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SUB2006-10002 SUB2006 - 10002 KRAST PARK SUBDIVISION NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2006-10002 p KRAST PARK SUBDIVISION T I GARD 120 DAYS = 12/19/2006 SECTION I. APPLICATION SUMMARY FILE NAME: KRAST PARK SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2006-10002 Variance (VAR) VAR2006-10004 REQUEST: The applicant is requesting approval of a five (5) lot subdivision for single-family detached residences. The existing site is approximately 1.03 acres. Proposed lots range from 7,502 to 10,490 square feet. In addition a variance is requested for the street side yard setback for the existing residence on lot 1. APPLICANT: Stacy Schlesinger APPLICANT'S S M Builders 4216 SW 4th Ave. REPRESENTATIVE: Miles Schlesinger Portland,OR 97239 7000 SW Hampton St., Suite 124 Tigard,OR 97223 OWNER Stacy Schlesinger 4216 SW 4`h Ave. Portland,OR 97239 COMPREHENSIVE PLAN DESIGNATION: R-4.5;Low Density Residential ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permittedconditionally. LOCATION: 10120 SW Tigard Street;Washington County Tax Map 1S135CC,Tax Lot 3400. 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); 18.785); 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 both the subdivision and temporary use subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 1 Pt CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHA.L.L BE SATISFIED PRIOR TO COMMENCING ANY ON- SITE. IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/OR FILL: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION,ATTN: Cheryl Caines 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing site work, the applicant shall submit PFI construction drawings that indicate the type and location of street trees along the public and private streets (SW Tigard Street and SW Alyne Lane) for the City Forester'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. 2. 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. 3. At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18,will be provided on-site for each new home. 4. Prior to site work the applicant shall submit a revised tree removal plan for review and approval by the City Forester. 5. Applicant shall submit a revised tree mitigation plan for review and approval by the City Forester. 6. Prior to commencing site work, the applicant shall submit a cash assurance, bond, or other means of ensuring compliance with the required mitigation in the value of the caliper inches lost. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060.D will be credited against the assurance. The assurance shall be held for two years following the planting of the final mitigation tree. After such time, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. 7. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape/Mitigation Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. 8. Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester 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 location of the trees that were preserved on the lot during site development, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the 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 Forester, the tree protection measures may be removed. NOTICE OF DECISION PAGE 2 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 9. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Forester,at least once eve two weeks,as the Project Arborist monitors the construction activities from initial tree protection zone ((11PZ) 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 Forester 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 Forester and the Project Arbonst. Prior to issuance of any Certificates of Occupancy, the Project Arbonst 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. 10. 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: 11. 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 Ciityliall and the City's web page (www.tiganl or.gov). 12. The PH permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designates "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 pro e the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 13. 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. 14. 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. 15. 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 Tigard Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Neighborhood Route from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond-the site frontage; 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. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H streetlight layout by applicant's engineer,to be approved by City Engineer; I. underground utilities; street signs (if applicable); driveway apron(if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Tigard Street in a safe manner, as approved by the Engineering Department. NC7IICE OF DECISION PAGE 3 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 16. The applicant shall trim the arborvitae, as outlined in the engineer's preliminary sight distance certification, to provide adequate sight distance. This certification shall consider the existing fencing along SW Tigard Street. 17. A profile of Tigard 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. Lot 1 shall not be permitted to access directly onto SW Tigard Street. 20. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 21. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineenng Department (Kim McMillan) as a part of the Public Facility Improvement (PH) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. 22. 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." 23. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall 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 243T. The cover letter shall clearly identify where in the submittal the required information is found: 24. Prior to issuance of building permits, the applicant shall submit a site plan of lot 2 for review and approval that shows a vehicle turnaround. 25. Place a note on the final plat for visual clearance easements to the benefit of 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 ENGINEERINGyDEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 26. Prior to approval of the final plat the applicant shall obtain a Site Permit from the Building Department to n cover all on-site private utility installation-(water,sewer,storm,etc.) and all driveway construction. NOTE: this permit is separate from a Pu lic Facility Improvement permit issued by the Engineering Department for work in the public nght-of-way. 27. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). NOTICE OF DECISION PAGE 4 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 28. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the pnvate property owners who abut and take access from it. 29. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed pnvate street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department(Kim McMillan) prior to approval of the final plat. 30. The applicant shall either place the existing overhead utility lines along SW Tigard Street underground as a part of this project,or they shall pay the fee in-ieu of undergroundmg. 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$3,640.00 and it shall be paid prior to final plat approval. 31. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private water quality/detention facility will be jointly owned and maintained by the developer or by the future homeowners within the subdivision. 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 cl_early lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The C 's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 33. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system(GPS) geodetic control network(GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by. GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. 34. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians,at (503) 639-4171 ext.2421). G The final plat and data or narrative shall"be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05) Was on County,and by the City of Tigard. . D. The right-of-way dedication for T�Street providing 27 feet from centerline shall be made on the final..pat. 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. Co F. After the.City and- have reviewed the final lat, submit two mylar copies of the final plat for City Engineer signature ((for partitions), or City hngmeer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT 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 site coverage, height, and front,rear,and side yard setbacks for structures are as required in the base zone, or as otherwise adjusted. NOTICE OF DEQSION PAGE 5 OF 28 SUB200610002-KRAST PARK SUBDIVISION 36. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 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: 37. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 38. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt,3) any off-site street and/or utility improvements are substantially completed,and 4) all street lights are installed and ready to be energized. 39. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public uiiripprovements as follows: 1) 3 mil mylar,2) a diskette of the as-builts in DWG" format,if available;otherwise "I3XF" 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). 40. Prior to issuance of building permits, the applicant's engineer shall submit final sight distance certification for the private street access onto Tigard Street. 41. During issuance of the building permit for Parcels 2 - 5,the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). 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 repaus 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. NOTICE OF DECISION PAGE 6 OF 28 SUB2006-I0002-KRAST PARK SUBDIVISION 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 PTs). 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 tee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City,permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin unti the City has been notified in advance. NOTICE OF DECISION PAGE 7 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 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 5-lot single-family detached subdivision with lots ranging in size between 7,502 and 10,490 square feet (8,230 square feet on average). The subject property is approximately 1.03 acres. An existing home will remain on lot 1 of the subdivision. A search of city records indicates that previously the site was part of three minor land partitions (MLP2002-00012 MLP2002-00013, and MLP2002-00014). The conditions of approval for these cases were not completely met. Tie applicant got approval for lot line adjustments between the onggfinal three parcels and a neighboring fourth parcel (MIS2005-00003, MIS2005-00004, MIS2005-00021, MIS2005-00022, and MIS2005-0023). The revised lot (1D135CG03400) is now the proposed site for the subdivision. Vicinity Information: The proposed development lies within the city limits west of SW Tigard Street and north of SW Katherine Street. All parcels in the immediate area are zoned R-4.5, but the vicinity also includes parcels zoned Industrial Park (I-P). Parcels are a mix of large acreage sites, subdivisions and in-fill lots with homes of various ages. Public sanitary and storm lines are available in SW Katherine Street. 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 ariances and Adjustments) 18.510 • sidential Zoning Districts) 18.705 Access,Egress and Circulation) 18.715 II ensity Computation) 18.725 nvironmental Performance Standards) 18.745 .ndscapingg and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.780 Signs)ree Removal) 18.795 ision Clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact Study) NOTICE OF DECISION PAGE 8 OF 28 SUB2006-10002-KRASTPARK SUBDIVISION The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 Accessory Residential Units), 18.T40 (Historic Overlay), 18.742 (Lome Occupations), 18.750 NManufactured/Mobile Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage 18.760 onconforming Situations), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are,therefore,found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A- SUBDIVISION GENERAL PROVISIONS: 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. 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 10,490 square feet. The minimum lot size of the R-4.5 zoning district is 7,500 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: 18.430.020 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 lot is 7,502 square feet,which is larger than the minimum lot size (7,500 square feet). The average of all lots in the subdivision is 8,230 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. NOTICE OF DECISION PAGE 9 OF 28 SUB200610002-KRAST PARK SUBDIVISION 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 490 feet to the south. The elevation of the nearest floodplain is 156 feet. The lowest elevation of the proposed subdivision is 164 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 5 lots and the subject site is 1.03 acres. The subject property is not within the 100- year oodplain. The subject site is within Zone X on the FEMA Floodplain map. Therefore, this standard does not apply. Section 18.430.030 E) describes the approval process for Phased Developments. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be reater 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 plat name "Krast Park" has been approved by_the Washington County-Surveyor's office and is reserved for this property. See Application for Subdivision Plat Naming dated 3/28/06 by Denette Keenon at the Washington County Surveyor s Office. NOTICE OF DECISION PAGE 10 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 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. A variance has been requested for the street side yard setback of the existing home. This request is addressed in detail below under section 18.370 Variances and Adjustments. B-APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Variances and Adjustments (18.370) The applicant has requested a variance to the street side yard setback for lot 1. The existing ome on lot one cannot meet the fifteen foot setback requirement of the R 4.5 residential zone. Because the redguction is more than the 20% allowed through a Type 1 adustment, a variance has been requested. The setback for the existing home will be only five feet from the street. This is a 67% reduction (10 feet). 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 criteria 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 proposed private street (Alyne Lane) was previously constructed as a shared drive within an access easement. The street side yard setback for the existing home was only 10 feet to the roperty line and 5 feet to the access. This did not meet the 15 foot requirement, but was an existing, non-conforming situation since the setback is measured from the property line and not the access easement. No variance or adjustment is required in this situation. With the current proposal, the private street is placed within a tract and the new property line only leaves a five foot street side setback. By allowing the variance there are no detrimental effects to the purpose of the title or other policies and standards. The setback reduction is along a private street serving_ the five lots of the subdivision. There will be no adverse effect on neighboring properties or residences. The street meets the private street requirements as discussed in section 18.810 below. A sidewalk will be provided on at least one side of the street. NOTICE OF DECISION PAGE 11 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION Because the access placement was already approved and constructed under previous decisions (MLP2002-00012, 00013, and 00014), an economic hardship is created by the cost to remove and replace the access in a location that will meet code and still be able to serve the site. In addition, the shape of the site prevents the applicant from meeting the turning radius requirement within the confines of the lot while also meeting the setback requirement for the home. No natural systems will be adversely affected by allowing the variance. On site drainage will be handled through a private storm drain system that connects with the public system in SW Katherine Street. Since the access is already paved, the reduction from 15 to 5 feet is the minimum amount that can be requested. The hardship is not self-imposed because the access was constructed based on a previous approval, the cost to relocate the access is beyond the control of the applicant,and the shape of the parcel limits the configuration of the street. The variance criteria have been met,and therefore the request is approved. Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-4.5: Low Density residential zoning district. The R-4.5 zoning district has the following dimensional requirements: STANDARD R-4.5 Minimum Lot Size Detached unit 7,500 sq. ft. Duplexes 10,000 sq.ft. Average Minimum Lot Width Detached unit lots 50 ft. Duplex lots 90 ft. Maximum Lot Coverage N/A Minimum Setbacks Front yard 20 ft. Side facing street on corner&through lots 15 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district N/A Distance between property line and front of garage 20 ft. Maximum Height 30 ft. Minimum Landscape Requirement N/A The proposed lots range in size between 7,502 and 10,490 square feet (8,230 square feet on average). Based on the site plan provided, the average minimum lot width requirement of 50 feet is met. A variance has been requested for the street side yard setback of the existing home. The applicant will be required to comply with all other setbacks and height requirements during the building permit review process. 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. CONDITION: Prior to issuance of building permits, the applicant shall demonstrate that the height and front, rear,and side yard setbacks for structures are as required in the base zone (R-4.5). 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. NOTICE OF DECISION PAGE 12 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION No joint access is pro osed with this application. All access will be direct from each lot and provided via a private street (SW Alyne Lane. This access was constructed with twenty(20) feet of pavement for the previously approved minor land partitions. To meet the standards for a private street, the applicant has proposed a sidewalk along the north side of the street for approximately 60 feet and then switches to the south side for the remainder of the street's length. This will be constructed as part of future site improvements. 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. Required CC&R's will specify that the private street be maintained at the required standards on a continuous basis. 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 squall 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. The lots within this subdivision will be provided direct access to SW Tigard St. via a private street. Tualatin Valley Fire and Rescue and Tigard Police have been notified of the proposed subdivision and have not indicated a hazard. 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. NOTICE OF DECISION PAGE 13 OF 28 SUB200610002-KRAST PARK SUBDIVISION The proposed single-family lots will have access via a proposed private street which will connect to SW Tigard, which is a neighborhood route. Therefore, 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, Sisul Engineering, has submitted the preliminary sight distance certification for the private street access onto Tigard Street. The posted speed is 35 mph on Tigarc. Street which requires a minimum of 385 feet of sight distance. The engineer states that the sight distance to the south is over 400 feet without obstructions. Sight distance to the north will be over 400 feet when an arborvitae is trimmed back. The applicant shall trim the arborvitae adjacent to the existing access on the north side of the parcel to provide adequate sight distance. Upon completion of the half-street improvements the applicant's en ineer shall submit a final sight distance certification. This certification must address the existing fence along SW Tigard Street. This certification must be received and accepted prior to issuance of building permits. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Tigard Street is classified as a Neighborhood Route on Tigard's Transportation System Plan (1SP), therefore this standard does not apply. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Tigard Street is classified as a Neighborhood Route (Local Street) and the private street is considered as a local street. The proposed. private street is approximately 400 feet from Katherine Street, thereby exceeding the minimum 125 feet spacing standard. 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 provded in Tble 18.705.1 and Table 18.705.2; y The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section of this decision. Access to individual lots will be reviewed for compliance during the building permit phase. 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. NOTICE OF DECISION PAGE 14 OF 28 SUB200610002-KRAST PARK SUBDIVISION Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; There are no residential access drives apart from typical driveways proposed with this project. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, 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%. Based on the site plan provided, the proposed private street is 149 feet in length. Therefore, this standard is not applicable. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; There are no driveways that will exceed 200 feet in length. Therefore,this standard does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This standard is not applicable as there are no driveway approaches to arterial or collector streets. FINDING: Based on the analysis above, the Access Egress and Circulation standards will be met, if the applicant complies with the condition below. CONDITION: Prior to issuance of building permits, the applicant shall submit a site plan of lot 2 for review and approval that shows a vehicle turnaround. Density Computations and Limitations (18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units pematted. The number of allowable dwelling nits 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 penmitted 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, and land for private streets from the total site area. Of the total site area (44,860 square feet),79 square feet will be dedicated to public streets. Tract A, which includes the private street,is 2,984 square feet. The existing home will remain on proposed Lot 1 and that lot area is 7 622 square feet. The resulting net area is 33,525 square feet. Therefore the maximum number of additional lots permitted on this site is 4 (total of 5) and the minimum number of additional lots is 3. The applicant's proposal to build 4 lots plus the existing house (total of 5) for single-family detached homes meets the maximum and minimum density requirements of the R-4.5 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. NOTICE OF DEQSION PAGE 15 OF 28 SUB200610002-KRAST PARK SUBDIVISION 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 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 prohibited. DEQ rules for odors (340-028-090) G• lare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within the R-4.5 zone. There is nothing to indicate that these standards will not be met.project, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's'Code Enforcement Officer. FINDING: The Environmental Performance standards are met. Landscaping and Screening(18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.040 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. The applicant has proposed a private street extending from SW Tigard Street of approximately 149 feet. According to the standard, any street or driveway more than 100 feet in length must provide street trees in accordance with Section 18.745.040.E The applicant has provided a tree plan that shows only existing trees and no proposed street trees along either the public or private streets. Street tree species and spacing will be approved during the construction document review to insure placement is not hindered by the location of utilities or driveways. A condition has been placed on the approval to show street trees on the construction documents. FINDING: No street trees are shown along either Tigard Street or the private street, Alyne Lane. This condition can be met conditionally. 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. In order to develop tree species diversity onsite the following guidelines shall be followed: • No more than 30% of any one family be planted onsite. • No more than 20% of any one genus be planted onsite. • No more than 10% of any one species be planted onsite. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the Amencan Standards for Nurberg Stock(ANSI Z-60, 1-1986, and any other future revisions); and NOTICE OF DEQSION PAGE 16 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 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. Pursuant to findings in 18.790.030.B below, tree mitigation will be required, and security in the form of a cash assurance or other means acceptable in the amount of the required mitigation must be posted. 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). Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be protected. The applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 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. No street trees are proposed at this time. A condition of approval will insure that street trees are planted and meet code requirements. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. To insure diversity the guidelines under 18.745.030.0 above,shall be followed. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. Therefore, this section does not apply. Section 18.745.060 contains the provisions for re-vegetation where natural vegetation has been removed through grading. Such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. The applicant has provided a preliminary erosion control plan showing sediment fencing. Final erosion control plans will need to show methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. FINDING: The 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 PH construction drawings that type and location of street trees along the public and private streets (SW Tigard Street and SWAlyne Lane) for the Qty Forester's review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.C2.0 of the Tigard Development Code. NOTICE OF DECISION PAGE 17 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION ♦ 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. 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 5 lots for single-family dwellings. Submittals of detailed plans for the construction of homes within the development are not necessary at this time. The applicant states that each new home will be provided with a two car garage. The existing home has a garage and space Tor at least one car in the drive. Table 18.7652 requires that one (1) off-street parking space be rovided 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. Staff notes that there is a 20-foot required setback from the face of arages to property lines in all residential zones. o ensure that homes constructed in this development comply with these standards, the following condition shall apply: CONDITION:At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18,will be provided on-site for each new home. Signs (18.780): Chapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements m 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 Bob Mazany, a certified arborist. The report contains the four required components and is therefore acceptable. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location,size and species of all existing trees,consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D in accordance with the 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; NOTICE OF DECISION PAGE 18 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 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's survey recommends trees for retention and removal, but the tree plan does not indicate which trees will be removed. The applicant's narrative states that trees # 1 and #2 will be removed due to the condition of the trees as dead,dying or diseased. Therefore,no mitigation is required for these two trees. There are a total of twenty(20) trees on site greater than 6 inches. Based on the arborist's report there are several trees recommended for removal due to the condition or species. Although it is not the refeerence of the City to remove trees from a development site, many of these trees are dead, dying or diseased and-may create problems for the neighbors or new homeowners. Staff recommends that the applicant work with the project arborist to determine which trees will be removed from the site. Mitigation will be calculated once a revised tree removal plan has been reviewed and approved by the City Forester. The tree removal plan must clearly indicate which trees are being removed. To satisfy this requirement, the applicant may plant trees onsite, offsite, or pay a fee-in-lieu at the rate of$125.00 per inch. Any tree mitigation plan must be approved by the City Forester. Only trees spaced 20 feet on center or greater will be counted towards mitigation unless otherwise approved by the City Forester. The trees must have enough soil volume and growing space to allow them to reach full maturity without becoming a nuisance or a danger to surrounding structures, utilities, hardscape, etc. Unless otherwise approved by the City Forester only two mitigation trees may be planted in a single backyard and only one tree per front yard. The developer also must understand that the quality of trees being planted as mitigation onsite or offsite will be scrutinized for overall quality including health,form, and a strong central leader and branching patterns. Trees from a Christmas Tree Farm will most likely not pass muster due to their undesirable form and competing central leaders. 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,but not marked on the tree plan. 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 are outlined in the arborist report. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of 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 reserved in accordance with this section should either die or be removed as a hazardous tree. The form ofthis deed restriction shall be subject to approval by the Director. Tree retention cannot be determined at this time. 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 site work the applicant shall submit a revised tree removal plan for review and approval by the City Forester. • Applicant shall submit a tree mitigation plan for review and approval by the City Forester. NOTICE OF DECISION PAGE 19 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION • Prior to commencing site work, the applicant shall submit a cash assurance bond, or other means of ensuring compliance with the required mitigation in the value of the caliper inches lost. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site,the amount of the cash assurance maybe correspondingly reduced. Ikny trees planted on the site or off site in accordance with 18.790.060.D will be credited- against the assurance for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. • Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. • Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape/Mitigation Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving.including those trees identified on the approved Tree Removal plan are authorized for removal by this decision. • Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester 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 Occupancyhas 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 location of the trees that were preserved on the lot during site development, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected pnor to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of-/Occupancy has been approved. After approval from the City Forester,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 Forester, 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 Forester 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 Forester 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. Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. NOTICE OF DECISION PAGE 20 OF 28 SUB2006-10002-KRASTPARK SUBDIVISION The applicant has not shown the vision clearance areas at the intersection of Tigard Street and Alyne Lane on the proposed Site Development Plan. There is an existing wooden fence between Tigard Street and the existing residence that is also not shown on the site plan. This fence may be within the vision clearance area. If the fence is not removed,then the applicant must show that it meets the standards of 18.795.040. 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 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 (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a 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 Tigard Street, which is classified as a Neighborhood Route on the City of Tigard ' Transportation Plan Map. At present, there is approximately 20 feet o ROW from centerline, according to the most recent tax assessors map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. SW Tigard Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct halt-street improvements along the project frontage in accordance with the City's Neighborhood Route x-section. 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. Due to existing residential development and the Railroad ROW there are no opportunities to provide future streets or extensions of streets. NOTICE OF DECISION PAGE 21 OF 28 SUB2006.10002-KRPST PARK 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. Due to existing residential development there are no opportunities to provide new street connections. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant will be constructing half-street improvements along their Tigard Street frontage. The grades along Tigard Street are much less than 12%,thereby satisfying this critenon. Private Streets: Section 18.810.030.1 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's plans indicate they will construct a private street to serve Lots 1-5. The private street will be a minimum of 20 feet wide in a private tract. 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 '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 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. Because this area had previously been developed with mostly single-family homes on large sites,the block length far exceeds the 2,000 feet standard. Opportunities for shorter block lengths and new street connections are limited with in-fill development. Due to existing development pattern in the area, decreasing the current block size is precluded. NOTICE OF DECISION PAGE 22 OF 28 SUB2006-I0002-KRAST PARK SUBDIVISION 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. Because of existing development, there is no opportunity to provide a pedestrian connection to meet block length requirements. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The minimum lot size of the R-4.5 zoning district is 7,500 square feet. 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 (7,500 square feet). No lots are more than 1.5 times the minimum lot size. Therefore,this standard does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. All lots provide more than the required 25 feet of frontage. 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 be constructing,sidewalk along their Tigard Street frontage and on at least one side of their proposed 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 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 projected-by the Comprehensive Plan. The applicant has installed a public sewer line under a separate PFI permit. There are two sewer laterals that will need to be extended as prope lines have changed. A new lateral will need to be installed for Lot 3. These laterals are shown on the plans and will part of the site utility permit. 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. NOTICE OF DECISION PAGE 23 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 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, under a separate PFI permit= constructed downstream improvements to the storm sewer system in Katherine Street. No on-site detention facility will be required. However,if a detention facility is not rovided by a development it is expected that each parcel will pay the fee-in-lieu in the form of a Water Quantity SDC. 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 instaled in streets by the developer, shall be constructed rior 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 unding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles? rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Tigard. Because these are high-power lines we do not expect the applicant to place them underground. However,the fee in-lieu is required and is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 104 lineal feet; therefore the fee would be $3,640.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides service in this area. The applicant's plans correctly indicate the water meters will be placed at the Tigard Street ROW line. NOTICE OF DECISION PAGE 24 OF 28 SUB200610002-KRAST PARK SUBDIVISION 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. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water q»nlity facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to fpmal building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the-Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. 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 fists 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 83 (91)] on two monuments with a tie to the City's global positioning system(GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates the plat shall contain the scale factor to convert ground measurements to gnd measurements and the angle from north to grid north. These coordinates can be established by. • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. NOTICE OF DECISION PAGE 25 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 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 Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant's narrative includes an impact study which addresses impacts of the proposed development on public facilities and services. A new private street is being constructed to service the subdivision. Alyne Lane will connect with existing SW Tigard Street. Because the proposed subdivision is only for five (5) lots, traffic from the development will not increase the impact on the existing street system to unexpected or unacceptable levels. Storm water from the site will be collected and treated through the proposed water quality swale located on lots 3 & 4. Private storm lines will carry the water to an existing public line in Katherine Street to the south. Sanitary service will also be provided by private lines connecting with existing lines in Katherine Street. Water service is provided by an existing line in Tigard 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 TIF for a detached, single-family dwelling is $3,020. The internal private street within the subdivision is needed to allow the subdivision to develop. Because the need for the private street is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal street. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately $12,080 ($3,020 x 4 dwelling units). There is no TIF required for the existing residence. 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 $37,750 ($12,080 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF to be paid is $12,080, the unmitigated impact has an estimated value of$25,670. The estimated cost of the dedication is $2,187 (729 square feet x $3.00/s uare foot) and half-street improvements on SW Tigard Street are $2,080 (104 lineal feet x $200.00/lineal foot), the total value of these improvements is $4,267. Estimated Value of Impacts Full Impact $37,750 Less TIF Assessment -$ 12,080 Less Mitigated Costs -$ 4267 Estimated Value of Unmitigated Impacts $ 21,403 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts exceed the costs of the conditions imposed and, therefore,the conditions are proportionally justified. NOTICE OF DECISION PAGE 26 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department has reviewed the proposal and has no objections. The City of Tigard Building Division has reviewed the proposal and has no objections. The City of Tigard Urban Forester has reviewed the proposal. Comments have been incorporated into the report. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheelload) and 75,000 pounds live load (gross vehicle weight�You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) The private street"Alyne Lane" must meet this requirement. 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 fire hydrant shown on the submitted drawings must meet this requirement. 3) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 &1412.1) 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 OCTOBER 12,2006 AND EFFECTIVE ON OCTOBER 27, 2006 UNLESS AN APPEAL IS FILED. &peaal: 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. NOTICE OF DECISION PAGE 27 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 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 OCTOBER 26,2006. 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. • oA ( -U2- ) October 12,2006 PREPARE BY: Cheryl Caines DATE Assistant Planner October 12.2006 APPRO D BY: Richar• :e ersdorff DATE Pl. • g Manager NOTICE OF DECISION PAGE 28 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION \ aff f I t++ CITY of TIGARD .� GEOGRAPHIC INFORMATION SYSTEM III VICINITY 1111 11 z IL TIGARD S < SUB2006- 10002 thilik lik-W 0, ____ VAR2006- 10004 ✓ KRAST 1.SW °' - SUBDIVISION - • PIHAS ST \ %111.1 ill 1 lik '' 1 iihi # i:11,mlaulin A., Amoura MEADOW ST `� �\ :11 4 '4 1 : 1IIIIII� �c # •�. ■ U `E- -Q E N LI � 0 ....4%____00 :0311 300 400 Feet V 111/ feet kill - . � 1 " �+ P o TIGARD 10 4. Information on this mep is for general location only and should be verified with the Development Services Division. • ' tTiga d,OR 97223 .•-� - v. �� (503)d.Uga d. htt13125 S.ci.tlg Hall Blvd Community Development Plot date:Aufa 31.2006:C:lmaaic\MAGIC03.APR RENISONS SY. . .. GRAPHIC PRELIMINARY PLAT SCALE 90 30 60 OF KRAST SUBDIVISION , , iiiiiii,... . , \ \ , \ NORTH (ix pun • 1 e- Mr \ 41 .'•,,, . ow 60 \ • \* \\\ '\ I `• . \ ‘o • \ IP V\ -9k . \ \... 0_ • \ 0., \ • \ %'P... \\s'e (0‘ 0 •N 04,0 \ \ ''-P \''' c>. \ ,<,,, s • . 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' , ;,, , am A - g lis i t s . 1 ,., -1....43: : y; ef ... , .,._- F\ .11,....; „, . s...jib• Cl 6 2 R il ..44 Ns 441. f---if---...‹,......„...,. • - sit, ..,-"■_0> Ica I -i ,,....v.:4 ,• . .----•...711• , "TIE '.-• r2 MAY 2006,..4 1 win., , ±,›;.:3., sans 1'.30. , . Ai 4/ '-',..',!?4.2..'''.'••.. .(7/-iit11. \ 4`, S .02-97 VICINITY MAP MR 1 919 REQUEST FOR COMMENTS REQUEST FOR COMMENTS TIGARD DATE: August 31,2006 TO: Rob Murchison,Public Works Project Engineer \/ FROM Ci of Ti•and Pl. •",_ .•'L is CD? a ^ STAFF CONTACT: I eryl Cain es Assistant Planner(x2437) Phone: (503) 639-4171 Fax: (503) 684-7297 Email:cheryl@tigard-or.gov SUBDIVISION(SUB) 2006-1000 , • ' ANCE (VAR) 2006-10004 .'i-w" UBDIVISIONQ ■ REQUEST: The applicant is requesting approval of a five (5) lot subdivision for single-family detached residences. The existing site is approximately 1.03 acres. Proposed lots range from 7,502 to 10,490 square feet. In addition a variance is requested for the street side yard setback of the existing residence on lot 1. LOCATION: 10120 SW Tigard Street; Washington County Tax Map 1S135CC, Tax Lot 3400. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 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 14,2006. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: R)c 1 1+14-Al n 6:-,Tbictit. — Of( r7 4V'ø KR,( Ak/-f--L r&(c�)A-rte — 5 24e4i,cc s Dt_i 7y — TbiL3RLsA g12)'Nrzhs.ccc 14-R —1..02-- 4AS)k, _11,/4(c7 & lirc1k((, , T- - B 5 (1-13`oco — 5�2./,c_z 0,0 7, Name&Number of Person Commenting: TVP6R Tualatin Valley R EcEIV Fire & Rescue °C EQ r 0 5 2006 C►ry October 4, 2006 pLANIU/N 'Q/ -'R Cheryl Caines, Assistant Planner ER►NG City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: Krast Subdivision (SUB) 2006-10002/(VAR) 2006-10004 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) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) The private street "Alyne Lane" must meet this requirement. 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 fire hydrant shown on the submitted drawings must meet this requirement. 3) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 & 1412.1) We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree with, or wish to discuss further, please call me. Sincerely, John K . Dalby John K. Dalby, Deputy Fire Marshal ll 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 MEMORANDUM CITY OF TIGARD, OREGON DATE: 9/29/06 TO: Cheryl Caines, Assistant Planner FROM: Kim McMillan, Development Review Engineer C M RE: SUB2006-10002 Krast 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, Sisul Engineering, has submitted the preliminary sight distance certification for the private street access onto Tigard Street. The posted speed is 35 mph on Tigard Street which requires a minimum of 385 feet of sight distance. The engineer states that the sight distance to the south is over 400 feet without obstructions. Sight distance to the north will be over 400 feet when an arborvitae is trimmed back. The applicant shall trim the arborvitae adjacent to the existing access on the north side of the parcel to provide adequate sight distance. Upon completion of the half-street improvements the applicant's engineer shall submit a final sight distance certification. This certification must be received and accepted prior to issuance of building permits. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 1 Tigard Street is classified as a Neighborhood Route; therefore this criterion does not apply to this development. 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. Tigard Street is classified as a Neighborhood Route (Local Street) and the private street is considered as a local street. The proposed private street is approximately 400 feet from Katherine Street, thereby exceeding the minimum 125 feet spacing standard. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a 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 Tigard Street, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. SW Tigard Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements along the project frontage in accordance with the City's Neighborhood Route x- section. ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 2 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. Due to existing residential development and the Railroad ROW there are no opportunities to provide future streets or extensions of streets. 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. Due to existing residential development there are no opportunities to provide new street connections. 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 ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 3 (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant will be constructing half-street improvements along their Tigard Street frontage. The grades along Tigard Street are much less than 12%, thereby satisfying this criterion. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant's plans indicate they will construct a private street to serve Lots 1- 5. The private street will be a minimum of 20 feet wide in a private tract. 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 SUB2006-10002 KRAST PAGE 4 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 be constructing sidewalk along their Tigard Street frontage and on at least one side of their proposed 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 SUB2006-10002 KRAST PAGE 5 The applicant has installed a public sewer line under a separate PFI permit. There are two sewer laterals that will need to be extended as property lines have changed. A new lateral will need to be installed for Lot 3. These laterals are shown on the plans and will be part of the site utility permit. 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, under a separate PFI permit, constructed downstream improvements to the storm sewer system in Katherine Street. No on-site detention facility will be required. However, if a detention facility is not provided ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 6 by a development it is expected that each parcel will pay the fee-in-lieu in the form of a Water Quantity SDC. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Tigard. Because these are high-power lines we do not expect the applicant to place them underground. However, the fee in-lieu is required and is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 104 lineal feet; therefore the fee would be $ 3640.00. ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 7 ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides service in this area. The applicant's plans correctly indicate the water meters will be placed at the Tigard Street ROW line. 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. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. 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. ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 8 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. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. 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 ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 9 for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. The applicant shall 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 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 Tigard Street. The improvements adjacent to this site shall include: ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 10 A. City standard pavement section for a Neighborhood Route from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Tigard Street in a safe manner, as approved by the Engineering Department. The applicant shall trim the arborvitae, as outlined in the engineer's preliminary sight distance certification, to provide adequate sight distance. A profile of Tigard 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. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. Final design plans and calculations for the proposed 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 proposed landscape plan and 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." ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 11 A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Department to cover all on-site private utility installation (water, sewer, storm, etc.) and all driveway construction. NOTE: this permit is separate from a Public Facility Improvement permit issued by the Engineering Department for work in the public right-of-way. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. The applicant shall either place the existing overhead utility lines along SW Tigard 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 $ 3640.00 and it shall be paid prior to final plat approval. ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 12 The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private water quality/detention facility will be jointly owned and maintained by the developer or by the future homeowners within the subdivision. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. 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 Tigard Street providing 27 feet from centerline shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 13 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 within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Prior to issuance of building permits, the applicant's engineer shall submit final sight distance certification for the private street access onto Tigard Street. During issuance of the building permit for Parcels 2 - 5, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 14 • IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 15 Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1 . All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 16 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 17 THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS SUB2006-10002 KRAST PAGE 18 REQUEST FOR COMMENTS DATE: August 31,2006 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Caines,Assistant Planner(x2437) Phone: (503) 639-4171 Fax: (503) 684-7297 Email:cheryl@tigard-or.gov SUBDIVISION (SUB) 2006-10002/VARIANCE (VAR) 2006-10004 >KRAST SUBDIVISION< REQUEST: The applicant is requesting approval of a five (5) lot subdivision for single-family detached residences. The existing site is approximately 1.03 acres. Proposed lots range from 7,502 to 10,490 square feet. In addition a variance is requested for the street side yard setback of the existing residence on lot 1. LOCATION: 10120 SW Tigard Street; Washington County Tax Map 1S135CC, Tax Lot 3400. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 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 14,2006. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: ✓ We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: F/i/F Op I �N SFP 1 2066 Rp Name&Number of Person Commenting: \01,[ 2gip REQUEST FOR COMMENTS 1 • DATE: August 31,2006 TO: Mark Vandomelen,Residential Plans Examiner FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Gaines,Assistant Planner(x2437) Phone: (503) 639-4171 Fax: (503) 684-7297 Email:cherylktigard-or.gov SUBDIVISION(SUB) 2006-10002/VARIANCE (VAR) 2006-10004 >liRAST SUBDIVISION< REQUEST: The applicant is requesting approval of a five (5) lot subdivision for single-family detached residences. The existing site is approximately 1.03 acres. Proposed lots range from 7,502 to 10,490 square feet. In addition a variance is requested for the street side yard setback of the existing residence on lot 1. LOCATION: 10120 SW Tigard Street; Washington County Tax Map 1S135CC, Tax Lot 3400. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 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 14,2006. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: J • REQUEST FOR COMMENTS " .e,5; DATE: August 31,2006 TO: PER ATTACHED FROM City of Tigard Planning Division STAFF CONTACT: Cheryl Gaines.Assistant Planner(x2437) Phone: (503) 639-4171 Fax: (503) 684-7297 Email:cheryla tgard-or.gov SUBDIVISION(SUB) 2006-10002/VARIANCE (VAR) 2006-10004 >KRAST SUBDIVISION< REQUEST: The applicant is requesting approval of a five (5) lot subdivision for single-family detached residences. The existing site is approximately 1.03 acres. Proposed lots range from 7,502 to 10,490 square feet. In addition a variance is requested for the street side yard setback of the existing residence on lot 1. LOCATION: 10120 SW Tigard Street; Washington County Tax Map 1S135CC, Tax Lot 3400. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 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 14, 2006. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. I} you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: • ' 'Ty OF TIGARD REQUEST FOf'()MMENTS NOTIFICA LIST FOR LAND USE & COMMUNITY DE. .JPMENT APPLICATIONS FILE NOS.: _�L??..R 00(P - /00 O ) FILE NAME: /'rcxS f S(b d; ;_r ion CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ❑Central ['East ['South ❑West CITY OFFICES LONG RANGE PLANNING/Barbara Shields,Planning Mgr. _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. yPOLICE DEPT./Jim Wolf.Crime Prevention Officer _z BUILDING DIVISION/Mark(residential)Brian(commercial) ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer . PUBLIC WORKS/Matt Stine.Urban Forester _CITY ADMINISTRATION/Cathy Wheatley,City Recorder ..PUBLIC WORKS/Rob Murchison,Project Engineer _PLANNING COMMISSION(+11 sets) 1 PLANNER-POST PROJECT SITE 10 BUSINESS DAYS PRIOR TO A PUBLIC HEARING! _HEARINGS OFFICER(+2 sets) SPECIAL DISTRICTS — TUAL.HILLS PARK&REC.DIST.*/TUALATIN VALLEY FIRE&RESCUE* . TUALATIN VALLEY WATER DISTRICT* VCLEANWATER SERVICES* G2 Planning Manager North Division Administrative Office Lee Walker/SWM Program Cl 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124 Beaverton,OR 97005-1152 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(wLUN Form Required) _ Steven Sparks,Dev Svcs.Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE — CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. _ Bob Knight,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 Oniy) _ Mel Huie,Greenspaoes Coordinator(cPazoA) Larry French(comp Plan Amendments Only) 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(Powemnes in Areal _OR.DEPT OF AVIATION(Monopole Tower.) 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 I Lake Oswego,OR 97034 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(cPA> —CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Grant Robinson,Devel Review Coordinator _Doria Mateja(ZCA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer ICPNZCadMS to 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,ServeyoffzcwiMsre Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION _STATE HISTORIC Dave Austin(weccA) 911`'monopole rewerst Sam Hunaidi,Assistant District Manager (Notify if 000T RJR-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr Crossing Safety Speclaiist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 1115 Commercial Street,NE Salem,OR 97301-4179 Salem,OR 97301-1012 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC RIR(Burlington Northern/Santa Fe RJR Predecessor) Bruce Carswell,President&General Manager j 1200 Howard Drive SE Albany,OR 97322-3336 —SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS V COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus■See Men a prea Con.;o (If Project is Within'/.Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 _✓PORTLAND GENERAL ELECTRIC NW NATURAL GAS COMPANY ,./ VERIZON / QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. David Bryant,Engineering Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue OR 030533/PO Box 1100 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 ∎See Map tor Area contacl Diana Carpenter,ApoCEo Oa∎∎,NOrVw, 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters\Request For Comments Notification List.doc (UPDATED: 23-May-06) AFFIDAVIT OF MAILING I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard,Washington County,Oregon and that I served the following: (Check Approprrue Box(s)Below) © NOTICE OF DECISION FOR SUB2006-10002/VAR2006-10004- KRAST PARK SUBDIVISION (File NoJName 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 October 12,2006.and deposited in the United States Mail on October 12,2006,postage prepaid. r .. (Person tha • - -. once) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 31' day of ,200?. OFFICIAL SEAL J A , DIANE M JELDER><S IJ NOTARY PUBLIC ORCCioN � '.)/ COMMISSION N0.373021 _ W COMMISSION EXPIRES SEPT 25,2007 9 NO ARY PUBLIC 0 4i7 GON My Commission Expires: W • EXHIBIT A NOTICE OF TYPE II DECISION 11 lir SUBDIVISION (SUB) 2006-10002 KRAST PARK SUBDIVISION 120 DAYS = 12/19/2006 SECTION I. APPLICATION SUMMARY FILE NAME: KRAST PARK SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2006-10002 Variance (VAR) VAR2006-10004 REQUEST: The applicant is requesting approval of a five (5) lot subdivision for single-family detached residences. The existing site is approximately 1.03 acres. Proposed lots range from 7,502 to 10,490 square feet. In addition a variance is requested for the street side yard setback for the existing residence on lot 1. APPLICANT: Stacy Schlesinger APPLICANT'S S M Builders 4216 SW 4t Ave. REPRESENTATIVE: Miles Schlesinger Portland, OR 97239 7000 SW Hampton St., Suite 124 Tigard, OR 97223 OWNER Stacy Schlesinger 4216 SW 4t Ave. Portland, OR 97239 COMPREHENSIVE PLAN DESIGNATION: R-4.5;Low DensityResidential ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. al Some civic and institution uses are also permitted conditionally. LOCATION: 10120 SW Tigard Street;Washington County Tax Map 1S135CG,Tax Lot 3400. 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); 18.785); 18.790 (free Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby iven that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision,available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (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 OCTOBER 12, 2006 AND I EFFECTIVE ON OCTOBER 27,2006 UNLESS AN APPEAL IS FILED. Ape-a1: 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 OCTOBER 26, 2006. estions: Fix further information please contact the staff planner Cheryl Gaines at the City of Tigard Planning Division at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. 1 / 1111 VICINITY MAP .L� SUB2006-10002 WAIN' `+ � R VAR2006-10004 ��'KRAST■ tI.Im MI MI SUBDIVISION All *MI E't .... 1111/■ ••�•.-�:�,�;KIT!WE:ril II=IIII11tk. ek'•rim 11116111110.4, ,-M, IIII,1111114rily Li 411 il OW 4 KO SO KO OM M10 I#2► III PrO I I I I I)44 I 4 I I ti�'I rte I; ..._...._.�...;�,,.:• KM ON MO id NEMO /If PRELIMINARY PLAT UMW 110" OF KRAST SUBDIVSION NO �'`\'4.... L • \` err\ \ p \_,...\ \k•k,l t): \ Di i--". , \ r '''.'Ns. _s.,—-,/` \\ gi i I I / > ` & i r� i `ot .. 9 # ror4ty.H._ g 1.111 1 1 ii i It lip .„1 1 ,44,,,,,, .c.z,„..L:.:„ k _,,w,.. KK KW SSW .,,,i:V ./4..''' 