9045 SW Barbur Blvd.,Suite 101 Portland, OR 97219 COMPREHENSIVE PLAN DESIGNATION: R-12:Medium-Density Residential 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: 10342 SW McDonald Street;Washington County Tax Map 2S111BB,Tax Lot 2100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.725 (Environmental Performance Standards); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard 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 (25G) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 20, 2007 AND ' EFFECTIVE ON DECEMBER 7, 2007 UNLESS AN APPEAL IS FILED. A e�al The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues,properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 6, 2007. A ofstions: refer information please contact the City of Tigard Planning Division at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. �••••,'�, V•• VIc:INI...... nP�� : SL�B2OO--oOCx�- Iice._ . „_,�,x,_ (x,),,,6 iiIU -R,••, _. NASH GARDEN t,,,' HILL SUBDIVISION illgroolll NI !�� �. ',n.,..,,, LEGEND. SUBJECT IF 1wTi� .l 1011MIN N N hi" r , _. , ,......... • --1-,,i-L. • ® ® gg B 8B�6 ® INN TE.ikeli !III _ilpp ���- 44 EL ..... , SW WOONALO ST SW tkogvALO Sr � h'rt 'i i __ " I I A I O. I I I I ,• ° I _ L, 1 I =6 to lo„ o, l..j I llot,; �a,Ii Eo,. l I z / L..-.L,,,,L-.,J L-.L---1-J--1 w I I _ Ten.sVE PGA' 97E PL .W._*. -. m":14r---- jam— =— _`NcOONA.$7 MNPROVEUENTS PRIVATE Olaf SECTION 1-1 PIsVATE ORIFf SECTION 2-2 C2.I Cheryl Caines From: GARY DARLING [GID©DLENG.NET] Sent: Monday, November 12, 2007 1:58 PM To: Cheryl Caines Cc: Kim McMillan Subject: Nash Gardens Attachments: NASHGARDENSNOV12PLAN.pdf: NAS001 REVISED Application Narrative 11-12-07.doc Cheryl and Kim, Attached is the revised narrative. I put the changes in italics. The changes address the code sections that Kim and I discussed primarily dealing with the spacing standards and access issues. Also, I attached a PDF file showing the revised layout (even though I know that you said you would just condition everything). This layout widens the area behind the house on Lot 1 to allow for one parking space. However, since the lots were pushed back the lot areas have been reduced to 2931 SF each. Can we use the average lot size(which exceeds 3,050 SF), or will we need to push the road back towards Lot 1 and look for another parking solution (I apologize that I did not realize at our meeting that this solution was going to place us under the 3050 SF)? If it doesn't work, you can still condition it per our discussion and I will look for another solution to this one parking space. Thanks Gary Gary Darling, P.E. DL Design Group, Inc. 9045 SW Barbur Blvd. Ste 101 Portland, OR 97219 Ph: 503.225.1679 Fax: 503.246.2094 www.dldesigngroupinc.com NASH GARDEN COURT 4-Lot Residential Subdivision LAND DEVELOPMENT APPLICATION Submitted to: City of Tigard, Oregon Tigard File # SDR2007-00007 August 31, 2007 Revised November 12, 2007 Submitted by: DL Design Group Inc. 9045 SW Barbur Blvd. Suite 101 Portland, OR 97219 (503) 225-1679 PROJECT INFORMATION Project Name: Nash Garden Court City of Tigard File #: SDR2007-00007 Proposed Action: Subdivide property into 4 lots; retain existing home on front lot (lot #1) and construct 3 single-family detached homes on lots #2-4. Tax Lot: Map 2S 1 11 BB, TL 2100 Site Area 0.43 acres (approx. 18,595 sq. ft.) Site Location: East of SW Pacific Highway, City of Tigard Site Address: 10342 SW McDonald 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 5-foot dedication along SW McDonald Street (property frontage) Parking Provisions Min. 1 (one) off-street space per dwelling unit, per Table Zoning Density: Min. lot size 3,050 sq. ft.; max. density = 4.59 units, min. density = 3.67 units (based on total lot area, or gross square footage, of 19,719 sq. ft.) Sensitive Features None identified (no wetlands, floodplains, or special areas of consideration) Applicant / Owner: Scott Nash Owner's Agent Phil Nybakken Applicant's Gary Darling, P.E. Representative: 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 / ran©dleng.net 1 NASH GARDEN COURT Narrative Response Site Description The proposed project is located east of SW Pacific Highway between SW 102nd and SW 1031d Ave. in the central portion of Tigard, OR. The property occupies 0.43 acres or about 18,730 sq. ft. and is zoned R-12, medium density residential. Adjacent properties to the east are west are similarly zoned R-12, consisting of mixed residential use (single-family homes and apartments). Adjacent properties to the north and south are primarily zoned R-3.5 (low density residential) with a small area zoned R-12 west of the site and north of SW McDonald Street. Farther to the west, properties along Pacific Highway are zoned C-G (general commercial district). SW McDonald Street is classified as a Washington County collector route. Currently this roadway is approximately 20 ft. wide adjacent to the property. No sidewalk or curb is present along the property frontage or the adjacent parcels. SW Pacific Hwy. to the west is an arterial route, SW Ash Avenue to the east of the site is a neighborhood route, and other streets in the vicinity consist of local streets. No parks or public spaces are located within the immediate vicinity. The property is presently occupied by a single-family residence originally constructed in 1916 and several other buildings in the backyard. It appears that the residence has been substantially modified and/or expanded, and reportedly work continues to upgrade this building. The location is in close proximity (approx. 500 ft.) to commercial development extending along SW Pacific Hwy., which is presently undergoing clearing and development activities. Several scattered, medium-sized broadleaf and conifer trees are present on the property, notably along the westerly boundary adjacent to a wooden fence. Assorted shrubs are also present in portions of the property and groundcover shrubs occur along a prominent bank in the front yard. An open shop/carport, barn, and shed are present in the backyard area Preliminary investigation and onsite inspection indicates that no wetlands or designated wet areas, including watercourses or related sensitive habitat, exist on or adjacent to the property. Presently public utility services are provided to the existing house, and these services would be extended to new buildings at the site. Site topography results in natural drainage across the site generally in a northwesterly direction. A graveled driveway connecting to SW McDonald Street provides access along the westerly portion of the property to the backyard area and shop/carport building. The backyard area is partially improved and includes landscaped areas behind the house. DEVELOPMENT PLAN General Design Elements The owner proposes to retain the existing home that fronts on SW McDonald Street and develop three detached single-family homes on separate lots in a side-by-side configuration, fronting on a proposed internal street. This 20-ft. wide private street would be located in a 21-ft. wide tract, as represented on Dwg. C2.1, Tentative Plan and Site Plan. The entrance from the adjacent street would be constructed essentially where the driveway presently occurs. The front lot facing SW McDonald Street is approximately 76 ft. in depth and 63 ft. in width, containing about 4,427 sq. ft. The three parallel lots provided access from this new street extend 108 ft. to the southerly lot line, each approx. 29 ft. in width and containing approx. 