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SUB2006-00013
EXPIRED SUB2006 - 00013 CROSS RIDGE ESTATES SUBDIVISION • NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2006-00013 CROSS RIDGE ESTATES SUBDIVISION TIGARL. • 120 DAYS = 7/24/2007 SECTION I. APPLICATION SUMMARY FILE NAME: CROSS RIDGE ESTATES SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2006-00013 Variance (VAR) VAR2006-00091 Variance (VAR) VAR2006-00092 Adjustment(VAR) VAR2007-00008 REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single-family detached residences. The existing site is approximately 1.42 acres. Proposed lots range from 10,006 to 15,439 square feet. An existing single-family home will remain on proposed Parcel 2. Two variances have been requested to reduce the minimum front yard setback from 20 feet to 9.8 feet for the existing residence and to reduce the average minimum lot width from 65 feet to 60 feet for lots 3 & 4. An adjustment to the access spacing standards for a local street has been requested due to existing conditions. The reduction is from 125 feet to 75 feet. APPLICANT: SFA Design Group,LLC OWNER: Ken&Jill Cross Attn: Alex Stout 14175 SW 103'd Ave. 9020 SW Washington Sq.Rd.,Suite 350 Tigard, OR 97224 Portland,OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-3.5;Low DensityResidential ZONE: R-3.5: Low Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 14175 SW 103'd Avenue;WCTM 2S111BB,Tax Lot 2000. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments ; 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.725 (Environmental Performance Standards); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for a Subdivision, two Variances and an Adjustment, subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DEQSION PAGE 1 OF 29 SUB200600013-CROSS RIDGE ESTATES SUBDIVISION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON- SITE IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/OR FILL: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or that at address the following requirements to the CURRENT PLANNINGDIVI ON, 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 site work the applicant must provide a site plan approved by Tualatin Valley Fire and Rescue that meets # 1, #3 and #6 from the Fire Marshal's comment letter dated Apnl 19, 2007 (also at the end of this decision under Section VIII.Agency Comments). 2. 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 103' Avenue and SW A Street) for review and approval by the Planning Division. Spacing of such trees shall be in accordance with Section 18.745.040.C2.0 Of the Tigard Development Code. 3. 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. 4. Applicant shall submit a tree mitigation plan for review and approval by the City's Planning Division. 5. Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the Project Arborist and City Planner (Cheryl Caines) pnor 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. 6. Prior to commencing.site work,the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of tree mitigation required. If additional trees are preserved trough 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 approved 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 approved assurance,for two years following final plat approval. Required stret trees cannot be credited. After such time,the applicant shall pay the remaining value of the approved assurance as a fee in lieu of planting. 7. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the Planning Divisions Project Coordinator 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 Arbonst 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 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 City Staff 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. NOTICE OF DECISION PAGE 2 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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: 8. Prior to commencing onsite improvements, a Public Facility Improvement (PH) permit is required for this project to cover 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 drawing drawinw required by the Building Division and should only include sheets relevant to public improvements. Public aci ity Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at CityIIall and the City's web page (wwwtigard or.gov). 9. The PH 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. 10. 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. 11. The City_Engineer may determine the necessity for,and require submittal and approval of,a construction access and arnn.gg plan for the home building phase. If the CityEngineer deems such a plan necessary,the applicant shall-provide the plan prior to issuance of building permits. 12. 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 103rd Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond-the site frontage; C concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; EL 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 1031 Avenue in a safe manner, as approved by the Engineering Department. 13. A profile of 103rd Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 14. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(S) meet the City's public street standard for a local residential street. 15. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PH) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. NOTICE OF DEQSION PAGE 3 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 16. Final design plans and calculations for the proposed private water op ialiw and detention facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. The plans shall be revised, removing the water quality manhole, and providing an alternate method for approval. 17. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 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: 18. Place a note on the final plat for visual clearance easements to the benefit of to the City of Tigard and that said easements are subject to the City of Tigard Visual Clearance Area standards (Tigard Development Code Chapter 18.795). The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 19. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering. 20. 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. 21. The applicant shall cause a statement to be placed on the final plat to indicate that the four lots from this subdivision and 14155 and 14165 SW 103rd Avenue only have access to the private street. 22. 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 CCSRR's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 23. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 24. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system(GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. 25. 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 rn the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians,at(503) 639-4171,ext.2421). NOTICE OF DECISION PAGE 4 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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 103' Avenue, providing 27 feet from centerline, shall be made on the final plat. E. NOTE: Washinon County will not begin their review of the final plat until they receive notice from the Engineering 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 plat, submit two mylar copies of the final plat for City Engineer s1gnature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT` PLANNINGDIVISION, ATTN: Cheryl Gaines 503-639-4171 EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 26. 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-3.5). 27. 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. 28. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 29. 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. 30. Prior to building permit issuance, 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 arbonst. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 31. Prior to issuance of building permits, visual clearance for driveways intersecting all streets shall be shown on construction drawings for approval during building permitting. 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: 32. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 33. Prior to issuance, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system feature s) in the development, and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). NOTICE OF DECISION PAGE 5 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 34. 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. 35. "NO PARKING" signs shall be installed along the private street on one or both sides and in turnaround as needed. 36. The applicant's engineer shall submit a final sight distance certification for the private street at 103rd Avenue. 37. The applicant shall either place the existing overhead utility lines along SW 103rd Avenue underground as a part of this project,or they shall pay the fee in-lieu of under-grounding. 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 $3,360.00 and it shall be paid prior to issuance of building permits. 38. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a 3-year maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer,for the proposed onsite storm water treatment facility. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shaIl: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080,the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval,the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. NOTICE OF DECISION PAGE 6 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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. C»rve 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, 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. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF DECISION PAGE 7 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description. The applicant is requesting approval for a 4-lot single-family detached subdivision with lots ranging in size between 10,006 and 15,439 square feet 13,116 square feet on average). The subject property is approximately 1.42 acres. The site has an existing residence that will remain on lot 2. A search of city records indicates that the subject parcel had two previous pre-applications but no other land use cases on file. Vicinity Information: The roposed development lies within the city limits of Tigard south of SW McDonald Street and east of Highway 99Wp Properties to the north and west are zoned R-12 (Medium Density Residential) and developed with a mix of single-family and multi-family residences. Zoning to the south and east is R-3.5 (Low Density Residential) like the subject parcel. 