1 • • • 1 S135CC-03900 1 S135CC-00600 EXHIBILA. ALFORD BURT W CHANEY CORALYN A PATRICIA M 11730 SW TIEDEMAN 10180 SW TIGARD ST TIGARD,OR 97223 TIGARD,OR 97223 is,35CC-03700 1S135CC-01600 AL RD T W&PATRICIA M CLEMO SUSAN R 101 TIGARD ST 10272 SW MEADOW ST ARD, 0 97223 TIGARD,OR 97223 is,35CC-03800 1S135CD-12600 ALFORD BURT W PATRICIA CONKLIN JEFFREY 10180 SW TIGARD ST 18285 NE RIBBON RIDGE RD TIGARD,OR 97223 NEWBERG,OR 97132 25102BB-00405 1S135CD-12700 BAKER HOWARD W DOROTHY M CO N J REY 12065 SW KAROL CT 18285 BON RIDGE RD TIGARD,OR 97223 N BERG,OR 97132 2S102BB-00411 2S102BB-00100 BECKHAM-FERGUSON REBECCA CRESS SCOTT B AND DANA B 12020 SW KAROL CT 9966 SW KATHERINE ST TIGARD,OR 97223 TIGARD,OR 97223 ' 1S135CC-00800 1S135CC-00100 BOWSHER CHARLEY L DAY CHRISTINA L&ROGER W LUCILLE N 10200 SW TIGARD ST 11820 SW TIEDEMAN TIGARD,OR 97281 TIGARD,OR 97223 2S102BB-00402 2S102BB-00403 BRACK RICHARD J DORENE DEROSSO DAVID LEROY AND 14100 SW 98TH CT JOANNE SUSAN TIGARD,OR 97224 12015 SW KAROL CT TIGARD,OR 97223 2S102BB-00409 1S135C0-12200 BRICKEY JUDY F DOHERTY CHRISTOPHER W/CAROLYN J 12070 SW KAROL CT 11835 SW KOSKI DR TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-03300 2S102BB-00501 BROOKER FRED&HARRIETT ELKINS MATTHEW R 10060 SW TIGARD ST 10240 SW KATHERINE ST TIGARD,OR 97224 TIGARD,OR 97223 2S102BB-00412 1S135CC-00300 CALCAGNO VICKI A EQUITY ANGELS LLC 10130 SW KATHERINE ST 1631 NE BROADWAY#514 TIGARD,OR 97223 PORTLAND,OR 97232 • • 2S102BB-00201 1S135CC-03100 FLEMING PASQUALINA TRUSTEE KRASAUSK PAUL& 10060 SW KATHERINE HARG JOE MAC JR TIGARD,OR 97223 TOTORICA CAROL E PO BOX 5931 BEAVERTON,OR 97006 1 S135CD-09800 2S102BB-00410 GERSTNER ZACHARY S KRAUSHAAR STEPHANIE E& 9991 SW PIHAS CT BEDNAREK CHRISTOPHER F JR TIGARD,OR 97223 12050 SW KAROL CT TIGARD,OR 97223 1S135CC-00200 1S135CB-00700 JACKSON PAUL R MCCALL OIL JACKSON SIMONE DENISE PAUWELS CHEMICAL CORPORATION 10250 SW TIGARD ST BY NED MCCALL TIGARD,OR 97223 5480 NW FRONT AVE PORTLAND,OR 97210 2S102BB-00404 2S102BB-00600 JOHNSON CLIFFORD A&CYNTHIA LE METRO 12045 SW KAROL CT REGIONAL PARKS&GREENSPACES TIGARD,OR 97223 600 NE GRAND AV PORTLAND,OR 97232 135CD-12900 1 S135CD-01100 KA MO ESTATES OWNERS OF MPI SKIFF LLC LOT 4 5480 NW FRONT AVE PORTLAND,OR 97210 2S102BB-00300 1' 35CC-04000 KING JEFFREY H&SUSAN E MP IFF 10080 SW KATHERINE ST 5486 FRONT AVE TIGARD,OR 97223 •RTLANI, •R 97210 1S135CC-02800 1S135CC-01500 KLEIMAN MARY T(OR)REV TRUST NELSON BETTY JANE BY MARY T KLEIMAN TR 10275 SW MEADOW ST 10175 SW KATHERINE ST TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-01900 1S135CC-01700 KOCH RYAN G&SUSAN C O'DOHERTY DENNIS AND 22052 SW 107TH AVE GIBBONS GERERDENE TUALATIN,OR 97062 10270 SW MEADOW TIGARD,OR 97223 1 S 135CD-12500 1S135CC-00703 KOSKI STEVEN R OLLISON RANDY L&CINDY 20241 S CENTRAL POINT RD 11100 SW 95TH OREGON CITY,OR 97045 TIGARD,OR 97223 1 135CD-12400 1S135CC-02600 KO I S EN R PATRICK PAUL C 2024 ENTRAL POINT RD KATHLEEN A GON ITY,OR 97045 10235 SW KATHERINE ST TIGARD,OR 97223 • • • 1 S135CD-12300 1 5CC-03000 POLINSKY GLENN W/KIMBERLY B SW S ET&LINDA S 13344 SW 128TH PL 1344 OWARD DR TIGARD,OR 97223 T ARD,OR 7223 2S102BB-00408 1S135CC-01200 PURDY JOHN T SZYDLOWSKI DOROTHEA L 12090 SW KAROL CT 10365 SW MEADOW ST TIGARD,OR 97223 TIGARD,OR 97224 2S102BB-00406 1S135CD-12800 REEVES PAUL M TI RD OF 12085 SW KAROL CT 1312 HALL BLVD TIGARD,OR 97223 T ARD, 97223 1S135CC-00702 2S102BA-00301 RIFFEL ALLEN W&SUSAN A TIGARD INDUSTRIAL LLC 11742 SW TIEDEMAN AVE 5805 JEAN RD TIGARD,OR 97223 LAKE OSWEGO,OR 97035 1 S7 35CC-03400 2 102BA-00302 SCHLESINGER STACEY TIG D I STRIAL LLC 4216 SW 4TH AVE 5805 D PORTLAND,OR 97239 E OSWE 0,OR 97035 2S102BB-00407 2S102BB-00500 SCHMASOW WALLACE I AND TOLLIVER KENNETH RAY&ALICE E ANN MARIE 10200 SW KATHERINE ST 12100 SW KAROL CT TIGARD,OR 97223 TIGARD,OR 97223 16135CC-01400 1S135CC-03200 SLAGLE JOHN D AND TRUJILLO BERNARDINO&EVA C SORENSEN JANICE M 10030 SW TIGARD ST 10305 SW MEADOW ST TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-02700 1S135CC-02000 SLYTER ROBIN S AND SUSAN D VALDEZ STEVEN M& 10205 SW KATHERINE ST KIMBERLY M TIGARD,OR 97223 10360 SW MEADOW ST TIGARD,OR 97223 1 S 135CC-01800 1 S 135CC-03500 SUDENGA CHARLENE M VONAHLEFELD PAUL 10300 SW MEADOW ST 10130 SW TIGARD ST TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-02900 1S135CC-00700 SWOPES BRET&LINDA WATANABE OSAMU AND SUWAKO 13440 SW HOWARD DR 11770 SW TIEDEMAN AVE TIGARD,OR 97223 TIGARD,OR 97223 • • 1 S135CC-03600 WEBB ROBERT LEE EDNA M 10140 SW TIGARD TIGARD,OR 97223 1S135CC-01300 ZWERLING ADAM J&DEBORAH A 10325 SW MEADOW ST TIGARD,OR 97223 1 S135CC-02500 ZWINGRAF JOSEPH R 10265 SW KATHERINE ST TIGARD,OR 97223 Brooks Gaston 3206 Princess Edinburg, TX 78539 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 fITV flL TIGADfl _ C JTRAI IAITLRLCTLr [AVM( ionnTn• I o_nn,„_nF 0. I !II AFFIDAVIT OF MAILING T I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County,Oregon and that I served the following: (Check Appmpriue Box(s)Mow} © NOTICE OF DECISION FOR SUB2006-10002/VAR2006-10004- KRAST PARK SUBDIVISION (File No/Name Reference) AMENDED NOTICE E ® 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 October 12,2006,and deposited in the United States Mail on October 12,2006,postage prepaid. 2) 7 / / i , ■a-1,/_, (Pelson that .aced Notice I STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn affirmed before me on the 5f-day of e-SiikIQ V ,2001. r`�±,, OFFICIAL SEAL ) DIANE M JELDEtI L ;' NOTARY PUBLIC O 1 COMMISSION N0.373Rtt r 1 Mr COMMISSION EXPIRES SEPT.25.200119 kverz---- ((/41,2 ( / NO ARY PUBLIC . OREGON My Commission E .i s: ( 7 EXHIBIT A NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2006-10002 KRAST PARK SUBDIVISION 120 DAYS = 12/19/2006 SECTION I. APPLICATION SUMMARY FILE NAME: KRAST PARK SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2006-10002 Variance (VAR) VAR2006-10004 REQUEST: The applicant is requesting approval of a five (5) lot subdivision for single-family detached residences. The existing site is approximately 1.03 acres. Proposed lots range from 7,502 to 10,490 square feet. In addition a variance is requested for the street side yard setback for the existing residence on lot 1. APPLICANT: Stacy Schlesinger APPLICANT'S S M Builders 4216 SW 4h Ave. REPRESENTATIVE: Miles Schlesinger Portland, OR 97239 7000 SW Hampton St., Suite 124 Tigard, OR 97223 OWNER Stacy Schlesinger 4216 SW 4th Ave. Portland, OR 97239 COMPREHENSIVE PLAN DESIGNATION: R-4.5;Low DensityResidential. ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitter conditionally. LOCATION: 10120 SW Tigard Street;Washington County Tax Map 1S135CC,Tax Lot 3400. 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); 18.785); 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 both the subdivision and temporary use subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON- SITE IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/OR FILL: The applicant shall prepare a cover letter and submit it, along with an supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVION,ATTN: Cheryl Caines 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing site work, the applicant shall submit PFI construction drawings that indicate the type and location of street trees along the public and private streets (SW Tigard Street and SW Alyne Lane) for the City Forester'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. 2. 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. 3. At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18,will be provided on-site for each new home. 4. Prior to site work the applicant shall submit a revised tree removal plan for review and approval by the City Forester. 5. Applicant shall submit a revised tree mitigation plan for review and approval by the City Forester. 6. Prior to commencing site work,the applicant shall submit a cash assurance, bond, or other means of ensuring compliance with the required mitigation in the value of the caliper inches lost. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with I8.790.060.D will be credited against the assurance. The assurance shall be held for two years following the planting of the final mitigation tree. After such time, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. 7. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal Protection and Landscape/Mitigation Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. 8. Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester 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 Occupancyhas 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 location of the trees that were preserved on the lot during site development, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the 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 Forester,the tree protection measures may be removed. NOTICE OF DECISION PAGE 2 OF 28 SUB2006-10002-KRASr PARK SUBDIVISION 9. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Forester, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone ((IPZ) 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 Forester 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 Forester and the Project Arbonst. Prior to issuance of any Certificates of Occupancy, the Project Arbonst 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. 10. 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, EX 2642. The cover letter shall clearly identify where in the submittal the required information is found: 11. 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 CitylHall and the City's web page (www.tigard-or.gov). 12. The PH permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designat d 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. 13. 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. 14. 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. 15. 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 Tigard Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Neighborhood Route from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond-the site frontage; 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. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H streetlight layout by applicant's engineer,to be approved by City Engineer; I. underground utilities; street signs (if applicable); driveway apron(if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Tigard Street in a safe manner, as approved by the Engineering Department. NOTICE OF DECISION PAGE 3 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 16. The applicant shall trim the arborvitae, as outlined in the engineer's preliminary sight distance certification, to provide adequate sight distance. This certification shall consider the existing fencing along SW Tigard Street. 17. A profile of Tigard 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 streets)shall meet the City's public street standard for a local residential street. 19. Lot 1 shall not be permitted to access directly onto SW Tigard Street. 20. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 21. 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 proposed landscape plan and maintenance plan. 22. 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." 23. 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 rot. 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: 24. Prior to issuance of building permits, the applicant shall submit a site plan of lot 2 for review and approval that shows a vehicle turnaround. 25. Place a note on the final plat for visual clearance easements to the benefit of 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 DEPARTMENT, ATTN: HIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 26. Prior to approval of the final.plat the applicant shall obtain a Site Permit from the Building Department to cover all on-site private utility installation(water,sewer,storm,etc.) and all driveway construction. NOTE: this permit is separate from a Public Facility Improvement permit issued by the Engineering Department for work in the public right-of-way. 27. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). NOTICE OF DECISION PAGE 4 OF 28 SUB2006.10002-KRAST PARK SUBDIVISION ' 28. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the pnvate property owners who abut and take access from it. 29. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed pnvate street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 30. The applicant shall either place the existing overhead utility lines along SW Tigard 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 $3,640.00 and it shall be paid prior to final plat approval. 31. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private water quality/detention facility will be jointly owned and maintained by the developer or by the future homeowners within the subdivision. 32. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The Ma's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 33. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system(GPS) geodetic control network(GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by. GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. 34. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians,at (503) 639-4171,ext.2421). C The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05) Washington County,and by the City of Tigard. D. The right-of-way dedication for Tigard Street providing 27 feet from centerline shall be made on the final.pIat. E. NOTE: Washing�tton 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 ave reviewed the final lat, 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 ith any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Cheryl plans 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 site coverage, height, and front, rear, and side yard setbacks for structures are as required in the base zone, or as otherwise adjusted. NOTICE OF DECISION PAGE 5 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 36. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 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 DIVISION, ATTN: Kim McMillan 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 37. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 38. Prior to issuance of building permits within the subdivision the City Engineer shall deem the public improvements substantially complete. Substantial completion scull be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. 39. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public im�provements as follows:1) 3 mil mylar,2) a diskette of the as-bulks in`DWG" format,if available;otherwise "ISXF" 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). 40. Prior to issuance of building permits, the applicant's engineer shall submit final sight distance certification for the private street access onto Tigard Street. 41. During issuance of the building permit for Parcels 2 - 5, the applicant shall pay the standard water quality and water quantity fees per lot(fee amounts will be the latest approved by CWS). IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080,the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. 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. NOTICE OF DECISION PAGE 6 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION • 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 (PCs and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points,and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street&Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City,permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. NOTICE OF DECISION PAGE 7 OF 28 SUB200610002-KRAST PARK SUBDIVISION ' 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 o? 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 5-lot single-family detached subdivision with lots ranging n size between 7,502 and 10,490 square feet (8,230 square feet on average). The subject property is approximately 1.03 acres. An existing home will remain on lot 1 of the subdivision. A search of city records indicates that previously the site was part of three minor land partitions (MLP2002-00012 MLP2002-00013, and MLP2002-00014). The conditions of approval for these cases were not completely met. Tie applicant got approval for lot line adjustments between the on final three parcels and a neighboring fourth parcel MS2005-0003, 'V02005-00004, MIS2005-00021, M1S2005-00022, and MIS2005-00023). The revised lot (1D135CG03400) is now the proposed site for the subdivision. Vicinity Information: The proposed development lies within the city limits west of SW Tigard Street and north of SW Katherine Street. All parcels in the immediate area are zoned R-4.5, but the vicinity also includes parcels zoned Industrial Park (I-P). Parcels are a mix of large acreage sites, subdivisions and in-fill lots with homes of various ages. Public sanitary and storm lines are available in SW Katherine Street. 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 I ment Code Sections 1:. 70 ariances an. A.justments 18.510 ' -sidential Zoning Districts) 18.705 Access, Egress and Circulation) 18.715 I ensity Computation) 18.725 nvironmental Performance Standards) 18.745 andscapingg and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.780 Signs) 18.790 ree Removal) 18.795 ision Clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact Study) NOTICE OF DECISION PAGE 8 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 Accessory Residential Units), 18.T40 (Historic Overla , 18.742 (Home Occupations), 18.750 (Manufactured/Mobile Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 N Communication Situations), 18.785 (Temporary Uses), and 18.798 (Wireless Commucation 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 application for a subdivision shall be processed through a two- step process: the preliminary plat and the final plat. The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration; and The final plat shall reflect all conditions of approval of the preliminary plat. The applicant has submitted a preliminary plat for approval consideration. Final plat review will occur after the decision is final. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. The applicant is responsible for ensuring that the plat satisfies any requirements of Oregon Revised Statutes (ORS) Chapter 92 beyond what is already required in the Tigard Development Code. Such conformance is assured through Washington County's plat review. Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. As proposed the largest parcel is 10,490 square feet. The minimum lot size of the R-4.5 zoning district is 7,500 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 18.430.020 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 lot is 7,502 square feet, which is larger than the minimum lot size (7,500 square feet). The average of all lots in the subdivision is 8,230 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. NOTICE OF DEQSION PAGE 9 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 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 490 feet to the south. The elevation of the nearest floodplain is 156 feet. The lowest elevation of the proposed subdivision is 164 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 5 lots and the subject site is 1.03 acres. The subject property is not within the 100- year oodplain. The subject site is within Zone X on the FEMA Floodplain map. 'Therefore, this standard does not apply. Section 18.430.030 E) describes the approval process for Phased Developments. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be reater 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 plat name "Krast Park" has been approved by the Washington County Surveyor's office and is reserved for this property. See Application for Subdivision Plat Naming dated 3/28/06 by Denette Keenon at the Washington County Surveyor s Office. NOTICE OF DECISION PAGE 10 OF 28 SUB200610002-KRAST PARK SUBDIVISION 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 C1. A variance has been requested for the street side yard setback of the existing home. This request is addressed in detail below under section 18.370 Variances and Adjustments. B-APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Variances and Adjustments (18.370) The applicant has requested a variance to the street side yard setback for lot 1. The existing home on lot one cannot meet the fifteen foot setback requirement of the R-4.5 residential zone. Because the reduction is more than the 20% allowed through a Type 1 adjustment, a variance has been requested. The setback for the existing home will be only five feet from the street. This is a 67% reduction (10 feet). 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 criteria 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 proposed private street Alyne Lane) was previously constructed as a shared drive within an access easement. The street side yard setback for the existing home was only 10 feet to the roperty line and 5 feet to the access. This did not meet the 15 foot requirement, but was an existing, non-conforming situation since the setback is measured from the property line and not the access easement. No variance or adjustment is required in this situation. With the current proposal,the private street is placed within a tract and the new property line only leaves a five foot street side setback. By allowing the variance there are no detrimental effects to the purpose of the title or other policies and standards. The setback reduction is along a private street serving_ the five lots of the subdivision. There will be no adverse effect on neighboring properties or residences. The street meets the private street requirements as discussed in section 18.810 below. A sidewalk will be provided on at least one side of the street. NOTICE OF DECISION PAGE 11 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION Because the access placement was already approved and constructed under previous decisions (MLP2002-00012, 00013, and 00014), an economic hardship is created by the cost to remove and replace the access in a location that will meet code and still be able to serve the site. In addition, the shape of the site prevents the applicant from meeting the turning radius requirement within the confines of the lot while also meeting the setback requirement for the home. No natural systems will be adversely affected by allowing the variance. On site drainage will be handled through a private storm drain system that connects with the public system in SW Katherine Street. Since the access is already paved, the reduction from 15 to 5 feet is the minimum amount that can be requested. The hardship is not self-imposed because the access was constructed based on a previous approval, the cost to relocate the access is beyond the control of the applicant, and the shape of the parcel limits the configuration of the street. The variance criteria have been met, and therefore the request is approved. Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-4.5: Low Density residential zoning district. The R-4.5 zoning district has the following dimensional requirements: STANDARD R-4.5 Minimum Lot Size Detached unit 7,500 sq. ft. Duplexes 10,000 sq.ft. Average Minimum Lot Width Detached unit lots 50 ft. Duplex lots 90 ft. Maximum Lot Coverage N/A Minimum Setbacks Front yard 20 ft. Side facing street on corner&through lots 15 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district N/A Distance between property line and front of garage 20 ft. Maximum Height 30 ft. Minimum Landscape Requirement N/A The proposed lots range in size between 7,502 and 10,490 square feet (8,230 square feet on average). Based on the site plan provided, the average minimum lot width requirement of 50 feet is met. A variance has been requested for the street side yard setback of the existing home. The applicant will be required to comply with all other setbacks and height requirements during the building permit review process. 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. CONDITION: Prior to issuance of building permits, the applicant shall demonstrate that the height and front, rear, and side yard setbacks for structures are as required in the base zone (R-4.5). 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. NOTICE OF DECISION PAGE 12 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION No joint access is proposed with this application. All access will be direct from each lot and provided via a private street (SW Alyne Lane). This access was constructed with twenty(20) feet of pavement for the previously approved minor land partitions. To meet the standards for a private street, the applicant has proposed a sidewalk along the north side of the street for approximately 60 feet and then switches to the south side for the remainder of the street's length. This will be constructed as part of future site improvements. 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. Required CC&R's will specify that the private street be maintained at the required standards on a continuous basis. 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 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 oiy 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. The lots within this subdivision will be provided direct access to SW Tigard St. via a private street. Tualatin Valley Fire and Rescue and Tigard Police have been notified of the proposed subdivision and have not indicated a hazard. 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. NOTICE OF DEQSION PAGE 13 OF 28 SUB200610002-KRAST PARK SUBDIVISION The proposed single-family lots will have access via a proposed private street which will connect to SW Tigard, which is a neighborhood route. Therefore, 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, Sisul Engineering, has submitted the preliminaly sight distance certification for the private street access onto Tigard Street. Te posted speed is 35 mph on Tigard Street which requires a minimum of 385 feet of sight distance. The engineer states that the sight distance to the south is over 400 feet without obstructions. Sight distance to the north will be over 400 feet when an arborvitae is trimmed back. The applicant shall trim the arborvitae adjacent to the existing access on the north side of the parcel to provide adequate sight distance. Upon completion of the half-street improvements the applicant's engineer shall submit a final sight distance certification. This certification must address the existing fence along SW Tigard Street. This certification must be received and accepted prior to issuance of building permits. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Tigard Street is classified as a Neighborhood Route on Tigard's Transportation System Plan (TSP), therefore this standard does not apply. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Tigard Street is classified as a Neighborhood Route (Local Street) and the private street is considered as a local street. The proposed private street is approximately 400 feet from Katherine Street, thereby exceeding the minimum 125 feet spacing standard. 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 18.75.1 and Table 18.705.2; y The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section of this decision. Access to individual lots will be reviewed for compliance during the building permit phase. 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. NOTICE OF DECISION PAGE 14 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION • Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; There are no residential access drives apart from typical driveways proposed with this project. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, 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%. Based on the site plan provided, the proposed private street is 149 feet in length. Therefore, this standard is not applicable. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; There are no driveways that will exceed 200 feet in length. Therefore,this standard does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This standard is not applicable as there are no driveway approaches to arterial or collector streets. FINDING: Based on the analysis above, the Access Egress and Circulation standards will be met, if the applicant complies with the condition below. CONDITION: Prior to issuance of building permits, the applicant shall submit a site plan of lot 2 for review and approval that shows a vehic e turnaround. 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, and land ?or private streets from the total site area. Of the total site area (44,860 square feet),729 square feet will be dedicated to public streets. Tract A, which includes the private street, is 2,984 square feet. The existing home will remain on proposed Lot 1 and that lot area is 7 622 square feet. The resulting net area is 33,525 square feet. Therefore the maximum number of additional lots permitted on this site is 4 (total of 5) and the minimum number of additional lots is 3. The applicant's proposal to build 4 lots plus the existing house (total of 5) for single-family detached homes meets the maximum and minimum density requirements of the R-4.5 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. NOTICE OF DEQSION PAGE 15 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 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 ofEnvironmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within the R-4.5 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's'Code Enforcement Officer. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.040 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. The applicant has proposed a private street extending from SW Tigard Street of approximately 149 feet. According to the standard, any street or driveway more than 1010 feet in length must provide street trees in accordance with Section 18.745.040.0. The applicant has provided a tree plan that shows only existing trees and no proposed street trees along either the public or private streets. Street tree species and spacing will be approved during the construction document review to insure placement is not hindered by the location of utilities or driveways. A condition has been placed on the approval to show street trees on the construction documents. FINDING: No street trees are shown along either Tigard Street or the private street, Alyne Lane. This condition can be met conditionally. 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. In order to develop tree species diversity onsite the following guidelines shall be followed: • No more than 30% of any one family be planted onsite. • No more than 20% of any one genus be planted onsite. • No more than 10% of any one species be planted onsite. 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 NOTICE OF DECISION PAGE 16 OF 28 SUB200610002-KRAST PARK SUBDIVISION 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. Pursuant to findings in 18.790.030.B below, tree mitigation will be required, and security in the form of a cash assurance or other means acceptable in the amount of the required mitigation must be posted. 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). Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be protected. The applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 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. No street trees are proposed at this time. A condition of approval will insure that street trees are planted and meet code requirements. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. To insure diversity the guidelines under 18.745.030.0 above,shall be followed. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. Therefore, this section does not apply. Section 18.745.060 contains the provisions for re-vegetation where natural vegetation has been removed through grading. Such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. The applicant has provided a preliminary erosion control plan showing sediment fencing. Final erosion control plans will need to show methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. FINDING: The 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 PFI construction drawings_that indicate the type and location of street trees along the public and private streets (SW Tigard Street and SWAlyne Lane) for the City Forester's review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.C2.0 of the Tigard Development e. NOTICE OF DECISION PAGE 17 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION • 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. 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 5 lots for single-family dwellin,s. Submittals of detailed plans for the construction of homes within the development are not necessary at this time. Tie applicant states that each new home will be provided with a two car garage. e existing home has a garage and space Tor at least one car in the drive. Table 18.765.2 requires that one (1) off-street parking space be_pproviced 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. Staff notes that there is a 20-foot required setback from the face of garages to property lines in all residential zones. To ensure that homes constructed in this development comply with these standards, the following condition shall apply. CONDITION:At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. Signs (18.780): Chapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a stall 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 ining 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 Bob Mazany, a certified arborist. The report contains the four required components and is therefore acceptable. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location,size and species of all existing trees,consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D in accordance with the 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; NOTICE OF DECISION PAGE 18 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 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's survey recommends trees for retention and removal, but the tree plan does not indicate which trees will be removed. The applicant's narrative states that trees # 1 and #2 will be removed due to the condition of the trees as dead, dying or diseased. Therefore,no mitigation is required for these two trees. There are a total of twenty(20) trees on site greater than 6 inches. Based on the arborist's report there are several trees recommended for removal due to the condition or species. Although it is not the preference of the City to remove trees from a development site, many of these trees are dead,dying or diseased and-may create problems for the neighbors or new homeowners. Staff recommends that the applicant work with the project arborist to determine which trees will be removed from the site. Mitigation will be calculated once a revised tree removal plan has been reviewed and approved by the City Forester. The tree removal plan must clearly indicate which trees are being removed. To satisfy this requirement, the applicant may plant trees onsite, offsite, or pay a fee-in-lieu at the rate of $125.00 per inch. Any tree mitigation plan must be approved by the City Forester. Only trees spaced 20 feet on center or greater will be counted towards mitigation unless otherwise approved by the City Forester. The trees must have enough soil volume and growing space to allow them to reach full maturity without becomingg�a nuisance or a danger to surrounding structures, utilities, hardscape, etc. Unless otherwise approved by the City Forester only two mitigation trees may be planted in a single backyard and only one tree per front yard. The developer also must understand that the quality of trees being planted as mitigation onsite or offsite will be scrutinized for overall quality including health,form, and a strong central leader and branching patterns. Trees from a Christmas Tree Farm will most likely not pass muster due to their undesirable form and competing central leaders. 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,but not marked on the tree plan. 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 are outlined in the arborist report. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of 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 o}this deed restriction shall be subject to approval by the Director. Tree retention cannot be determined at this time. 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 site work the applicant shall submit a revised tree removal plan for review and approval by the City Forester. ♦ Applicant shall submit a tree mitigation plan for review and approval by the City Forester. NOTICE OF DECISION PAGE 19 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION ♦ Prior to commencing site work, the applicant shall submit a cash assurance, bond, or other means of ensuring compliance with the required mitigation in the value of the caliper inches lost. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site,the amount of the cash assurance may be correspondingly.reduced. Any trees planted on the site or off site in accordance with 18.79G.060.D will be credited against the assurance for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. ♦ Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. ♦ Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape/Mitigation Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. ♦ Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shat be inspected and approved by the City Forester 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 Occupancyhas 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 location of the trees that were preserved on the lot during site development, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the 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 g he Certificate of Occupancy has been approved. After approval from the City Forester,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 Forester, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (1PZ) 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 Forester 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 Forester 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. Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. NOTICE OF DECISION PAGE 20 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION • The applicant has not shown the vision clearance areas at the intersection of Tigard Street and Alyne Lane on the proposed Site Development Plan. There is an existing wooden fence between Tigard Street and the existing residence that is also not shown on the site plan. This fence may be within the vision clearance area. If the fence is not removed,then the applicant must show that it meets the standards of 18.795.040. 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 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 (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a 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 Tigard Street, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet ofgROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. SW Tigard Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct hall-street improvements along the project frontage in accordance with the City's Neighborhood Route x-section. 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 o1 150 feet in length. Due to existing residential development and the Railroad ROW there are no opportunities to provide future streets or extensions of streets. NOTICE OF DECISION PAGE 21 OF 28 SUB2006-10002-KRAST PARK 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. Due to existing residential development there are no opportunities to provide new street connections. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant will be constructing half-street improvements along their Tigard Street frontage. The grades along Tigard Street are much less than 12%,thereby satisfying this criterion. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant's plans indicate they will construct a private street to serve Lots 1-5. The private street will be a minimum of 20 feet wide in a private tract. 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 '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 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. Because this area had previously been developed with mostly single-family homes on large sites,the block length far exceeds the 2,000 feet standard. Opportunities for shorter block lengths and new street connections are limited with in-fill development. Due to existing development pattern in the area, decreasing the current block size is precluded. NOTICE OF DECISION PAGE 22 OF 28 SUB 2006-10002-K RAST PARK SUBDIVISION ' Section 18.810.040.B.2 also states that bicycle and pedestrian connections onpublic 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. Because of existing development, there is no opportunity to provide a pedestrian connection to meet block length requirements. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The minimum lot size of the R-4.5 zoning district is 7,500 square feet. 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 (7,500 square feet). No lots are more than 1.5 times the minimum lot size. Therefore,this standard does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. All lots provide more than the required 25 feet of frontage. 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 be constructing.sidewalk along their Tigard Street frontage and on at least one side of their proposed 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 projectedby the Comprehensive Plan. The applicant has installed a public sewer line under a separate PFI permit. There are two sewer laterals that will need to be extended as property lines have changed. A new lateral will need to be installed for Lot 3. These laterals are shown on the plans and va be part of the site utility permit. 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. NOTICE OF DECISION PAGE 23 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION • 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-SServices 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, under a separate PFI permit: constructed downstream improvements to the storm sewer system in Katherine Street. No on-site detention facility will be required. However, if a detention facility is not provided by a development it is expected that each parcel will pay the fee-in-lieu in the form of a Water Quantity SDC. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Tigard. Because these are high-power lines we do not expect the applicant to place them underground. However,the tee in-lieu is required and is equal to $35.00 per lineal toot of street frontage that contains the overhead lines. The frontage along this site is 104 lineal feet; therefore the fee would be $3,640.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides service in this area. The applicant's plans correctly indicate the water meters will be placed at the Tigard Street ROW line. NOTICE OF DECISION PAGE 24 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION 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. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Site Permit Required: The applicant is required to obtain a Site Permit from the Building.Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. 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 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 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. NOTICE OF DECISION PAGE 25 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION . 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 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 o,f impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant's narrative includes an impact study which addresses impacts of the proposed development on public facilities and services. A new private street is being constructed to service the subdivision. Alyne Lane will connect with existing SW Tigard Street. Because the proposed subdivision is only for five (5) lots, traffic from the development will not mcrease the impact on the existing street system to unexpected or unacceptable levels. Storm water from the site will be collected and treated through the proposed water quality swale located on lots 3 & 4. Private storm lines will carry the water to an existing public line in Katherine Street to the south. Sanitary service will also be provided by private lines connecting with existing lines in Katherine Street. Water service is provided by an existing line in Tigard 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, "11F's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for a detached, single-family dwelling is$3,020. The internal private street within the subdivision is needed to allow the subdivision to develop. Because the need for the private street is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal street. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately $12,080 ($3,020 x 4 dwelling units). There is no TIF required for the existing residence. 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 $37,750 ($12,080 divided by .32). The difference between the TIF aid and the full impact, is considered as unmitigated impact. Since the TIF to be paid is $12,080, the unmitigated-impact has an estimated value of$25,670. The estimated cost of the dedication is $2,187 (729 square feet x $3.00/square foot) and half-street improvements on SW Tigard Street are $2,080 (104 lineal feet x $200.00/lineal foot), the total value of these improvements is $4,267. Estimated Value of Impacts Full Impact $ 37,750 Less TIF Assessment -$ 12,080 Less Mitigated Costs -$ 4.267 Estimated Value of Unmitigated Impacts $ 21,403 FINDING: Using the above cost factors,it can be determined that the unmitigated impacts exceed the costs of the conditions imposed and,therefore,the conditions are proportionally justified. NOTICE OF DECISION PAGE 26 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department has reviewed the proposal and has no objections. The City of Tigard Building Division has reviewed the proposal and has no objections. The City of Tigard Urban Forester has reviewed the proposal. Comments have been incorporated into the report. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weighty:You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) The private street"Alyne Lane" must meet this requirement. 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 B 105.1) The fire hydrant shown on the submitted drawings must meet this requirement. 3) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 &1412.1) 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 OCTOBER 12, 2006 AND EFFECTIVE ON OCTOBER 27, 2006 UNLESS AN APPEAL IS FILED. Ape—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 o_f 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. NOTICE OF DECISION PAGE 27 OF 28 SUB2006-10002-KRASTPARK SUBDIVISION 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 may be adopted from time to time by the appellaody. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 26, 2006. �estions: It 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. yam', October 12,2006 PREPARE BY: Cheryl Gaines DATE Assistant Planner October 12,2006 APPRO D BY: Richar. I e ersdorff DATE Pla g Manager NOTICE OF DEQSION PAGE 28 OF 28 SUB2006-10002-KRAST PARK SUBDIVISION , ( \ CITY of TIGARD ANwill II� GEO G R A PH I C I NfORMA T ION SYSTE M VICINITY MAP ! / TIGARD T SL-B2006- 10002 ktile ____. _ #i„,Alik VAR2006- 10004 All mi 7 KRAST Tim Twat" _ SUBDIVISION PIHAS ST � ,r ill � 1�ibil iiiiN a T ,.,. � ■ :I MEADOW ST vt, ■ .lINIUøItIIftir .. Ni11ti U ST ('' J •' N 0 100 200 300 400 Feet pr tti 311 feet V. !C ,. a C AiI TIGARD 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 s (503)639-4171 —� ^A_ `�✓nA http://www.ci.tigard.or.us Community Development Plot date:Aug 31,2006;C:Imagic1MAGIC03.APR REVISIONS BY PRELIMINARY PLAT , GRAPHIC SCALE 30 30 SO ..•111111111111111110.. OF KRAST SUBDIVISION NORTH ` \ 1 DOT m ins \ V'�\ �, \ • 0 of \•\ \c 'o_,\\ ct \ \ \ \\ Vl •iwq to^ \ o�49```1 t' CO • ti 1 °r \ 'o \ \ M� til • LOOT 1 '...'.31.:s \ I `` _ 7.°72 S.f. D7STIN0 Th r�.\ • \ ,��,, ((�im CQ \ \\I, ......„.Nat .-7.—ti \ L fl,re, ...w, . ‘ •\1/4s\ Z. ,r- _________:„..__, 1.0 n \ - LOT 4 O ' 7,51°S.T. \ k DoT s \ ti..I t i 79d V. V) P,`9�,9 I \\ 9 ■ 10.00• J V' jAT EMINENT \ / /Z/� jjnn-�� LL d �U e e y``S s— U u2 W S r f 9 46 n Z 21 s � M d Nth Avg — g Si �1 MA= ,� W ixS a ,F .. a t .,. , le i 4144 ' ,,. Et°�J 4� e n q!s \"+ °•+.. 1� togs 7 OOjpd l Gtr` 747 i�'J� [ ] ehnseet OAII MAY 2006 R.,;?/.47',., ^ c•A\ lGlf 1' 30' / I r MAUI CW /,.,,�j SGL 02-97 VICINITY MAP SOT 1 NTS 1 OF 5 SITS . EXHIBIT ?Stacy Schlesinger 4216 SW 4`''Avenue SUB2006-10001/VAR2006-10004 Portland, OR 97239 KRAST SUBDIVISION S M Builders Miles Schlesinger 7000 SW Hampton Street, Suite 124 Tigard, OR 97223 AFFIDAVIT OF MAILING I,Patricia L. Lansford,being fast dulysworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard,Washington County,Oregon and that I served the following: {O v a Appcpriae Box(s)Mow) © NOTICE OF PENDING LAND USE DECISION FOR SUB22006-10002/VAR2006-10004 - KRAST 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 August 31,2006,and deposited in the United States Mail on August 31,2006,postage prepaid. ii1414e9 (Person that P 1 -. Notice) I STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 12'IL day of 0 G�O ke-") ,2006. OFFICIAL SEAL ` ' r KRISTIE J PEERMAN Arojr NOTARY F113;IC..n/r-_:-,j I /1- 4--,444.)'NOTARY PUBLI(OF OREGON My Commission Expires: ,ey 2 P 200 7 EXH1B1IA NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT (ODE REQUIRES THAT IF YOU RECEIVE TICS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING , LAND USE APPLICATION SUBDIVISION TIGARD DATE OF NOTICE: August 31,2006 FILE NUMBERS: SUBDIVISION (SUB) 2006-10002 VARIANCE (VAR) 2006-10004 FILE TITLE: KRAST SUBDIVISION REQUEST: The applicant is requesting approval of a five (5) lot subdivision for single-family detached residences. The existing site is approximately 1.03 acres. Proposed lots range from 7,502 to 10,490 square feet. In addition a variance is requested for the street side yard setback of the existing residence on lot 1. LOCATION: 10120 SW Tigard Street;Washington County Tax Map 1S135CC,Tax Lot 3400. COMP. PLAN DESIGNATION: Low-Density Res idential District. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 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 14, 2006. All comments should be directed to Cheryl Gaines. Assistant Planner 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 cheryk@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 10, 2006. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRI"t 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 WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City- recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file,please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." 111111,111,i Viral � 1 lb VICINITY MAP• - SI_'B2(M)6-10(4)2 pi" M4I. I lritroll:Ll�°� hRAST tI■ in riAsin... ,..i.„ ISIC)N ,A1 \'J i 1110.411111111141111r 'li► .■�I Mr 1111 SI:1 E páIiu$III II f �'12 Elm lii. IM i a 1 r161; Flirl°111:111011,4 4 1 . - '''''"".":1 31:ET. .* lij 11111111 P,44ID . A M ■ • 1S135CC-03900 1S135CC-00600 EXH I B IT.J ALFORD BURT W CHANEY CORALYN A PATRICIA M 11730 SW TIEDEMAN 10180 SW TIGARD ST TIGARD,OR 97223 TIGARD,OR 97223 1 S135CC-03700 1S135CC-01600 AL RD T W&PATRICIA M CLEMO SUSAN R 101 TIGARD ST 10272 SW MEADOW ST ARD,0 97223 TIGARD,OR 97223 1 S135CC-03800 1 S135CD-12600 ALFORD BURT W PATRICIA CONKLIN JEFFREY 10180 SW TIGARD ST 18285 NE RIBBON RIDGE RD TIGARD,OR 97223 NEWBERG,OR 97132 2S102BB-00405 1S135CD-12700 BAKER HOWARD W DOROTHY M CO N J REY 12065 SW KAROL CT 18285 BON RIDGE RD TIGARD,OR 97223 BERG,OR 97132 2S102BB-00411 2S102BB-00100 BECKHAM-FERGUSON REBECCA CRESS SCOTT B AND DANA B 12020 SW KAROL CT 9966 SW KATHERINE ST TIGARD,OR 97223 TIGARD,OR 97223 • 1S135CC-00800 15135CC-00100 BOWSHER CHARLEY L DAY CHRISTINA L&ROGER W LUCILLE N 10200 SW TIGARD ST 11820 SW TIEDEMAN TIGARD,OR 97281 TIGARD,OR 97223 2S102BB-00402 2S102BB-00403 BRACK RICHARD J DORENE DEROSSO DAVID LEROY AND 14100 SW 98TH CT JOANNE SUSAN TIGARD,OR 97224 12015 SW KAROL CT TIGARD,OR 97223 2S102BB-00409 1S135CD-12200 BRICKEY JUDY F DOHERTY CHRISTOPHER W/CAROLYN J 12070 SW KAROL CT 11835 SW KOSKI DR TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-03300 2S102BB-00501 BROOKER FRED&HARRIETT ELKINS MATTHEW R 10060 SW TIGARD ST 10240 SW KATHERINE ST TIGARD,OR 97224 TIGARD,OR 97223 2S102BB-00412 1S135CC-00300 CALCAGNO VICKI A EQUITY ANGELS LLC 10130 SW KATHERINE ST 1631 NE BROADWAY#514 TIGARD, OR 97223 PORTLAND,OR 97232 • 2S102BB-00201 1S135CC-03100 FLEMING PASQUALINA TRUSTEE KRASAUSK PAUL& 10060 SW KATHERINE HARG JOE MAC JR TIGARD,OR 97223 TOTORICA CAROL E PO BOX 5931 BEAVERTON,OR 97006 1 S135CD-09800 2S102BB-00410 GERSTNER ZACHARY S KRAUSHAAR STEPHANIE E& 9991 SW PIHAS CT BEDNAREK CHRISTOPHER F JR TIGARD, OR 97223 12050 SW KAROL CT TIGARD,OR 97223 1S135CC-00200 1S135CB-00700 JACKSON PAUL R MCCALL OIL JACKSON SIMONE DENISE PAUWELS CHEMICAL CORPORATION 10250 SW TIGARD ST BY NED MCCALL TIGARD,OR 97223 5480 NW FRONT AVE PORTLAND,OR 97210 2S102BB-00404 2S102BB-00600 JOHNSON CLIFFORD A&CYNTHIA LE METRO 12045 SW KAROL CT REGIONAL PARKS&GREENSPACES TIGARD, OR 97223 600 NE GRAND AV PORTLAND,OR 97232 135CD-129 0 1S135CD-01100 KA MO ESTATES OWNERS OF MPI SKIFF LLC LOT 4 5480 NW FRONT AVE PORTLAND,OR 97210 2S 1026B-00300 1 35CC-04000 KING JEFFREY H&SUSAN E MP IFF 10080 SW KATHERINE ST 548 FRONT AVE TIGARD,OR 97223 RTLAN , R 97210 1S135CC-02800 1S135CC-01500 KLEIMAN MARY T(OR)REV TRUST NELSON BETTY JANE BY MARY T KLEIMAN TR 10275 SW MEADOW ST 10175 SW KATHERINE ST TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-01900 1S135CC-01700 KOCH RYAN G&SUSAN C O'DOHERTY DENNIS AND 22052 SW 107TH AVE GIBBONS GERERDENE TUALATIN,OR 97062 10270 SW MEADOW TIGARD,OR 97223 1S1 35CD-12500 1 S135CC-00703 KOSKI STEVEN R OLLISON RANDY L&CINDY 20241 S CENTRAL POINT RD 11100 SW 95TH OREGON CITY,OR 97045 TIGARD,OR 97223 1 135CD-12400 1 S135CC-02600 KO I S EN R PATRICK PAUL C 2024 ENTRAL POINT RD KATHLEEN A GON ITY,OR 97045 10235 SW KATHERINE ST TIGARD,OR 97223 • 1 S135CD-12300 1 5CC-03000 POLINSKY GLENN W/KIMBERLY B SW S ET&LINDA S 13344 SW 128TH PL 1344 OWARD DR TIGARD, OR 97223 T ARD,OR 7223 2S102BB-00408 1S135CC-01200 PURDY JOHN T SZYDLOWSKI DOROTHEA L 12090 SW KAROL CT 10365 SW MEADOW ST TIGARD,OR 97223 TIGARD,OR 97224 2S102BB-00406 1 S135CD-12800 REEVES PAUL M TI RD OF 12085 SW KAROL CT 1312 HALL BLVD TIGARD, OR 97223 T ARD, 97223 1S135CC-00702 25102BA-00301 RIFFEL ALLEN W&SUSAN A TIGARD INDUSTRIAL LLC 11742 SW TIEDEMAN AVE 5805 JEAN RD TIGARD,OR 97223 LAKE OSWEGO,OR 97035 1 S135CC-03400 2S102BA-00302 SCHLESINGER STACEY TIG D I STRIAL LLC 4216 SW 4TH AVE 5805 D PORTLAND,OR 97239 E OSWE 0,OR 97035 2S102BB-00407 2S102BB-00500 SCHMASOW WALLACE I AND TOLLIVER KENNETH RAY&ALICE E ANN MARIE 10200 SW KATHERINE ST 12100 SW KAROL CT TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-01400 1S135CC-03200 SLAGLE JOHN D AND TRUJILLO BERNARDINO&EVA C SORENSEN JANICE M 10030 SW TIGARD ST 10305 SW MEADOW ST TIGARD,OR 97223 TIGARD,OR 97223 18135CC-02700 1S135CC-02000 SLYTER ROBIN S AND SUSAN D VALDEZ STEVEN M& 10205 SW KATHERINE ST KIMBERLY M TIGARD,OR 97223 10360 SW MEADOW ST TIGARD,OR 97223 1 S 135CC-01800 1 S 135CC-03500 SUDENGA CHARLENE M VONAHLEFELD PAUL 10300 5W MEADOW ST 10130 SW TIGARD ST TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-02900 1S135CC-00700 SWOPES BRET&LINDA WATANABE OSAMU AND SUWAKO 13440 SW HOWARD DR 11770 SW TIEDEMAN AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-03600 WEBB ROBERT LEE EDNA M 10140 SW TIGARD TIGARD, OR 97223 1 S135CC-01300 ZWERLING ADAM J& DEBORAH A 10325 SW MEADOW ST TIGARD, OR 97223 1 S135CC-02500 ZWINGRAF JOSEPH R 10265 SW KATHERINE ST TIGARD, OR 97223 Brooks Gaston 3206 Princess Edinburg, TX 78539 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 tITV A TIGARII _ CPAITRAI IMTCRL(TLI) DARTIE( , n\ I ionnTn• io_nn „_nF Stacy Schlesinger SUB2006-10001/VAR2006-10004 4216 SW 4th Avenue KRAST SUBDIVISION Portland, OR 97239 S M Builders Miles Schlesinger 7000 SW Hampton Street, Suite 124 Tigard, OR 97223 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for Land Use File No.: SUB2006-10002/VAR2006-10004 Land Use File Name: KRAST SUBDIVISION I, Cheryl Caines, Assistant Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) )OLao s 1,3 lard 66_. 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 ,l {-r'5' day of (Sep-kw, 2006. • & -J Signature o Person Who Performed Posting • h:\login\patty\maters\affidavit of posting for staff to post a site•doc KRAST . SUBDIVISION (SUB) 2006-10002/VARIANCE (VAR) 2006-10004' REQUEST: The applicant is requesting approval of a five (5) lot subdivision for single-family detached residences. The existing site is approximately 1 .03 acres. Proposed lots range from 7,502 to 10,490 square feet. In addition a variance is requested for the street side yard setback of the existing residence on lot 1 . LOCATION: 10120 SW Tigard Street; Washington County Tax 1\,�p 1 S 135CC, Tax Lot 3400. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 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 Caines, Assistant Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to cherylc @tigard-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 • hA R EA NOTIFIED 500') / n Z Li, Q TIGARD ST i FOR: S. Miles Schlesinger RE: ISI35CC, 3400 IMIIIIININ 10Mpr111 - 1111_ Property owner information 1121111111111110 is valid for 3 months from SW PIHAS the date printed on this map. fO PIHAS ST "pp, � 175 21M .," I I _ ••. 1 �5511001015110070 n13CC171M 1{1 ...4a. ,— 13175CCNM1 �� . -YMIMM ��. . • 111151101600 ti1ItCpM11 �.�■ ANI . MUM": 13511(11 �������� \�a k4* WI]►IK KO MI MEADOW ST -7511101U1 \�" =NOUN 4i' u lsilscc1711 S CCnf11 %775CCO150C S 15CC0170 , i E175CCBI100 1311511111 I 11135110180311510500111135010 SI75CC01ECQ . -7511121 1 . SCUM i'gp511/ln1 e Z ' ATHE}z1NE - -i— 04.7F∎ N allININIMI IEIMMMMt mmuMi7 tST S1MMMIM J 311105111/11 57071100701 l7 1$11!•M1M O _ 731071100100 75107100100 f 0 100 200 300 400 Feet 171111 CC 11101410 051073100701 ir 410111 !iii I2111818 r (7110111 1 1sMM1MMt ' TIGARD • • . Information on this map Is for general location only and N 1 Ato Ilr■ should be verified with the Development Services Division 13125 Tigard,OR Hall T(503)839-4171, 9 W Hll C ' i 1 ' ` , htipl/www.ci.tiglyd.a.us Community Development Plot date:Aug 8,2006;C:lmagic\MAGICO3.APR 1S135CC-03900 1S135CC-00600 ALFORD BURT W CHANEY CORALYN A PATRICIA M 11730 SW TIEDEMAN 10180 SW TIGARD ST TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-03700 1S135CC-01600 AL RD T W&PATRICIA M CLEMO SUSAN R 101 TIGARD ST 10272 SW MEADOW ST ARD,0 97223 TIGARD,OR 97223 1 S135CC-03800 1S135CD-12600 ALFORD BURT W PATRICIA CONKLIN JEFFREY 10180 SW TIGARD ST 18285 NE RIBBON RIDGE RD TIGARD,OR 97223 NEWBERG,OR 97132 2S102BB-00405 1S135CD-12730 BAKER HOWARD W DOROTHY M CO N J REY 12065 SW KAROL CT 18285 BON RIDGE RD TIGARD, OR 97223 BERG,OR 97132 2S102BB-00411 2S102BB-00100 BECKHAM-FERGUSON REBECCA CRESS SCOTT B AND DANA B 12020 SW KAROL CT 9966 SW KATHERINE ST TIGARD, OR 97223 TIGARD,OR 97223 1S135CC-00800 1S135CC-00100 BOWSHER CHARLEY L DAY CHRISTINA L&ROGER W LUCILLE N 10200 SW TIGARD ST 11820 SW TIEDEMAN TIGARD,OR 97281 TIGARD, OR 97223 2S102BB-00402 2S102BB-00403 BRACK RICHARD J DORENE DEROSSO DAVID LEROY AND 14100 SW 98TH CT JOANNE SUSAN TIGARD, OR 97224 12015 SW KAROL CT TIGARD,OR 97223 2S102BB-00409 1S135CD-12200 BRICKEY JUDY F DOHERTY CHRISTOPHER W/CAROLYN J 12070 SW KAROL CT 11835 SW KOSKI DR TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-03300 2S102BB-00501 BROOKER FRED&HARRIETT ELKINS MATTHEW R 10060 SW TIGARD ST 10240 SW KATHERINE ST TIGARD, OR 97224 TIGARD,OR 97223 2S102BB-00412 1S135CC-00300 CALCAGNO VICKI A EQUITY ANGELS LLC 10130 SW KATHERINE ST 1631 NE BROADWAY#514 TIGARD,OR 97223 PORTLAND,OR 97232 2S102BB-00201 1S135CC-03100 FLEMING PASQUALINA TRUSTEE KRASAUSK PAUL& 10060 SW KATHERINE HARG JOE MAC JR TIGARD, OR 97223 TOTORICA CAROL E PO BOX 5931 BEAVERTON,OR 97006 1 S135CD-09800 2S102BB-00410 GERSTNER ZACHARY S KRAUSHAAR STEPHANIE E& 9991 SW PIHAS CT BEDNAREK CHRISTOPHER F JR TIGARD,OR 97223 12050 SW KAROL CT TIGARD,OR 97223 18135CC-00200 1S135CB-00700 JACKSON PAUL R MCCALL OIL JACKSON SIMONE DENISE PAUWELS CHEMICAL CORPORATION 10250 SW TIGARD ST BY NED MCCALL TIGARD, OR 97223 5480 NW FRONT AVE PORTLAND,OR 97210 2S102BB-00404 2S102BB-00600 JOHNSON CLIFFORD A&CYNTHIA LE METRO 12045 SW KAROL CT REGIONAL PARKS&GREENSPACES TIGARD,OR 97223 600 NE GRAND AV PORTLAND,OR 97232 135C0-12900 1S135CD-01100 KA MO ESTATES OWNERS OF MPI SKIFF LLC LOT 4 5480 NW FRONT AVE PORTLAND,OR 97210 2S102BB-00300 1 35CC-04000 KING JEFFREY H&SUSAN E MP IFF 10080 SW KATHERINE ST 548 FRONT AVE TIGARD, OR 97223 RTLAN , R 97210 1S135CC-02800 1S135CC-01500 KLEIMAN MARY T(OR)REV TRUST NELSON BETTY JANE BY MARY T KLEIMAN TR 10275 SW MEADOW ST 10175 SW KATHERINE ST TIGARD,OR 97223 TIGARD,OR 97223 1 S135CC-01900 1 S135CC-01700 KOCH RYAN G&SUSAN C O'DOHERTY DENNIS AND 22052 SW 107TH AVE GIBBONS GERERDENE TUALATIN,OR 97062 10270 SW MEADOW TIGARD,OR 97223 1 S135CD-12500 1 S135CC-00703 KOSKI STEVEN R OLLISON RANDY L&CINDY 20241 S CENTRAL POINT RD 11100 SW 95TH OREGON CITY,OR 97045 TIGARD,OR 97223 1 135CD-12400 1 S135CC-02600 KO I S EN R PATRICK PAUL C 2024 ENTRAL POINT RD KATHLEEN A GON ITY,OR 97045 10235 SW KATHERINE ST TIGARD,OR 97223 15135CD-12300 1 35CC-03000 POLINSKY GLENN W/KIMBERLY B SW S ET&LINDA S 13344 SW 128TH PL 1344 OWARD DR TIGARD,OR 97223 T ARD,OR 7223 2S102BB-00408 1S135CC-01200 PURDY JOHN T SZYDLOWSKI DOROTHEA L 12090 SW KAROL CT 10365 SW MEADOW ST TIGARD,OR 97223 TIGARD,OR 97224 2S102BB-00406 1S135CD-12800 REEVES PAUL M TI RD OF 12085 SW KAROL CT 1312 HALL BLVD TIGARD,OR 97223 T ARD, 97223 IS135CC-00702 2S102BA-00301 RIFFEL ALLEN W&SUSAN A TIGARD INDUSTRIAL LLC 11742 SW TIEDEMAN AVE 5805 JEAN RD TIGARD,OR 97223 LAKE OSWEGO,OR 97035 1S135CC-03400 2S102BA-00302 SCHLESINGER STACEY TIG D I STRIAL LLC 4216 SW 4TH AVE 5805 D PORTLAND,OR 97239 E OSWE 0,OR 97035 2S102BB-00407 2S102BB-00500 SCHMASOW WALLACE I AND TOLLIVER KENNETH RAY&ALICE E ANN MARIE 10200 SW KATHERINE ST 12100 SW KAROL CT TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-01400 1S135CC-03200 SLAGLE JOHN D AND TRUJILLO BERNARDINO&EVA C SORENSEN JANICE M 10030 SW TIGARD ST 10305 SW MEADOW ST TIGARD,OR 97223 TIGARD, OR 97223 1S135CC-02700 1S135CC-02000 SLYTER ROBIN S AND SUSAN D VALDEZ STEVEN M& 10205 SW KATHERINE ST KIMBERLY M TIGARD,OR 97223 10360 SW MEADOW ST TIGARD,OR 97223 1S135CC-01800 1S135CC-03500 SUDENGA CHARLENE M VONAHLEFELD PAUL 10300 SW MEADOW ST 10130 SW TIGARD ST TIGARD,OR 97223 TIGARD,OR 97223 15135CC-02900 1S135CC-00700 SWOPES BRET&LINDA WATANABE OSAMU AND SUWAKO 13440 SW HOWARD DR 11770 SW TIEDEMAN AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S135CC-03600 WEBB ROBERT LEE EDNA M 10140 SW TIGARD TIGARD, OR 97223 1 S 135CC-01300 ZWERLING ADAM J& DEBORAH A 10325 SW MEADOW ST TIGARD, OR 97223 1S1 35CC-02500 ZWINGRAF JOSEPH R 10265 SW KATHERINE ST TIGARD, OR 97223 Brooks Gaston 3206 Princess Edinburg, TX 78539 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 rITV Al TIGARII _ fLAITRAI IAITCRCCTLII DARTII c ionnrcn• lo nn-,,, n� Aug 08 06 10:14a SM Builders Inc. 5039686400 p.2 •88/98:2066 68:50 50362/ 1 TIGARD BUILDING T PAGE 81/81 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 TIGARD, PONE; 563-634-4I1i FAX: 503.624-3681 (Attn: PatlyfPlarning) )MAIL patty@tigare-._ oy .. .. R eQUE;ST FOUR 510.i fl PDC PET A L [ 1!J1? Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP&TAX LOT NUMBERS (Le. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: S. _t oh 35? T, IS) P.1tAio VJ.M, CH-9 o-c 1i3avd thiaSk►Y5ton Co. • O. n: ' I.: �— Il I J fhe_rlhe� 7Yeer �' .5/95 C . 94c PLEASE BE AWARE THAT ONLY 1 S T OF LABELS ,WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD ME -. •- ub•nitting your land use application to the City, and the pro'ect planner has rev'ewed • .pplicatic for of •leteness, you will be notified by means of an incompleteness letter to obtain yo . final sets of label The 2 final sets of labels need to be place. - vefopes (no selt•adhesive envelopes ease) with first class letter-rate ostage on the envelopes in the form of posts a stamps (no metered envelopes and no return address) anc resubmitted to the City for the purpose 01 providing notice to property owners of the proposed land use application and the dec±sion. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: Miles Schlesinger PHONE: 503.968.6500 FAX: 5C3.968.6400 EMAIL: 5m s PL5 rii but i d evs.c T is request may be mailed, ,axed or and delivered to t le ity a igard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request that MI be placed in "Will Caff` 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. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: 511 to generate the mailing fist.plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Ther,multiply the cost to print one set of labels by the number of sets requested. EXAMPLE COST FOR THIS REQUEST sheer o'!abets x S2rsheet=$8 Ott x 2 sets- 4'6.00 _sheet(s)of labels x$:Nsht'_el= x sets= ,) / i sheet of labels x$2t for interested pares A 2 sets= $ 4.00 shee1(s)of fabe's x SJsheet fcr interes�ad Rotes=$ x GENERATE LIST - $11.00 GENERATE LIST = par- TOTAL = $3 7.00 TOTAL = n �T `1 Aug 08 06 10:13a SM Builders Inc. 5039686400 p.1 11455 Shrope Ct. Tigard,OR 97223 (503)968-6500 S.M. Builders, Inc. (503)96 8-6400 SMS©ShABuilders.com Fax To: From: Patty City of Tigard S.Miles Schlesinger/Lora Foley Fax: 503 624-3681 Pages: 2 • 08/08/06 Phone: 503 639-4171 Date: Re: Request for Property Owner Mailing List cc: ❑ Urgent X For Review Q Please Comment X Please Reply ❑ Please Recycle • Comments: Attached is the Request for 500-foot Property Owner Mailing List For Subdivision in City of Tigard located by Katherine&Tigard Street 1S135CC-03400 SCHLESINGER STACEY 4216 SW 4TH AVE PORTLAND, OR 97239 RFC APPLICATION ,104 2 7 � 2005 FOR NG/FNG,NgO KRAST PARK EFqiNG A SUBDIVISION APPLICATION FOR KRAST PARK A SUBDIVISION 1. APPLICATION 2. SUBDIVISIN PLAT NAMING APPLICATION 3. SUBDIVISION NARRATIVE 4. NEIGHBORHOOD MEETING NOTES 5. PRE APPLICATION CONFERENCE NOTES 6. PRE APPLICATION ENGINEERING SECTION NOTES 7. IMPACT STUDY 8. MAPS PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 (1i,, 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# S66,D-C v-/b-D-r)d---I Other Case # i/Ade- `U'1 Y Date 3/?-15101.0 By S. ' <Receipt# City Urb _ Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑ Adjustment/Variance (I or II) ❑ Minor Land Partition (II) ❑ Zone Change (III) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review (I, II or III) ❑ Zone Ordinance Amendment (IV) ❑ Historic Overlay (II or III) ❑ Site Development Review (II) ❑ Home Occupation (II) %Subdivision (II or III) LOCAL ION WHERE PROPOSED ACTIVII Y WILL OCCUR(Address it available) 101 a,4 T'!G-wp St, 11 GA kD , W TAX MAP&`TAX LOT NOS. 1 � ,C71ALS11 r4S Co C � + V \k00 ZONING CLASSIFICA1 ION APPLICANT* s-RG3 SG 1.- S NO.E. . MAILING ADDRESS/CI I Y/S I A I E/LIP 4ati co sW '^ Pt V ,- , Poki UaNAo , 4� PHONE NO. FAX NO. 5 o 3 • EW °151 - O a.3 7 S o3 •'1()$ • 6'E-00 PRIMARY CON FACT PERSON PHONE NU. Stc\1 1. SCA\, C,S1% ,:c\ Cb3 • 6t. • (DSO() i 21 687-�g2)/ PROPERTY OWNER/DEED HOLDER(Attach list if more than one) Same- A.S v\vgoVE. MAILING ADDRESS/CI FY/STATE/ZIP PHONE NU. FAX NO. *When the owner and the applicant are different people, the applicant must be pap purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. Theblyners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) i t.\ t s pip pk.4 Goor.3 0t\ F04L S V►6z 11 t iv ) Is 1,0 kE.O(r9Ck 942.7‘oNS Ft\...ED vit( a00a,. 1- e. =N Pr s st1 \VITu4tI. WPiS Out - It) a,o o 5 Arm % 4 tf• 0 A X, t Ec.pt riG. 1 A 11..41.. To ) Y Pts P ik Rat1 0 tits) itSsoctcm FOR NCas 14N oN 4kittZ L\V1_ S•c�•�.E.-r . p APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. 6YA 5/77/0 Owner's `nature 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 CITY OF TIGARD LAND USE APPLICATIONS BASIC SUBMITTAL REQUIREMENTS This checklist identifies the basic submittal requirements for a land use application. BASIC INFORMATION: ❑ Completed Master "Land Use Permit"Application with property owner's signature or name of agent and letter of authorization ❑ Title transfer instrument or grant deed ❑ Written summary of proposal ❑ Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) ❑ Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). ❑ Documentary evidence of Neighborhood Meeting for the following: Site Development Review, Subdivision, Conditional Use, Sensitive Lands Review, Zone Change, Comprehensive Plan Amendments. ❑ Neighborhood Meeting Affidavits of Posting & Mailing Notice, Minutes, Sign-in Sheets ❑ Service Provider Letter ❑ Impact Study per Section 18.390.040.B.2.(e) ❑ Copy of the Pre-Application Conference notes ❑ Filing Fee (see fee schedule) PLANS REQUIRED: In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION.(See separate attachment for details on what information to include on each plan): ❑ Vicinity Map ❑ Preliminary Grading/Erosion Control Plan ❑ Existing Conditions Map ❑ Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map ❑ Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan ❑ Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings (elevations & floor plans) ❑ Landscape Plan ❑ Sign Drawings ❑ Public Improvements/Streets Plan NUMBER OF COPIES REQUIRED: The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR PURPOSES OF REVIEWING YOUR APPLICATION FOR COMPLETENESS, ONLY 3 COPIES ARE NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE DEEMED COMPLETE, TO MAKE YOUR APPLICATION SUBMITTAL COMPLETE. h:\patty\masters\application submittal requirements.doc UPDATED: 26-Jun-02 CITY OF 't IGARD RECEIPT " . DEVELOPMENT SERVICES RECEIPT DATE: 3/28/06 _ 13125 SW Hall Blvd.,Tigard,OR 97223 J URISDICTION.: TIG T IGARD 503-639-4171 www.tigard-or.gov CASHIER DATE: CASHIER RECEIPT #: LINE ITEMS: Case No. Fee Description Revenue Acct. No. Amount Due SUB2006-10002 [LANDUS] Prel. Plat w/o 100-0000-438000 4,660.00 PD [LRPF] LR Ping. Surcharge 100-0000-438050 605.00 VAR2006-10004 [LANDUS] Admin. Variance 100-0000-438000 254.50 [LRPF] LR Ping. Surcharge 100-0000-438050 37.50 Total Due: $ 5,557.00 SEE ATTACHED FEE SCHEDULE. PAYMENTS: Payer. SM Buildres Inc. Method Initials Check No. Confirm No. Amount Paid Check ST 4062 5,557.00 Total Paid: $ 5,557.00 I:\Building\Manual Permit System\ManualReceipt.doc 03/14/06 PLAT NAME RESERVATION FROM :Washington-County Surveyor FAX NO. :5038462909 Mar. 28 2006 02: 10PM P1 Mar 28 06 0927a SM Builders Inc. 5039686400 p.t j ti WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE RECEIVED SUBDIVISION PLAT NAMING MAR 9 4 2006 I request that the Washington County Surveyor's ° i °F EERING reserve the following subdivision name: P O OSED NAME OF SUBDIVISION: Kr a,er fob r _ MAP AND TAX LOT NUMBER: I l r 3 5 c_ - 03c-fat) S/ysa��IO135, T. is., ILA! J., WM. CITY JURISDICTION (Which City?) OR TOAD COUNTY JU N SDIC ON: sutZ o Rea;tai► adv COMPANY NAME: te-N11.I1-L1 tANGE PT. XWG. OWNER'S NAME: sr►� SCHLESl4(4 K- r I understand that if the name is not used within five years, it will be automatically canceled. �y r Name of person reserving name: � t �CvS SG10.51t) Company name u t ' .4. Address. 1I +155 41'!111111,4'.!_T• i IMIEM ► i Telephone number: 541 Fax number: Da iNg. E-Mail: S 5 S r, S - f.0 w1 /, 4� mtei 6� 3(4/ ' 8J 7- Signature: Date: 1 . 2X- o6 Name approved Washington County Surveyor's Office 155 North First Avenue, Suite 3S0-15 Hillsboro. OR 97123 Fax: (503)846-2909 \RkSMICTECASURVENWATAO RME1SPACIr?1SUDNAASt.DOCV0.01 41.1k SOt ENGINEERING A Division of Sisul Enterprises, Inc. f 1, 375 PORTLAND AVENUE, GLADSTONE, OREGON 97027 (503) 657-0188 FAX(503)657-5779 July 18, 2006 I � CFj1/ Jilt ED z City of Tigard C, 2006 13125 SW Hall Blvd. p4.44/A„:G�NrjGgAO Tigard, OR 97223 GIN' Ib ATTN: Kim McMillan RE: Krast Subdivision on Tigard Street; J.O. SGL 02-097 Dear Kim: We have rechecked the sight distance for the access drive for this subdivision (it was originally checked in 2003 , but the sight distance standards have changed some since then. ) Measuring from the existing access drive, 15 feet back from the edge of the travel lane, and noting that the speed limit on Tigard Street is 35 MPH and therefore using a sight distance measurement minimum of 385 feet we noted the following: Sight distance to the south is over 400 feet without obstructions . Sight distance to the north will be over 400 feet when an aborvitae to the north is trimmed back. Therefore I certify that adequate intersection sight distance is available at the proposed intersection and conforms to the requirements set forth in the AASHTO design manual, subject to the following improvements . 1 . The aborvitae adjacent to the existing access on the north side of the parcel is trimmed back to provide adequate sight distance . Should you have any questions, please feel free to give me a call . S ' cerel , I )v/zad 1 4 'rt-i( Thomas J. S sul, P.E. pc : SM Builders P Race s c4 r7 4' 12,820 ORSON 4/01t;AS - K." -(1Z December 6, 2005 LET CITY OF TIGARD OREGON Miles Schlesinger 11455 SW Shrope Court Tigard, OR 97223 RE: Development Options Dear Mr. Schlesinger: Thank you for meeting with me this morning. I hope the suggestions I made were helpful and that we can finish the project and establish 5 new and usable building sites in time for the 2006 building season. My recommendation stands as a two (2) phase approach: 1) Three (3) Lot Line Adjustments wherein the parcels on Katherine Street cede their extra square footage to the 4th (remainder) parcel to the north and fronting on Tigard Street; 2) A five (5) lot formal plat accessed from Tigard Street, using the existing private road and utility improvements (pre-application in progress). A Variance will be needed to justify the five (5) foot street side yard setback. If you have any questions regarding your application, please don't hesitate to contact me at (503) 639-4171 ext. 2428. Sincerely, (j a-0 ja,a, --7Lt.)2.," James Richardson Associate Planner cc: Bret and Linda Swopes 13440 SW Howard Drive Tigard, OR 97223 Mike White, COT Kim McMillan, COT 13125 SiIu j gx,0 mr-Nciinclibrca2grA c p) ,941121,2IPPt O(.2206N,4 NZZ)dog SUBDIVISION NARRATIVE SUBDIVISION APPLICATION NARRATIVE KRAST PARK STATEMENT OF COMPLIANCE 18.370.010.C.2-STREET SIDE YARD VARIANCE RESPONSE The house location on the private pre-existing street will be five feet from the property line and the road surface and met the 4.5 zone requirements for the previously partitioned but unrecorded land use action. Because the road and infrastructure is in place we suggest and if given approval for this land use action, we will place a sidewalk on the opposite side of the street when this subdivision application is approved. We request a side yard variance for this subdivision as the lot size is regular in shape and contains in excess of the square footage of 7500 SF and the existing home can then be remodeled and sold. 18.390.040-DECISION MAKING PROCEDURES/IMPACT STUDY A. Pre-application conference. A pre-application conference conferance is required for Type II actions. RESPONSE: A conference with Kim McMillan and temporary planner James Richardson was held Thursday December 1, 2005 and continued on Monday December 5, 2005. A typed copy of the meeting notes is attached to this submittal. Drawings are also attached to this application. B. Application Requirements RESPONSE: This application is being submitted with all relevant information requested. 18.430-SUBDIVISIONS RESPONSE: The proposed land use action is for a subdivision of the lot at 10120 SW Tigard Street of a 44,860 SF parcel into five residential lots all being at least 7505 SF and the largest being 10,272 SF with a private tract for an existing private street. This private street is a pre-existing condition and has been approved and inspected by the City of Tigard and constructed with the approval of the city in anticipation of a 2002 land use action for the partition of 3 properties rather than the 4 properties that contributed to this 10120 SW Tigard Street subdivision application. All residential lots created out of the 44,860 SF parcel have sewer, water, storm as well as gas lines, electric,phone and cable conduit run underground to the respective properties in the new proposed subdivision. A fire hydrant was added to the partition development public improvement for the partitions and it sits on Tigard Street at the corner of the private street, Alyne Lane. This project was initiated in 2002 to be allowed to create a new building site at 10120 Tigard behind the original home and to be able to hook the original home to city sewer and by doing so we could create a new building site on our private lot of 21000+ SF parcel and create two lots to compensate our neighbors for allowing us to place a sewer line easement across their properties. Each of these new 7500 SF building sites were to have access to a private street which was approved and constructed in 2004. This project was delayed in finding a contractor who would place the storm sewer line down Katherine Street to meet the conditions of approval for the three partitions because of the size and age of the trees in the route of the storm line that had to be dug to the park a distance of approximately 375 feet. The city gave us permission to place the storm line in the center of Katherine Street rather than next to the curb line and we went ahead with the construction. At that time, an adjoining property on Katherine Street became available and the owner of 10135 Katherine Street purchased it. We were aware that the private street that we were building would support that additional lot and we would be allowed to have five properties access our private road. The additional lot was also a large parcel that had enough additional square footage to divide easily and meet the code requirements of the 4.5 zone which was minimum size lots of 7500 SF. The City of Tigard during meetings during the last quarter of 2005 was concerned about approving the final 3 partition maps for recording them because they were aware that during the infrastructure development we had placed and had approved by the city, utilities for the future partition of the additional lot which they believed could not reach dimensions of width or length for a buildable lot . In addition the city of Tigard was not allowing private streets to be built on easements any longer but were requiring them to be in a private tract of land with joint ownership and responsibility for maintainance. It is with the above perspective that Stacy Schlesinger makes this subdivision application for improving her home purchased at 10120 Tigard Street on October 27, 2002. • The proposed lots in the subdivision all reach the minimum lot size of the R-4.5 Low Density Residential District. • R-4.5 Zone dimensional requirements are able to be met when the lots are dimensioned. • Access to the new private street is being proposed through at least a minimum of 25 feet frontage for each lot created which will be the smallest frontage on the private street and will give each lot adequate street presence as not to be considered flag lots. • Clear vision from the private street to Tigard Street is now available and was planned that way for the previous partitions. • A new fire hydrant is now available on the corner of our private street, Alyne Lane, and Tigard Street. • Because their will be 5 lots in this subdivision and 5 lots requires a sidewalk placed on one side of the street we are willing should our application be accepted to place a %2 street improvement along our frontage on Tigard Street and a sidewalk along one side of our private street as the civil drawings indicate. 18.430.020. SUBDIVISIONS GENERAL PROVISION RESPONSE B-J This subdivision will comply to all regulations and rules for subdivisions. Lot sizes are close to the minimum and will be built on immediately and before further zone changes are made. There is no lot averaging. There will not be an office although the first house completed may be used as a model home during the construction phase of the other homes. The flood plain is not an issue as the roof drains are piped to the storm sewer and the road will be drained to a storm easement at the rear of lots 3 and 4 before going into the storm collection and going down Katherine Street in the previously approved line when we partitioned the properties at 10120 SW Tigard, 10085 and 10135 SW Katherine. All utility work has been completed with previous approvals up to and including boring in Tigard Street to bring underground service to our neighborhood, gas, water, and cable service to our five lots in Krast Park. 18.510-R-4.5 ZONE RESPONSE: This subdivision will meet the objectives of current land use goals of creating buildable 7500 SF lots in an established under utilized neighborhood. Density for this site is 4.47 We will build single family homes without having to request any variance to the zoning ordinance in R-4.5 Zone except for setback from property line for the existing home at 10120 SW Tigard Street 18.705-ACCESS/EGRESS/CIRCULATION RESPONSE: The access and egress requirement make it necessary to add a pedestrian sidewalk to one side of our pre-existing private street that was built with the partition approval in 2004. We agree to do so when constructing the 4 homes and we will place the sidewalk and V2 street improvement on Tigard Street, as well as the sidewalk on the private street along the frontage of the only existing house in the subdivision, 10120 SW Tigard, at the time when the subdivision is granted approval by the City of Tigard. After the half street improvement is built, street trees will be added to the development for street frontage of the existing home and when the homes are built on the other lots created by this land use action, the sidewalk will be added to those lots and built, landscaped, and only then will a final occupancy inspection be requested by the builder. 18.705 The access point on Tigard Street is a pre-existing conditions but does meet all requirements of 18.705 18.705.030 A. 1 The joint access tract, also known as Alyne Lane, will have the costs of maintenance provided by the 5 properties that use the private road by having joint ownership and a homeowners association with the responsibilities of maintenance shared equally by each of the 5 homeowners. 18.705.030 E 1. A 45 degree cement curb will be built at the time that curb are placed by the sidewalks along our private street, Alyne Lane, so that each of the recipients of sidewalk can place their driveway approach at anyplace that their home calls for driveway access when building their homes. The plans will be submitted at a later date but be consistant with the building code. 18.705.030.H 1 The sight distance requirements of the city are met by the existing driveway. 2 The driveway is more than 200 feet from the intersection of Katherine and Tigard streets 3 A circular driveway was present until 2003 and used to service the 10120 Tigard property. That home is now serviced from the private street, Alyne Lane and Alyne serves as the only access to Tigard from our subdivision with a total of five properties using that access. 4 N/A 18.705.030 I 1 The access requirements of Table 18.705.1 will be met with a 20 foot wide access and pavement width 2 N/A 3. The private access drive meets the requirement of UFC 4 The access drive is 157 feet from the curb line in Tigard. 5 N/A 6. Requirement is met. 18.715-DENSITY COMPUTATIONS RESPONSE: The density calculation standard is met with this subdivision: 44,860 total SF -2983 Pre existing private street -729 Dedication on Tigard Street for sidewalk -7622 Pre existing 10120 Tigard Street vacant home site 33,526 Net total square feet 4..47 Density 18.745-LANDSCAPING AND SCREENING STANDARDS RESPONSE: The screening of the subdivision has been partially fulfilled with the existing fencing that includes partial fencing that is of sound and durable cyclone fencing and some new wood fencing around the property and a new wood fence along Tigard Street. This fencing will provide privacy to the five parcels and an entrance to and creation of a neighborhood of five homesites. The fence along Tigard Street also provides a visual separation from the railroad tracts which often hays freight cars stored on them and will soon bring commuter rail service to Tigard, Wilsonville, Tualatin, and Beaverton. The fence as well as subsequent landscaping will be accomplished when each of the homesites is developed and will meet or exceed 18.745. -INSTALLATION REQUIREMENTS RESPONSE TO C- All landscaping will be completed when the homes are built and will be under the supervision of either a landscape architect or an arborist or both. -PROTECTION OF EXISTING VEGITATION RESPONSE TO E- All existing vegetation will remain during the construction phase and until the final landscaping is commenced. The tree preservation plan page of our drawings illustrates this. -STREET TREES RESPONSE TO A,B,&C During the building phase and as the curb and the sidewalks are placed in Tigard Street , the street trees will be planted. Tree# 1 will be scheduled for removal as soon as we can have approval as our new arborist has observed some deterioration and believes that the tree has become a danger to life and property. All conditions of the code will be met. 18.765-OFF STREET PARKING/LOADING REQUIREMENTS RESPONSE: There will be a minimum of two cars in each driveway to our new single family dwellings plus 2 car garages on our 7500 or larger lots in addition to on street parking on one side of our private street. It is of no concern to us as to whether or not street parking will be allowed on Tigard Street. 18.790-TREE REMOVAL RESPONSE: There will be no additional trees removed with this subdivision. In the previous attempt to partition the three properties, the trees were adequately protected and preserved when placing the infrastructure in place. It will not be necessary to cut or move any tree that is now living on the 44,860 SF subdivision site with the exception of tree# 1 and tree#2. Our new arborist believes that they are a danger, weak, and diseased. The tree mitigation for the minor land partition was never done but I do not have anything in my files built over the last 4 years that requires mitigation. I would be pleased to meet with the city arborist after the approval but before any work is done if the planner wishes me to do so. 18.795-VISUAL CLEARANCE AREAS RESPONSE: The site line from the intersection of our private street and Tigard Street is as far as you can see in one direction and about 400 feet in the other direction. A. The visual sight clearance area will be maintained in accordance with figure 18.795.1. B Prohibited obstructions will be avoided in the sight clearance area. C There is no crest of a hill or other curve that would interfere with sight lines 18.810-STREET AND UTILITY IMPROVEMENTS RESPONSE: The street improvement on Tigard Street will be done when this permission to subdivide the property is granted and will be built to satisfactory standards with inspections given by the jurisdiction. The utilities including electrical. cable, gas, water have been placed underground and taken to each lot line at the time of the infrastructure development for the partitions was done. There has also been placed a vault for the PGE service in the ground for the installation of the transformer to service the subdivision. IMPACT STATEMENT The positive impacts of these additional lots to the City of Tigard will be, among other considerations,the beginning of sidewalks between Katheryn and Tiedemann with a residential character on a well trafficed Tigard Street with the half street improvement being done at Stacy Schlesinger's expense. The frontage street improvements will significantly change the view from the commuter rail line being completed as a part of the urban renewal plan for the City of Tigard. The previous infra structure improvements to the storm sewer line in Katheryn Street made an improvement to storm water issues confronted by each property owner below our site for this subdivision and all the way to Fanno Creek because of the previous land use action and the installation of a storm system line down Katheryn Street to the park. Park System: The proposed development will have very little impact on the park systems as there will be a net addition of only four homes. Park system development charges will be paid at the time of building permit issuance. Water System: The applicant taped the water line in Tigard Street to serve the partitioned lots in the previous but unrecorded land use action and had permission from the city to run an additional line for the yet fourth parcel that was not a party to the current land use infra structure construction but is part of this application. The water lines serve all properties now and will add to the viability of the water department. Sewer System: The proposed subdivision currently has sanitary sewer connections available for all four new lots and a stub out for the existing home at 10120 Tigard Street. The septic tank was decommissioned for the 10120 home during the infra structure development. Noise Impacts: This development is a single family residential subdivision on 7500 sf lots or greater and once construction is completed will not generate any extraordinary noise impacts to surrounding neighbors. The design of this subdivision will mitigate the noise inpact and traffic on adjacent properties. This subdivision should be accepted and approved . ARBORIST'S REPORT • cRoL xxt llazarzy and ogssoaiatzs uz anc�laizc�iec .e Coin,'fling esezviee ikCF /1/ p, MEMORANDUM 27 u,/ Wyk,"Op 2006 TO: S. Miles Schlesinger /FNG/ S.M. Builders, Inc. //vG FROM: Robert Mazany,ASCA I Registered Consulting Arborist#133 J DATE: April 24,2006 RE: Sub-Division on S.W. Tigard Street We have completed our condition assessment of trees located within the proposed sub- division at 10120 S.W. Tigard Street in Tigard as requested. There are twenty(20)trees with diameters of six(6)inches and larger which have been specie identified,measured to the nearest one-tenth of an inch at four(4)feet above the ground and noted in the attached Field Note Narrative.The trees have been identified in the field with number tags and chartreuse flagging and the numbers noted on the tree plan prepared by Sisul Engineering. Please contact me if you have any questions or when I may be of further assistance. Attachments: Tree&Plant Preservation/Protection Specifications Field Note Narrative P.D. Box 1305, 7eavetton, (D'E90n 97075 '503-646-0897 Field Note Narrative 1 0120 S.W. Tigard Street— Tigard For: S.M. Builders, Inc. This narrative has been prepared to document all trees within the site by specie. diameter and condition. Though the City of Tigard designates trees over twelve (12) inches in diameter at four(4) feet above the ground.-all trees six(6) inches in diameter and larger have been noted to reference those recommended to preserve/protect. Tree# Specie Diameter Condition/Comment 001 Silver poplar 30.T729.6"" a 4.5 This is a double stem tree with a weak (Populus alba) stem union and included bark. The crown is 40°, dead with dieback throughout. The west stem is heavily weight-loaded over Tigard Street. This tree has an unacceptably high hazard failure potential therefore should not be retained. Removal is recommended as soon as scheduling will permit. 002 Silver poplar 7.9732.3"" This tree has a double stem at 3 feet (Populus alba) with included bark. The east stem is heavily weight-loaded to the east over Tigard Street. The crown has dieback throughout the crown with 30% of it dead. There is heavy ivy up the trunk into the crown which may mask additional weak areas. This tree also has an unacceptable high hazard potential and should be removed as soon as scheduling will permit. 003 Silver poplar 7.7"/10.7"/7.8" This is a multi-stem group from a (Populus alba) 7.2"/9.8"/7.2" common root zone. There are older adventitious suckers from the larger trees to the east. There is some dieback in the crowns. Removal is strongly recommended as this is not a desirable landscape specie. 004 Silver poplar 11.5"I8.7"16.0" These are also volunteer. maturing (Populus alba) 10.2" suckers from the roots of the larger trees with some crown dieback and lean to the west. Removal is strongly recommended as this is not a desirable landscape specie. 005 Silver poplar 6.5- This tree has been seriously wounded (Populus alba) by equipment from the ground to S feet. It has a 20 degree lean to the west with a high failure potential. Do not retain. NOTE: This poplar specie is undesirable as a landscape tree due to its extreme adventitious root suckering, as evident on the site at this time. " ... with its strongly suckering root system,this vigorous tree is inclined to become a nuisance, at least, if not a weed."The Complete Encyclopedia of Trees and Shrubs. Due to their condition and undesirable characteristics. they should not be retained. Sub-Division on S.W, Tigard Street April 24, 2006 Page Two Tree# Specie Diameter Condition/Comment 006 Red maple 9.8"/8.8" This double stem at 2.5 feet has (Acer rubrum) included bark with some separation evident. Though this weak stem union has some failure potential. it can be retained provided it is structurally supported (cabling)and pruned. 007 Douglas fir 10.5'' This tree. though somewhat crowded. (Pseudotsuga is in fair condition and can be retained menzeisii)y as part of the grouping at the south edge of Lot 3. 008 Red maple 6.8"/4.5"/5 2 This is a triple stem tree at the ground (Acer rubrum) with a pronounced lean to the south from the fir. This tree can also be retained as part of the same planting. 009 Norway spruce 6.3" This tree is also part of the crowded (Picea excelsa) planting at the south of Lot 3 and leans to the north from the neighboring maple. It adds to the screening and can be retained. 010 Black locust 6.8" This tree is part of a group of (Robinia pseudoacacia) adventitious larger locust suckers. in fair condition. seeded in from the neighboring trees. I do not consider this a desirable landscape specie and recommend it not be retained. This is also true for the following two (2) trees. These all sprouted from seeds of the mature trees to the west. 011 Black locust 5.2"/3.7"3.5 (Robinia pseudo acacia) 4.4" 012 Black locust 7.0"/6.2"/52" (Robinia pseudo acacia) 013 Plum sp. 8.8"@, 3' This tree is branched at 4 feet and (Prunus sp.) suffers from pruning neglect. Not recommended to be retained. 014 Black hawthorne 7.4"/9.1"/7.6" This tree is multi-stem at the ground (Crataegus douglasii) 6.4"/9.0" with extensive smaller suckering. With proper pruning this can be a nice tree to be retained. zc 015 Black hawthorne 12.1" ground Multi*inch diameter stem at (Crataegus douglasii) the ground. Removal recommended. Sub-Division on S.W.. Tigard Street April 24. 2006 Page Three Tree# Specie Diameter Condition/Comment 016 Flowering plum sp. This is a 24 stem grouping at the (Prunus sp.) southwest corner of Lot 4. Though not recommended. if it is retained the selective removal of a number of smaller stems will enhance the aesthetic quality. 017 Norway maple 14.6" Fair condition. Recommend prunin<_ (Acer platanoides) to preservelprotect. 018 Norway maple 11.4- Fair condition. Recommend pruning (Acer piatanoides) to preserve/protect. 019 Flowering plum 6.0'''9.7'' Poor condition. Branched at 3 feet (Prunus sp.) with crown 60 percent dead. Remove. 020 Flowering plum 7.1''%7.0''18.9° Fair condition. It has a triple stem union at 3 feet with some weakness evident. There is a considerable amount of branch breakage on the southeast stem. With proper pruning. this tree can be retained. Recommendations: 1. Install tree protection fence as detailed in the attached Tree and Plant PreservationProtection Specifications. Install prior to any site activity potentially injurious to roots. trunks and branches of trees to be retained. including site clearing. The fence should be installed as far from the trees to be retained as practical. but in no instance closer than one foot beyond any necessary construction or excavation. The fence is to remain in place throughout the duration of construction. Any necessary intrusion into tree protection areas must be approved and directed by the Project Consulting Arborist(PCA). 2. Pruning should be done to ANSI A-300 Crown CIeaning standards for deadwood removal of one(1) inch diameter and larger with interior thinning not to exceed ten(10)percent unless directed by the PCA. Pruning should be accomplished by qualified tree care firms employing ISA Certified Arborists. 3. Additional therapeutic care may be recommended based on site monitoring by the PCA. Tree & Plant Preservation/Protection PART 1 —GENERAL 1.01 DESCRIPTION: A_ General requirements: Preservation, protection, and trimming of existing trees and shrubs, and other vegetation indicated to remain. B. Definitions: 1. Registered Consulting Arborist(RCA): A Consulting Arborist registered with the American Society of Consulting Arborists (ASCA). 