3,200 sq. ft. The approximate building envelopes are represented on the Tentative Plat. All existing buildings on the property excepting the existing residence 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 the site plan and other accompanying drawings. Site Improvements Lots are anticipated to accommodate two-story, wood frame construction homes with single-car garages. Each residential lot will be provided with a yard, landscaping, and other amenities to correspond with surrounding residence characteristics. Yard, lawn, and landscaping vegetation will be selected from approved plant materials as specified in Chapter 18.745. Existing trees will be retained where feasible with selected trees protected, although it will be necessary to remove most trees to accommodate site development. A tree preservation plan drawing and arborist report depict trees to be removed vs. retained and identify type and condition of trees. Fencing is proposed along the east and west property boundary as a site improvement to provide visual separation from the adjoining properties. Site grading will be provided as shown to re-contour the surface features to enable site development. Dwg. C3.1, Grading and Erosion Control Plan, exhibits existing contours and proposed grading improvements. Temporary erosion control measures and related notes are also represented. Grading will be minimized wherever trees are to be saved to protect existing vegetation. 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 November 2, 2006, subsequent commentary provided by City of Tigard staff, and the City's provided notes and documentation. Accompanying drawings represent the site configuration, utilities layout, and related features as proposed. Chapter 18.370 Variance A variance in requested frontage setback accompanies this narrative (refer to document). The existing house on the lot is positioned so as not to permit meeting both right-of-way dedication plus required 15-ft. front yard setback distances. The building has been in place for many years (built in 1916). Developing the remainder of the lot for residential use in accordance with all other zoning criteria should not be constrained by this pre-existing condition. and a corresponding reduction in front yard setback to 10 feet is requested. 18.370.020 An adjustment to the spacing standard is requested as the site is narrow and no driveway location will satisfy the minimum spacing standards of 200 feet. However, the driveway has been located on the west of the site to provide the greatest distance to each public street. Refer to section 18.705.H. Furthermore, there is an existing house on site, which is to remain, and locating the driveway on the east side of the site would not be possible. A proposal has been made to the neighbor to the west and both manager and property manager have been contacted. to combine accesses with their existing driveway. The neighbor is TRC (Tigard Recovery Center). Due to confidentiality issues, they have declined the request to combined accesses. 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 by Tigard Planning Division for approval of the proposed 4-lot subdivision. The project is not designated or intended as a planned development. As required under Section 18.390.050, a pre-application meeting was held on November 2, 2006 at the Tigard City Hall. The attached submittal presents a preliminary concept plan for the development, and a detailed development plan will be prepared and submitted later. The applicant acknowledges that this Type II application will require feasibility review before a decision can be reached. The subdivision review process will otherwise proceed as described in this chapter. 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 4 This chapter 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. The approval criteria and submission requirements are acknowledged, as are the procedures for filing and recording the plat. 18.430.020 General Provisions A. Approval through two-step process A Tentative Plat is included with this subdivision application (Dwg. C2.1) that shows the proposed division of the subject parcel into four lots. The existing residence would be within lot #1 and four additional units would be constructed on the southernmost portion of the lot, as shown. The proposed interior roadway and other features are also represented. Following approval of the plat and the application approval process, 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 by 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 be provided in compliance with standards identified 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 four lots within the subdivision, and have suitably addressed stormwater quality and detention issues. Stormwater is handled through in-pipe detention and application of Storm Filter®technology (see Dwg. C4.1. Utility Plan and C4.2, Details). Storm drain manholes and on-site storm water collection will connect as represented and flow into a new storm manhole located over the existing public sewer line in SW McDonald Street. Related grading and erosion control features are shown on Dwg. C3.1 5 J. Determination of base flood elevation The subject site does not appear on FEMA flood maps as within a designated 100-year flood plain. 18.430.030 Approval Process A. Review of Preliminary Plat This proposal is for a 4-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. 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. Required design elements and responses to the initial completeness review dated May 17, 2007 are included in the provided drawings and narrative. The plat name of Nash Garden Court has been approved by the Washington County Surveyor's Office. This name 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. 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. 18.430.050 Submission Requirements: Preliminary Plat A. Approval criteria B. Conditions of approval All requirements relative to a Type II application are submitted with this application. Chapter 18.510 Residential Zoning Districts Ref: 18.510.020 List of Zoning Districts 18.510.030 Uses 18.510.040 Minimum and Maximum Densities 18.510.050 Development Standards The presented site configuration was selected as an effective lot configuration that will balance functional lot areas with access and utilization of available space within the 0.43-acre site. A practical solution involves creating detached homes in close proximity with addition of as many site amenities and landscape features as can be reasonably provided. 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. The existing residence plus three detached single-family homes are proposed for this site, each situated on an individual building 6 • 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, as represented on Table 18.510.1. Development standards for the R-12 base zone shown in Table 18.510.2 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. The proposed 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 (excluding lot #1 front yard setback, for which a variance is requested), 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. Code regulations for the base zone (R-12 criteria, Chapter 18.510) and relative to this project require front setbacks of 15 feet, side yard of 5 feet, garage setback of 20 feet and rear yard with minimum 15 feet, with the corner of buildings a minimum or 10 feet from the street. The maximum building height allowed is 35 ft. The proposed development complies with each of these mandated setbacks and dimensional requirements as well as overall density and lot area requirements, excepting the variance requested for lot#1 front yard setback. The site development will meet the R-12 maximum lot coverage of 80 percent and minimum landscaped or natural vegetation area requirement of 20 percent, including garage and/or structure setbacks per Chapter 18.715. No discrete project phases are proposed. 