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 on the site,visible from the street. The City received one comment letter from attorney, Ron Ferguson representing the interests of Ramona Baurer and Taylor and Tricia Johnson, owners of tax lots 1600 and 1700 immediately to the north. An access easement exists over the south ten feet of the two neighboring properties and the north ten feet of the subject property for a shared driveway. This gravel driveway currently serves as access for all three lots. Mr.Ferguson states the neighbor's concerns over continued access to the sites. The applicant has proposed a new private street on the subject site that will provide access to the proposed parcels and the two neighboring parcels. This street meets the minimum access standard requirements for each parcel. A note on the plat insures access for these two parcels and maintenance will be spelled out in the Covenants,Conditions and Restrictions as spelled out in conditions#22 &23. Other concerns of the neighbors include the location of curb cuts and sidewalks, a provision for future access if the Baurer and Johnson properties are developed, and release of the applicant's entitlements over the neighboring properties. These are all issues not addressed in the Tigard Development Code, and therefore are beyond the scope of this decision. A copy of the comment letter has been passed along to the Applicant so they are aware of the issues. 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 •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 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION The proposal contains no elements related to the rovisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 Manufactured/Mobile Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming 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 Fartitions. 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 15,439 square feet. The minimum lot size of the R-3.5 zoning district is 10,000 square feet. Therefore, none of the proposed parcels are large enough to be re-divided in the future. This standard has been met. Lot Size Averaging: Section 18.430.02 states lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The smallest lot is 10,006 square feet, which is larger than the minimum lot size (10,000 square feet). The average of all lots in the subdivision is 13,115 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. 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 29 SUB2006.00013-QtOSS RIDGE ESTATES SUBDIVISION Floodpplain dedications. Where land filling and/or development is allowed within and adjacent to the 100- year floodplain outside the zero-foot rise floodway,the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain In accordance with the adopted pedestrian bicycle pathway plan. The site is not within nor adjacent to the 100-year floodplain. The nearest floodplain is approximately 3,895 feet to the northeast. The elevation of the nearest floodplain is 146 feet. The lowest elevation of the proposed subdivision is 292 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 X roposed subdivision is for 4 and the sub_ject site is 1.42 acres. The subject property is not within the 100- year oodplain. The subject site is within Zone 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 greater than two years without re-applying for a preliminary plat. The criteria for approving a phased site development review proposal are: The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development. Therefore,this standard does not apply. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The plat name "Cross Ridge Estates" has been approved by the Washington County Surveyor's office and is reserved for this property. See Application for Subdivision Plat Naming dated 11/22/06 by Denette Keenon at the Washington County Surveyor's Office. NOTICE OF DECISION PAGE 10 OF 29 SUB2006-00013-CROSS RIDGE ESTATES 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 UtilityImprovement 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. Two variances and one adjustment have been requested for this application. They are discussed in more detail under the Variances and Adjustments section of this decision. B- APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Variances and Adjustments (18.370) Front Yard Setback The applicant has requested a variance to the front yard setback for lot 2. The existing home on lot one cannot meet the twenty foot setback requirement of the R-3.5 residential zone. This twenty foot setback also applies to the single car garage on the north side. 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 9.8 feet from the street. This is a 51% reduction (10.2 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. Allowance of the variance is not detrimental to the purposes of this title. Even with the front yard setback reduction, the existing home will still be the same distance from the closest existing residences to the north. The placement of the new rivate street is not flexible since it must be placed as far away from the private street to the south (Amanda Court)pas possible. In addition there is an existing shared gravel drive and easement that grants access to two homes north of the site. Even if the street could be placed along the southern boundary, the setback standards could still not be met. The rear yard setback would be less than the 15 feet required. The site is deep and narrow,which limits the subdivision's design. NOTICE OF DECISION PAGE 11 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION The existing home will still be used as a single-family residence. The plan is to construct a new home in the future on lot 2 that will meet the required setbacks. The existing garage will not meet the required 20 foot setback. This requirement provides space for a car to park between the garage and sidewalk/road and not obstruct pedestrian or vehicle traffic. Because parking will not be permitted on the street, the applicant must show one additional off- street parking space. No natural systems exist on the site. An existing access easement for the homes to the north will not be affected since the private street will be in the same location as the existing shared gravel drive. By paving the street, access will be improved. Due to existing conditions, the hardship is not self imposed. These conditions include the location of Amanda Court to the south, the existing access easement for the properties to the north, the location of the existing residence and the shape of the site. Average Minimum Lot Width The applicant has also requested a second variance to reduce the required average minimum lot width. A lot width of 65 feet is required for the R-3.5 zone. The applicant is proposing 60 feet for Lots 3 and 4 only. 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. For similar reasons for the front yard setback variance, the applicant is requesting that the average minimum lot width be reduced on two of the four proposed lots. Allowing the width to be reduced approximatehyfive feet is not damaging to the purpose of the code or properties in the vicinity. The sites to the west and north are zoned at a higher density and improved with apartment complexes. To the south is a small subdivision under the same zoning (R-3.5). The lots will comply with all other development standards required in the R-3.5 zone,including setbacks. Due to the site's deep and narrow shape,the fact that the existing home is to remain, and the private street must be placed on the north side of the property, the applicant is limited in the design options for the site. The site is approximately 121 feet wide,which further constrains the applicant's ability to meet the average minimum lot width. The options for site layout are limited by these factors; all of which are not self imposed. The uses proposed on the site are single-family residences. No physical or natural systems will be affected by this variance. Adjustment to Access and Egress Standards The applicant has requested an adjustment to the minimum access spacing standard for a local street. The reduction is from 125 feet to 75 feet. Section 18.705.020.C.5 states that in all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using the following approval criteria: • It is not possible to share access; • There are no other alternative access points on the street in question or from another street; • The access separation requirements cannot be met; • The request is the minimum adjustment required to provide adequate access; NOTICE OF DECISION PAGE 12 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION • The approved access or access approved with conditions will result in a safe access; and • The visual clearance requirements of Chapter 18.795 will be met. The site is located off SW 103' Avenue, which is a local street. Minimum spacing.of local streets along a local street is 125 feet. The proposed private street (Street A) is located 110 feet south of Driftwood Lane and 75 feet north of Amanda Court. Access is already shared with two existing homes to the north. With the four units proposed, the private street will be serving the maximum number of units, six, allowed by code. The proposed location maximizes the space between the two existing streets nearest the site. It is placed along the northern property line at the furthest most point from Amanda Court; therefore this is the minimum adjustment required. There are no other streets in the area that can provide access. An access report that includes preliminary site distance certification has been provided with the application. The site plan provided does not show the visual clearance triangles; but after reviewing the plan, this requirement can be easily met. Standards for visual clearance are reviewed in more detail later in this decision under the Visual Clearance areas section. Criteria for the access spacing adjustment have been met. Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-3.5: Low Density residential zoning district. The R-3.5 zoning district has the following dimensional requirements: STANDARD R-3.5 Minimum Lot Size Detached unit 10,000 sq. ft. Duplexes N/A Average Minimum Lot Width Detached unit lots 65 ft. Duplex lots 90 ft. Maximum Lot Coverage N/A Minimum Setbacks Front yard 20 ft. Side facing street on corner&through lots 20 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 10,006 and 15,439 square feet (13,115 square feet on average). The average minimum lot width requirement of 65 feet is met for parcels 1 and 2. Parcels 3- and 4 are only 60 feet wide. The applicant has recuested a variance to the standard to allow the narrower width•this variance was discussed previously in this decision. Yie applicant will be required to comply with the setbacks anci 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-3.5). 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 13 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION There is an existing joint access with the two properties to the north of the site. There are two existing 10 foot access easements on each side of the site's northern property line. These two easements provide access to the site and tax lots 1600 and 1700 to the north. The applicant has proposed a 21-foot wide access easement on the site that will include the new private street. The two properties to the north are granted access through this easement and will be able to utilize the private street for access. The applicant will be conditioned to provide copies of the recorded easement and maintenance agreement to satisfy this criterion. All units will access 103` Avenue via the new private street (Tract A). 