2. Project Consulting Arborist (PCA): A Registered Consulting Arborist engaged to be a member of the project team. 1. Certified Arborist: Certified by the International Society of Arboriculture (ISA). 1.02 PROJECT CONDITIONS: A. Make every effort to protect all trees, shrubs, ground cover and other vegetation existing on the Project site with the exception of that indicated to be removed. B. Meet local jurisdiction requirements for protection of existing trees and vegetation. C. Provide temporary fencing, barricades and guards as required to protect trees and other plants, which are to remain, from all damage. Erect prior to commencement of clearing and demolition work and remove only after all work potentially injurious to trees and other plants is complete. Fence shall be placed as far from trees as is practical, but in no instance closer than one foot behind required construction limits. Tree protection fence must be semi-permanent six-foot chain link and must be kept in place throughout the duration of construction. Any necessary intrusion into the tree protection zone, including landscape installation, must be approved and directed by the Project Consulting Arborist. D. Protect all trees from stockpiling, material storage, vehicle parking and driving within the tree drip line or tree protection fence area. E. Protect all plant growth including root systems of trees and plants from: 1. Dumping of refuse. 2. Chemically injurious materials and liquids. 3. Noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. 4. Continual puddling of running water. F. Restrict vehicular and foot traffic to prevent compaction of soil over root systems. PART 2—PRODUCTS 2.01 —MATERIALS: A. As indicated and required elsewhere in the Specification Section, and as may be recommended by the Project Consulting Arborist. • • PART 3 —EXECUTION 3.01 GENERAL: A. Protect root systems of existing trees, shrubs and ground covers from damage due to noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. B. Protect root systems from flooding, erosion, excessive wetting and drying resulting from de-watering and other operations. C. Protect all existing plant material to remain against unnecessary cutting, breaking and skinning of roots and branches, skinning or bruising of bark. D. Do not allow fires under and adjacent to trees or other plants which are to remain. E. The PCA must direct removal of branches from trees and large shrubs, which are to remain, if required to clear new construction and where indicated;and to direct tree root pruning and relocation work. F. Where directed by the PCA, extend pruning operations to restore natural shape of entire tree. G. Cut branches and roots with sharp pruning instruments. Do not break, chop or mutilate. H. Water trees and other vegetation, which are to remain as necessary to maintain their health during the course of the work. Maintain a water schedule and document. 3.02 EXCAVATION AROUND TREE: A. Excavate within root zone of trees only where indicated and acceptable to the PCA. B. Excavate around tree roots within tree root zone only under the direction of the PCA. C. Where trenching for utilities is required within root zones, tunnel under and around roots by hand digging. Do not cut main lateral support roots. Cut smaller roots that interfere with installation of new work;use sharp pruning tools. D. Where excavating for new construction is required within root zones of trees, hand excavate to minimize damage to root systems. Use narrow tine spading forks and comb soil to expose roots. Relocate roots in backfill areas whenever possible. If large, main lateral roots are encountered, expose beyond excavation limits as required to bend and relocate without breaking. E. If encountered immediately adjacent to location of new construction and relocation is not practical; cut roots approximately 6 inches back from new construction. F. Do not allow exposed roots to dry out before permanent backfill is placed; provide temporary earth cover, pack with wet peat moss or 4 layers of wet untreated burlap and temporarily support and protect from damage until permanently relocated and covered with backfill. Water puddle backfill to eliminate voids and air pockets. G. All pruning shall be performed to ANSI A-300 Pruning standards by Oregon state registered tree care forms employing Certified Arborists. Other therapeutic care work shall be performed to National Arborist Association standards. 3.03 GRADING AND FILLING AROUND TREES: A. Maintain existing grade within root zones of trees unless otherwise indicated or acceptable to the PCA. B. Lowering Grades: Where existing grade is above new finish grade shown around trees, under direction of PCA, carefully hand excavate within root zones to new grade. Cut roots exposed by excavation to approximately 3 inches below elevation of new fmish grade. C. Raising Grades: Permitted only as acceptable to the PCA. 3.04 REPAIR AND REMOVAL OF TREES: A. The PCA must direct tree repair work. Engage a Certified Arborist, acceptable to the PCA, to perform tree repair work. Repair trees damaged by construction operations in a manner acceptable to the PCA. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged trees. B. Remove dead and damaged trees that are determined by the PCA to be incapable of restoration to normal growth pattern. 3.05 REPAIR AND REPLACEMENT OF SHRUBS: A. Repair shrubs, and other vegetation damaged by construction operations in a manner acceptable to the PCA. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged plants. B. Remove and replace dead and damaged plants that are determined by the PCA incapable of restoration to normal growth pattern. 1. Provide new shrubs of same size and species as those replaced or as otherwise acceptable to the PCA and Landscape Architect. 3. Plant and maintain as acceptable to the PCA and Landscape Architect. 3.06 HARDSCAPE INSTALLATION WITHIN THE PROTECTION ZONES: A. Electrical conduit and irrigation main lines should be run under walkways. within stone or concrete subbase, and should not cut into native soil within the Tree Protection Zone (within the drip line). Drip irrigation shall be installed within the Tree Protection Zone. Lateral electrical fines to individual lights, should be installed as close to the soil surface as possible with short runs from the main conduit. B. Electrical fixtures, housing, and irrigation valves must be installed with care to avoid cutting roots. Digging must be minimal with excess dirt removed from the tree preservation area. Do not cut roots greater than 1" in diameter without the approval of the Consulting Arborist. roots greater than 1" in diameter exposed during excavation must be cut squarely at the edge of the excavation with a sharp saw or appropriate pruning tool. C. Install walkways as close to grade as possible to minimize excavation into the soil where large roots and areas of high root density exist. Backfill with loose dirt to the minimum depth necessary to achieve a natural look. Mulch if appropriate, as directed by the PCA. 3.07 COMPENSATION TO OWNER FOR TREES: A. Contractor shall pay the Owner the value of existing trees to remain that died or were damaged and required removal because of the Contractor's failure to provide adequate protection and maintenance. B. Value of existing trees will be determined by the PCA in accordance with the evaluation formula set forth in"The Council of Tree and Landscape Evaluation Guide for Plant Appraisal," ninth edition, 2000. C. Any wound or damage to a preserved tree constitutes partial injury. These include, but are not limited to: Any cambian tissue damage. Unauthorized cutting,breaking or removed tree branches. Unauthorized cutting or damaging protected root zones. Soil compaction. Toxic run-off into tree preservation area. D. Partial injury will be calculated by percentage of the total value of the damaged tree. E. The loss value penalty will include cost to the Owner for loss appraisal by the PCA plus the cost for necessary damage repair. PART 4—PRE-CONSTRUCTION TREE CARE 4.01 PRUNING AND STRUCTURAL SUPPORT: A. All trees designated to be retained within the project limits shall be pruned to ANSI A-300 Pruning Standards with selective low limb removal, as directed and approved by the PCA, where required for construction clearance. B. Structural support(cabling) may be required on specific trees as identified by the PCA to National Arborist Association Standards. C. All therapeutic care recommended will be directed, inspected and approved by the PCA. PART 5 — POST-CONSTRUCTION TREE CARE 5.01 FERTILIZATION/AERATION: A. Aeration as determined by the PCA may be required in areas where construction compaction has occurred. B. Deep root liquid injection fertilizing of all trees to National Arborist Association standards may be required following completion of construction. The timing and methodology will be determined by the PCA. Prepared by: Robert Mazany ASCA, ACFE Registered Consulting Arborist #133 Robert Mazany and Associates PO Box 1305 Beaverton, OR 97075 (503) 646-0897 W.Q & DETENTION REPORT i VO) p444/4/City OFT/ 2006, il • FE9/NG SlibalS. ion �2 G�l s8 . r SGL 02-097 . 413'17,2006 Prelltil. illarY Water CC* Q14711.0 �s so PRO. AirtV J27 ftCoe■414,a 0 yb r4, •t� ' S J. S\' SISUL E .9 Division ENGINEERING �iv ofS4wl RING Gladstone,LA1V�j AV�Ins p o e:(50 6057-0/8827 57-5779 Water Quality: The water quality requirements will be met with a water quality swale located on the site. The Clean Water Services Design and Construction Standards manual will be used for the design criteria. From Appendix B — pages 4, the water quality design flow is calculated using the following method. Water Quality Storm Runoff Rate - Post Development 0.36(in) x Area (sf) Water Quality Flow (cfs) = 12(in I ft)(4hr)(60 min/hr)(60 sec/min) Area (sf) = 100% of the new impervious area = 15,000 sf. 0.03 cfs = 0.36(in) x 15,000 (sf) 12(in/ft)(4hr)(60 min/hr)(60 sec/min) The follow list demonstrates that all of the water quality swale requirements have been met (see attached calculations). Maximum depth = 0.5' => Actual Depth = 0.43' O.K. Maximum velocity = 2.0 ft/s => Actual Velocity = 0.19 ft/s O.K. Minimum residence time = 9 min. => Actual res. Time = 9.0 min. O.K. Minimum slope = 0.5% => Actual slope = 0.5% O.K. Max. 4:1 side slopes => Actual side slope = 4:1 O.K. Minimum length = 100' => Actual length = 103.0' O.K. Min. bottom width = 2' => Actual bottom width = 2.0' O.K. Trapezoidal Channel Analysis & Design Open Channel - Uniform flow Worksheet Name: 02-097 Tigard Street Comment : Solve For Depth Given Input Data: Bottom Width 2 . 00 ft Left Side Slope4 . 00 : 1 (H:V) Right Side Slope4 . 00 : 1 (H:V) Manning' s n 0 .240 Channel Slope0 . 0050 ft/ft Discharge 0 . 31 cfs Computed Results : Depth 0 .43 ft Velocity 0 . 19 fps Flow Area 1 . 62 sf Flow Top Width5 .46 ft Wetted Perimeter5 . 57 ft Critical Depth0 . 09 ft Critical Slope2 . 0165 ft/ft Froude Number0 . 06 (flow is Subcritical) Open Channel Flow Module, Version 3 . 12 (c) 1990 Haestad Methods, Inc . * 37 Brookside Rd * Waterbury, Ct 06708 3.0 WATER QUALIT' REATMENT FACILITES 3.1 Vegetated Swale a. Hydraulic Design Criteria: 1. Design Flow: Water Quality Flow 2. Minimum Hydraulic Residence Time: 9 minutes 3. Maximum Water Design Depth: 0.5-feet 4. Minimum Freeboard: 1.0-foot(for facilities not protected from high flows) 5. Manning "n"Value: 0.24 6. Maximum Velocity: 2.0-fps based on 25-year flow b. Design Criteria: 1. Provide an energy dissipater at the entrance to swale,with a minimum length of 4-feet. It will be designed to reduce velocities and spread the flow across the treatment cross section. 2. The use of intermediate flow spreaders maybe required. 3. Minimum Length: 100-feet 4. Minimum Slope: 0.5-percent 5. Minimum Bottom Width: 2-foot 6. Maximum Treatment Depth(measured from top of gravel):0.5- feet 7. Maximum Side Slope: a) In Treatment Area: 4H:1 V b) Above Treatment Area: 2.5H:1 V 8. The treatment area shall have 2"3/4"river run rock placed 2.5 to 3 inches deep on high density jute or coconut matting over 12 inches of topsoil or base stabilization method as approved by the Water Quality& Quantity Facility Design Appendix B - - Page 6 CLEAN WATER SERVICES Apr 16 06 09:37a SM Builders Inc. 5039686400 p.2 FCF APR 1 7 2006 f1/&.1 ✓U 42 �� By (006 File Number 06_ oo1��yN�-Nr„,gR C1eanWater�\ Services G,EN o Ou: commitment is clear. Sensitive Area Pre-Screening Site Assessmen E r. Jurisdiction T1Gly?..D, il� Date r f G e.X 6 Map &Tax Lot Ls 3s0t O (co, Q34Ol Owner - CL; f1• _ ► �i �. Q�000 04,9 Applicant s tai i_ S CAIAQS.IN.(!et. Site Address jD 1�,(i s'i 1 cvimtc. St Company ,S M I-16414.A, eR Address llti5� ` 1* S Sr`Cr : 1.4' Proposed Activity City State Zip '`y tAkz �yZ 9•3 SLt b(j t sl k& Phone St) •1 ”)Dz/15t S1.97 ;41.97 Zkt'f X i .5 P>;k%V vire FikAA-$S Rd.Fax p3 • ei • fr,Af CD By submitting this form the Owner, or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services nave 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 this line Official use only below this line Official use only below this line Y N NA Y N NA '., ((LJ S� Sensitive Area Composite Map Stormwater Infrastructure maps PG4 Map# . E E QS# Locally adopted studies or maps Other bib f/cCZ`07- tan 1Al Specify I I Specify „1...,at/ ,10 Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 04-9: i Sensitive areas potentially exist on site or rgrithin 200' of the site. THE APPLICANT MUST PERFORM A S1TE CERTIFICATION PRIOR--O ISSUANCE OF A SERVICE PROVIDER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. 14 Sensitive areas do not appear to exist on s to or within 200'of the site. This pre-screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 04-9,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. [ 1 The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewer Comments: •6a3er,✓es, (evi ew o'i Cw5 We. ,2Y7? arid rAe , ci vim/ p0o?o _EJee P,'�0, /d/'ear w;l/ ,to v- s Vier t/y ;...pael- . %.� fek1f•ve o-y'as, ?echo.,.a/ tr•Gl Ella. Reviewed by: ^_. Date: v a6/. 6 Official use only Post-it®Fax Note 7671 Date #of Returned to Applicant { } y.�06 pages Mail_Fax Counter _ To Mi�F3 . i,/e3i Joey From G1 f t%h ue�•tl�w. Date 6 BY Co./Dept. `� Co. i0(t)5 Phone# Phone J#.m71 •`g!. 5-1 Fax#s 3,,6 y. 6 yao Fax# ,( .::. :: .:i i.!*. t. : j \ I (, , j• \ii, % ■ Illii''Mkg* : I. • .: i• \ •\ Allik • \ -_ } f i — i HAb % te, 0..1. *O c;:iiiiiiiiii i W CI O • 1S135CC03500 I 4 oi,r.i_. mi. llip ts. ope7...,... ._ iiv...••.... II K IN4III■,s13 i 1 j ADOW •• 1 ii ., 1 • `r ; r ■ 1 S 135CCO2900 1 11 S 135CC03100 il `' ' —J MI • itr,,, MIMI ' Ual.. I 1S135CC03000 ./.:s ••v .rl• • Z'! � Z. ir ____1_ I . . : . wp, , ._•...... ... .,, .._ _.., -..„ ... „, ..4„..,, „ , :, . 401 . •• ,\ 1 tt . ;\1*. PIP ' 411,. . :, . 10.,,,,,, i . . • 1 kr3 6) I 14431 • environmental 1317 NF.Thurston Way,Suite 210 J ' te�trwlogy Vancouver,WA 98662 Consultants I Iliri..iun i./.'.,,ul Gnr.•rpri.r•s. h i,. Phone: (360)696-441)3 Fax: (360)696-4089 GuQlirg Crumruoco s vs rvi.:oan:eRl- (-Wag rtc-v:uteouvrrQrlti•rvt.urt 1\'1 1.:n■l.rapo 4:uniii i,,i•. I.iron.r #: E1\1'1RTI:1123RIi Oli I.I.0 Gouoral Cnutr•a.Wr• #1.17522 u,r,,.,•n rir•olrrlr runs.runr July 12, 2006 Mr. Chuck Buckallew CleanWater Services 2550 SW Hillsboro Highway Hillsboro, OR 97123 Mr. Buckallew, On October 24, 2002 we performed a water quality sensitive areas reconnaissance for three contiguous parcels in Tigard. Oregon totaling 1.2-acres: 1S135CC03000 (10135 SW Katherine Street) 1S135CC03100 (10085 SW Katherine Street) 1S135CC03400 (10120 SW Tigard Street) We prepared an assessment dated October 25, 2002 for review by Clean Water Services. In our assessment we concluded that no jurisdictional wetlands or waterways were located on the site; and that buffers associated with the nearest offsite jurisdictional wetlands/waterways did not encroach onto the site. (Potential offsite wetlands were identified approximately 100' west of the west property line of Tax Lot 3400. Today we were contacted by our client, Miles Schlesinger of SM Builders, Inc. He stated that a portion of an additional parcel had been incorporated into the proposed development and that Clean Water Services required that this parcel be covered under a water quality sensitive areas assessment. The new parcel is as follows: 1 S 135CCO2900 (10145 SW Katherine Street) We did not perform an onsite investigation of this parcel during our original assessment. However we did note vegetation conditions on this property as viewed from the property lines of Tax Lot 3400 and Tax Lot 3000. (Both lots provide frontage along Tax Lot 2900). This brief assessment of offsite parcels is necessitated by the sensitive areas reconnaissance to determine whether or not buffers associated with offsite wetlands/waterways have the potential to encroach on the subject property. My recollection of Tax Lot 2900 was that it was a maintained lawn similar to the rear of both Tax Lot 3400 and Tax Lot 3000, which were clearly non-wetland. I did a search of aerial photographs available from www.portlandmaps.com which confirmed that Tax Lot 2900 was in the condition that I had recollected. As stated above, during the 2002 investigation we concluded that the nearest potential wetlands were approximately 100' west of the west property line of Tax Lot 3400 and that the buffer associated with these potential wetlands would be 50'. Since Tax Lot 2900 is further east than the west line of Tax Lot 3400, the buffer associated with the identified potential offsite wetlands would have no potential to encroach onto Tax Lot 2900. We do not feel any additional investigation is warranted to confirm that no sensitive areas are present on the area identified as Tax Lot 2900 on the attached tax map. Please contact us if you have any questions. Sincerely, David Waterman /19 14 Wetland Specialist _.....,E-ac--- / o v ; W ° b W to bl .2 or 5\ \ 1b1 (). PARCE S ADDRESSED IN THE • ORIGI AL 2002.INVESTIGATION • .i./s' Q t • _ o PARCEL ADDR S' D IN THE ' � m h 2006 ADDENDUlr i �I __ i n u Q 1 Q X Y VVV M 4 i �--+�, ' j m �► u / 0 j l N ih • w OD a sr tbr z W N Z N . 00 4 cc I—' Cy `'' dab N = M, Mr 'N3 Witt oc a iw •- i MONA it : . . Oil' o r &.0 w . r " environmental technology Consultants Subject Property: PLAT MAP SM Development Source: Washington County GIS Tigard, Oregon O ♦IrM NO 1 CITY OF PORTLAND ►. ,fix iv OFFICE OF SUSTAINABLE DEVELOPMENT 7/11/2006 A BETTER FUTURE.A BETTER NOW PRE-CONSTRUCTION Recycling Plan Form THIS FORM MUST BE COMPLETED AND SIGNED BY THE GENERAL CONTRACTOR OR THE PROPERTY OWNER Applies to every project valued at $50,000 or over including construction and demolition phases For all construction and demolition projects in Portland where the total job is valued at $50,000 or more the City of Portland requires general contractors (property owner where no general contractor has been named) to recycle the materials listed below on the job site. The Responsible Party must ensure that these materials are separated from trash and are recycled. Failure to comply with the ordinance is ultimately subject to a penalty of up to $500 for the first violation. (City code 17.102.180) MILES SCHLESINGER Job Site: SW PATTON RD SM BUILDERS INC 4645 11455 SW SHROPE CT TIGARD, OR 97223-4071 Permit(s)Valuation: S389,028 Permit No(s): R BLD/RES: 05-133783 Description: NEW SINGLE FAMILY DWELLING Plat Name: Property Owner: OWEN D&LYNN S BLANK I agree to set up a recycling program and containers or areas on this job site to recycle the following materials generated there. Employees and subcontractors will be instructed not to put these materials in a container together with garbage, unless I have ensured that the recyclables will be sorted out later. Recycled Material Self-hauled Reused by Collected by to a recycler you or your Not generated (We need to know which of the an outside or a construction at this site materials listed below are being contractor* recycling depot company recycled at this construction site.) (Place a check mark in at least one column of every line, except Other) Rubble (concrete/asphalt) Land Clearing Debris Corrugated Cardboard* Metals ' t% / Wood — -- v - Other(specify): I •Collected at the construction site by a commercial hauler or independent recycler. Note:All Portland commercial garbage haulers offer collection for at least corrugated cardboard and metals. Anticipated Completion Date (month and year) of Job: 3/4 OO 7 aecessory,estimate the Month and Year of anticipated completion.) I understand that as the general contractor (or property owner where no general contractor has been named), I am legally required to set up a recycling system, including containers, separate from garbage, for all of th bove mater Is that are generated at this site. C �' 1 J _ -- Responsible Party 1 Signatu e of General Contractor or Pro rty Owner Title �_ 8 1 3 , Q/ 9j • l 5 General Contractor -a k�+C " j � — — ``6 ❑ Property Owner Print Name Phone umber Please post copy of completed form at job site and retain a copy for your records. Return completed form to Solid Waste & Recycling, 721 NW 9th Ave., Suite 350 Portland OR 97209 or fax to 503-823-4562. (If you have questions, call us at 503-823-7202.) it " ili- try r. _ t L� .. 1.. 8J '00" Y , g.;,4,, • tJr ++ r j .,.t 7;.- 1 'tee 'f', �-.' '.: -ws �1''" a t' Itto �'�`�. , r 1 44... ,, , •rte ` I, I t ....„ - _ - I. . , hlei fj1r 0 .. - - irti .-- --_: A. ..- . i — et c ." i .1- .". 7,L, 7 -,: po...,.. ,,, , .$ 41 '.;.'31:- 'I.': - ' ', '- fraIWP'--ir — -r ' '''''i"-i:,4411... 1-flr IP .t ..,' 'IV, r a. f , . - - environmental technology Consultants Subject Property: 2001 AERIAL PHOTOGRAPH 10145 SW Katherine Street Source: www.portlandmaps.com Tigard, Oregon NEIGHBORHOOD MEETING AFFIDAVIT OF MAILI /POSTING NEIGHBORHO"9 MEETING NOTICE IMPORTANT NOTICE: THE APPLICATIFIS REQUIRED TO MAIL THE CITY OF .ARD 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 „ Lgard, OR '97223-8189 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES ATIME TIME OF APPLICATION.! MAILING: \ I, c" �\\auk �G (.\ \W (E being duly sworn, depose and say that on the �5 day of N���P'��W'�, 2017 5 , I caused to have mailed to egch of the persons on the att�lched list, notice of a meeting to discuss a proposed development at(or near) If-al Y�O ( K , K0. I t(�u"& , a copy of which notice so mailed is attached hereto and made a part of hereof. • I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at C I )&q P. D , OIL with postage prepaid thereon. Signature (In the presence of a No ' Public) POSTING: I, , do affirm that I am (represent) the party initiating interest in a proposed affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) and did on the day of , 20 personally post notice indicating that the site may be proposed for a application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at (state location you posted notice on property) Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF ©rect) ) County of Jas ' `!` ) ss. Subscribed and sworn/affirmed before me on the 2G day of 004evn , 20 O =�. �_�., OFFICIAL SEAL 'JOHN A TAYLOR () 1) `''"`' NOTARY PLI LIC OREGON (� `� � COMMISSION NO. 382i,7, ) 1 MY COMMISSION EXPIRES JUNE 2 2008 f 111 NOT RY PUBLI OF OREGON ommission Expires: .?3, ..o3' 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:\IogiMpatty\masters\affidavit of mailing-posting neighborhood meeting.doc SM EJILDERS INCORPORATED CONSTRUCTION CONTRACTORS BOARD REGISTRATION#86533 11/22/05 Re: K-S-T Park (Proposed project name) Dear Neighbor; S. Miles Schlesinger President of SM Builders is representing the owners Paul Krasuak; Bret Swopes and Stacy Schlesinger regarding the properties located at 10085 SW Katherine; 10135 SW Katherine; 10145 SW Katherine and 10120 Tigard Street. We are considering proposing a subdivision which is to be accessed off of Tigard Street at this location. Prior to applying to the City of Tigard for the necessary land use approvals, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on; Date: Tuesday, December 13, 2005 Location: 10135 SW Katherine Street Time: 7 p.m. Please notice this will be an informational meeting on preliminary plans. These plans may be altered by the submittal of the application to the city. I look forward to more specifically discussing the proposal with you. Please call me at (503) 968-6500 if you have any questions. Sincerely, S. Miles Schlesinger President, SM Builders, Inc. • NEIGHBORHOOD MEETING HELD DECEMBER 13, 2005 A meeting was held at 10135 Katheryn Street on December 13, 2005 between the hours of 7 PM and 9:15 with about 13 neighbors attending the informational meeting. Each of those attending,were very familiar with the proposed project because they had lived thru the infra structure development and some of those people had improved their frontage with blacktop when Smith was finishing our project. We explained to them that one additional property was included but that it would not interfere with Katheryn Street because it would be the last property to be added to our private road that was already built and that we were planning to build 2250 SF homes on newly created lot if the subdivision was approved. We talked at length about vandalism in the park and we spend a good deal of time talking about the trees on Katheryn and the storm line down the center of the street. We assurred them that we were not building rental properties and that we were in fact an EarthAdvantage Developer and we felt that our investment and the investment of our ultimate homeowner would add value to their properties. In adition we talked some of the new commuter rail system. Eroeee� F-gl i ." CITY of TIGARD . III ' ',- GEOGRAPHIC INFORMATION SYSTEM ° =, Ili AREA NOTIFIED MI IN (500') lir s � . Ce s ': FOR: S. Miles Schlesinger liii. RE: 15135(C; Mc, �■ 2900/3000/3100/3400 TIGARD r. 11//rallgt �- • LEWIS LN wAr,'-� 0 0e —fT- --. ■�%� Property owner information s � is valid for 3 months from °" ������ ' the date printed on this map. rl0sccw2en SW PIHAS PIHAS ST 'll:rnsccoo70° rt0scc07e9e 1s �,�'�"'sti loscc09 s rnsccosoae rnsccooe0e t9 to RN illIllp, . Ao,� \\ `A scone MEADOW x.xee `.k; ' I ow --�.. es '�!\,\.0....�c11115101100 .1750/011 •sceu oxcii ��i,,_ S�C , . n meter \ � — rnsens2w pe-��.�� ■ --KA`t�E-IN- `�•`\" �tj rme001- 15107110011 Rp�C ST . 7.10791007 1 4flPF 107eem1 J 010--241 rmuese — —. Q—mss� .90090 "MOM 701079900600 10701001. rme0e11' N• 7110 7 910 01 Z`(7(i79e001• C . "--."- 7s 1600e9m �. 71079900/9 21079m01i0 �_. 7,11MIa9p C,� 0 100 Feet 1 '. PI' � 1'.231 feel 19na9we A • 7°• raeao7 Ci 'D ' `. �11IiI4 City of Tigard .ra - Information on this map is for general location only and A should Ce verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223.. �',. ' (503)639-4171 HN •\ • -_•--. _/.__ A �-, _,�� + hlryagard,Oi.tig 7223 us IMM Community Development Plot date:Nov 17,2005;C:lmagic\MAGIC03.APR • • • • I- • • NO• f,.; 0 PO If•-. P 90 • • S 88.27'02" E 261.63' • >� • /; 151.56' 100.73' J - :s�' . PARCEL s' 9.35' 5,458 S.F. TOTAL AREA PARCEL , '„..• 1 • • E,229 S.F. ( c OUTSIDE ACCESS • 6,573 S.F. TOTAL AREA O �' 1• in EASEMENT ce OUTSIDE ACCESS ,� / G EASEMENT i - '.1 `Y 154.66' 1 ` ti _^ PARCEL Na' ! �1 "`. 7,847 S.F. "AL A 6'• �\ AREA 9^...0„, / S; 2 .. . !6.06'11.5.•,,,.. . 53.03' 4.33.. , BUT A:CESG /\ i EAG=.'cX- ' / \ x!88.27'02 "r. MF—�; � F:!VAT= AC:,EE f AND UTi` :TY EL • r' PER DOCUMENT - ! 115.52 • 2005-130690 _ -•• I 1 PARCEL t x PUBLIC SANITARY D - " '_� X7,674 G.F. 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L MOUNTAIN RD#104 12100 SW KAROL CT T =•RD,OR 9 -4 TIGARD,OR 97223 1S1 35CC-01400 02BA-00301� SLAGLE JOHN D AND TIGA- I ei7STRIAL LLC SORENSEN JANICE M 1133. ' :ULL MOUNTAIN RD#104 10305 SW MEADOW ST ARD,OR • 224 TIGARD,OR 97223 1 S135CC-02700 2S102138-00500 SLYTER ROBIN S AND SUSAN D TOLLIVER KENNETH RAY&ALICE E 10205 SW KATHERINE ST 10200 SW KATHERINE ST TIGARD, OR 97223 TIGARD,OR 97223 1 S135CC-01800 1 S135CC-03200 SUDENGA CHARLENE M TRUJILLO BERNARDINO&EVA C 10300 SW MEADOW ST 10030 SW TIGARD ST TIGARD, OR 97223 TIGARD,OR 97223 �W 1965 pJ�J�d A213/1V-09-008-6 �� 3W 1965 il�ege6 of zas!!!�n wOYA.IOne•MM ■ apldea a6eq s a la a6eJJnoq!1ue uo!sseidwl Jainanu71111.1u9CFIC rnnu •� "•7 AYCKT`d 5961T^" Use Avery®TEMPLATE 5961 1m —•= 1-800-GO-AVERY •1 S135CC-02000 VALDEZ STEVEN M& KIMBERLY M 10360 SW MEADOW ST TIGARD,OR 97223 1S135CC-03500 VONAHLEFELD PAUL 10130 SW TIGARD ST TIGARD, OR 97223 1 S135CC-00700 WATANABE OSAMU AND SUWAKO 11770 SW TIEDEMAN AVE TIGARD,OR 97223 1 S 135CC-03600 WEBB ROBERT LEE EDNA M 10140 SW TIGARD TIGARD,OR 97223 1 S 135CC-01300 ZWERLING ADAM J&DEBORAH A 10325 SW MEADOW ST TIGARD,OR 97223 1S135CC-02500 ZWINGRAF JOSEPH R 10265 SW KATHERINE ST TIGARD,OR 97223 �wL965 ®AZ13Ad CA J1213AV-O9-008-6 ,W�965 i!J e6 ai zas!!!311 woYA.Iane-mmm apldew a6eq s a6eiinoquue uo!ssardwi NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: K•S T PARK- ) 0 tZO 1-t CARD ST MEETING DATE: Dt c, 13 i.ODS PLEASE PRINT LEGIBLY! INAME 1 MAILING ADDRESS CITY, STATE I ZIP CODE PHONE # P IV\ PLE-- IC/ .,S -- CLO /6-ThieC/At_ ' )--e) t4-C.,j), n2.- i' Ot■SSO /20/C KGcvC'1 C7" --76 .110 r Dint t �.l�`1g-%C_W._ /oZC?S 5c-e-) ka-rt-ic /-e<z- 171,1 .?) n/Z V2A14, 17 rK16 ic 10:3 ,514_ -fR flu- ' 77.64-i2J- CIS 4/48 (c_ R oso sk) kA rent cr-- `h� rzt oz 9 -z � Z 3 _s6 3g 6 , rti ',wit ( ' )Mr,W TeX(-A'r Ti C�rc.P a.- 4 7ZZ3 .. \0._,- a�_ l•) 30 I va4L _ `• : , U4e C LC 4- E t a ' I < < c 7:\4 VCIA 0\ 100W SC° Vttiti)C\^14e TLC\CO'CI 0 V- ()V2.3 I l &11615 k`�Sil )elT 5 6 kiwi ee(%'(/�/ .mil , /( L - i .3 Z�f--To 7 NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: \c-S'C kDP)Q,{c - ) 0 1..,0 ¶ (CIANkt MEETING DATE: pt.() 13 ■005 PLEASE PRINT LEGIBLY! NAME 1 MAILING ADDRESS CITY, STATE ZIP CODE PHONE # NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: \K. S 'T %P.,1\ ( 1T Cj,4)11,0 Si" MEETING DATE: a.G- 13 ?,.005 PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS CITY, STATE ZIP CODE PHONE # , Ns NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: K'S ( PA vy{ - ` Q 1 a0 `(-c(, I S i MEETING DATE: DEL ti a OS PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS CITY, STATE ZIP CODE PHONE # REDUCED PLAN SET RENSIONS BY PRELIMINARY PLA T GRAPHIC _GALE OF KRA S T SUBDIVISION 50 30 GO • ..■101ulllllllm11r,. NORTH o nu iat ` '�., \ \ \ `.a .*•.- \ (345(‘ \ 0 • -\,„, ,,,,\ -:.. \ ........ J• • • �l I12 \�, ail .. 7.622 SF. DOTING -_ •\� ``�., •\ HOUSE _...:4.11.. .-' ...:';:.':'. ' X\ c/k\ LOT 3 f---"--.." `!u kE F .y. \ \\\\ \``,•,. 0.076 S.F. _ ! \ •, \•`. • ,Jj o'•:�'" ' LOT 4 \ �l O 7,516 S.F. I •\ • LOT 5 •1 •• •••-:•• 7.502 SF. \ �I..r 9 �0. tO 'o9a iAflL.._.._.t. L!"Z" .._.._. , ��t V��9� 10.00 MOE ]-17,%6VAIE SIORM EASEMENT \ / PER DOCUMENT MQ w ypy w ,_�-I� a 4,3•��),,• 8' u; w :1� `--] nb��'�, z RECEIV & sw oath a� — g VED ,,,�1-• , �� : 0.....• w . 1e AUG 1 5 2006 ,F �:: �_ n _Iikg. IS s e�,I Ii-~-�\ to`s- -„-; ^�j ` vim//_ i CITY OF TIGARD `•�� .3;'� PLANNING/ENGINEERING S . -1,____,P�� DATE ��su�•l6e,S6; f4,Tigar\; MAY 2008 e — 1 1 �' ' ./: / e�' \ 661tL 1' 30' `P ,`Sys `.•/ %', // • ��0, \\ 1Fy tio/�� C�� \ s DRAIN Cw 1 ;,yti ✓-t- ,lye` J06 SGL 02-97 • VICINITY MAP SHUT NIS OF 5 616'575 REN90 S BY GRAPHIC SC PRELIMINARY PLAT • 11/1miIIIIIlm1),,•. '° '° °° OF KRAST SUBDIVISION NORTH (D,�) `\ \ 1 INCA 90 FAT' •\ \\5"•4.\\.\\\\‘‘ +\'\\ \\ .P< \ °'\ L - _.._.._• _.._..._•e .._.. RBI I R1 l 11��\�� \• LOT T- .\\ ;.•_: N Q 14M0 ev. Lor .::•.',.J;... •`PR• \ �l• PROPOSm 4'PVC 7.az2 SLF. .+'!•;•y \ •\ /�) (�� 1'll I ROOF DRAIN WA r YAM J W (LOT 2) ' r‘d t `�®/*S. \.PROPOSED EXTFNTION EX REANIVE E>L f i^I SAN.LITERAL 20' 4\\ PAST PANT Q Y ,� ` , \ K. /�NAME SOME / PROPOSED 15' 6OE , It a.CA.: EXIENTIDr1 \ / y :^^T 'OPOSID 1•WA TLR.3ANCE /�J��PRIVATE SAN. , _.! \G• fElii� c. IX 1 WA'� RON IX ` •�-` - - - �• rs '�,pt \,/ � 5 ' WATER SERVICE 75'(LOT 7)�� - -•o. L V • .^. .. ..- •'�' �.- _�- •\ $ _\Y '� • LOT 3 6l vr':4�?.^•IT.'i . IIJ(.;1.. '/ ,\`k. I 9.019 S.f. I ! - ��p�... !7� w - fit^" .dry •' � - �:•`•� PRIVATE ACCESS \'' IX C,ROOF DRAIN . j •.