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 4 detached homes in a configuration that provides accessibility and simplicity in layout, with as many site amenities and landscape features as can be reasonably provided. General building intentions indicate detached homes on the site, and specific details will be provided in subsequent submittals. Site development requires minimum on-street frontage of 25 ft. for each lot. This requirement is met for the frontage lot along SW McDonald Street and for the three interior lots that front on the proposed new private street. Per Pre-Application Conference notation, half-street improvements along SW McDonald Street (property frontage) require a 35-ft. right-of-way from centerline with 23 ft. of pavement from centerline; also 6-ft. wide concrete sidewalk, curb, and 5-ft. planter strip. Private road improvements require 20-ft. of pavement from curb-to-curb with a 5-ft. sidewalk. This street will be within a tract, and all improvements will be provided per Tigard Engineering requirements. Pursuant to provided Pre-Application Conference Notes and requirements for subdivision approval, a neighborhood meeting was held on February 28, 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 (see accompanying documentation and affidavit). 7 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 Property access and egress for this parcel is limited and defined by surrounding development. The only approvable connection available to the site is directly from SW McDonald Street along the north of the proposed development. This street is designed by Tigard as a collector street that connects to the west with SW State Hwy. 99W, a major route located approx. 900 ft. to the west of the subject property. On-site access will consist of a 20-ft. wide paved private roadway with five-foot wide sidewalk along the edge of the driveway within a 21-ft. wide tract, shown as Tract A on the Tentative Plat, Dwg. C2.1. This roadway will provide access to each of the three interior lots, with access to the frontage lot provided directly from SW McDonald Street. No additional accessways or connectivity is feasible or proposed, and the private road will terminate within the subject property. On-street parking will be provided adjacent to SW McDonald Street. Two off-street parking spaces are provided on driveways within each of the respective lots in addition to parking within two-car garages, and one additional parking space is located next to the private drive on the south side of Lot #1 as shown on Sheet C2.1. Half-street improvements along SW McDonald Street require frontage dedication along SW McDonald Street adequate to provide 23 ft. of pavement width from centerline to edge of street. A 6-ft. sidewalk with 5-ft. planter strip and curbing are also required as part of site development. Minimum street frontage of 25 ft. along the private street is required for each abutting lot, and this requirement is met for each of the interior lots that front on this proposed street. Dwg. C5.1, Off-Site Analysis represents adjoining streets and accessways in relationship to the proposed development. Local streets, adjoining neighborhood areas, and internal circulation are also shown on the drawing. Pedestrian connectivity is provided from the development along the subject property frontage and to the interior lots within the development via the provided sidewalk. The 20-ft. wide private street within a 21-ft. private tract is designed in accordance with applicable City standards (refer to Chapter 18.810, Street and Utility Improvement Standards). Block length criteria (Section 18.810.090) is not applicable, as no new blocks will be created. Subsequent features including appropriate signage will be provided in accordance with City requirements. As this subdivision involves only three new single-family residences, no traffic study has been prepared. The site plan represented will provide adequate sight distance along the property frontage. Impact issues are addressed within this application. C. Joint access D. Public street access Public street access will be via connection to SW McDonald Street, a public street. No joint access is proposed. 8 E. Curb cuts Curb cuts within the proposed subdivision will be in accordance with Section 18.810.030.N. F. Required walkway location Proposed walkways are the 6-ft. concrete sidewalk proposed along the frontage of lot #1, and the 5-ft. sidewalk that borders lot #1. A 5-ft. dedication is proposed along the property frontage (see Site Plan), and the sidewalk within lot #1 will be within an access easement (see Tentative Plat). G. Inadequate or hazardous access H. Access management There are no hazardous or inadequate access points into the proposed subdivision. The lots will have access either via the private roadway or directly onto SW McDonald Street, which is designated as a collector street. Spacing of the entrance roadway to other roadways in the vicinity exceeds the required 150-ft. minimum distance designated by 18.705.030.H.2. Visual clearance and taper are represented on the Site Plan, Dwg. C2.1 based on 35 mph speed limit along SW McDonald Street. 1. A site distance certification has been prepared demonstrating sight distance in excess of the required amount. 2. The proposed driveway is located as far as possible from nearby public streets. The driveway was placed on the west property line in order to preserve the maximum distance from 103rd Street. This places the driveway nearly 200 feet from SW 103rd Avenue. The proposed driveway is located 6 feet east of an existing access to a multifamily development. A proposal has been made to the adjacent property owner to combine accesses into one large access. Attached to this narrative is a conceptual combined access plan that was proposed to the neighbor. They declined the proposal due to confidentiality issues. 3. The driveway was located in such a manner as to preserve the greatest distance between public streets. The driveway is nearly 200 feet from SW 103rd and in excess of 200 feet from SW 104`h. The site has limited frontage and there is no access point that could satisfy the spacing standard. The drive is shown on the west side as it is further from the existing public street (103rd) and the existing house, which will remain, will not allow for a private street to be located on the east side of the site. An attempt has been made to combine accesses with the neighbor to the west. The neighbor, TRC, has declined the proposal due to confidentiality issues. I. Minimum access requirements for residential use Dwg. C5.1, Offsite Analysis 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 property frontage and to the interior lots within the development with a sidewalk along the private street. Vehicular access and egress provisions must not be less than as specified in Table 18.705.1 for residential use, 6 or fewer units. According to this table, the three proposed single-family detached dwellings requiring access are to have (at minimum) one driveway with minimum 15 ft. access width and minimum 10-ft. paved width. The Site Plan (Dwg. C2.1) represents the access configuration with a 20 ft. wide roadway, exceeding the minimum access requirements. 