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 the new private street (Tract A). 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 constructe 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 Tract A. 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. NOME OF DECISION PAGE 14 OF 29 SUB2006 00013-(ROSS RIDGE ESTATES SUBDIVISION Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City-Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. The proposed single-family lots will have access onto Tract A, which is a local street. Therefore, no single-family lot will have direct access to a major collector or arteril. 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 . An Access Report, dated December 29, 2006, was prepared by SAF Design Group, LLC, for this development. The engineer states that sight distance can be met at the proposed intersection of the pnvate street and 103rd Avenue. The designated speed for 103rd Avenue is 25 mph, requiring a minimum sight distance of 250 feet. The sight measured sight distance from the proposed private street is approximately 420 feet to the south and 398 feet to the north,thereby exceeding this criterion. The applicant's engineer shall, upon completion of half-street improvements, submit a final sight distance certification for the private street at 103rd Avenue. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The roposed private street is only 110 feet from Driftwood Lane to the north and 75 feet from Amanda Court to the south,therefore the applicant has applied for an adjustment to the 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. 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 phas e. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore,this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; 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: NOTICE OF DEQSION PAGE 15 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION • A circular, aved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. The .proposed private street will exceed 150 feet. A turnaround has been provided, but it does not meet the requirements of Tualatin Valley Fire and Rescue as indicated in the comments provided by Fire Marshal, John Dalby. 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 are not completely met, but can be as conditioned. CONDITION:Prior to site work the applicant must provide a site plan approved by Tualatin Valley Fire and Rescue that meets # 1,#3 and#6 from the Fire Marshal's comment letter dated April 19,2007. 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 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 ermitted on the site is based on the net developable area, subtracting sensitive land areas land dedicated to public parks,land dedicated for public right-of-way,land for private streets,and the existing dwelling site from the total site area. Of the total site area (61,816 square feet), 9,252 square feet will be dedicated to public and private streets. The existing house site is 15,439 square feet based on the site plan. The resulting net area is 37,125 square feet. Therefore the maximum number of additional lots permitted on this site is 3 and the minimum number of additional lots is 2. The applicant calculates the maximum and minimum as 4 and 3 additional lots respectively by rounding up. Density is not rounded up because the Comprehensive Plan density would then be marginally exceeded. Regardless; the applicant's proposal to create 3 additional lots for single-family detached homes meets the maximum and minimum density requirements of the R-3.5 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. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water(steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. NOTICE OF DECISION PAGE 16 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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 an point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project,which is permitted within the R-3.5 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 new, private street running east-west that will connect to SW 103'1 Avenue. According to the standard, any street or driveway more than 100 feet in length must provide street trees in accordance with Section 18.745.040.0 The applicant has provided a tree plan that shows street trees to be planted along all street frontages. The proposed tree species are Paperbark Maple and English Hawthorn. Hawthorn trees are not on the City's street tree list. The applicant is required to provide the City with a revised street tree plan for review and approval by the City Arborist. The plan must be in compliance with Section 18.745.040.C2.0 of the Tigard Development Code. 18.745.030.C.Installation Requirements The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects'Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting rees based on the soil volume and size at maturity. Additionally,there are directions for soil amendments and modff ications. 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 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. NOTICE OF DECISION PAGE 17 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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. 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. Plans rovided by the applicant show street trees. Only one species is found on the City's approved Street Tree List. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. This requirement has not been met. In order to develop tree species diversity the guidelines outlined above under Landscaping and Screening 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 barriers and states within the narrative that disturbed areas will be re-planted or covered per Clean dater Services standards. Final erosion control plans will need to show methods re-planted 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 indicate the and location of street trees along the public and private streets (SW 103`1 Avenue and SW A Street) for review and approval the Planning Division. Spacing of such trees shall be in accordance with Section 18.745.040. 2.0 of the Tigard Development Code. NOTICE OF DEQSION PAGE 18 OF 29 SUB2006 00013-CROSS RIDGE ESTATES SUBDIVISION • Prior to commencing site work, the applicant shall submit an erosion control plan that shows and describes methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765 Table 18.765.2- requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. The proposed project will create 4 lots for single-family dwellings. Although plans are not proposed with this time,the applicant states that each residence will include at least a two car garage. Submittals of detailed plans for the construction of homes within the development are not necessary at this time. Table 18.765.2 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 garages to property lines in all residential zones. The existing residence is being granted a setback variance for the single car garage. To ensure that the new 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 p space, which meets minimum dimensional requirements and setback requirements as requirements in de 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 staff policy,all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of building permits,the developer shall sign a copy of the City's sign compliance agreement. Tree Removal(18.790): Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all trees on the site, a program to save existing trees over 12-inch diameter at breast height (dbh) or mitigate for their removal identification of trees to be removed, and a protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. As required for subdivisions, the applicant submitted a tree plan conducted by Walt Knapp, 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 19 OF 29 SUB200600013-CROSS RIDGE ESTATES 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. There are a total of 7 trees on site greater than 12 inches which are subject to mitigation. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. The arborist states there are 7 viable trees greater than 12 inches, but including tree #5479 there are 8 viable trees. Of these eight trees, four are being remove According to the mitigation schedule above,50% of the diameter inches must be mitigated. The sum total of diameter inches of the trees which will be removed is 78. The amount of tree mitigation inches required for this project is 39 inches. 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($4,875.00). Any tree mitigation plan must be approved by the City Planning Division. Mitigation was addressed in the arborist report stating that the applicant may plant two inch trees or pay the fee in-lieu to meet the mitigation requirements. A revised mitigation plan is being conditioned for approval by the City. 3. Identification of all trees which are proposed to be removed; All of the trees proposed to be removed are identified in the applicant's survey. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The guidelines for tree protection 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. The Arborist Report shows four of seven trees over 12 inch caliper will be retained on the site. By Staff calculations four of eight trees over 12 inch caliper will be retained. Either way,the retention rate is between 50 and 75%,so the applicant must mitigate for 50% of-the inches lost. Of the trees to be retained, one is located on future lot 3 and the three others are on future lot 1. 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: • The applicant shall submit a tree mitigation plan for review and approval by the City's Planning Staff. • Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the Project Arborist and City Planner (Cheryl Gaines) 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. • Prior to commencing site work, the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of mitigation required. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the approved assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be NOTICE OF DEQSION PAGE 20 OF 29 SUB2006-00013-(ROSS RIDGE ESTATES SUBDIVISION credited against the approved assurance, for two years following final plat approval. Required parking lot anal landscape trees cannot be credited. After such time,the applicant shall pay the remaining value of the approved assurance as a fee in lieu of planting. • 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 aborist 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 Planning Division s Project Coordinator 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 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 City Staff 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. • Deed Restriction: Prior to issuance of building permits, 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 aborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has not shown the vision clearance areas at the intersection of private Street "A" and SW 103' Avenue on the proposed Site Development Plan. Vision clearance triangles for neighboring driveways should also be considered. All future buildings will be reviewed for compliance during the building permit phase,this standard can be met conditionally. FINDING: The proposed vision clearance areas do not meet the standard outlined in 18.795.040.B. CONDITIONS: • Place a note on the final plat for visual clearance easements to the benefit of to the City of Tigard and that said easements are subject to the City of Tigard Visual Clearance Area standards (Tigard Development Code Chapter 18.795). • Prior to issuance of building permits, visual clearance for driveways intersecting all streets shall be shown on construction drawings for approval during building permitting. NOTICE OF DEQSION PAGE 21 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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 103rd Avenue,which is classified as a Local Street 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 assessors map. The applicant should dedicate the additional right-of-way (ROW) to provide 27 feet from centerline. SW 103rd Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should construct halt-street improvements in accordance with Figure 18.810.4.A of the Tigard Community Development Code. 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 diat where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has provided a circulation plan. Due to existing development there are no opportunities to extend the street. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The private street connects to 103rd Avenue, a local street. This private street cannot be extended or connected to other streets due to existing development of two large apartment complexes to the north and west and existing subdivisions to the south. NOTICE OF DECISION PAGE 22 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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 half-street improvement along the 103rd Avenue frontage has a proposed grade just under 12%, thereby meeting this criterion. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments,mobile home parks, and multi-family residential developments. The applicant has proposed to construct a private street to serve the four lots of this development and the homes at 14155 and 14165 SW 103rd Avenue. Any future development of these properties will be required to provide alternate access. No other lots shall be granted access to this private street. There is no parking allowed on the private street and the applicant shall install"NO PARKING" signs prior to issuance of building permits. The applicant shall place a statement on the face of the final plat indicating the private street will provide access to the four lots in this development, 14155 and 14165 SW 103rd Avenue only. The applicant shall place a statement on the face of the final plat indicating the private street 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 rivate property owners are to maintain the private street. 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 2,000 feet measured along the right-of-way line except: ♦ Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or, ♦ For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The applicant cannot provide any street connections to meet block sizes. Due to existing development, there is no opportunity to create a smaller block size. This standard has been met. 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-3.5 zoning district is 10,000 square feet. Based on the standard above, none of the proposed parcel depths 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). Only parcel 2 is more than 1.5 times the minimum lot size (15,439 square feet). The depth of the lot is approximately 86 feet The average minimum lot width is 65 feet. Therefore, this standard is met because 1.5 x 65 = 97.5 feet. 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 have at least 25 feet of frontage. This standard is met. NOTICE OF DECISION PAGE 23 OF 29 SUB2000-00013-CROSS RIDGE ESTATES SUBDIVISION Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 5 foot public sidewalk along their 103rd Avenue frontage. The plans aiso show a 5 foot sidewalk along one side of the private street. This criterion is met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the compre hensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projectedby the Comprehensive Plan. The applicant's plans show a public sanitary sewer main extension in the private street from 103rd Avenue to serve this development. 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 an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to-Fanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff wiIl be permitted to discharge without detention. The applicant's plans indicate they will provide on-site detention by installing an underground pipe. The engineer has submitted the stormwater calculations for detention with this application. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and NOTICE OF DECISION PAGE 24 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION ♦ The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and ♦ Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take 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-g rounding would result in the placement of additional polesz 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 103rd Avenue. If the fee in-lieu is proposed, it is equal to $35.00 er lineal foot of street frontage that contains the overhead lines. The frontage along this site is 96 lineal feet;therefore the fee would be $3,360.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: A letter from Tualatin Valley Fire & Rescue, dated February 16, 2007, in reference to this subdivision. The requirements of this letter are incorporated into this decision. Public Water System: The City of Tigard provides service in this area. The applicant's plans show four- 1 inch water meters to be installed at the west ROW line of 103rd Avenue. Storm Water Quality: The City has agreed.to enforce Surface Water Management(SWM) regulations established by Clean Water Services (CWSJ Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plans show a water quality manhole for treatment. The City, in cooperation with CWS, is requiring the storm sewer main in the private street to be a public line with the associated public easement. Because of this change the stormwater manhole will not be allowed for water quality treatment. The applicant's engineer shall revise the plans and calculations to provide another means of treatment, i.e. pond, swalet vault with filters or catch basins with filters. These plans and calculations shall be submitted to the City's Engineenng Department for review and approval prior to issuance of permits. 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. NOTICE OF DECISION PAGE 25 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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 wiIl be raded to insure that surface drainage is public to the street or a puc storm drainage system approved by the-Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the fproposed grading slope construction. The recommendations of the report will need to be incorporated into the inal grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 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. In addition, the applicant's as-built drawings shall be tied to the GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes,catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAIL 83 (91). D. - IMPACT STUDY 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 ioublic 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 Windings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. NOTICE OF DECISION PAGE 26 OF 29 SUB2006.00013-CROSS RIDGE ESTATES SUBDIVISION 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. "A" Street will connect to SW 103`d Avenue. Because the proposed subdivision is only for four (4) lots, traffic from the development will not increase the impact on the existing street system to unexpected or unacceptable levels. Storm water from the project will be directed to a private water quality facility(manhole) in theprivate street. Sanitary and water service will be provided by extending and connecting to existing lines within 103 Avenue. 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 11F-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 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$9,060 ($3,020 x 3 dwelling units). TIF credits are issued at the time of building.permit for the one existing home. Based on the estimate that total F 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 $28,312 ($9,060 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 $9,060,the unmitigated impact has an estimated value of $19,252. Given that the estimated cost of the dedication is $2,427 (809 square feet x$3.00/square foot) and half- street improvements along SW 103`d Avenue are $19,000 (95 lineal feet x$200.00/lineal foot. Estimated Value of Impacts Full Impact $ 28,312.00 Less'11F Assessment Less TIF Assessment -$ 9,060.00 Less Mitigated Costs -$ 21.427 00 Estimated Value of Unmitigated Impacts $ - 2,175.00— The total value of these improvements and right-of- way dedication is greater than the total value of the projected impacts. However, the dedication and improvement of SW 103 Avenue is required to meet the street improvement requirements of 18.810.030. In addition, the applicant has proposed making these improvements. Therefore, although the exactions are not proportionate, they are necessary for approval of the proposed development. SECTION VII. OTHER STAFF COMMENTS The City of Tigai rd Police Department requested a monument to be installed on the private street identifying the house numbers. his has been conditioned. The City of Tigard Public Works Department, City of Tigard Building Division has reviewed the proposal and has no objections to it. SECTION VIII. AGENCY COMMENTS Clean Water Services has reviewed the proposal. Comments have been incorporated into the decision and conditions. Comcast Cable has reviewed the proposal and has no objections to it. NOTICE OF DECISION PAGE 27 OF 29 SUB200600013-CROSS RIDGE ESTATES SUBDIVISION Tualatin Valley Fire and Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.2. The turnaround shown on the submitted drawings does not meet our minimum design criteria. 