°" AND UTILITY FAg]QfT •'` •, PROPOSED EXTENHON IX PER DOCUIENT NO. SAN.LAIERl11,e' LOTS -1 00 I PROP0.5ID 4•PVC 1 ..EC WATER SERNCE ( ) I BANYARY "my //4{ r(LOT 4) \ PROPOSE➢4•PVC ') \`' A/I'• R IXED •PVC \ROOF ORAw j I E7�L WOP SER ETO/ .1.4": • I ��,L 14'(Lor s) Q.. �_. Y•' SAN.LA1ERRAL ,1 S `` •I LOT 4 (�.✓ • 15'PUBLIC SANRARY SEWER EASEMENT • r1 WINCES !'/' AND PRIVATE STORY DRAIN 2EVI NT v 70 B BE RENO .. ■. 7.516 S.F. ' - I PEA DOLTAIPM Na 2004-152Il6 •\ 1 I ':111. I� ' a•INLET REMOVED FROM ' LOT ee SWNE INLET 7O FIELD INLET 7.00E ;1... .� tl a'SANITARY o\, kt i•2.01F DIXRAw / ♦ROOF B�IIAN I 9 Q'C� `9"101 •I • 1 .. ��� �' PRIVATE STORK EASUAFNT PER DOCUMENT NO. I ' 2004-1]2115 'R ry/ZZ CC IZ I§ t Z , i 1 '‘..40.„,,,. ' I .........._... -•U -•, w.. -.22\may --'- -� - _-._ _ J Vii; -. "Lug S KATHERINE En Fi 3a i ON - ----- = -------------:--- ---- 1REE I - - -- ! DA/I MAY 2006 SOM V. E 1.-30' MANN CW f XS SCL 02-97 stair /\ OF 5 MEETS KNOW BY • PRELIMINARY PLA T GRAPHIC SCALE OF KRA S T SUBDIVISION 30 SO eo ...11111lllllllllmM,.. NORTH (D,TUT I DICE■ 50 MT \ •\ 7 s.\ \ ,_ \ \ . \.\ • \. \ -,-:9,6■ \\\ C4, \ (I) E LIE aa.,E ,e.--\�`.':. �Q�.�• `\ C�j, \ rnQI O-4,.„�_.. m RE EAST-. .. _--_ •\-\,` •\ P15VAIE SAN g C p I i'.'t%:�a^ A �l?, ASE `gyp \• ��r..E... Lp7+145 IN er�-�1i-°.4k• .PPoVAIE ACCESS' C ESS�r\ \ \ \ tb +� AM MUTT / , � y '-•J `\2005-1]0!110 \`�� •\•` •`• p�� 1 I AU SI01111 -, p `\ V ,• .. FUR LOT 6 100 1 R01 OSFD PItlVAI� • \•\ \\ \ LE.162J4+ `.STDEMALK EASEAERT l 18•PUKE SAN MY SEWS EAS]Olr •• I /1• t• ENERGY DISSIPATER AND PRIVATE STORM GRAN EASEMENT \ y� . \ ..............;:1,4� S0.OF s•PVC STORM-.L • .• ,. � PER DOCUMENT N0.1004-tffiIte '`� • 1 Witt ..:.A'•, FROM SNME INLET m FL S-1 0 (,- i \ `� \ ` • I ., Ill LANDSCAPE RETANND MAIL / I \` `. _.._.. ` elf.._ s. RY 151.54 1-1 • i \ - 2 I.E.OUT 1. (s) 10.00' E \ SAP 150.54 34 ME PRIVATE STORY EASEMENT I PER DOCUMENT NO. I 2004-1J1116 1/11 1 • gli_ift g N, �` _ r 1 �� � + '� S.1N. KATHERINE STREET�- - a� MAY 20 Oa = ._-ALCUJIeuMM ' r • • • 1 _ _ CRASH CW 1 dog so_02-97 3 OF 5 SEEM REVISIONS BY PRELIMINARY PLA T GRAPHIC SCALE 30 0 30 eo OF KRA S T SUBDIVISION . ....1111111111111011.,.. = -.. - NORTH (0tl66T) I INCH_ 90 rase \ \ .\ � \ \•\ O \ 1%� \ <' •\ O < •\ � 9�0 \ Oti v0 eta° \,'S'.0 \ . `� LLI c) • —7.._..—..—. _.._.._..(_*.F _.. -• t-V,,,,,' .—/- \\\\4.1',P • I 1-07 2 ,, rl¢(l ' .T...,.:.•• •�\, 10.490 S.F. ERSTING GROUND- 11Z)V LOT 1 w`+".T.:7,•/l .: w \\�_ •J / \ \ \ 1\ • CONTOUR 7,622 S.F. anon \mil 1 I„Q Nowt I :••••:� );' \ (/) Cn •INIET 1+NOKCdIa1 • •yI •\ • H PROPOSED ROOF DRAT 10 (EAU :M1i f :` ►. • \ \ •TN N Fula • :�® " ► - \ �Y . 11092.1.7"213 •-"I:4dpi .•It4 \k\ 8,015 S.F. �L'• �'�-��� '`.r t5.i "�'��.' MIMI/ GRAM \ \ O C 1 III EEe� commie \ \ (O 1 • LANDSCAPE I SEDIMENT FENCE \ ` \ * V \ RETAINING r{ (TYPICAL) \ J • 1 WALL _ I'; P swuEow1cAL)aoaso 1 .*M~ \ / LOT 4 LOT 6-.. •\ O ", 1 t r��•` 7,516 SF. (� •; f I Y PROPOSED WATER 7.502 S.F. I \ V e II {, e P QUALITY SWALE \ LU .1 1�,.01tm I O i I 1 .... 3�i i 0 9 "It'' 1�esi.w.r.Y r.wLaw. • .�Y r.ta1^Sr. Cf'J05Bbab \/ Qt.GC `q�01 MET PROTECTION I O q�0 �'' ( �) 10.00'WIDE J �k� PRIVATE STORM NAgT1E7LT / r PER DOCUMENT N0. W 2004-132115 5 W 'ALL TYPE TO BE 7REE/1:SILVER POPLAR(30.2728.6.O 4.5•).Thin b a double stern tree TWEE NORWAY SPRUCE(6.5 8H0).Thin v«Y Oro part of the girded Z °s 0[IEB1.rlFD Owa with a weak stem union and nduded bark The crown le 405 dead with planting at the mouth of Lot 3 and leane to the north from the nelghbong /F� .„ ".. �1I.. dieback throughout The weal stem le hscv9y weight-loaded over Nord maple.It odd.to the mcr«nng and can be retained. v '� t I� ,�I.., 1 I-.,�`1 1�.\ Street Thle tree has an unocceptobly high haxod potential and Mould be TREE/IR BLACK LOCUST(6.8•BID).Ole tree Is part of a group of Z p g e{'I� a I removed a.soon as scheduling 11 permit adventitious,larger leant sucker;In fair condition.seeded In form the U' �{1'- MIME ,■.�0 p TREE a SILVER POPLAR(27.9'/32.3'B60).This tree has a double slam at neighboring trees.1 do not consider thin a deeboble landscape specie and W �F7 d0 n -�y�j , 3 lit with Included bark The eat stem I.heavily relght-loaded to the recommend it not be related.Thh Is d«true for the follort9 two(2) orD /VA1141.■' EMI 111���===1ll1- mat over Tigard Street the van ha.dl.back throughout the crown with 30 trees.These Al sprouted form ed.of W mature tress to N.west_ 0�p ��111.1 J.b'LANDSCAPE 1<11 5 of It dead.There Y h«vy ivy up the trunk Into Ne crown which may TREE/11: BLACK LOCUST(5.2/3.7/3.5/4.4'BHD) j 1 A icados WAIL mask oddlt{and rook r«a ml.tree oleo has an unacceptable h hazard �j �11c,.■ 06•TIEA71ElIT ,■■� 11 /1' _ TREE/12 BLACK LOCUST(7.0•/0.2'/5.2 BHD) Zn°�' Xt. 1, potentid and should be rammed a coon scheduling sell permit TREE OM PLUM SIP.(8.6'O 3�.7hN 4«Y bromeliad of 4 feet and suffers ' y�11 III■■' DEPTH (■■,'/{4/�1 1" TREE a SILVER oapPOPLAR(7.Y/10.Y/7.0'/7.2/9.B•/7.Y BND).This le a from pruning neglect Not recommended to be retained �/� �^ 1I I ,►`�I�e multl-stem from a common root o x There ore older odvenllllae WEE M BLACK MAWMOR/ff(7.4•/0.1•/7.070.4•/9.0.940).Thle the b co 1•'�Il• 1 Y.oTigY 1 I' _kw.farm the larger trees to the et.There le some dleba i In the ^ to �,1�'' l crown..Rrnoaal I.Won multi-elem at the ground with to oBtaw molter eudtrng.With proper b TW7N I 1 dy recommended as this le not a desirable EJ alg�� -- I 7 ;t •s ,■• 1`�j�' londxapa specie pruning thin can be a nice tree o retain. Ydtl 20 train diameter stem 4��/� '•'T'e' S,. 1 • 7REE/k SLYER POPLAR(11.5'/8.7'/6.0'/10.7 BHD).These me oleo TREE elk BLACK HAWTHORNS 12-1'• Ic{{ j', .•ti rY V•,•a el'0( o..IO I.11 1 volunteer,maturing rrckr.from the roots of the larger trees with some t the ground.Removal deck e ,y� t• .•V� ....��1ggq \ crown TREE/I« FLOWERING PLUM SP.Thin lea 24 elem grouping at the •6 �{.!.. .,.) 1';'-',-.114.. 1 4'''. •,;j pr), I &Mack and lea to the wee.Removal k strongly recommended oe eaulhweel corner of Lot 4.Though not recommended,If It is retained the DATE %A1� ?.zrAP C.J1(''!�s( `�,NT'•'y 7` eA'Jf'�'r Yrt�� I Nb la t a desirable landempe specie n of smaller MAY 2006 qq�� ( r 4 At •,t,: ., .t) . 1.. 0.......\ .elective removal of a number u.r stem.will enhance the aesthetic r �II�,¢I Yw •t t. , y r •Ijy , .� _I" TREE p SOLVER POPLAR(6.5•BHD).Thin tree hoe been mrlou.ly wounded quality. 1�w30' } 1 be equipment from the ground to 5 1«t It ha o 20 degree lean to the BCALE ���,\\I�1 t••'• OP •5.1 1 III ...1.•••°--1 �{�'1 1 west with a high failure polenllol.Do not retain. TREE/IT. NORWAY MAPLE(1{.6'BMD).Fat'condition.Recommend pruning• sfe/I •1• 4 — 0i Y I TREE fk Ron MAPLE(9.8'/8.6•BH)).This double stem at 2-5 1«t ha to preserve/protect. +4- •� �� 1 TREE/IR NORWAY MAPLE(13.4'BHD).Fan condition.Recommend h DRAIN CW 1.---11, I, �11 has bark lurawith s e separation eNdanl.Though this weak stem union to preserve/protect. pruning potential.It can be retained provided It le.tructuraly _ Y OF 2-3/4'R'rER MN ROM supported(cabling)and pruned. TREE/19:FLOWERING PLUM(6.0'/9.2 BHD).Poor condition.Branched at 3 •IQU SGL 02-97 1q1 OE)/97Y JIVE OR OOfT111R MATTING TREE/7:000ILAS FIR(10.5•BHD).ThI.Ise«,though somewhat worded,Is feel with crown 605 Mod.Remove. (717 ' 12 SIMULATION BASE tab condition and can be retained a part of the grouping at the south TREE/i. FLOWERING at PLUM(7.1•/7.0'/B.B'BHD).Fok dire I.It ha o f Lot 3 trlpN stern union at 3 feet rJo some wscknese Mdant.There Is a SHEET w W.O. SWALE SECTION A— TREE RED MAPLE(9.814.575.r BD).Tho I.o triple tern tree at the considerable amount of Wants b eakage on the eouNscst stem With proper 4 grout with a pronounced lean to the south from the fir.ThI•tree can dsc pruning,this tr.e can be retained N.i.i be'atoned as port of the some planting. OF 5 SEEM • REYMOKS BY PRELIMINARY PL A T OF IRA S T SUBDIVISION \^ 4 GRAPHIC SCALE "1 40 0 40 80 ;`` - - ■ ■1WIIIIEWIl • _ - = (Dray) T INCH- 40 FEET C3 REW AsPlutr ;" - ' W.. OREGON ELECT. R.R. i S.W TI GARD STRET PRGasm SWDE � _ _--r '_ B - 0F"----_ •AVE]I=T TAPS / —•—.LAfl/WT T -J ---- --- _ • (^/ • � A��r' PROPOSED 0'PIANTEA STRIP / / (f) ") T DEDICATED SIO - PROPOSED e' EWAIX •1,-' . I :i 1• I:i j 0A : 1.'ifA .. 1 • :1 ^0 (�C 170 — ^ `I.. Q 176 Q) 172 CENTERLINE STRIPE DGARD A SAWCUT TIE • '-" 011l•1F%NE - 172 P — ,ea Z C 0 r� w Irr ppp le+ 1a ;.1 164 W 0 s 0. fil 'i 8d •d d 8d 8d W 160 gd - 160 S i N 0+00 1+00 2+00 3+00 4+00 1+00 6+00 6+e3 n a g Eill r,S.W. 11GARD STREET PROFILE SCALE V4RT.1--4' MORE,'-4d DATE MAY 2006 • gm/ 1-w 40' ORA* CW • d0• SGL 02-97 W5 OF 5 WEFTS NEMO* BY PREL/MINAR Y GRAPHIC SCALE 30 30 60 ..XIIIII1I1II11Illlht.. \ \ NORTH (>N T 1 \ s 4 \ 0 \ \ \ - \ FQ \, Mks. O NO 5c, CO J MCA. ap .]`i' <"+. \ 4 e>-�r---r�Krs�—Y-�•,r!-rt�/—Wes-+' ai::-yr-rT60c:-..-c s 'CJ 0 \ L 1\+ LOT- 1 \ (+ 10.7 3 S?. 7.734 SF. I .A ' INSTAL!.20',0�\ Y \ Q li PRIV �SAM, MOUSE 0 \ r \ �/�) J EASEMENT 7.00'PROPOSED P + -- 40. CO SIDEWALK EA-> O �/� b T6fl6W t ■\ �_� N - _ (r) O • LOT S I 1.160 S.f:. r-•—•---1�4�. r ., __ _____I PRIVATE ACCESS I elili�3?,«a AND Unutt EI 60,IT ... 'i PER-3O69C i XD. N 7005-30690 • I I 7.00 PROPOSED PRIVATE 51DE•RAL6 EASEMENT C 15'PUBLIC SANITARY SERIF EASEMENT O AND PRIVATE STORY DRAIN EASEMENT ' 1 PER DOCUMENT NO.2004-132116 \ Qs J I LOT 5 N LOT a 4e \\ I 1 7.005 U. 7.516 S.F. „-c r t •p. 160 _ _.._.. 1 -�..o.~<:.::° -..... 4;,,�5 go,Y -,- , moo'6EE l� PA"MAR STO EAERENI 41 POI 9009469,* 0. i 0 7006-132117 Hi i § ilY 4:,, ;. w $ o I ■ O ........ .M 'I.X11_..... S.WR-INE STREET - Ca Ell DAR MARCH 2006 7TJM.6 1'-30' MAIN RW JOB 501.02-97 MIT 1 A 1 WTI EXISTING CONDITIONS MAP --VERTICAL CONTROL FROM FOUND BENCHMARK IWO NO 218,an OF TIGARD VERTICAL NETWORK,DUNG A BRASS DISC IN THE CURB Al INE SOUTHWEST CONNER Of \\ 111E INTERSECTION OF SW.TIGARD STREW AND SW. KATHERINE STREET,IV FORM DIE EAST END OF THE CURB S.W. 1/4 SECTION 35, T.1S., R.1W„ W.M., ELEVA110N'167.98' CITY OF TIGARD, WASHINGTON COUNTY, OREGON MARCH 13, 2006 SCALE 1` 30' SURVEY PERFORMED FOR: SM BUILDERS �'� N° Ceti O S oo• C4‘ ■ _,.Fr:CNY11Y c�-/C <( FYm'$$:LF. _ _N 1397._42.W____ __ Id _ P_`aR1„c i6FA_ y�19 •P j 150.18' 101.80' l' 1 I 9.75' ,-P,,, }�j LOT 2 q'' LOT 1 ry,. \-�� O \ j Y 10,272 SE. 7,531 S.i. i�t l ] , PROPOSED '., V ( �'4� n`l�/] 15'MDE HOUSE �j T G� �fy,,'L 0 PRIVATE SAN. m Ov p \ VT' `q'1�l EASEMENTS 613'27'02 E 0. .0 5.00'PROPOSED M6V . 7!J x014" •�b 12.00• 0 15' I ' SIDEWALK EASEMENT ,0, �,1•T \A' S 8677.02•E 80.11' +� w 8 ; i''to c# a0 \ 1 W . o1 5b1.16 �O i' \ S S 2013'11'E,-- a.,,, �''45,7„.1 o ,I d lt. • p 16.26'A \ E !1 iti9owo'.L.A �1� o I11.6i L=3,00 ..is-5t-.; `� aIJ s 68zro2`E 64.76 ; \ @...4113'E [ I 5°.51' ••,.,,A:'°-13. 1 Mrr.,., :� .L TRACT`A` -PRIVATE STREET 44,;7' L,O n° LOT E. I . vim • Q 09i'' N 66'2rEAC ES 6,165 Si. i '��'�� _� ___ 5 86'11'13' a5- MO UTILITY EASEMENT SF g7 0 I �• _t_____.____ A MENT S I 65' 7. .:a'rw�s PER DOCUMENT NO. \ r I ,; E r 2005-130690 _` J G SIDEWALK EASEMENT EAASEMEN PRIVATE 0 \` L 5611'TO2_E g AND PUBLIC SANITARY A IT STORM ORATE EASEMENT SEMENT \\\ 4 I .t ./ 12.00' , PER 000UMENT NO 2004-132116 E\ O S o w�LOT 4 r LOT 5 g Nk \ \ �1 P a 7.505 S.F. g 7,5,8 51 70 n O S T I'T iQ O =P \. _ 1: 1� N ` 28.50' r.r.r .11152' 1 a . e1b9 ''N � ,.MI e5.00' Ai 00G, 1.°I. 1. GRAPHIC SCALE A=° 10.00'VIDE TSTORM EASEMENT ' 30 0 30 60 .. PER DOCUMENT NO. - - . 2001-132115 8 I . Q (IN FEET) -- .,e••I, II •�'1,'•.. I OCR 00 IEE'T �,- • ur I I III, - r SIGNED ON: REGISTERED 174711*: -`4)Mw, PROFESSIONAL I +I I LAND SURVEYOR t,,o• 1 IjI. 'c 1 T1• I I 1 I '' o00.NA SbE. {.90 OREGON I WADE G. DOJO VAN ILL .rE.;Y:. . 1 I 2276 N -._ - - - - ,,.,,r } p I �",'.t",\` 11 i 1 VALID THROUGH DECEMBER 31.2007 in ' " o S.W. KATHERINE STREET r - III Centerline Concepts Inc. 700 MOLALIA AVENUE.OREGON OTT.OREGON 97045 503 650-0188 FAA 503 650-0189 DRAIN 65.856 CHECKEO BY:MGOR ACCOUNT 81302-02. 8\PROICIS\SMOUILDLR-02A\PROPOSED LATOUT LAND USE PROPOSAL DESCRIPTION 120 DAYS =12/19/2006 FILE NOS.: SUBDIVISION (SUB) 2006-10002 VARIANCE (VAR) 2006-10004 FILE TITLE: KRAS SUBDIVISION APPLICANT: Stacy Schlesinger APPLICANT'S S M Builders 4216 SW 4th Ave. REPRESENTATIVE: Miles Schlesinger Portland, OR 97239 7000 SW Hampton St., Suite 124 Tigard, OR 97223 OWNER Stacy Schlesinger 4216 SW 4t Ave. Portland, OR 97239 REQUEST: The applicant is requesting approval of a five (5) lot subdivision for single-family detached residences. The existing site is approximately 1.03 acres. Proposed lots range from 7,502 to 10,490 square feet. In addition a variance is requested for the street side yard setback of the existing residence on lot 1. LOCATION: 10120 SW Tigard Street;Washington County Tax Map 1S135CC,Tax Lot 3400. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 sgilare feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 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: AUGUST 31,2006_ DATE COMMENTS ARE DUE: SEPTEMBER 14,2006 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ QTY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: OCTOBER 10,2006 _ COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® UTILITY PLANS ® EXISTING CONDITIONS ® SITE PLAN ® TREE PLAN ® IMPACT STUDY ® NARRATIVE ❑ SIGHT DISTANCE CERTIF. ® STORM H2O ANALYSIS STAFF CONTACT: Cheryl Caines,Assistant Planner (503) 639-4171,extension 2437 4 .iii CITY OF TIG \ EGo )N Auguest 21,2006 Stacy Schlesinger 4216 SW 4th Ave. Portland,OR 97223 RE: Notice of Incomplete Application Submittal—SUB2006-10004, Dear Ms. Schlesinger. The City of Tigard received your original application submittal for a Subdivision on March 28,2006. The development site is located at 1S135CC,Tax Lot 3400.This letter is to inform you that your application has been deemed complete as of August 21,2006 and is scheduled for review. Estimated review time is eight weeks. If you have any questions,please contact me at (503) 639-4171,x2437. Sincerely, care Cheryl Caines Assistant Planner cc: SUB2006-10004 Land Use File Miles Schlesinger 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772 City of Tigard 13125 SW Hall Blvd. UI Tigard, OR 97223 (503)639-4171 • E FAX TRANSMITTAL T I G A R D Date August 21,2006 Number of pages including cover 2 sheet To: Miles Schlesinger From: Cheryl Caines Co: Co: City of Tigard Fax #: 503-968-6400 Fax #: Ph #: .(503) 639-4171.Ext.2437 SUBJECT: Krast Subdivision 411 CITY OF TIGARD July 12, 2006 OREGON Stacy Schlesinger 4216 SW 4th Ave. Portland, OR 97223 Dear Ms. Schlesinger: RE: Notice of Incomplete Application Submittal—SUB2006-10002,VAR2006-10004 The City has not received the information necessary to begin the review of your Site Development Review application. The development site is located at 1S135CC, tax lot 03400. 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: ♦ Narrative. The following sections of the Tigard Development Code must be re- addressed: 18.705 Access/Egress/Circulation ♦ 18.705.030 A, C &E 18.715 Density Computations Computations should be as shown: 44,899 SF - ROW dedication - 7,534 (existing home lot area) - (private street = net development area Divide the net development area by minimum lot size (7,500). 18.765 Off-Street Parking • Table 18.765.2 requires 1.0 off-street parking space, note that garages are also being provided as well as parking available in the driveways. This will meet the 1.0 space requirement. 18.790 Tree Removal • Tree Plan (trees should be numbered to coincide with Arborist Report), address the four elements under 18.790.030) • Note which trees will be removed • Mitigation (should include mitigation from minor land partitions) ♦ Tree Protection (Arborist Report) 18.370 Variances/Adjustments ♦ 18.370.010.C.2 for street side yard variance, criteria 2.a-d 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 • Impact Study. The Impact Study provided does not sufficiently state how the proposal will meet City standards or minimize the impact of development on the public at large, public facilities systems, and affected property users. Please show within the Impact Study how these requirements will be met. • CWS Provider Letter. The letter submitted was originally completed for the previous minor land partitions and does not address all of the areas included in this application. Please submit a new letter that covers the affected parcel(s). • 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, Oti ea-vrt.G,1 Cheryl Caines Assistant Planner c: SUB2006-10002 Land Use File Miles Schlesinger, SM Builders, Inc. . , ) (51 3'Scc 2-4100 1 PUBLIC FACILITY PLAN Project: . _.ast Subdivision 300C) COMPLETENESS CHECKLIST Date: 4/24/06 N oa Moo GRADING Existing and proposed contours shown. Provide existing topo Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ❑ Centerline of street(s) clearly shown. ® Street name(s) shown. Existing/proposed curb or edge of pavement shown. Street profiles shown. Provide profile for frontage and 300 feet in each direction ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. _ 0 Traffic Impact and/or Access Report 18.705.030.H.1 Provide preliminary sight distance certification for intersection of Private Street 8 Tigard Street ❑ Street grades compliant? 1:44, Street/ROW widths dimensioned and appropriate? Tigard Street, a Neighborhood Route, only requires a 5.0 foot sidewalk ® Private Streets? Less than 6 lots and width appropriate? ❑ Other: NITARY SEWER ISSUES Existing/proposed lines shown. ` Show existing lines and proposed laterals Stubs to adjacent parcels required/shown? WATER ISSUES Existing/proposed lines w/sizes noted? Show existing public main Existing/proposed fire hydrants shown? Show closest hydrant Proposed meter location and size shown? Show meters at ROW, show typical size Proposed fire protection system shown? S ORM DRAINAGE AND WATER QUALITY ISSUES Existing/proposed lines shown? Show existing line and laterals for homes and private street 0 Preliminary sizing calcs for water quality/detention Show how water quality will be provided 8 provided? provide calcs. Show how detention will be met or how storm line was constructed to take full site runoff. Water quality/detention facility shown on plans? Show on plans Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? REVISED: 04/24/06 The submittal is hereby deemed COMPLETE ® INCOMPLETE By: ; -4 Date: 4/24/06 I N MPI.ETE ?- 1 I-OC. ISM REVISED 04/24/06 - CITY OF TIGARD April 25, 2006 OREGON Stacy Schlesinger 4216 SW 4th Ave. Portland, OR 97223 Dear Ms. Schlesinger: RE: Notice of Incomplete Application Submittal—SUB2006-10002,VAR2006-10004 The City has not received the information necessary to begin the review of your Site Development Review application. The development site is located at IS135CC, tax lot 03400. 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: • Narrative. The following sections of the Tigard Development Code must be re- addressed: 18.705 Access/Egress/Circulation ♦ 18.705.030 A, C, D,E, H, & I 18.715 Density Computations Computations should be as shown: 44,899 SF - ROW dedication - 7,534 (existing home lot area) - 2,500 (private street) = net development area Divide the net development area by minimum lot size (7,500). 18.745 Landscaping & Screening ♦ 18.745.03 C &E • 18.745.040 A,B, & C 18.765 Off-Street Parking • Table 18.765.2 requires 1.0 off-street parking space, note that garages are also being provided as well as parking available in the driveways. This will meet the 1.0 space requirement. 18.790 Tree Removal • Tree Plan (trees should be numbered to coincide with Arborist Report), address the four elements under 18.790.030 • Mitigation (should include mitigation from minor land partitions) ♦ Tree Protection (Arborist Report) 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 18.795 Visual Clearance • 18.795.030 A,B & C These sections were not addressed in the narrative and must be included: 18.370 Variances/Adjustments • 18.370.010.C.2 for street side yard variance ♦ 18.370.010.C.2 for garage setback varian€. \ • 18.370.020.11.2 for side yard setback adjus 18.430 Subdivisions • 18.430.020 B-J ♦ 18.430.040 A • Impact Study. The Impact Study provided does not sufficiently state how the proposal will meet City standards or minimize the impact of development on the public at large, public facilities systems, and affected property users. Please show within the Impact Study how these requirements will be met. ♦ CWS Provider Letter. The letter submitted was originally completed for the previous minor land partitions and does not address all of the areas included in this application. Please submit a new letter that covers the affected parcel(s). ♦ Fees. Two variances and one adjustment are required for the existing home located on the site. At the time of application it was not apparent that the other variances were necessary. Please pay the additional fees. (Variance: $584.00 x 50% = 292.00) (Adjustment: $257.00 x 50% = 128.50) Total due: $420.50. • 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 Caines Assistant Planner c: SDR2006-10002 Land Use File Miles Schlesinger, SM Builders, Inc. t, 08/07/2006 12:52 FAX 5035981960 CITY OF TIGARD C J001 ********************* *** TX REPORT *** ********************* TRANSMISSION OK TX/RX NO 2760 CONNECTION TEL 5039686400 SUBADDRESS CONNECTION ID ST. TIME 08/07 12:52 USAGE T 00'32 PGS. SENT 3 RESULT OK City of Tigard 13125 SW Hall Blvd. V Tigard, OR 97223 •111111 (503)639-4171 FAX TRANSMITTAL, TIGARD Date August 7, 2006 Number of pages including coves 3 sheet To: Miles Schlesinger From: Cheryl Caines Co: Co: City of Tigard Fax#: 503-968-6400 _ Fax#: Ph#: (503)639-4171„Ext. 2437 SUBJECT: Krast Subdivision r 414 ijv IV' CITY OF TIGARD August 7,2006 OREGON Stacy Schlesinger 4216 SW 4th Ave. Portland,OR 97223 Dear Ms. Schlesinger. RE: Notice of Incomplete Application Submittal—SUB2006-10002,VAR2006-10004 The City has not received the information necessary to begin the review of your Site Development Review application. The development site is located at 1S135CC, tax lot 03400. 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: • Submit 8 copies of complete application packets. This includes plans and all application materials that have been submitted to the City. If items have been revised, please only include the revised version. • Submit 7 additional copies of plan sets. These may be reduced copies provided they are legible. • 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, CAJL a Cheryl Gaines Assistant Planner c: SUB2006-10002 Land Use File Miles Schlesinger, SM Builders, Inc. 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772 LAND USE APPLIC[ ION Date:ject:, J,,,.A - 1 oO(. /J�2- /o0 4 COMPLETENESS REVIEW I I COMPLETE INCOMPLETE STANDARD INFORMATION: ❑ Deed/Title/Proof Of Ownership ❑ Neighborhood Mtg.Affidavits,Minutes List Of Attendees Impact Study(18.390) ❑ USA Service Provider Letter ❑-----GenstructiontostEstiniate #Sets Of Application Materials/Plans [2' Pre-Application Conference Notes ❑ Envelopes With Postage(Verify Count) I✓ pia(' reJC.rvo,-1,yr PROJECT STATISTICS: [l-Building Footprint Size ❑ %Of Landscaping On Site ❑ %Of Building Impervious Surface On Site [r Lot Square Footage PLANS DIMENSIONED: --Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking)❑ Truck Loading Space Where Applicable [[a---Building Height ❑ Access Approach And Aisle ❑ Visual Clearance Triangle Shown ADDITIONAL PLANS: ❑ Vicinity Map ❑ Architectural Plan ❑ Tree Inventory ❑ Existing Conditions Plan ❑ Landscape Plan ❑ Site Plan ❑ Lighting Plan TREE PLAN 1 MITIGATION PLAN: ❑ -1,--(4 5,4 f.Vt.A1 0 M r f 0--4' PI E--) ❑ , KE r+-1 0 Ct 1 P/c--- ❑ ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.765(Off-Street Parking/Loading Requirements) ❑ 18.340(Director's Interpretation) ❑ _18.630(Washington Square Regional Center) El 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) ❑ 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) ❑ 18.797(Water Resources(WR)Overlay District) ❑ 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. esidential 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) ADDITIONAL ITEMS: 1:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-oi SELLOM HDNMMINTOD NOIIYDYIddY ' mid CITY OF TIGARD ,mebl. .ILI PRE-APPLICATION CONFERENCE NOTES Community(Development S(mping_A Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) - PRE-APP.MTG.DATE: ! Z--1— S '0 STAFF AT PRE-APP.: Lfl4/R/1<S M RESIDENTIAL APPLICANT: SM BoiLDl`RS [Nc., AGENT: M1LGs Phone: (503) Ella S -- 6500 Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 1O0 SS SW J(A1WER11SE � /0120 5W T, 4-RD (O1 3_ 'i it I'Sl35CC —63000 TAX MAP(S)/LOT #(S): D( 'ES // If S (f O 3 (0 O -- ' 2• QO NECESSARY APPLICATIONS: SuBDivI S LOA) (sun) (1 —b 3 Q0 PROPOSAL DESCRIPTION: S V B D lv1 Q ' -(AX LzVS CO/JTAI/JI JUG AS, 000 5 F IN T o c SF c..o-U COMPREHENSIVE PLAN - MAP DESIGNATION: 010- 4 Alv,444tAL ZONING MAP DESIGNATION: R— L/,5 ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.SIB l MINIMUM LOT SIZE:nrsq. ft. Average Min. lot width: SO ft. Max. building height: 3C ft. Setbacks: Front ft. Side S ft. Rear IS ft. Corner L3 ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: %. GARAGES: Zr ft. E NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section NARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. cxf ACCESS [Refer to Chapters 18.105 and 18.7651 Minimum number of accesses: / Minimum access width: 40 Minimum pavement width: WALKWAY REQUIREMENTS (Refer to Code Chapter 18.7051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.7151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: • Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20%)for public right-of-way 6,534 sq. ft. (15%) for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot area) - 3,050(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 SPECIAL SETBACKS (Refer to I ,Section 18.730] STREETS: feet from the centerline of ➢ FLAG LOT: A TEN-(10)-FOOT SIDE YARD SETBACK applies to all primary structures. ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements.) FLAG LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapter 18.7301 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 18.745] In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level 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: tFf 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 Q_ PARKING [Refer to Code Chap 18.765 a 18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: • Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. I 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 a 0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section • ABLE 3.1 VEGETATED CORRIDOR WIDTH; SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION 8 ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% * 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine3 'Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor, shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate 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. n SIGNS [Refer to Code Chapter 18.7801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. k TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.190.030.C.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section THE TREE PLAN SHALL ,LUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.0. 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. Xi MITIGATION [Refer to Code Section 18.790.060.E.) 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. .21 CLEAR VISION AREA [Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section FUTURE STREET PLAN AND EXTEL ,N OF STREETS [Refer to Code Section , 10.030.F.1 A FUTURE STREET PLAN shall: Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. k1 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 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) X 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) 18.790(Tree Removal) 18.380(Zoning Map/TextAmendments) 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(Commerdal 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 COMMEN. � � l ..s/ . .. at. • _i ..i .LL /1 / e -I/IX / p1/ C'1 L •• - 741 P IL r 't Y aim l./1�1`.r� 4 L. • L-e ALA. 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 decisic public hearing will typically occur a oximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all nd use decisions. An appeal on this matter would be heard by the Tigard 0 - . A basic flow chart which illustrates the review process is avail le fro a Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. 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: NyYL�,d, A:CitAle2} CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX: 503-684-7297 EMAIL: (staffs first namQl@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.cl.tigard.or.us H:Ipatty\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 < Commu Tig on Shaping Better Community PUBLIC FACILITIES Tax Map(s): 1S135CC Tax lot[sl: 2900,3000,3100,3400 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 Tigard Street to 27 feet from centerline (Neighborhood Route) ® SW Katherine Street to 27 feet from centerline (Local Street) SW to feet SW to feet Street improvements: ® Half street improvements will be necessary along SW Tigard Street, to include: ® 16 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip F street trees sized and spaced per TDC Z street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: CITY OF TIGARO Pre-Application Conference Notes Page l of 6 Engineering Department Section • ix Half street improvements will be necessary along SW Katherine Street, to include: ® 16 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. I Other: ® Full street improvements will be necessary along SW Private street, to include: ® 20 feet of pavement between curbs located in a Private Tract IX concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk on one side located in a private easement ® street trees ® street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: street improvements will be necessary along SW , to include: I I feet of pavement concrete curb I I storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk 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 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 Katherine 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 Katherine Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide a separate connection to the public sewer for each parcel. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OF TIGARD Pre-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, unless a downstream analysis is provided showing capacity for the additional runoff from this development. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: Construction of an on-site water quality facility. Payment of the fee in-lieu. 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 Must provide preliminary sight distance certification for the proposed private street with the land use application for completeness. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy CITY OFTIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section permit. Deferral of the payr F until occupancy is permissible c when the TIF is greater than $5,000.00. Pay the TIF. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This CITY OFTIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section permit can not be is i in a subdivision until the pub' nprovements are substantially complete and a mylar copy of the recorded plat has been retu,ned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: ENGINE IN DEPARTMENT STAFF DATE Phone: [5031639-4171 Fax (5031 624-0752 document2 Revised: September 2, 2003 CITY OFTIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section December 2005 January 2006 S M T W T F S S M T W T F S 1 1 2 3 1 2 3 4 5 6 7 4 5 6 7 8 9 10 8 9 10 11 12 13 14 11 12 13 14 15 16 17 15 16 17 18 19 20 21 '• 18 19 20 21 22 23 24 22 23 24 25 26 27 28 25 26 27 28 29 30 31 29 30 31 Thursday, December 01, 2005 -Pre-Apps CD Meetings Early _ 8:00 AM 9:00 AM (9:00 AM- 10:00 AM) Pre-App (Miles Schesinger 503-968-6500 Katherine&Tigard St 8-lot SUB) 10:00 AM (10:00 AM- 11:00 AM) Pre-App 11:00 AM (11:00 AM- 12:00 PM) Pre-App 12:00 PM 1:00 PM _ - - - ---- I 2:00 PM 3:00 PM 4:00 PM Late Tasks Notes Kristie Peerman 1 11/28/2005-1:41 PM . . A PRE-APPLICATION . ' '� CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION pp (�'1, 8 AA I c��rs .i FOR STAFF USE ONLY Applicant: S 1 Address: i 1 iS 5 5 PI Stifz OPE, Cr Phone: Case No.: pt 1_,2v35-o6 10 3 city:TiCrAv,D Zip: R7o1 • 4071 Receipt No.: a...5 - loc. 55 Application Accepted By: A._)f Contact Person: M I les Phone: 965.6Sa0 I�i Date: r�'h4- Property Owner/Deed Holder(s):V4k1- KrAsr IA is n At-) ) I ISR-*.1 EI LINDA S 'P s , StAc y Sc,H L`(c,SSoJC�-� DATE OF PRE-APP.: II z--ii l s'}� TIME OF PRE-APP.: `3. ,'� /a'--' Address: Phone: PRE-APP. HELD WITH: Lj w/R/14 S M City: Zip: Rev.7/1/2002 is\curpin\masters\revised\Pre-AppRequest.doc Property Address/Location(s): ID 0%5 S AI t<kr KR4t4E. ! 0i35 S vJ Kq i H'GlkINt 1 1 0(45 SW KKA 4ERch`E REQUIRED SUBMITTAL ELEMENTS I D lav S 1A� •1- q (Note: applications will not be accepted without the required submittal elements) Tax Map r& Tax Lot#(s): 5 2.' D Ve- Zoning: p .--- t 4., c Pre-Application Conf. Request Form Site Size: 4 Pp1"07, 66 00() S ir3c -i 1 ?COPIES EACH OF THE FOLLOWING: (st Brief Description of the Proposal and PRE-APPLICATION CONFERENCE INFORMATION any site specific questions/issues that you would like to have staff research prior to the meeting. All of the information identified on this form are required to be rc� submitted by the applicant and received by the Planning Division a I Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either across the street. Tuesday or Thursday mornings. Pre-application conferences are IS:1 The Proposed Uses. one (1) hour long and are typically held between the hours of 9:00-11:00 AM. ❑ Topographic Information. Include Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for a PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM MONOPOLE project, the applicant must 8:00-4:00/MONDAY-FRIDAY. attach a copy of the letter and proof in the form of an affidavit of mailing, that IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE the collocation protocol was completed PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE (see Section 18.798.080 of the Tigard INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Community Development Code). ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE X Filing Fee $200.00 GROUP. CITY OF TIGARD 11/28/2005 13 125 SW Hall Blvd. 1:44:08PM i „n,.t„,.'iI°i Tigard,Oregon 97223 :1+L __l (503) 63 9-417 1 Receipt #: 27200500000000006055 Date: 11/28/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2005-00103 [LANDUS]PreApp Conf 100-0000-438000 306.00 PRE2005 00103 [LRPF]LR Planning Surcharge 100-0000-438050 45.00 Line Item Total: $351.00 ' Tents: Method Payer User ID Acct./Check No.Approval No. How Received Amount Paid Check SM BUILDERS INCORPORATED kjp 3898 In Person 351.00 Payment Total: $351.00 AK ' SM BUILDERS ;!,'Ii;K 6 . r a Z /2 3898 INCORPORATED y �a- 4:-' t< S '�a _ 2 - ".'�sk� �3�{ k k�,,�� 2422!1230 ,V.,',=::1 11455 S.W.SHRO COURT 0 s L x° r ' y" `' M ' 11/28005 TIGARD,OR 97223-4071 f r t, a ' * � . '�'; : PH.503-968-6500 . `' ; 'Y: + a ':; 4 ! k't x ;" }i• m PAY TO THE City of Tigard I Q;**351.00 ORDER OF t `�' ; Three Hundred Fifty-One and 00/100 DOLLARS 8 City of Tigard v N cReceipt.rpt j MEMO d �C¢7LI il /f :, .e . . , . , . . . LE 1)Rii 4I N(.; \C : c'.. ,;‘..' , ., L).... k..,t,,1-, 4, .I.:".10t, Centerline Concepts Inc. V'):,:". • '-'4-•!!'",'--•!..- 'I'S f'!:3!'-'-''•••:''' 44!!:•-''''4,•' 700 MOLALLA AVENUE, OREGON CITY, OREGON 97045 ,• M:\BND\SMBuILDER-02\PROPOSED 503 650-0188 FAX 503 650-0189 ' \ , . . b6 1.6 ' VA, 'I§. , C..2 c,V0-0.,1'' ,, r` C V', , %GP ,..„ 42 ‘ "C, , X0 ,. 0 \ ■,._., O'o\ , 2 , • ,,, S 88-27.02" E 261.63' _ ' -IT ..' /' C 151.56 10073 / PARCEL -H. 8,458 S F TOTAL AREA , L‘ PARCEL T T S.F.8,573 ..., 9,.. A 4' :1_,,!c.- • , . . TOTAL AREA OUTSIDE ACCESS 8 a CO' EASEMENT 7,500 S.F. OUTSIDE ACCESS .- E, EASEMENT . .°0. , \ ! -- - \ 154.6E' .- ‘ / I /■ ,j., ,,x1 PARCEL " 1,94/ SF TOTAL AREA TO.'4' ' -98.0., 'i i 34-53'1,- \ Cr.r 83.03' - . DU TSIDE ACCESS I. N9817.02."W TII/\ Z.', EASEMENT _I ih, ' ,i 4.... _.■ \ PRIVATf ACCESS . . .. ---Irr • . ! ---...1 • - . b - AND uln i TY EASEMENT . 115.S2',: ' . - • • I PER 00(.1.:MENT NO 2005 130690 ..\\ . - t I i PUBLIC SANITARY SEWER EASEMENT 7,01 S.F. TOTAL AREA • 0 L, . cc • i F'ARCEL - AND PRIVATE STORM DRAIN EASEMENT . N) , PER DOCUMENT NO. 2004-T32116 • 8,882 S.F. TOTAL AREA .. OU TSOE ACCESS ''..7- 6 EASEMENT A 7,523 S.F. 8 f • OUTSIDE ACCESS EASEMENT . N., a N 882409" W L'.r r C _ 5 5.50. t 94.50' -... • -.---, ,-I,z 63.92' "9 - 5 8E24'09" E 75 0. 1 S 88'24'09- E 75.00' ,_ .1t.io .'c '‘c). ,,s'2 ?_', ,z ° NI,C34 I,C) - •-•a, .• ,'I' ' ` . . • • •Ir* • .0• e.4,,*4....0 0 no :1- -. ... - ' : cc PARCEL PARCEL V O \ \ v- E3 PARCEL i b 7,500 S.F. 7,500 SF 9:\ 7' ,,2 7,500 S.F 0 0 -0 ?;.- 4, 0 • :\: ,,,... „ sr ••,,, , . ''-• 2'= r:"..- --1 ,., t'° ' . S 56'2 4'0 9" F 75 DO" N. 5,824'08- w 75.00'ci CO i ....„..12.00' , '72.00. 12.00'.-.:.,',- ... . .- - ' • ...-42.00 _-_______..„ 75 00' ' 1.'.2 . f '5000' ---/ • • ' - f , In I - . . ! 111 r, b r,!-) ------- - ! . 12 00. WIDE ADDITIONAL L12.0 D' WIDE ADDZ 7_IONAL. BIGHT OF WAY DEDICATION RIGHT OF WAY DEDICA TION . ._ .......... ... .. ... ....„......... ......„._......................_......„„....... .....,..„.......,_„_......... .....„.. , . .., SM BUILDERS INCORPORATED CONSTRUCTION CONTRACTORS BOARD REGISTRATION#86533 11/22/05 Re: K-S-T Park (Proposed project name) Dear Neighbor; S. Miles Schlesinger President of SM Builders is representing the owners Paul Krasuak; Bret Swopes and Stacy Schlesinger regarding the properties located at 10085 SW Katherine; 10135 SW Katherine; 10145 SW Katherine and 10120 Tigard Street. We are considering proposing a subdivision which is to be accessed off of Tigard Street at this location. Prior to applying to the City of Tigard for the necessary land use approvals, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on; Date: Tuesday, December 13, 2005 Location: 10135 SW Katherine Street Time: 7 p.m. Please notice this will be an informational meeting on preliminary plans. These plans may be altered by the submittal of the application to the city. I look forward to more specifically discussing the proposal with you. Please call me at (503) 968-6500 if you have any questions. Sincerely, ./0k S. Miles Schlesinger President, SM Builders, Inc. / . • i • ili .. .. .. . . . . .. • • ,... . . .' . .... .... 1 1. _ . ....._ _... . ..... ,.. . . SCALE DRAWING 1 .. . . ,s‘w. 1 i4 c • T.T S., R.1 W., W.V I Cr( OF 1 IGARU I I . .• WASHINGTON COUNTY, OREGON • I . . ............................______ OC.TOBER 4, 2005._ ___i Centerline Concepts Inc. : : . 1 DRAWN BY: MSC CHECKED BY: WGD111 1 . • • I SCALE 10' ACCOUNT #1302-02 : 700 MOLALLA AVENUE, OREGON CITY, OREGON 97045 i . . • M:\EIND\SMBUILDER-02\PROPOSED . 503 650-0188 FAX 503 650-0189 , • • I . •• . : . . . . . : • . : . . . . . . . . . ' \ • ,• 1 _ . . . . • . i . . . • . • . . ' • : . I : . .' . . . . : - . : .. .. -7,.• — . . . N . 1.6 ,. .N. VAL .. - .. : . , . ... • . . ,..s 0°C>ti4NNN- , \-) • . , , • , , •/• ....,. .0. , \''' f6 '. ..•• • . • :•• ,c \ L" • 0 ,..• . : . OC \ \-.7 \ ,..._ \ , \ . 97'• "\ e, N.- ., N..- ,...., V ,.. .• C' : o s: • .. v %..7 r• PN•' 6'' i + ' : ■ I 5 8877'02- E 261.63' .I .-> - z-/'• ...., • ,..,c ,C,C, .e.-I. . g 151.56 100 ' PARCEL .73' .- I g 8,458 S.F. TOTAL AREA PARCtL /1" ,-;e . or''s • *...> 1,.,9 • .8,573 S.F. TOTi\L AREA 1 0 ' ; o OUTSIDE ACCESS N . rew 4 EASEMENT : OUTSIDE ACCESS ..> i .r, ",-3 EASF_MEAT ..) ..c, ....,t.. 154.66' 4- I_b • .-i PARCEL ,,. cf, ---........._.2.1_:_:,. :I A\ %,p \ (5.'S• 7847 SI' `" ' • , S.F. TOTAL AREA dr- 98.03' i j 7,542 S.F. ..•,,•-?.? . • • • 5'"...)? .'" 7 OUTSIDE ACCESS . :• i-.. EASEMENT _.....00011111 N88'27'02TW/ n 1 q.. . . V'I •.•. • r•. • PRIVATE ACCESS I . 0 : ... ::',•\ AND UTILITY EASEMENT • . ,,,,, ! - PER DOCUMENT NO 0 \‘\ 2005-130690 - ,- 115.52' _ - • I - . ‘ .-.I.... . PARCEL ' - . g ! PUOUC SANITARY SEWER EASEMENT 0 7 674 S.F. TOTAL AREA ..0 \N,„\N \\ ' : 'cl• 2 0:--- "a' PARCEL -, AND PRIVATE STORM DRAIN EASEMENT .- b - 7,505 S.F. I PER DOCUMENT NO. 2004-132116 1 • 8.882 S.F. TOTAL AREA -' OUTSIDE ACCESS • .4 < - • u.5 • . 7,523 S.F. ,.,,z • o EASEMENT . OUTSIDE ACCESS 0-. N... 0 ' 4 EASEMENT . °R N 88'24'09T W 55.50' .r 9_4 50' . . • -.. • a 2 z 63.92' ;1,0.11.10 S 815'24.09T E 75 0' :I S 88'24'09" E 75.00' ' NkC)! v., ., • I I''• 43 :•-- ,,,,6 .. . • • .- .. - •-• , „ . • • •If• • p- r..,... ...• AO C.:1 bb o° 00 . •.- 1m a cc o La ' :j • 4 Ucy,,, _ 1 • 2 113 -8 PARCEL PA. CEL al o cc k cc. 0 1 . 7•Zu.i * PARCEL ...,-.' : 7 : 1 n- u-i b 7.500 S.F. 7,500 S.F. . ,.;-■ 01',°'C • r, 7,500 S.F. 0 o ,•-•-.-,,-.,-..: 2, ..,,, , 0 . 6 O o I _core:,. 1 b• \., . .• :• • • --D . \'-\ la ,•:,:v: _.... •,._5.., . • • ) . ....r • . • • . 5 ■ I .,c0' . • . : • In ocor.c.,:‘,0\ z • S188'24'09- E 75.00'Ix:, N 88'24'09T W ' . -- 12.00' '-Z'......, ...--I 2.00' • 12.00' ....-12.00' • • 75 00' - • - .:._ ..ig W . In - . — • . . • " , - • • : . . • . . . • • . . . - . . I In b N r•-) i . -12.00' WiDE ADDITIONAL ' -12.00' NIDE ADDITIONAL RIGHT OF WAY DEDICATION RIGHT OF WAY DEDICATION . 1 , 1 ...............................„.......... ........„........._................................................................................................ ...................._........................_.............._.................. ■ , \ L . ._ 261.63' _ . 1 b 151.56' 100.73' 0 .PARCEL • f--------19..35. - • , \ ,,,,. N.b 8,458 S.F. TOTAL AREA PARCEL :- ( 1 N q, do 8,229 S.F. 8.573 S.F. TO TL AREA Li "41> 0 OUTSIDE ACCESS 7,500 S. •..› ti. CO ." EASEMENT cP0 , OUTSIDE ACCESS ...> :al EASEMENT N in - - : . -r) ' : .• „ amm■y ' .. . .. F--, i„c.) _ 154.66' . .-,. it.. :........, ...,.. Z- •• ' '• • AL - . • .: . ,„, ;-• „--...• ...., - o • . ,tri PARCEL 44. , 01 .....1 "4. C■1 64.76 7,847 S.F. TOTAL AREA S.F. 7.542 T • '• -- -..•••-•-- -- .. 7.-.. 16.06' -15-.u.,_ . 83.03 ___.. ,. i • 21 sr.- ' OUTSIDE ACCESS I-, • . in EASEMENT . 4 6.,tw . ' ' .... ei tn ...•• .a . — • '” • b . 0 , . s-- I k U.- I. . • 115.52'. . r' • : — I— It VI- PARCEL -• . ink od • 1 . LI_ Z M % Lf)If CO t 1 -is 0 L.L1 id tip 7,6 S.F. TOTAL AREA \ PARCEL 7,505 S.F. I 8,882 S.F. TOTAL AREA if 1( 0 Cn 1-1-1 r41 tr) 4 OUTSIDE ACCESS • Ln Z • 7,523 S.F. EASEMENT b ) ( i OUTSIDE ACCESS a ...1 „, :c—C •4" 0 0 LL ct 0 N Lri . EASEk4ENT , F- Lii a 0 IL • cv ,...., m N 88'24'09" W 55,50' t 94.50' • cc C) E . ._ . . , : „ ...................... .0.9 ..... >- o z 6.S.92' to S 88 24 09 E 75fOr i S .88'24'09" E 75.00' o 1-- op . • 0) 04 N CC V) I-- • 11.10' 0) al < 10 CO N co 4— Z LI_1 Li j ft •■■• 1 ,./01 ••■ • 0 • • • • •1 46 • A .. ".... , .. ., ... -04- 44.0 Y LJ •=C < ii - 0 0 a) > 0 < 1 tf) 0 W . #f• ........ Ii- b PARCEL PARCEL mow co o a 1 - d- - • PARCEL Lri ID - 7,500 S.F. 7,500 S.F. 0 LI :., r 2 7,500 S.F. 0') 0 i • 1 0 II • 0 7... 6 d c:i. 0 ! ..s..t.Tic : - . . : 0 • ;„ i z — L.L.1 10. 7"- .--.--- ..;.• •ri- . •. . 6 .. E.0 Z ... .1,, . • - . 8824109" E 75.00' -A _ N 88'24'09'1 W 75.00' 12.00' . ....- ,12.00' 412.00' 75.00' - • • ..:-.Lk) A 150.00' r i.: pi:z", ..1 .".10,• :„ ../L! . .**:- :•-■•.J ri• • ••• • . . . . . . . . • .. . .. . . • .•`. '-i'.i . •:-..'• . '''.-: :"' s' 1%s '"' ''''s -. .. : . .. • . .. .., : • . -12.00' WIDE ADDITIONAL -12.00' . RIGHT OF WAY DEDICATION RIGHT • • I • • ---- - • 116 SM BUILDERS INCORPORATED CONSTRUCTION CONTRACTORS BOARD REGISTRATION#86533 November 28, 2005 The owners of these properties wish to subdivide these properties to have 8 minimum 7500 square foot lots rather than 4 lots as now exists . We have placed the sewer infra structure in the ground to accomodate this subdivision of land and the storm sewer line to accomodate the rain drains down to the park at the end of Katherine Street to accomodate the three individual properties which were given approval in 2003. Enclosed with this pre-application conference request is a map prepared by our surveyor, Centerline Concepts, which shows how a division of the land will create a minimum lot size which meets the city of Tigards standards. It is essential that we leave this pre-application meeting with the direction that will enable the surveyors and our engineers to complete their work quickly. As I am sure you recognize, 30 lot subdivisions have been built and sold during the time that we have fiddled around on this small but good project and we are anxious to build in late spring. To that end, we have mailed the notice of the neighborhood meeting scheduled for December 13, 2005. rl j iYn. st ,11'4,4"4...?:'r r. 'y4y 'r 4,, a, rte.': �Y t • , iiir . . ,, . , . ..... ... . ..i 4,, ..,.. .., X11 _ -IS'f., ?Ss,�F" l,,. �yy 1� mfr w '� `,•'• + _Y 44 �Irp ,-+'4� a =� r --_--- "- + •c ,° L - ids c"�k; �� is 1r .a p- j 5� e + s v• r i '3J. :'P a F "k. L y Y 'S. t, r ire; �, r . i�• 'J . Z. R ':a 4. .. ,y y r:: ;t t t , kf °vac 11 Kt v. .0 4 .. f Ili - s-" � .f a„ a h 4 . 4. � L+� 7 A . - -.Mr - VIP .4:1..li• • • f!y.' f ^aye • Tj '+ - - T 44 ir i Community Development 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 II NI LAND USE APPLICATION SUBDIVISION TIGARD DATE OF NOTICE: August 31,2006 FILE NUMBERS: SUBDIVISION SUB 2006-10002 VARIANCE (V 20 6-10004 FILE TITLE: KRAST SUBDIVISION REQUEST: The applicant is requesting approval of a five (5) lot subdivision for single-family detached residences. The existing site is approximately 1.03 acres. Proposed lots range from 7,502 to 10,490 square feet. In addition a variance is requested for the street side yard setback of the existing residence on lot 1. LOCATION: 10120 SW Tigard Street;Washington County Tax Map 1S 1350C,Tax Lot 3400. COMP.PLAN DESIGNATION: Low-Density Residential District. ZONE: R-4.5: The R-4.5 zon' district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 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 14, 2006. All comments should be directed to Cheryl Caines, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639- 4171 or bye-mail to cheryl(a)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-MAKI NG 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 10, 2006. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRIT AN 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. AFIER THE 14-DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City- recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file,please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." It \L-kP e -osr '_ I SU B2006-10003 _ VAR3006-1000- - ,� klirekv: �� / I-I3 4-41111F t\�����• ����' SUBDIVISION .111 i1ii• 4 • 0 i ,� �uIIu,� v Ta1 w MEADOW lig, � � :�; 1111111111111111h Nos.■■■ ..lr I•, rip" • non• .. n :,Y -. NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2006-10002 • KRAST PARK SUBDIVISION TIGARD 120 DAYS = 12/19/2006 SECTION I. APPLICATION SUMMARY • FILE NAME: KRAST PARK SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2006-10002 Variance (VAR) VAR2006-10004 REQUEST: The applicant is requesting approval of a five (5) lot subdivision for single-family detached residences. The existing site is approximately 1.03 acres. Proposed lots range from 7,502 to 10 1490 square feet. In addition a variance is requested for the street side yard setback for the existing residence on lot 1. APPLICANT: Stacy Schlesinger APPLICANT'S S M Builders 4216 SW 4h Ave. REPRESENTATIVE: Miles Schlesinger Portland, OR 97239 7000 SW Hampton St.,Suite 124 Tigard, OR 97223 OWNER: Stacy Schlesinger 4216 SW 4t'Ave. Portland, OR 97239 COMPREHENSIVE PLAN DESIGNATION: R-4.5;Low DensityResidential ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 10120 SW Tigard Street;Washington County Tax Map 1S135CC,Tax Lot 3400. 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 Screenin ; 18.765 (Off- Street Parking); 18.780 (Signs); 18.785); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby iven that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision,available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 G) 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 OCTOBER 12, 2006 AND EFFECTIVE ON OCTOBER 27, 2006 UNLESS AN APPEAL IS FILED. ADDeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues,properly raised in the Notice of Appeal maybe submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 26, 2006. esti—is: of r further information lease contact the staff planner Cheryl Caines at the City of Tigard Planning Division at (503) 639-4171, Tigard CptyHall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. Millillii VICINITY MAP - 1 $UB2000066-1100000024 'Air. k 'b.& VAR20 - � ¶IIEbsIoN *.A1.19 .`x:11 i . j iliL �i 4 -urn■ 1110AIIIivp.= \,,.‘, . :T::.•.►dEADOW ST � � k#1JI /11111111116 i 111141111./r4ii `NWA Off, I A • .,........„, . .i. „, 0 4 ........L.L............. • ■■■ .� I_1 L�� i MIMIIf PRELIM/NARY PLAT 01 w°010°' OF KRAST SUBDI KS/ON N/lb. keieir \ • \ \ /sue \ "� 1e°' •\\• +a- . ..... ''ice, 1, \ m ..... �r� Y .., .►�.... \ RL\AC•. .-� - .Alf, \ \.. Ili ( k - a I . I \ `� r \ I! ''). t.------ ----- i; maI � 1 pr-lyzglior .1 Ir----------/Aritti mi q i ii— I :N<t4L:,„ 4.1k 4 g 11111 la. - ",* .5-:&ii. N, ma 1,4C *inn uw ""1. CITY OF TIGARD 11/21/2006 II e " 2:05:411PM 13125 SW Hall Blvd. , TIGARD Tigard,OR 97223 (503)639-4171 c Conditions Associated With Case#: SUB2006-10002 Project Name: KRAST PARK SUBDIVISION ' CURRENT I STATUS I UPDATED # DESCRIPTION STATUS* DATE BY DATE BY a 1 SHOW ST TREES ON PFI DRAWINGS N CAC 11/16/2006 MSB 1. Prior to commencing site work,the applicant shall submit PFI construction drawings that indicate the type and location of street trees along the public and private streets(SW Tigard Street and SW Alyne Lane)for the City Forester'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. 2 SUBMIT EROSION/REVEG PLAN N CAC 11/16/2006 MSB 2. 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. 3 MEET OFF ST PKG REQUIREMENTS N CAC 11/16/2006 MSB 3. At the time of submittal for building permits for individual homes within the development,the developer shall submit materials demonstrating that one(1)off-street parking space,which meets minimum dimensional requirements and setback requirements as specified in Title 18,will be provided on-site for each new home. 4 SUBMIT REVISED TREE REMOVAL PLAN M 11/20/2006 CAC 11/20/2006 CAC 4. Prior to site work the applicant shall submit a revised tree removal plan for review and approval by the City Forester. 5 SUBMIT REVISED TREE MIT PLAN M 11/20/2006 CAC 11/20/2006 CAC 5. Applicant shall submit a revised tree mitigation plan for review and approval by the City Forester. Ai4- n ., 6 SUBMIT CASH ASSURANCE M 11/20/2006 CAC 11/20/2006 CAC 6. Prior to commencing site work,the applicant shall submit a cash assurance,bond,or other means of ensuring compliance with the required mitigation in the value of the caliper inches lost. If additional trees are preserved through the subdivision improvements and construction of houses,and are properly protected through these stages by the same measures afforded to other protected trees on site,the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060.D will be credited against the assurance. The assurance shall be held for two years following the planting of the fmal mitigation tree. After such time,the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. /1Je+-nGC G1.t&ri. 0.111 I &A-of fp U_i l � 7 TREE REMOVAL PLAN N CAC 1 /16 20 MSB 7. Prior to commencing any site work,the applicant shall submit construction drawings that include the approved Tree Removal,Protection and Landscape/Mitigation Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices,clearing,grading,and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. 8 INSTALL ALL TREE PROTECTION FNCG N CAC 11/16/2006 MSB 8. Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester 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 location of the trees that were preserved on the lot during site development,location of tree protection fencing,and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the 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 Forester,the tree protection measures may be removed. 9 BI-WKY ARBORIST REPORTS N CAC 11/16/2006 MSB 9. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Forester,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 Plng-CaseConditions.rpt Page 1 of 5 3/26/2007 CITY OF TIGARD 7:52:20AM relt 13125 SW Hall Blvd. TI G A P I Tigard,OR 97223 (503)639-4171 Conditions Associated With Case#: SUB2006-10002 Project Name: KRAST PARK SUBDIVISION CURRENT I STATUS UPDA # DESCRIPTION ;` STATUS* DATE BY I DATE BY 1 SHOW ST TREES ON PFI DRAWINGS N CAC 11/16/2006 MSB 1. Prior to commencing site work,the applicant shall submit PFI construction drawings that indicate the type and location of street trees along the public and private streets(SW Tigard Street and SW Alyne Lane)for the City Forester'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. 2 SUBMIT EROSION/REVEG PLAN N CAC 11/16/2006 MSB 2. 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. 3 MEET OFF ST PKG REQUIREMENTS N CAC 11/16/2006 MSB 3. At the time of submittal for building permits for individual homes within the development,the developer shall submit materials demonstrating that one(1)off-street parking space,which meets minimum dimensional requirements and setback requirements as specified in Title 18,will be provided on-site for each new home. 4 SUBMIT REVISED TREE REMOVAL PLAN M 11/20/2006 CAC 11/20/2006 CAC 4. Prior to site work the applicant shall submit a revised tree removal plan for review and approval by the City Forester. 5 SUBMIT REVISED TREE MIT PLAN M 11/20/2006 CAC 11/20/2006 CAC 5. Applicant shall submit a revised tree mitigation plan for review and approval by the City Forester. 6 SUBMIT CASH ASSURANCE M 11/20/2006 CAC 11/20/2006 CAC 6. Prior to commencing site work,the applicant shall submit a cash assurance,bond,or other means of ensuring compliance with the required mitigation in the value of the caliper inches lost. If additional trees are preserved through the subdivision improvements and construction of houses,and are properly protected through these stages by the same measures afforded to other protected trees on site,the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with I8.790.060.D will be credited against the assurance. The assurance shall be held for two years following the planting of the final mitigation tree. After such time,the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. 7 TREE REMOVAL PLAN M 3/26/2007 CAC 3/26/2007 CAC 7. Prior to commencing any site work,the applicant shall submit construction drawings that include the approved Tree Removal,Protection and Landscape/Mitigation Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices,clearing,grading,and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. 8 INSTALL ALL TREE PROTECTION FNCG N CAC 11/16/2006 MSB 8. Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester 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 location of the trees that were preserved on the lot during site development,location of tree protection fencing,and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the 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 Forester,the tree protection measures may be removed. 9 BI-WKY ARBORIST REPORTS N CAC 11/16/2006 MSB 9. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Forester,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 Ping-CaseConditions.rpt Page 1 of 5 5/11/2007 . CITY OF TIGARD 8:03:51AM 13125 SW Hall Blvd. • n u A r,n Tigard,OR 97223 (503)639-4171 Conditions Associated With Case#: SUB2006-10002 Project Name: KRAST PARK SUBDIVISION CURRENT # DESCRIPTION 4111111 STATUS* DATETATUS BY DATE DATE B 1 SHOW ST TREES ON PH DRAWINGS M 5/10/2007 CAC 5/11/2007 CAC 1. Prior to commencing site work,the applicant shall submit PFI construction drawings that indicate the type and location of street trees along the public and private streets(SW Tigard Street and SW Alyne Lane)for the City Forester'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. 2 SUBMIT EROSION/REVEG PLAN M 5/8/2007 CAC 5/8/2007 CAC 2. 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. 3 MEET OFF ST PKG REQUIREMENTS N CAC 11/16/2006 MSB 3. At the time of submittal for building permits for individual homes within the development,the developer shall submit • materials demonstrating that one(1)off-street parking space,which meets minimum dimensional requirements and setback requirements as specified in Title 18,will be provided on-site for each new home. 4 SUBMIT REVISED TREE REMOVAL PLAN M 11/20/2006 CAC 11/20/2006 CAC 4. Prior to site work the applicant shall submit a revised tree removal plan for review and approval by the City Forester. 5 SUBMIT REVISED TREE MIT PLAN M 11/20/2006 CAC 11/20/2006 CAC 5. Applicant shall submit a revised tree mitigation plan for review and approval by the City Forester. 6 SUBMIT CASH ASSURANCE M 11/20/2006 CAC 11/20/2006 CAC 6. Prior to commencing site work,the applicant shall submit a cash assurance,bond,or other means of ensuring compliance with the required mitigation in the value of the caliper inches lost. If additional trees are preserved through the subdivision improvements and construction of houses,and are properly protected through these stages by the same measures afforded to other protected trees on site,the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060.D will be credited against the assurance. The assurance shall be held for two years following the planting of the final mitigation tree. After such time,the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. 7 TREE REMOVAL PLAN M 3/26/2007 CAC 3/26/2007 CAC 7. Prior to commencing any site work,the applicant shall submit construction drawings that include the approved Tree Removal,Protection and Landscape/Mitigation Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices,clearing,grading,and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. 8 INSTALL ALL TREE PROTECTION FNCG N CAC 11/16/2006 MSB 8. Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester 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 location of the trees that were preserved on the lot during site development,location of tree protection fencing,and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the 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 Forester,the tree protection measures may be removed. 9 BI-WKY ARBORIST REPORTS N CAC 11/16/2006 MSB 9. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Forester,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 Ping-CaseConditions.rpt Page 1 of 5 CURRENT STATUS UPDATED vs # DESCRIPTIONS, STATUS* D BY AIM BY 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 Forester 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 Forester 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. 10 CLEAR VISION AREAS M 5/8/2007 CAC 5/8/2007 CAC 10. 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. 11 PFI REQUIRED N KSM 1 1/16/2006 MSB 11. 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). 12 DESIGNATE PERMITEE ON PFI N KSM 11/16/2006 MSB 12. 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. 13 CONSTRUCTION VEHICLE ACCESS AND P N KSM 11/16/2006 MSB 13. 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. 14 SIGNAGE AT SHARED DRIVEWAYS N KSM 11/16/2006 MSB 14. 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. 15 HALF ST IMPROVEMENT-TIGARD ST N KSM 11/16/2006 MSB 15. 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 Tigard Street. The improvements adjacent to this site shall include: A.City standard pavement section for a Neighborhood Route from curb to centerline equal to 16 feet; B.pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C.concrete curb,or curb and gutter as needed; D. storm drainage,including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E.5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer,to be approved by City Engineer; (.underground utilities; J.street signs(if applicable); K.driveway apron(if applicable); and L.adjustments in vertical and/or horizontal alignment to construct SW Tigard Street in a safe manner,as approved by the Engineering Department. 16 TRIM ARBORVITAE FOR SIGHT DIST N KSM 11/16/2006 MSB 16.The applicant shall trim the arborvitae,as outlined in the engineer's preliminary sight distance certification,to provide adequate sight distance. This certification shall consider the existing fencing along SW Tigard Street. 17 PROFILE OF TIGARD ST N KSM 11/16/2006 MSB 17. A profile of Tigard Street shall be required,extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 18 PRIV ST MEETS CITY STANDARDS N KSM 11/16/2006 MSB Ping-CaseConditions.rpt Page 2 of 5 Cc-A /3 aoO(, - 000 SIGN COMPLIANCE AGREEMENT Witnesseth:9 This agreement dated the day of / ` / 20 Qletween the City of Tigard, as a municipality of the State of Oregon, hereinafter termed the "City", and l�ILLS Sc h les in r hereinafter termed the "Developer". KgA 5 T WHEREAS, the Developer has applied to the City for approval of S u 6 1O 0 (P — I 0 0 0 located in Township South, Range One (1) West, Section , Willamette Meridian,Washington County, Oregon, and WHEREAS, the City has adopted standards in the Community Development Code Chapter 18 for signs; NOW,THEREFORE, it is hereby agreed as follows: The Developer agrees that all signage both temporary and permanent will comply with City sign regulations. The Developer further agrees and acknowledges to be responsible for the rectifying of any and all sign regulation violations during the marketing and initial sale of all properties within said development. The Developer further agrees that, should sign regulations be violated, to be subject to all citations that may be issued during the initial sale and marketing of the properties. Developer: By. i The City of Tigard: By: 7 fQ City of Tigard 13125 SW Hall Blvd. UI Tigard, OR 97223 • (503)639-4171 1111 I. FAX TRANSMITTAL T I G A R D Date February 5, 2008 Number of pages including cover 1 sheet To: Miles Schlesinger From: Cheryl Gaines Co: Co: City of Tigard Fax#: 503-968-6400 Fax#: Ph#: (503) 639-4171, Ext. 2437 SUBJECT: SUB2006-10002 Krast Subdivision Miles, Prior to release of building permits you will need to establish tree protection fencing and have your arborist inspect it. Then the arborist will need to provide us with an arborist report. These reports should continue every two weeks through the final inspection of the homes. After your arborist has inspected the fencing, please call our Arborist, Todd Prager, at (503) 718-2700 to schedule his inspection. These things need to be done before building permits can be issued, including the addition for lot 1. There are trees on this site-that is the reason for having the fencing installed. Let me know if you have any questions. TRANSMISSION VERIFICATION REPORT TIME : 01/26/2006 01:05 NAME : FAX . TEL . SER.# : 000G7J417785 DATE,TIME 01/26 01:04 FAX NO./NAME 95039686400 DURATION 00:00:15 PAGE(S) 01 RESULT OK MODE STANDARD ECM Todd Prager From: Todd Prager Sent: Monday, May 19, 2008 11:44 AM To: 'sms @smbuilders.com' Cc: Mike White; Cheryl Caines; Maris Buxton Subject: Tree Protection Fencing Dear Miles, Your project arborist observed problems with the tree protection for the Krast Park Subdivision during his May 6th and May 15th site visits. As we discussed on the phone, your tree protection plan is a condition of approval for this project, and non-compliance with your tree protection plan makes you subject to a stop work order and fines. Please pass this information along to any contractors or subcontractors who may not be aware of the implications of their actions. Sincerely, Todd Prager City Arborist 503 718-2700