9 A vehicle turnaround is not possible given the limited dimensions of the site; however the access is less than the 150 ft. limit. Relevant agencies were contacted in this regard, including Tualatin Valley Fire and Rescue and Pride Disposal Service. The deputy fire marshal did not express concern over the length provided hydrants are convenient to the site and access is available. Similarly, Pride Disposal indicated that their franchise with the City of Tigard specifies curbside pick-up service along SW McDonald Street, eliminating any need for direct access with garbage trucks. Based on initial inquiries, it does not appear that a vehicle turnaround is justified for this site. Block length (Section 18.810.090) will not exceed 330 feet, as no new blocks are created by this proposed development that would necessitate providing paths for pedestrian/bikeway use. Curb and sidewalk will be provided on SW McDonald Street along the property frontage and along the private street, as shown on the Site Plan (Dwg. C2.1), with sidewalk located within the public right-of-way or an access easement. Subsequent features and additional details, including appropriate signage, will be identified later and provided in accordance with City requirements. Chapter 18.715 Density Computations Ref: 18.715.020 Density Calculations The total acreage for the tax lot 2100 is 0.43 acres, or nearly 1/2 acre. Following the methodology outlined under Code Section 18.715.020 (B) and (C) and item #'1, Narrative of the Notice of Incomplete Application Submittal dated May 17, 2007: - The total lot area (gross square footage) is approx. 18,595 sq. ft. - Subtract the existing house area (1,545 sq. ft.) - Subtract the private street, or `Tract A'area (2,884 sq. ft.) - Subtract the right-of-way dedication area along property frontage (444 sq. ft.) - The resultant net development area is approx. 13,722 sq. ft. Dividing the net development area (13,722) by the minimum lot size for this R-12 property (3,050 sq. ft.) results in a maximum density of 4.50 units for the subject property. The corresponding minimum density equals 80 percent of this number, or 3.60 units. The proposed additional 3 lots correspond to the 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 to impact density considerations. The site does not exhibit geologic characteristics such as steep slopes or other features of potential concern. The property also does not involve residential density transfer to obtain the necessary density, and the development complies with standards of the designated zoning district. Chapter 18.725 Environmental Performance Standards The 4-lot land development proposed in this application involves clearing, grading, and site preparation work with addition of utility and roadway improvements. General provisions of this Code section address environmental issues including noise, odor, and discharge of matter into the atmosphere. Proposed site development will involve some temporary but ordinary disruptions to site conditions. Impacts would likely include release of particulates and vapors from operating heavy equipment, fugitive dust and debris associated with land clearing, and delivery or removal of construction-related materials. Short-term vehicular delays along the frontage may occur in the immediate vicinity, and some noise and/or vibration could result from site work. None of these impacts are considered irreversible, and none would occur at a level that may result in environmental consequences or impair the overall quality of the environment within the 10 local area. Site-related operations and construction activities will be maintained within limits of normal construction practices and in accordance with applicable City ordinances. The accompanying Impact Study further discusses the anticipated effects that may result from the proposed residential development, and impact on infrastructure and existing community services. 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), Dwg. C3.1, Grading and Erosion Control Plan (tree representation), and Dwg. C3.2, Tree Preservation Plan. Proposed landscaping is represented on Dwg. C2.1, Tentative Plat and Site Plan. Areas to be vegetated include all residential lots plus the property frontage (street trees). Trees and other plant materials will be selected to comply with Tigard standards. Maintenance of trees and other vegetation will be performed by the developer until homeowners can assume this task. Planting will incorporate trees of required sizes, and at spacing and approved locations to coincide with standards. Trees and vegetation to be retained will be protected from construction equipment damage. Planting will meet the required 20% minimum landscaped or natural vegetation area requirement. Refer to the accompanying Arborist Report for additional information. 18.745.050 Buffering and Screening Ref: 18.745.050 Buffering and Screening 18.745.060 Re-Vegetation Buffering and screening will be provided by perimeter fencing to separate this development from neighboring properties. Adjacent land use and zoning is also R-12, or the same as for this subdivision. Consequently, the buffer matrix table and buffer combinations (Tables 18.745.1 and 18.745.2) do not apply based on compatibility of the subject property with adjacent use designation. The project will adhere to vision clearance requirements by restricting any sight obscuring landscaping or fencing at the property entrance, and any other locations that could impair safety and visibility (also see 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 space in front of each garage, totaling the possibility of four parking spaces per unit for the added units (lots #1 - #4). Two single-car parking spaces will be available adjacent to the private drive west of Lot 1 as shown on the site plan. Table 18.765.2 designates minimum residential detached single unit parking requirements as 1.0 parking space per dwelling unit. The proposed parking arrangement complies with the off- 11 street parking requirement specified in this table for the proposed single-family units. Parking space designation and dimensions will also comply with City specifications. Two on-street parking spaces are proposed along the west side of the private street. However, on-street parking is anticipated to occur along SW McDonald Street. Chapter 18.780 Signs No specific signage has been designated for the subdivision, other than "no parking" signs to be placed along the internal roadway serving the homes. Temporary signage may occur near the entrance of the subdivision for promotional (sales) purposes, but this 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 18.790 Tree Removal Ref: 18.790.010 Purpose 18.790.030 Tree Plan Requirement Several trees currently exist on the site, primarily along the border with the property immediately to the west; and most of these trees are on the adjacent property. Most of these trees warrant preservation, and many of the (primarily coniferous) trees along the westerly property line will be retained (see Dwg. C3.2) to provide natural separation and privacy between adjacent properties. The Arborist Report identifies tree species, and corresponds to the Tree Preservation Plan on Dwg. C3.2. Other deciduous trees within lot #1 and along the proposed private roadway will necessarily be removed to allow site development to occur. A Tree Preservation Plan (Dwg. C3.2) and an Arborist Report was prepared 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 and report accompany this application. Mitigation measures and all planting activities, including tree selection, are intended to comply with City requirements. Chapter 18.795 Visual Clearance Areas Ref: 18.795.020 Applicability of Provisions 18.795.030 Visual Clearance Requirements 18.795.040 Computations The only anticipated area where visual clearance could potentially constitute an issue is near the entrance to the proposed development. An intersection of SW McDonald Street with SW 103`d Ave. is located one tax lot to the east of the development. However, significant interference is not anticipated given added traffic from only three new residences. Representation of the driveway entrance and taper based on 35 mph speed limit on SW McDonald Street appear on the Site Plan, Dwg. C2.1. A design is proposed that allows adequate sight distance to accommodate vehicular traffic at the entrance to the subdivision. Following review and commentary by City staff, any potential or noted areas of concern will be addressed. 