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access maybe modified as approved-by the fire code official. (IFC 503.1.1) 3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. -Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 26 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more,parking is not restricted. (IFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 4) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or-less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Sins shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (1 'C D103.6) 5) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weighty.You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) 6) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade ot 15% maybe allowed. Adequacy of fire apparatus access shall be evaluated from the point beginning at the first due fire station to a point within 150 feet of all structures within the development. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (IFC 503.2.7 &D103.2) p Access to the site exceeds the fire district maximum grade restriction. 7) 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) s) 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) 9) KNOX BOX: A Knox Box for access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (IFC 506) NOTICE OF DEQSION PAGE 28 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 17, 2007 AND EFFECTIVE ON JUNE 2, 2007 UNLESS AN APPEAL IS FILED. & eal: 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 anyparty during the appeal hearing,subject to any additional rules of procedure that may be adopted-from time to time by the appellate body. ITHE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 1, 2007. estions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon at (503) 639-4171. C"`�"�¢', May 16 ,2007 PREPARE BY: Cheryl Caines DATE Assistant Planner Air:.■IgIF , . _17/ May 16,2007 ' APPRO D B : ' c ar• Be' •o DATE Planning Mr.ger NO IICE OF DECISION PAGE 29 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION CITY of TIGARD .i.N10.40VGEOGRAPHIC INFORMATION SYSTEM MIN ' f VICINITY MAP IIIR I AR ," GARDEN PARK • WA SUB2006-00013 �` VAR2006-00091 TI '� HILL VIEW S VAR2006-00092 _ 1111 '. _ VAR2007-00008 �� .111111111111 111 CROSS RIDGE �a irirlil ESTATES tt SUBDIVISION c - III VA _ _ LEGEND: • Alt ' 0 'T SSITE UBJECT 6-x /z�N o f.. 4 . . I F ��r ��� / °g R < � �; .V IT --- ,.1117 . 841 _ 6,.%> ti M ° ° �� VIEW TERR �gEEF eENO�" • RHAM • i, g °gOLTERR �I 0 •Tigard Area Map I. °o N 4 7' — 1 ' i I EZ$T --- 0 100 200_ 300 400 sl Feet QI� J 1'=387 feet 11111•110 1 CANT _ ■ ! r ■ I , I=• EN PEMBROOK ST T I c;A It D MO ••_ •_ Information on this map is for general location only and MIII :— should be verified with the Development Services Division. "„ III 13125 SW Hall Blvd Mill Tigard,OR 97223 IN CO ®m ■ 7 _ (503)639-4171 MURDOCK ST I \ http:Nwww.ci.tgard.or.us Community Development Plot date:Mar 30,2007;C:\magic\MAGIC03.APR CROSS RID ESTATES �.-�� ��. � -_:. ,�. , �a : GE ._ .. , . . 1.• A 4-LOT SUBDIVISION OF TAX MAP 2S1 11 BB, TAX LOT 2000 �tO ' [2-1r=7, ✓s�.r�.zY� 7.l-•A -- 1-11 °' 1 I &• A . _L Lk-, IL L� wra -'t OWNER/APPLICANT: SITE INFORMATION: -*- r -7,...1, --,..,&-,7.,..,r-- KEN AND JILL CROSS JURISDICTION: CITY OF TIGARD TAX MAP: T2S RI W SEC I IBB _€ 1 -.t ft 14175 SW 103rd AVE ZONING: R-3.5 EXISTING TAX LOT: 2000 s �"i'�"1L1 1 f i , TIGARD,OR 97224 AREA: 1.42 ACRES PROPOSED M OF LOTS: 4 •i -/7; =y. 1V14717:' PHONE:(503)624-1659 / "� BENCHMARK:WASHINGTON COUNTY BENCHMARK NO.489. AN OSHD BRASS DISC .3� C"1 ' ` ' t PLANNING/ENGINEERING/SURVEYING: STAMPED"R 209 1934"ABOUT I MILE SOUTH WEST OF TIGARD. 0.1 MILES >�?5 ` ,- l'.'./ :r__.r?�' SEA DESIGN GROUP,LLC NORTHEAST OF MCDONALD ST. LOCATED IN THE SOUTHWEST SIDE OF OF THE l ✓, ` ` L-� ` 9020 WASHINGTON SQUARE RD,SUITE 350 SECOND STEP OF THE TIGARD GRANGE HALL NORTHWEST ENTRANCE. - \t ("" •IL�'���'r• = PORTLAND,OR 97223 ELEVATION:269.31' . • •' c rnr -'lrr4" 783! PHONE:(503)641-8311/FAX:(503)643-7905 VICIN�ry MAP CONTACT: MATTHEW SPRAGUE/BRENT FITCII/ HOUSE HOUSE % HIS JOHN WADE U %////////////_////, a_ r w ¢ I I = f _ 17 I XISTING 10'DRIVEWAY I Z I EASEMENT r 'Q I M N89'38'131 542.46' T § ______________—_316.22_____�__—_r____}d = f� ({[� EXISTING 15' 69.30' , 36.54 TRACT 'A' 219 24 6744 SF O I n- U WATER LINE o EASEMENT ea?, "-' -—- PRIVATE STREW" _ _ _1 _ _ NMI I j $ llTiiiiiiiEZl[E31 ME111ilii/I ■iiiiiiiiiifQioasiAi■iiii 4 ...woo r 12.892 SF il7t%lai8/��.Q •� u.s• 9.e' I- 1 09' I G EXISTING HOUSE I r 46, 4 0 REMAIN r. 1 -'I_____—__ 182.08____—-_ __'1/' V ,.....,......,,,,,,,,,,,,,./.4 iiii 1 21' j I ■ / i 14 ^• 20'-, 2 u 2 i iS 10,006 SF Wi 1 1 m 15,439 SF rii I 7'ROW DEDICA LION i II �p + ' ' i r n 3 12).05 r„gip clHn 14,125 SF I tO - 264.13 - 1 - �_� -------- � _=s�74'_!= - PRIVATE STREET) - I 227.60' _ _ -_ 564'4023 W - I 589'3 58 S-W 253.02x—--—- S.W.AM ANOA COURT - ...�i--- -----_ ------- i -- _ _- w r /7 . ------/ / / \ I I ∎ K/ / / , 7 1 I / _ / / SHEET INDEX i1 '�/I \\ \�\ 1 PRELIMINARY PLAT . ”4si 1 4 j 3 \ 2 EXISTING CONDITIONS rl �I QI� 2 \ 4 ) ., 3 PRELIMINARY TREE PRESERVATION/ 4 q.I I GRADING/EROSION CONTROL PLAN ` i E 3 GRAPHIC SCALE S 5I L i i t 4 PRELIMINARY STREET/UTILITY PLAN I I IM1 4A PRELIMINARY STREET PROFILE .- if n L - 5 AERIAL PHOTO/CIRCULATION PLAN EI R I E W 0 O D q " MOW OMB OM "a ....e • MI I.-411 • • REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: 5/14/07 TO: Cheryl Gaines, Assistant Planner FROM: Kim McMillan, Development Review Engineer RE: SUB2006-00013 Cross Ridge Estates Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. An Access Report, dated December 29, 2006, was prepared by SAF Design Group, LLC, for this development. The engineer states that sight distance can be met at the proposed intersection of the private street and 103`d Avenue. The designated speed for 103rd Avenue is 25 mph, requiring a minimum sight distance of 250 feet. The sight measured sight distance from the proposed private street is approximately 420 feet to the south and 398 feet to the north, thereby exceeding this criterion. The applicant's engineer shall, upon completion of half-street improvements, submit a final sight distance certification for the private street at 103rd Avenue. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The proposed private street is only 110 feet from Driftwood Lane to the north and 75 feet from Amanda Court to the south, therefore the applicant has applied to an adjustment to the 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: ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 1 Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54 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 103rd Avenue, which is classified as a Local Street 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 103rd Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements in accordance with Figure 18.810.4.A of the Tigard Community Development Code. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has provided a circulation plan. Due to existing development there are no opportunities to extend the street. Street Alignment and Connections: ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 2 Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The private street connects to 103rd Avenue, a local street. This private street cannot be extended or connected to other streets due to existing development of two large apartment complexes to the north and west and existing subdivisions to the south. 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 half-street improvement along the 103rd Avenue frontage has a proposed grade just under 12%, thereby meeting this criterion. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant has proposed to construct a private street to serve the four lots of this development and the homes at 14155 and 14165 SW 103rd Avenue. No other lots shall be granted access to this private street. There is no parking ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 3 allowed on the private street and the applicant shall install "NO PARKING" signs prior to issuance of building permits. The applicant shall place a statement on the face of the final plat indicating the private street will provide access to the four lots in this development, 14155 and 14165 SW 103`d Avenue only. The applicant shall place a statement on the face of the final plat indicating the private street 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. These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 4 Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 5 foot public sidewalk along their 103rd Avenue frontage. The plans also show a 5 foot sidewalk along one side of the private street. This criterion is met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plans show a public sanitary sewer main extension in the private street from 103rd Avenue to serve this development. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 5 Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate they will provide on-site detention by installing an underground pipe. The engineer has submitted the stormwater calculations for detention with this application. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 6 • 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 103rd Avenue. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 96 lineal feet; therefore the fee would be $ 3360.00. Fire and Life Safety: A letter from Tualatin Valley Fire & Rescue, dated February 16, 2007, in reference to this subdivision. The requirements of this letter are incorporated into this decision. Public Water System: The City of Tigard provides service in this area. The applicant's plans show four- 1 inch water meters to be installed at the west ROW line of 103rd Avenue. 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 ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 7 require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plans show a water quality manhole for treatment. The City, in cooperation with CWS, is requiring the storm sewer main in the private street to be a public line with the associated public easement. Because of this change the stormwater manhole will not be allowed for water quality treatment. The applicant's engineer shall revise the plans and calculations to provide another means of treatment, i.e. pond, swale, vault with filters or catch basins with filters. These plans and calculations shall be submitted to the City's Engineering Department for review and approval prior to issuance of permits. 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. ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 8 The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 9 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, public utility extensions and any work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of 103`d Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 10 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 103rd Avenue in a safe manner, as approved by the Engineering Department. A profile of 103rd Avenue 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 and detention facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. The plans shall be revised, removing the water quality manhole, and providing an alternate method for approval. 