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 12 r1n 8 8 1 0 0 ?0 S i d e W a l 18.810.08 0 Public U s e Areas 18 reas 18 0 Sanitar D S ew erS 18.810. 100 St ais r /1$8 j 7 1 B i k e w a y s d Pedestrian Pathways 18.810. 120 athWaYs 18 810. 12p Utiliti s18.8 30 Streets A. / entS 18000 !l°cks A pr ate roadway i planned in also ci ti nw ith t his partition. This s roadway Oadwa y provides access c e s s into subdiv S McDsa t and sery sthe interior lots No new b/oCswil l be te proposed xate under road will be created by this partition will serve this s u divisiOn and iS peto be extended to either the e ast or we st. Property t habeen fully deve/opedand any subsequent development to the west would proe e separate �S o w/th;n tesubJeCt pr°deity. ° street intersect cnt o/ d Wh or nearb trubd access impact street spacing, al g rim e 1t, or connections. Similarly street meets criteria 0.030 N 2 and meets intersection angle criteria a 90 degree/nt to The proposed road teaeslgned in accorance with City of Ti gard private street standards for d circulation.he set w a accordance paved surface suitable for onsite tra ffls and he g aand a 5_ft. e and curb occur within a tr act or e sestd The roadway and paving e coest ructs on will correspond to City yndards (see Owg C2.1 Tentative Plat a Site p/an) Construction dra W in9s f ol Sneed dee/oAmen ill pro vide a higher of det ail and engineering s pecifi cations, relative ttreat and utility standards.Creation of Ri hts-of a T he proposed private roadway w� tO be se/recd later) will be located within 21 aAn addit;ona/5 ft property dedication occur the 9e, as requsted nd required. N°adaia a public e involved pr°pOSal.C. Creatio n ofAccess meets access easements a serve are tee as part the proposed be�e ision.hrontageo ef t�access Donald included t rid the e will s by te p t � The ons e sidewalk along the private road occur ,;thin lots will Shows on the site plan.E Street locat t n Width as e rnmum rl.h a and S ere /dths The preliminary subdly snapplication, site Pla naccom pane/requirements drawin S orepared;n accor° with City standards. Stree t alignments, dimensions, inare consistent W�h existing patterns in the vicinity comply wit a presented Table 18810. 1 Minimum eft Street Characteristics 8 � 0.T, Private street will serve n ehis less th ntheix-lt dwellin g unit 1mt(ekludiplanned devefpmDwg ��. t a profile for °n nect;on g ad Md snald Street, existing centerline of thoad. Co rresponding g and slope fte private roadwa y will 1 , 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 serve this subdivision, and is not intended to be extended to either the east or west. Property to the east and west has been fully developed. 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 McDonald 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 0. 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 McDonald 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 Lot #1 abuts NW McDonald Street, which is classified as a collector street; consequently access and egress to arterials and collectors will be provided a tapered area (see site plan) and measures to provide adequate visibility (no plantings or other vision-obscuring obstacles) will be enacted. The private road will provide only immediate access and egress for the residences, and connectivity will not be a factor (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 14 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. Drawings showing the intersection of the private street with SW McDonald Street are included in the subdivision plans, and appropriate street name signage will be provided. AA. Street Sections BB. Traffic Calming CC. Traffic Study A street cross-section for SW McDonald Street is shown on Dwg. C2.2, which corresponds to this section. Grading along the private street is shown on Dwg. C3.1. If traffic calming or a traffic study is deemed necessary for this subdivision, City requirements will be met. The developer's engineer will provide sight certification as required. 18.810.040 Blocks No blocks will be created by this land partition. 18.810.050 Easements A sidewalk access easement is shown on Dwg. C2.1 Tentative Plat, occurring adjacent to the private roadway. 18.810.060 Lots 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 McDonald Street. Sidewalk as proposed along the private roadway (lot #1) is shown on Dwg. C2.1. 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 Sanitary sewer and storm drainage will be discharged as shown into existing manholes. Other utilities will be connected as shown to existing or provided services, and no other easements are required. Stormwater detention will be provided to accommodate site runoff and surface drainage from lots, as shown on Dwg. C4.1, Utility Plan. On-site combined storage/treatment/detention is proposed, incorporating underground piping to detain flows and a water quality /flow control manhole to meet the City's pollutant removal requirements (see Dwg. C4.2, Details). Conveyance piping will extend to the north to connect with public facilities in SW McDonald Street. Public sidewalk will be provided within an access easement as shown on the Site Plan, Dwg. C2.1. Utility easements for other services will be defined in accordance with City 15 requirements and dedicated to the City. All utility lines and new services will be placed underground. 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. Natural site drainage is predominately towards the north, 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. The sidewalk along SW McDonald Street will accommodate pedestrian access and promote connectivity with adjacent parcels. The sidewalk within the subdivision is proposed only for internal access. 16 7/28/2008 CITY OF TIGARD I/ " 3:28: = 3:28:29P M 13125 SW Hall Blvd. T l G A R l Tigard,OR 97223 (503)639-4171 Conditions Associated With Case#: SUB2007-00007 Project Name: NASH GARDEN COURT SUBDIVISION # DESCRIPTION STATUS* DATE l DATE DATE BY t, 1 REVISED TREE PLAN FOR REVIEW M 7/28/2008 CAC 7/28/2008 CAC 1. Prior to the submittal of the Public Facility Improvement Plan the applicant shall submit a revised tree plan for review and approval that shows the trees to be removed and protection measures for trees being retained. This condition is to cover discrepancies between the proposed plans and the arborist's report. 2 LOT 1 /COVERAGE&LANDSCAPING N CAC 1/15/2008 MSB 2. Prior to site work the applicant shall provide a revised site plan for review and approval to the Planning Division showing lot coverage and landscaping percentages for Parcel 1. 3 NO PKG SIGNS ON PRIV ST N CAC 1/15/2008 MSB 3. Prior to site work,the applicant shall submit a revised site plan showing"No Parking'signs along both sides of the proposed private street as required by TVF&R. 4 STREET TREE PLAN N CAC 1/15/2008 MSB 4. Prior to commencing site work,the applicant shall submit a revised site plan that indicates the type and location of street trees along the public street(SW McDonald Street)and the proposed private street(Tract A)for the City Arborist's review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.C.2.0 of the Tigard Development Code. 5 EROSION CONTROL PLAN N CAC 1/15/2008 MSB 5. Prior to commencing site work,the applicant shall submit an erosion control plan that shows methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. 6 SUBMIT ALL TPZ PLANS N CAC 1/15/2008 MSB 6. Prior to issuance of the Public Facility Improvement Permit(PFI),the applicant shall submit construction drawings to both Planning and Engineering that include: A. The approved Tree Removal and Protection Plan; 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. 7 STATEMENT TO CITY ARBORIST N CAC 1/16/2008 MSB 7. Prior to the issuance of site permits the applicant shall submit the following for review and approval: A.A statement to the City Arborist outlining the steps to be taken during site preparation and construction to preserve trees #13, 14, 15, 16, 17 and 18. B.A report from the Project Arborist that approves the retention of trees#13, 14, 15, 16, 17 and 18. The arborist must also address the feasibility of retention during construction and the sustainability of their placement in relation to the structures that will be built. 8 REVISED MITIGATION PLAN/PAY FEE N CAC 1/16/2008 MSB 8. Prior to commencing site work,the applicant shall submit a revised corrected mitigation plan and a cash assurance(letter of credit or cash deposit)for the equivalent value of mitigation required(number of caliper inches times$125 per caliper inch).Any trees successfully planted on the site or off site in accordance with I8.790.060.D and approved tree mitigation plan will be credited against the assurance for two years following fmal plat approval. After such time,the applicant shall pay the remaining value of the assurance as a fee in-lieu of planting. Ping-CaseConditions.rpt Page 1 of 5 oSE C ter.., - RECEIVED D DEEIUERY MINCE IH[. c-1?.6,`t% JUL 1 4 2008 CITY of TIGARD DESIGN GROUP INC. PLC!" ``s`VEI`Iri! E:'ERING TRANSMITTAL 10700 SW Bvrtn-Hillsdale Hwy, Ste. 655 Beaverton, OR 97005-3019 Tel. (503) 644-4628 Fax(503) 644-8965 To: City of Tigard Planning Department Date: 7/14/08 Attn: Todd Prager/Cheryl Caines Project: Nasi, Gardens 13125 SW Hall Blvd Tigard, OR 97223 DLENG#: NAS001 From Gary Darling Case/File#: Transmitting: Via: For Your: ©Attached ❑ Mail Review& Comment ❑ Separate Cover IN Rose City Messenger Service El As Requested O Number of Pages Including Cover ❑ Delivered by: El Information/File Copies Description 1 Signed tree protection plan 1 Arborist report 1 Response letter COMMENTS: Signed` • f I/ iL!(Gt; I' _, • July 10, 2008 D L DESIGN GROUP INC. To: Mr.Todd Prager/Ms.Cheryl Caines City of Tigard Planning Department 13125 SW Hall Blvd. Tigard,OR 97223 From: Gary Darling DL Design Group,Inc. Re: Nash Gardens Dear Todd and Cheryl: The following is the written response to the email of May 1: 1. The site plan now specifies a 6'metal,non-climbing fence. The proper radius is shown at each tree. Trees 13 and 23 are slated to be removed due to proximity to the driveway and house. Attached is a recommendation from the arborist. 2. The tree preservation plan has been corrected to add the notes requested in the mail. In addition, The arborist has reviewed the notes and signed the drawing. 3. Per the arborist's direction,the plan now has a note specifying that excavation work within the shaded zone shown on the plans requires that the arborist be present for those operations. The shaded areas pertain to trees 14-18 and tree 24. 4. The attached tree preservation plan has been reviewed and signed by the arborist_ Sincerely, ary Dart' g,PE DL Desi Grou , c. • DL 10700 SW Bvtn Hillsdale Hwy Ste 655 • Beaverton,OR 97005 • Phone 503.644.4628 • Fax 503.644.8965 DESIGN GROUP INC. G e C , ..- �Q; .�-.���. • .,.%t, ..�• &n/imite6 ARBORIST REPORT Subject: Tree Plan Address of the Report: 10342 SW McDonald St. Tigard, Oregon Date of the Report: July 10, 2008 Report Submitted To: Planning Department City of Tigard Summary Changes in street and driveway alignments will require the removal of Tree #13, a 19" Scotch Pine and #23, a 9" Flowering Cherry. The new alignments will compromise the root zones the two trees. It is not practical to implement measures that could preserve the trees. Sincerely, K. Kc yin / Tree Care Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, Lic #PN-0409 Residential and Commercial Spraying•Fertilizing•Pruning•Landscape Installation-Landscape Maintenance•Consultation MEMBER:Tree Care Industry Association•Intemational Society of Arboriculture■Oregon Landscape Contractors Assoc. State Licensed Tree Service#62635•Landscape Contractor#5659•Chemical Application @000231•Insured P.O.Box I566•Lake Oswego,OR 97035•503-635-3165•Vancouver 360-737-2646•Fax 503-635-1549 Visit our website at www.tclu.com•E-mail:info@tclu.com CURRENT STATUS UPDATED # DESCRIPTION STATUS* DATE BY DATE BY 9 ESTABLISH TPZ N CAC 1/16/2008 MSB 9. Prior to commencing site work,the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. 10 BI-WKLY ARBORIST REPORTS N CAC 1/16/2008 MSB 10. The applicant shall submit written reports to the City Arborist at least once every two weeks from initial tree protection zone(TPZ)fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved,and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). Failure to follow the plan,or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 11 CLEAR VISION AREAS ON PLAN M 10/3/2008 CAC 10/3/2008 CAC 11. Prior to site permit,the applicant shall submit a revised site plan for review and approval that shows the clear vision areas that meets the standard of 18.795.040. 12 PFI PERMIT REQUIRED N KSM 1/16/2008 MSB 12. Prior to commencing onsite improvements,a Public Facility Improvement(PFI)permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.tigard-or.gov). 13 LEGAL PERMITTEE NAME ON PFI N KSM 1/16/2008 MSB 13. The PFI permit plan submittal shall include the exact legal name,address and telephone number of the individual or corporate entity who will be 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. 14 CONST ACCESS/PKG PLAN-PFI PHASE N KSM 1/16/2008 MSB 14. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 15 ACCESS/PKG PLAN-HM BLD PHASE N KSM 1/16/2008 MSB 15. 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. 16 HALF ST IMPR ALONG MCDONALD N KSM 1/16/2008 MSB 16. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit,which indicate that they will construct a half-street improvement along the frontage of SW McDonald Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 23 feet; B.pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C.concrete curb,or curb and gutter as needed; D. storm drainage,including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E.6-foot concrete sidewalk with a 5-foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G.street striping; H.streetlight layout by applicant's engineer,to be approved by City Engineer; 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 McDonald Street in a safe manner,as approved by the Engineering Department. 