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 SUB2006-00013 Cross Ridge Estates PAGE 11 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to final plat approval, the 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. The applicant shall cause a statement to be placed on the final plat to indicate that the four lots from this subdivision and 14155 and 14165 SW 103rd Avenue only have access to the private street. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 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. ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 12 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 103rd Avenue, providing 27 feet from centerline, shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 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. ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 13 "NO PARKING" signs shall be installed along the private street on one or both sides and in turnaround as needed. The applicant's engineer shall submit a final sight distance certification for the private street at 103rd Avenue. The applicant shall either place the existing overhead utility lines along SW 103rd Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 3360.00 and it shall be paid prior to issuance of building permits. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a 3-year maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 14 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 Recordinn: 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 ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 15 In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 16 No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS SUB2006-00013 Cross Ridge Estates PAGE 17 II I REQUEST FOR COMMENTS DATE: April 3,2007 TO: Mark Vandomelen, Plans Examination Supervisor FROM City of Tigard Planning Division STAFF CONTACT': Cheryl Gaines Assistant Planner(x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:cherylc @ tgard-or.gov SUBDIVISION (SUB) 2006-00013/VARIANCE (VAR) 2006-00091 &92/ ADJUSTMENT (VAR) 2007-00008 - CROSS RIDGE ESTATES SUBDIVISION - REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single-family detached residences. The existing site is approximately 1.42 acres. Proposed lots range from 10,006 to 15,439 square feet. An existing single-family home will remain on proposed Parcel 2. Two variances have been requested to reduce the minimum front yard setback from 20 feet to 9.8 feet for the existing residence and to reduce the average minimum lot width from 65 feet to 60 feet for lots 3 &4. An adjustment to the access spacing standards for a local street has been requested due to existing conditions. The reduction is from 125 feet to 75 feet. LOCATION: 14175 SW 103rd Avenue; Washington County Tax Map 2S111BB, Tax Lot 2000. ZONE: R-3.5: Low Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes 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, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 17, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: ?r 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: M14v x271-1 Tvoopt Tualatin Valley R6Ct- Citip Fire & Rescue APR April 19, 2006 P C/7-y_ r 9 200? Cheryl Caines, Assistant Planner CANN/NG'FbG/,V. 0 City of Tigard Planning Division FANG 13125 SW Hall Boulevard Tigard. OR 97223 Re: SUB 2006-00013 Cross Ridge Estates 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) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.2.5) The turnaround shown on the submitted drawings does not meet our minimum design criteria. 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system. the requirements for fire apparatus access may be modified as approved by the fire code official. (IFC 503.1.1) 3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 26 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (IFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 4) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (IFC D103.6) 5) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) :North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com Tv At Tualatin Valley Fire & Rescue 6) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. Adequacy of fire apparatus access shall be evaluated from the point beginning at the first due fire station to a point within 150 feet of all structures within the development. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the• provisions of ORS 455.610(5). (IFC 503.2.7 & D103.2) a cA,ems, .,, ,e3F •� Access to the site exceeds the fire district maximum grade restriction. S.,,�ya.2;�,... 7) 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) 8) 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) 9) KNOX BOX: A Knox Box for access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (IFC 506) We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree with, or wish to discuss further, please call me. Sincerely, John K . Dalby John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 (503) 356-4723 North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com I RON FERGUSON, P.C. Ron Ferguson Attorney at Law Facsimile: (503) 691-2694 Tualatin Park Offices MAILING ADDRESS: Gregory L. Hawkes 8555 SW Tualatin Road PO Box 909 1978-2003 PO Box 909 Tualatin, OR 97062 Tualatin, OR 97062 (503) 692-5350 RECEIVED PLANNING April 13, 2007 APR 1 7 Z007 CITY OF TIGARD Cheryl Caines Assistant Planner City of Tigard 13125 SW Ha11 Blvd. Tigard, OR 97223 Re: File Nos: Subdivision (SUB)2006-00013 Variance(VAR)2006-00091 Variance (VAR)2006-00092 Adjustment (VAR) 2007-00008 Ms. Caines: This office represents the interests of Ramona Baurer, who owns property commonly known as 14165 SW 103rd., Tigard, Oregon 97224 (Baurer Property),and Taylor and Tricia Johnson, owners of real property commonly known as 14155 SW 103rd, Tigard, Oregon 97224 (Johnson Property). The Baurer Property and the Johnson Property are adjacent to the property commonly known as 14175 SW 103rd , Tigard, Oregon(Cross Property), and the property subject of the above- referenced subdivision and variance files. As you are probably aware, an access easement exists for the benefit of the Baurer, Johnson, and Cross Properties. The easement, a total of 20 feet in width, has 10 feet located on the southern boundary of the Baurer and Johnson Properties, running east-west, and 10 feet on the northern boundary of the Cross Property, running east- west. A copy of that easement is enclosed for your reference. Historically,this gravel driveway has served as access to all three parcels. It is my understanding that some utilities may also be located within a portion of this easement. In reviewing the Notice of Pending Land Use Application, and related documents, it appears the applicants are intending to create a "private street" which will service as access to the four lots, subject of the Application, as well as access to both the Baurer and Johnson Properties. I note that some of the commentary suggests that the property owners "utilize a joint gravel driveway in the location where the new private street is proposed . . ., but the private street is to be constructed wholly on the applicant's property." We are assuming that what is contemplated is that the new "private street", 20 feet in width,will now be located completely along the northern boundary of the Cross Property, which would include the 10 feet subject to the existing easement, and an additional 10 feet. Therefore, as noted, a reciprocal access easement over the r April 13, 2007 Page 2 additional 10 feet located on the Cross Property will be necessary to continue to assure access to the Baurer and Johnson Properties. I assume maintenance by the new owners will be addressed. We would also hope that if curbs are installed next to the private roadway, the curb cuts will be made in a manner and location agreeable to my clients, so as not to adversely impact their ability to access their property. We would not expect sidewalks to be located on the north side of this private roadway, and I am informed that the sidewalks, if any, will be located on the south side of the private roadway. If this assumption is in error, that matter will need to be addressed. Finally, we would request that the reciprocal access easement specifically provide that it is for access to both the Baurer and Johnson Properties,as it currently exists, or as it may be developed in the future. There are no restrictions to use and development in the current easement, and we would expect those entitlements to remain in the newly-drafted Reciprocal Access Easement. Realizing that in the development of either the Baurer or Johnson Properties, it may require modification to the access road, because the number of residential units may increase over six units, we would request that provisions be made that any future development of the Baurer or Johnson Properties allow for the incorporation of the existing private road into the access plan required for such future development. To assist in this goal, and because the Cross Property requirements of the access over the northerly portion of this access easement, located on the Baurer and Johnson Properties, is not longer required, we would request that the applicants release their entitlements over that portion of the easement located on the Baurer and Johnson Properties. If you require anything further, or have any questions,please feel free to contact my office. Respectfully, RON FERGUSON, P.C. Ron Ferguson RF:ph Encl. 4954 EASEMENT IT IS AGREED BY AND BETWEEN, ELDON F. BAURER and RAMONA BAURER, husband and wife, STEWART H. MILNE and DONNA M. MILNE, husband and wife, and CHARLES BERNARDS and AGNES BERNARDS, husband and wife, WITNESSETH, That each of the above named parties have an interest in the following described real property in the County of Washington, State of Oregon, as described on the attached Schedule "A" which schedule is by this reference incorporated herein and made part hereof. And that the parties hereto are desirous of creating a common driveway between said real property for the benefit of each of them. NOW THEREFORE, the parties agree with the other as follows: That a easement for a common driveway is hereby created over the South 10 feet of said MILNE tract and the South 10 feet of said BAURER tract, and the North 10 feet of the East 294..78 feet of said BERNARDS tract for the purpose of creating a common driveway 20 feet in width for the benefit of all three of said parties; That this easement is superior and paramount to the right of any of the parties hereto in the respective servient estate so created, and that it is a covenant running with the land. IN WITNESS WHEREOF, the parties have hereunto set their hands this g day ofd 1970. z.A Ag,e,4 /L,-) / . // 4 ; • / r" , SUBSCRIBED and SWORN to before 1 - his (10 day of tray, 1970. '.';'`. NOTM PUBLIC FOR OREGON �.� My Commission Expires : ;ill ; M CAGE 807 7O 1 �:;w AK •r ,, LAW OFFICE GLENN WALKER SSTS• W.CENTER STREET TIGARD.OREGON r . 