17 PROFILE OF MCDONALD ST N KSM 1/17/2008 MSB 17. A profile of SW McDonald Street shall be required,extending 300 feet either side of the subject site showing the existing Ping-CaseConditions.rpt Page 2 of 5 • Updated Conditions 10/3/08 1. Prior to the submittal of the Public Facility Improvement Plan the applicant shall submit a revised tree plan for review and approval that shows the trees to be removed and protection measures for trees being retained. This condition is to cover discrepancies between the proposed plans and the arborist's report. Met. 2. Prior to site work the applicant shall provide a revised site plan for review and approval to the Planning Division showing lot coverage and landscaping percentages for Parcel 1. Not shown. 3. Prior to site work, the applicant shall submit a revised site plan showing "No Parking' signs along both sides of the proposed private street as required by TVF&R. Not shown with signage. 4. Prior to commencing site work, the applicant shall submit a revised site plan that indicates the type and location of street trees along the public street(SW McDonald Street) and the proposed private street (Tract A) for the City Arborist's review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.C.2.0 of the Tigard Development Code. See Todd's comments. Not met. 5. Prior to commencing site work, the applicant shall submit an erosion control plan that shows methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. Not shown. 6. Prior to issuance of the Public Facility Improvement Permit (PFI), the applicant shall submit construction drawings to both Planning and Engineering that include: A. The approved Tree Removal and Protection Plan; 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 8.790.060(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. Met by plan that meets condition #1. A copy of that plan is in the subdivision file and in the PFI construction plans. 7. Prior to the issuance of site permits the applicant shall submit the following for review and approval: A. A statement to the City Arborist outlining the steps to be taken during site preparation and construction to preserve trees #13, 14, 15, 16, 17 and 18. B. A report from the Project Arborist that approves the retention of trees #13, 14, 15, 16, 17 and 18. The arborist must also address the feasibility of retention during construction and the sustainability of their placement in relation to the structures that will be built. Met,see revised plans and report given to the City on July 14,2008. 8. Prior to commencing site work, the applicant shall submit a revised corrected mitigation plan and a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required (number of caliper inches times $125 per caliper inch). Any trees successfully planted on the site or off site in accordance with 18.790.060.D and approved tree mitigation plan will be credited against the assurance for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in-lieu of planting. 9. Prior to commencing site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call for an inspection and allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. 10. The applicant shall submit written reports to the City Arborist at least once every two weeks from initial tree protection zone (TPZ) fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any 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. 8-10,on-going or will be met. 11. Prior to site permit, the applicant shall submit a revised site plan for review and approval that shows the clear vision areas that meets the standard of 18.795.040. Met,see sheet C2.1. I 1 1 1 I (I) I .] o X 1 (-N 1 1 1 w I Oz � I I , O 1 c Zw 1 1 w e Z w Q 0 I- 24 X p ozs X 1 i <0 o< z I w Q" 1 1 < w z 1--- U) 1 1 1 1 REV. DATE BY A09/08/081 PTB PROJECT NUMBER NAS001 Date: 02/20/08 $77-- C7"\--7- AS SHOWN --72\� `\� . O Scale: /�// / ��/ 0 0 Drawn By: PTB 7/5\/ / 0 Designed By: GID 0 N Checked By: GID M B-B (I) O Z W 2 . 11• 1 1 J .! . - SW MCoO A 1 ST I I N Fr Hun \J 2 .17' ;,�� •7 0 15" j' IR.PW I N i ..;: } 1 I Fe •o I-r:. !&00' VISUAL CLEARA I : T4AGLE (TYP.) . . � Lori 1 I a I .* wi:. I 5395 SF cn N � A 20.00' o ,. A —� t4.4 I J fv , .y II I °� O 12 I II CC) .4 (L_._____ 1 I I o (.) co • ...4:. N ', \\ \;,P. 8.00' o r QIN I'o .s- PUE o „ d aW oo . '.. S8.'2 P W E o. .0 1 f I o ►� ' TRACTA o " Z 'ro. 01 p W 1374 SF iri 'in N8925'17'141 ":-..,.I.:. uS NI. 1 33.92' J> . $9 :°Y'"W 54.8: ' ;41" ,9' :/ v. 16" CONEFIR ow, - /f 7 %1 , / I 4 H O.' % % % VP424 1 j- i 16" CONEFIR • 5.00' I ` 5.00' 5.17' I I I I 5.00' 5°0'7 — 5.04' 3 J 14" CONEFIR 1'31 LOT 31 - I LOT 4 10 • f, 1C�T 2 � � ��o 2930 SF I o�0) I 2930 SF I o�o) I 2930 SF I of 0-- 2" CONEFIR tiLL18 I 9 I I 9 I i I I I 2" CONEFIR L I 1 I T-j 1 L� I 19 .f I ' t I _...74:, in N N V S89'N'17"E 029.6 ' 2960' 29.6' �ONEFIR o — , , � S89'25'17"E 88.80' cS SITE PLAN (>__. SCALE: 1" = 20' ., Cheryl Caines From: GARY DARLING [GID @DLENG.NET] Sent: Tuesday, January 27, 2009 2:58 PM To: sfnashpga @aol.com Cc: Cheryl Caines; Todd Prager; Al Dickman; 'Joe Ferguson' Subject: Memo for Nash Gardens Attachments: NASHGARDENSMEMO012709.doc Sorry, Attached is the memo Gary Gary Darling, P.E. DL Design Group, Inc. 10700 SW Beaverton Hillsdale Highway, Suite 655 Beaverton, OR 97005 Ph: 503.644.4628 Fax: 503.644.8965 www.dldesigngroupinc.com 1 D L DESIGN GROUP INC. MEMORANDUM Date: January 27, 2009 Attn. Scott Nash DL Job#: NAS001 Re: Nash Gardens Plat Recording and City Planning Finalization Dear Scott, The following is a memo from out meeting with the City on January 16, 2009. Present at the meeting were Cheryl Caines, Mike White, and Albert Shields of the City of Tigard. Also present were yourself, Joe Ferguson (Surveyor), and myself, project engineer. The purpose of the meeting was to determine what tasks remained to record the plat and satisfy the conditions of approval and also to discuss the process of recording the plat with deferred infrastructure improvements. Mike White explained that it was possible to record the plat while deferring the improvements. However, a permit would have to be issued and this would require financial assurance for the improvements. This could be a bond, a letter of credit, or cash. Cheryl expressed that conditions 2-5 needed to be met. Since the meeting, we have worked on those issues. We have updated the site plan to show landscape and building coverage for Lot 1 (Condition 2-to be submitted with Al's 4th review redline response). The same site plan also shows the "no parking signs" (Condition 3). A tree plan exists and according to an email received this morning from Todd, no further tree issues exist. Therefore, it appears that Condition 4 is met. Finally, we have added the erosion note from Todd that we have used on other projects (Condition 5). This plan will be resubmitted when we respond to Al's 4th review. Also, the site plan has been updated to show only one parking spot for Lot 1. Another topic for discussion was the overall process. A PFI permit (what Mike White was discussing) will be needed for the City to sign off on the plat (as well as the other conditions met). We are responding to the 4 comments in Al Dickman's 4th review. 2 of the comments have been addressed but we are waiting to get the redlines in order to address the final two comments. Al is also asking for a maintenance contract for the water quality facility. I believe that is obtained by Stormwater Management (the company that makes the stormfilter system). I will look into that. Also, I need to get Al an updated cost estimate and he will be able to tell you the final permit cost. I will have that to him by the first part of next week. Mike White also suggested that the utility easement be overlayed across the entire access easement on the private drive tract. Tomorrow, I will email our latest site drawing to Joe Ferguson so that he can finalize his plat. D L • 9045 SW Barbur Boulevard, Suite 101 • Portland, Oregon 97219 • Phone: 503.225.1679 • Fax: 503.246.2094 DESIGN GROUPNC. Also, you and I will have to sign a "developer—engineer agreement' r_.,or to getting the permit. This basically states that we are the engineer of record and that you have hired us to oversee construction (when it happens). Finally, you will need a planning extension of the plat is not recorded by June 7. The planning extension consists of a letter to the planning director along with a fee (the fee for an 8 lot subdivision was $ 254.00), and an explanation as to how four criteria listed in section 18.430.030.D can be met. I understand that the County already has the plat and is waiting to review. Obviously the issues described above will need to be addressed for the City to sign off. I am hoping that the drawings can be approved in the next week or two. Sincerely, Gary Darling. PE DL Design Group, Inc. DL 9045 SW Barbur Boulevard, Suite 101 • Portland, Oregon 97219 • Phone: 503.225.1679 • Fax: 503.246.2094 DESIGN GROUP INC. City oft aid, 1312Ssiriziall Blv a' rig4 OR 97223 .June 24i 2010 • a• 1Mr' Scott NashI Portland' OR 9722 2 pl R 229 RE: Subdivision Case number: Air Nash: SU O B2007 00 On April 20 18.430 Pment Code �e Tigard Automatic Sub`1ivis' �C� chapters Counc ce n pr exte Ions' e T aptets �8 it Passed aP have e�n� re granted td nc ee Developme ace to your been affected records o the that ntswere f nt �amend Co If d b indicate ee in response , 18.420 Tigard appsrt PproV i men you rec land use to the ud Partitions, after thi�date automatically has a lapsing gent(see case�d approval cases that�,o�economic doh' and p�e our appr as a) a al extended h d ng date e betw een.Jul umber above)z a Subdivision 0,expire doting.through No action approved or apaprove been 3 �o�Opg and"December U$) that tton is iwill enclosed.be Placed required on.yob, approved��conditions.' °t 2} the �e neR,approval 31, 201 p� Please contact lf you have any use file Af�o the extensfinal ion does no Period�� the Sincerely, ilk at land us le..,9 s or o the ordinance because it It 1s automatic. to the or ch• Ic, •erns regar adopted C. - co Cr - d--. `fig the dngtiag Pp of Cheryl r�•v, extension °t code Subdivisions etpl Gaines amen Associate p diners Planner Phone. S®-3.639 41 71 • Fax 503,684.729 • w zP'w.z`igardor.gov • .7I17Relay. 503 .684.2772 City of Tigard, Oregon 13125 SW Hall Blvd. • Tiga. OR 97223 July 10, 2009 el gm Gary Darling, PE T I G A R D D L Design Group, Inc. 10700 SW Beaverton-Hillsdale Hwy., Suite 655 Beaverton, OR 97005 RE: Nash Garden Court Subdivision (SUB2007-00007) Land Use Approval - Extension Dear Mr. Darling: In your letter of June 24, 2009, as the applicant's representative,you requested a one-year extension of the approval for SUB2007-00007 and have paid the $264 application fee. The effective approval date for SUB2007-00007 was on December 7, 2007 and is valid for an eighteen (18) month period through June 7, 2009. The requested extension would be for one-year, or until June 7, 2010. Pursuant to Tigard Development Code ('l DC), Section 18.430.030.D: The Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year, provided that: 1. No Changes are made on the preliminary plat plan as approved; The applicant states that no changes have been made to the plans that were approved for SUB2007- 00007. 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 given written intent to record the plat within the one-year extension period. The applicant is requesting the extension due to current economic and financial conditions. This criterion is satisfied. 3. There have been no changes to the applicable ordinance provisions on which the approval was based; and As noted in the Type II decision, the approval was based upon the following Community Development Code Chapters: 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.725 (Environmental Performance Standards); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 The applicant states "To the applicant's knowledge, there are no changes to the applicable Comprehensive Plan and policies ordinance provisions on which the approval was based." Staff reviewed the period since April 4, 2007 and found that there were no substantive amendments to the applicable code sections during that period. Based on this review, staff concurs with the applicant and finds that no substantive, applicable changes have occurred to the Tigard Development Code on which the approval was based. Therefore,the request is consistent with this criterion. 4. An extension of time will not preclude the development of abutting properties. Sites abutting the subject property are developed with single-family and multi-family dwellings. Each property has access to public streets. The approved plan includes a private street for access to the existing and proposed dwellings. There have been no recent inquiries about re-developing the abutting sites. The approval extension will not preclude any future development. Therefore, this criterion is satisfied. Conc lus ion: 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 SUB2007-00007 not to exceed one year,or until June 7,2010. edtu v a . CCA`' "J July 10,2009 Cheryl Causes Date Associate Planner c: Albert Shields,Permit Coordinator SUB2007-00007 Land Use File Scott Nash, 19240 SW Athena Place,Portland,OR 97229 Nash Garden Court Subdivision(SUB2007-00007) - Land Use Extension Request Page 2 of 2 July 10, 2009 D L , June 24, 2009 DESIGN GROUP INC. RECEIVED PLANNING Mr. Dick Bewersdorf Ms. Cheryl Caines JUN 2 9 2009 City of Tigard Planning Dept. 13125 SW Hall Blvd. CITY OF TIGARD Tigard, OR 97223 Re: File No. SUB2007-0007 Nash Gardens Dear Mr. Bewersdorf, The applicants, Mr. Scott Nash request a one year extension to the above mentioned project. The project expired on 6/7/09. 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 6/07/10. Sincerely, - Gary Darling, PE DL Design Group, Inc. Cc: Mr. Scott Nash 10700 SW Bvrtn-Hillsdale Hwy, Suite 655 • Beaverton, Oregon 97005 • Phone: 503.644.4628 • Fax: 503.644.8965 CITY OF TIGARD RECEIPT V 1111 g . 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 174166 - 06/29/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SUB2007-00007 Approval Extension 100-0000-438000 $230.00 SUB2007-00007 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 0870 STREAT 06/29/2009 $264 00 Payor: Scott F Nash Total Payments: $264.00 Balance Due: $3,415.00 Page 1 of 1 Cheryl Caines From: Cheryl Caines Sent: Tuesday, June 30, 2009 10:43 AM To: 'GARY DARLING' Subject: Nash Garden Subdivision Gary, I'm reviewing the extension request for Nash Garden. One of the criteria is that the applicant has expressed written intent of submitting final plat within the one-year extension. In your letter you referenced current economic conditions, but not an intent of final plat submittal. Are you able to provide the applicant's intentions? Thank you. Cheryl Gaines Associate Planner City of Tigard (503) 718-2437 1 Cheryl Caines From: GARY DARLING [GID @DLENG.NET] Sent: Wednesday, July 08, 2009 10:54 AM To: Cheryl Caines Cc: sfnashpga @aol.com Subject: Nash Gardens Hi Cheryl, I spoke with Scott and his intent is to be able to record the plat within the extension period. Gary Gary Darling, P.E. DL DESIGN GROUP, INC. WBE/DBE ESB Certified 10700 SW Beaverton Hillsdale Highway, Suite 655 Beaverton, OR 97005 Ph: 503.644.4628 Fax: 503.644.8965 www.dldesigngroupinc.com 1