4954 EXHIBIT "A" PARCEL I. - ELDON F. BAURER and RAMONA R. BAURER The South 147.80 feet of the following described property: All of Lot 1, Tigardville Heights, SAVE and EXCEPT the following described tract: Beginning at the Northwest corner of Lot 1 of Tigardville Heights , a duly recorded subdivision in Washington County, Oregon, said beginning point being the Northwest corner of Section 11, Township 2 South, Range 1 West, Willamette Meridian, Washington County, Oregon; running thence North 89°38' East along the North line of said Lot 1 a distance of 451.66 feet to a point from which an iron pipe bears South 1°19 ' West 20 feet; thence South 1°19' West 20 feet; thence South 1°19' West 240 feet to an iron pipe; thence South 89°38' West parallel with the North line of said Lot 1, a distance of 184 .78 feet to an iron pipe; thence South 1°19' West parallel with the West line of said Lot 1, a distance of 206.16 feet to an iron pipe on the South line thereof; thence South 89°38' West 266 .88 feet to an iron pipe marking the Southwest corner of said Lot 1; thence North 1°19' East 446 .16 feet to the place of beginning. PARCEL II. - STUART H. MILNE and DONNA M. MILNE A parcel of land in TIGARDVILLE HEIGHTS, a duly recorded subdivision in Washington County, Oregon, more particularly described as follows: Beginning at the Northwest corner of that certain tract of land conveyed to Stuart Milne, et ux, by deed recorded in Book 479, Page 275 and running thence Easterly along the North line of said tract to the Southwest corner of a secoond tract conveyed to Stuart Milne, et ux, by deed recorded in Book 707, Page 429 ; thence South 1°42'50" West, 7 feet to a point; thence North 89°38-' East, 110.79 feet to a point on the East line of said lot 1; thence South 01°19' West, 147.80 feet along the East line of said Lot 1 to the Southeast corner thereof; thence South 89°38' West, 157.39 feet along the South line of said Lot to an iron rod; thence North 01°19' East, 147.80 feet along a line parallel to the East line of said lot to an iron rod and the true point of beginning, PARCEL III. - CHARLES J. BERNARDS and AGNES MARIE BERNARDS Beginning at the Northwest corner of Lot 2 of the Plat of TIGARDVILLE HEIGHTS in Washington County, Oregon, and running North 89°30' East along the North line of said Lot, 543.4 feet to the West line of the County Road; thence Southerly along said West line as follows: South 1°19' West 78.8 feet; thence South 23°04' West 18.97 feet; thence leaving said road and running South 84°43' West 287.47 feet; thence South 89°39' West 250.45 feet to the West line of said Lot; thence North 1°19 ' East along said West line 120 .88 feet to the place of beginning; being a part of said lot number 2 of said TIGARDVILLE HEIGHTS. STATE OF OREGON ss County of Washington /EL.Liotiti: INDEXED I, Roger Thomssen, Director of Records and Elections and Ex-Officio Recorder of Con- veyances for said county, do hereby certify that the within instrument of writing was received and recorded in book of records 7/V No. of said County BflfK 784 PAGE VOLT Witness my hand and seal affixed. J4,.( ROGER THOMSSEN, Director of EXHIBIT "A" Records & E c ns ZJ 3 ca Ch '?g"`" CleanWater Services RECEIVED PLANNING Unr c��tninifincnl i, cic�ir. R APR 2 c 2007 CITY OF TIGARD MEMORANDUM DATE: April 17, 2007 FROM: Bill is ler, Clean Water Services TO: Cheryl Gaines, City of Tigard SUBJECT: Review Comments—SUB 2006-00013, Cross Ridge Estates Subdivision GENERAL COMMENTS • This Land Use Review by Clean Water Services (District) does not constitute approval of storm or sanitary sewer compliance with the NPDES permit held by the District. The District, prior to issuance of any connection permit, must review and approve final construction plans. • All provisions of the development submittal shall be in accordance with current Clean Water Services (CWS) Design and Construction Standards, presently Resolution and Order No. 04- 09 (R&O 04-09), the Erosion Prevention and Sediment Control Manual, December 2000 edition, and all current Intergovernmental Agreements between the City and CWS. • Final construction plans must be reviewed and approved by CWS for conformance with current Design and Construction Standards. A Stormwater Connection Permit shall be issued by CWS prior to construction. SANITARY SEWER • As proposed, a public sewer extension shall be required in accordance with current CWS Design and Construction Standards. A public sewer easement shall be required over the entirety of Tract"A". • Each lot created by this Partition shall be provided with a gravity service lateral and direct connection to the public sanitary sewer. The service lateral must connect directly to a public sewer located within public right-of-way or public sewer easement and adjacent to the parcel. The service lateral cannot cross an adjacent parcel. STORM DRAINAGE AND WATER QUALITY • Each parcel shall be provided with an individual connection to a public storm conveyance system. The proposed storm sewer and detention pipe proposed to be constructed within 2550 SW Hillsboro Highway• Hillsboro,Oregon 97123 Phone: (503)681-3600• Fax: (503)681-3603 •www.CleanWaterservices.org "Tract A" shall be a public facility. Public storm easements shall be required over the entirety of"Tract A". • The Developer shall provide a water quality facility to treat all impervious surfaces being constructed or preserved as part of this development, including the existing house and the street improvements of SW 103`d Avenue. The proposed water quality treatment facility manhole is not an approved standard facility and cannot be approved by CWS for water quality treatment. Payment of a fee-in-lieu of constructing a public water quality facility may be approved by the City in accordance with CWS Design and Construction Standards. SENSITIVE AREA • CWS Service Provider Letter(SPL), File No. 06-003422, dated November 10, 2006 has been provided for this site (Tax/Map 2S111 BB02000). Development of this site shall be in accordance with all provisions and conditions of this SPL. EROSION CONTROL • Provide erosion control in accordance with current CWS Design and Construction Standards. All sites exceeding one acre shall require an NPDES 1200C permit. Ili U1 REQUEST FOR COMMENTS DATE: April 3,2007 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) 624-3681 Email: cherylc @tigard-or.gov SUBDIVISION (SUB) 2006-00013/VARIANCE (VAR) 2006-00091 &92/ ADJUSTMENT (VAR) 2007-00008 - CROSS RIDGE ESTATES SUBDIVISION - REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single-family detached residences. The existing site is approximately 1.42 acres. Proposed lots range from 10,006 to 15,439 square feet. An existing single-family home will remain on proposed Parcel 2. Two variances have been requested to reduce the minimum front yard setback from 20 feet to 9.8 feet for the existing residence and to reduce the average minimum lot width from 65 feet to 60 feet for lots 3 &4. An adjustment to the access spacing standards for a local street has been requested due to existing conditions. The reduction is from 125 feet to 75 feet. LOCATION: 14175 SW 103`d Avenue; Washington County Tax Map 2S111BB, Tax Lot 2000. ZONE: R-3.5: Low Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes 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, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 17, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. 1- Written comments provided below: 94.00.1 C rAonume,A`C n akil( vAbko•\V4 a� of tzc wo e Stc ) e and 1O 5 ,aekkc-41 q \n0.4.1._ 'wows cit mit coQitd l vAri rrc.e5 Name&Number of Person Commenting: REQUEST FOR COM1VILITlff D PLANNING DATE: April 3,2007 R 2 3 2007 TO: Rob Murchison,Public Works Project Engineer CIT OF TIGARD FROM: City of • arming DiviciQn_ STAFF CONTACT: * eryl Gaines Assistant Planner(x2437) Phone: (503) 639-4171 Fax: (503) -3681 Email:cherylc @tigard-or.gov S :DIVISION (SUB) 2006-000-13/VARIANCE (VAR) 2006-00091 &92/ ADJUSTMENT (VAR) 2007-00008 - CROSS RIDGE ESTATES SUBDIVISION - REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single-family detached residences. The existing site is approximately 1.42 acres. Proposed lots range from 10,006 to 15,439 square feet. An existing single-family home will remain on proposed Parcel 2. Two variances have been requested to reduce the minimum front yard setback from 20 feet to 9.8 feet for the existing residence and to reduce the average minimum lot width from 65 feet to 60 feet for lots 3 &4. An adjustment to the access spacing standards for a local street has been requested due to existing conditions. The reduction is from 125 feet to 75 feet. LOCATION: 14175 SW 103`d Avenue; Washington County Tax Map 2S111BB, Tax Lot 2000. ZONE: R-3.5: Low Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes 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, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 17, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: 14?-0 — S ELatitC'E 40 4 e 1tl 5174//e_i av CO T �e Name&Number of Person Commenting: T >JCL t_/?4- .4`e2 ./ /17't v � vP Ai .(X4 r REQUEST FOR COMMENTS EIVED PLANNING DATE: April 3,2007 APR 2 0 2007 TO: Diana Carpenter,Comcast Cable FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Cheryl Gaines Assistant Planner(x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:cherylcatigard-or.gov SUBDIVISION (SUB) 2006-00013/VARIANCE (VAR) 2006-00091 &92/ ADJUSTMENT (VAR) 2007-00008 - CROSS RIDGE ESTATES SUBDIVISION - REQUEST: The applicant is requesting approval of a four(4) lot subdivision for single-family detached residences. The existing site is approximately 1.42 acres. Proposed lots range from 10,006 to 15,439 square feet. An existing single-family home will remain on proposed Parcel 2. Two variances have been requested to reduce the minimum front yard setback from 20 feet to 9.8 feet for the existing residence and to reduce the average minimum lot width from 65 feet to 60 feet for lots 3 &4. An adjustment to the access spacing standards for a local street has been requested due to existing conditions. The reduction is from 125 feet to 75 feet. LOCATION: 14175 SW 103M Avenue; Washington County Tax Map 2S111BB, Tax Lot 2000. ZONE: R-3.5: Low Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes 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, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 17, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below Name&Number of Person Commenting:•�1-t&. UEi (c(.13 ;c14.- T S REQUEST FOR COMMENTS DATE: April 3,2007 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Caines Assistant Planner(x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylc @Tgard-or.gov SUBDIVISION (SUB) 2006-00013/VARIANCE (VAR) 2006-00091 &92/ ADJUSTMENT (VAR) 2007-00008 - CROSS RIDGE ESTATES SUBDIVISION - REQUEST: The applicant is requesting approval of a four(4) lot subdivision for single-family detached residences. The existing site is approximately 1.42 acres. Proposed lots range from 10,006 to 15,439 square feet. An existing single-family home will remain on proposed Parcel 2. Two variances have been requested to reduce the minimum front yard setback from 20 feet to 9.8 feet for the existing residence and to reduce the average minimum lot width from 65 feet to 60 feet for lots 3 &4. An adjustment to the access spacing standards for a local street has been requested due to existing conditions. The reduction is from 125 feet to 75 feet. LOCATION: 14175 SW 103`1 Avenue; Washington County Tax Map 2S111BB, Tax Lot 2000. ZONE: R-3.5: Low Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes 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, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 17, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: - CITY OF TIGARD REQUEST FOP COMMENTS NOTIFICA 4 LIST FOR LAND USE & COMMUNITY DL _OPMENT APPLICATIONS FILE NOS.: , T C(13�OcO4$ —00o 13 FILE NAME: L✓p.�s K r d ye is J(t-iR.! S't. 3 CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ['Central ❑East ESouth ❑West CITY OFFICES LONG RANGE PLANNING/Ron Bunch,Planning Mgr. _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. > POLICE DEPT./Jim Wolf,Crime Prevention Officer . 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) 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• ;.-CLEAN WATER SERVICES • Planning Manager North Division Administrative Office Lee Walker/SWM Program 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124 Beaverton,OR 97005-1152 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(WLUN Form Required) _ Steven Sparks,Dev Svcs Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM ♦ 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. _ 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 a cws Letter Only) _ Mel Huie,Greenspaces 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(Powerlines in Area) OR.DEPT OF AVIATION(MonopoleToweral Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue CITY OF LAKE OSWEGO * Routing TTRC-Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 — Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Steve Conway(General Apps) Lake Oswego,OR 97034 _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) _Development Review Coordinator _Doria Mateja(ZCA)ms 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer(cPazcAiMSt. 1900 SW 4'"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Jim Nims,SurveyorlZCA)MS t5 Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _OR.PARKS&REC.DEPT. _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(WCCCA)"911"(Monopole Towers) Sam Hunaidi,Assistant District Manager (Notify ifODOTR/R.Hwy.CrossingisOnlyAccesstoLand) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr Crossing Safety Specialist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13'h Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 9 7301-41 79 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES —PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell,President&General Manager 1200 Howard Drive SE Albany,OR 97322-3336 _SOUTHERN PACIFIC TRANS.CO.RIR _METRO AREA COMMUNICATIONS L COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations only) Gerald Backhaus lseeeaproo,..canMCV (II PrCeo1 is Within ZMile 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 (MC030533) ;[QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Brandon Kahler,Engineering Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 20575 Vonnewmann Dr.,Suite 150 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland.OR 97209-3991 Beaverton,OR 97075-1100 /Portland,OR 97219 J s 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 Mapior Area Contact) Diana Carpenter iApp5E of NaiLr vvwn, 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 S00'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h)pattytmasters)Request For Comments Notification List.doc (UPDATED: 8-Nov-06) AFFIDAVIT OF MAILING Er I, Patricia L. Lunsford being,� first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County, Oregon and that I served the following: (Check AFT.V iue Bags)BA* © NOTICE OF DECISION FOR SUB2006-00013/VAR2006-00091/VAR2006-00092/VAR2007-00008-CROSS RIDGE ESTATES SUBDIVISION (File No./None Reference) E 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 May 17,2007,and deposited in the United States Mail on May 17,2007,postage prepaid. w ( (Person re...•d once) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 7 day•f ,2007. 1 — OFFICIAL SEAL OEME#R ARUM i NOTARY PUS C.OREOON. OOMMIS�ION NO MY •• ION EXPIRES MARCH 21,2010 T 1' PUBLIC OF ORE N My Commission Expires: �1 /t'c • EXHIBIT. NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2006-00013 : x CROSS RIDGE ESTATES SUBDIVISION id-A ' 120 DAYS = 7/24/2007 SECTION I. APPLICATION SUMMARY FILE NAME: CROSS RIDGE ESTATES SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2006-00013 Variance (VAR) VAR2006-00091 Variance (VAR) VAR2006-00092 Adjustment (VAR) VAR2007-00008 REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single-family detached residences. The existing site is approximately 1.42 acres. Proposed lots range from 10,006 to 15,439 square feet. An existing single-family home will remain on proposed Parcel 2. Two variances have been requested to reduce the minimum front yard setback from 20 feet to 9.8 feet for the existing residence and to reduce the average minimum lot width from 65 feet to 60 feet for lots 3 & 4. An adjustment to the access spacing standards for a local street has been requested due to existing conditions. The reduction is from 125 feet to 75 feet. APPLICANT: SFA Design Group,LLC OWNER: Ken&jill Cross Ann: Alex Stout 14175 SW 103`d Ave. 9020 SW Washington Sq.Rd., Suite 350 Tigard, OR 97224 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-3.5;Low-Density Residential. ZONE: R-3.5: Low Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,00 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 14175 SW 103`d Avenue;WC-1M 2S111BB,Tax Lot 2000. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.725 S(Environmental Performance Standards); 18.745 (Landscaping and Screening); 18.765 (Off- treet Parking); 18.780 (Signs); 18.790 ()free 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. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 17, 2007 AND EFFECTIVE ON JUNE 2, 2007 UNLESS AN APPEAL IS FILED. Appeaal: 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 JUNE 1, 2007. estions: For FOr hirther information please contact the Ci of Tigard Planning Division at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 9723. IMIng111111.1/04. 7 PZ.■Alliga VICNITI'MAP 1111111111!I • r/110 ♦ ^_ stis2006-00013 Imo iflLi!M U9IIi!• EST_mTES • .�ci 11 4 111111 LEGEND SUBDIVISION _ y LEGEND: iritim �� fit spy, � SUBJECT .1 r /////i,. s �� ' ��®® n ■a dim^tea f ihi®® ® �iIi •i1►i 1111111 -...., N I ip 1o1 ■:.Ia .... we 7 we 1.-r. .... MI C . . ^• 71GAPD MN Alll Y o mwlnity• ebpnent -of E0t••er R II ••VIIROO IA I 43 • CROSS RIDGE ESTATES III A 4-LOT SUBDIVISION OF TAX MAP 2S1 11 BB,TAX LOT 2000 `,L, i ! 1 OWNER/APPLICANT. SITE INFORMATION: WW!! /I� '.�p , O:W Aro n aETron0.o TAA1w rn0.1w SE ■ T�.A.�l �+ MUD OS SUM FSS Lx1ET000 TAx lAE. i , -_.• �� • 1.10.1[(1011.141.10 AREA I'.l A[IIF4 MOIUfED.of TATS. 0 -�', .. _ - wASNlxDroxcmmTreexknllARxxo..n Axon1D.RAVasc 1.. fr� SI A ESION MNGINEERING/SURVEYMfi: HOWTHC0-A OF CDONALD ST LOCATED WI TIC oEnww.S N11EES �■y • sw OArRI D0..SQUA N[Mn GTEP OFT THE ANOL HAL110AID ESTEDULADOE Of PIE •`jl�A � I,_ ..NwANO.OR Ox SQUARE M,fW1E H0 OECvATIONlMTH6 TIOA0.0GMrvOk IULL1101tn1v/ESTEMMIICE h.-ti.'/.�. .a1TkAxD.a ran FbErAnpx.a+lr �C•:►+.rr..'r .-�: 1 1.110.12011•041311/PAS 1101).11101 � �r E.xrACr.EDWNW wswuauE/wRErvr NTEn, ,min ,,.,,,a`....�, °N"'Y"- '= WADE uuG b Dxx I 1 11 j IS w 4.?0...• ,./0 .lt u F ,S¢ is y _ • is t e ...--1---gra'----''''--- a __ w w -y!!!!_ --i:ww±_lnA_ swb_- _________ i I i i= i r� \'\� J SHEET INDEX ///j I ( \ A I E s y x czls.mc curvorr ors nil I )) 4 ) l EECOrncanw/ F>iil I , . , , , o"n•ICARr�..m:munr NAN I I 1 1 1 L f AERIAL rN ATpN nwx I I '4RIE w00DR' 2S110AA-90652 2S110AA-92911 EXH l B I a ALDACO GILBERT R& BROWN LESLIE A COLETTE E 10825 SW CANTERBURY LN#1 10819 SW CANTERBURY LN#204 TIGARD,OR 97224 TIGARD,OR 97224 2S110AA-00401 2S111BB-02700 BATES CHARLES R&KATHRYN E CALLAHAM C DAVID 10719 SE RIVERWAY LN 10804 NE HWY 99 MILWAUKIE,OR 97222 VANCOUVER,WA 98686 2S111BC-03600 2.110AA-900.+ BATES STEPHEN CHRISTOPHER AND CA ' RY HEIGHTS CONDO JODETTE SUGDEN OW - •F ALL UNITS 10430 SW VIEW TERRACE , • TIGARD,OR 97224 2S111BB-01600 2S110AA-90841 BAURER RAMONA R CANTERBURY PLACE LLC 14165 SW 103RD 109E 13TH ST PORTLAND,OR 97224 VANCOUVER,WA 98660 2S110AA-90931 2 110AA-91111 BEERS RANDY C CA Y PLACE LLC 10813 SW CANTERBURY LN#103 109 ST TIGARD,OR 97224 NCOUVER,WA 98660 2S110AA-91131 2S110AA-91211 BENZA JESUS J NTE Y PLACE LLC 10769 SW CANTERBURY LN#103 109 3TH ST TIGARD,OR 97224 NCO R,WA 98660 2S110AA-91121 2S110AA-910 1 BERNUY ANABELLA C TE RY PLACE LLC 10769 SW CANTERBURY LN#102 109 TH ST TIGARD,OR 97224 V COU ,WA 98660 2S111BC-03800 2 10AA-912 1 BERTULEIT MIRIAM R/DANIEL TRS CA RY PLACE LLC 10390 SW VIEW TERRACE ST 109 ST TIGARD,OR 97224 COUV R,WA 98660 2S111BC-02900 2S1 AA-9124 BOEHR IRWIN I AND PATRICIA L CAN R Y PLACE LLC TRUSTEES 109 HST 10470 SW VIEW TERRACE COU ,WA 98660 TIGARD,OR 97224 2S110AA-90622 2S111BB-00600 BROWN KAREN A COLLING JOYCE C 10819 SW CANTERBURY LN#201 959 SW 7TH ST TIGARD,OR 97224 DUNDEE,OR 97115 • 2S110AA-90642 2S110AA-00800 COOPER DIANE M ELLINGSON REVOCABLE INTERVIVOS T 10819 SW CANTERBURY LN#203 BY JOSEPH M&JEAN E ELLINGSON TRS TIGARD,OR 97224 420 W LASSEN AVE CHICO,CA 95973 2S111BB-02000 2S110AA-00900 CROSS KENNITH D&JILL A EL GSON EVOCABLE INTERVIVOS T 14175 SW 103RD AVE BY J M&JEAN E ELLINGSON TRS TIGARD,OR 97223 420 SEN AVE ICO,CA 973 2S110AA-92921 2S110AA-90742 CUMMINS JOHN EVERS ELIZABETH E& 10825 SW CANTERBURY LN#2 EVERS EDWIN MARK TIGARD,OR 97224 10807 SW CANTERBURY LN#203 TIGARD,OR 97224 2S111BC-03500 2S111BB-01200 DAVIS EDWARD&SUSAN LYNN FABER ROBERT C&MARGARET A 10445 SW VIEW TER 14230 SW 103RD TIGARD,OR 97224 TIGARD,OR 97224 2S102CC-03500 25111 BC-03700 DAVIS STEPHEN GROMER FAIRLEY RONALD S&KAREN S 10315 SW MCDONALD ST 10420 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S110AA-90661 2S102CC-08700 DEBUSMAN MARTIN R&DIANA M FANT KARLA 1999 IRREVOCABLE TRU 10819 SW CANTERBURY LN#102 BY KARLA S PIATT TIGARD,OR 97224 PO BOX 91002 PORTLAND,OR 97291 2S110AA-92941 2S111 BB-01301 DEBUSMAN MARTIN R&DIANA M FISCHER CAMILLE L& 10825 SW CANTERBURY LN#104 FISCHER APRIL TRS TIGARD,OR 97224 14120 SW DRIFTWOOD CT TIGARD,OR 97224 2S110AA-90811 2S110AA-92931 DINSDALE LESLEE N FISHER TIFFANY L 10801 SW CANTERBURY LN#101 10825 SW CANTERBURY LN#3 TIGARD, OR 97224 TIGARD,OR 97224 2S111BC-03001 2S110AA-03200 DUNKLEE JOHN&MARGARET FOREFRONT ENTERPRISES LLC 10440 SW VIEW TERR 14060 SW 105TH AVE#B TIGARD, OR 97224 TIGARD,OR 97224 2S111BB-02400 2S110AA-01000 DURFEE DAVID A&SHIRLY M GCI PROERTIES LLC& 10460 SW AMANDA CT GCI INVESTMENTS LLC TIGARD,OR 97224 10430 SW VIEW TER TIGARD,OR 97224 2S110AA-90831 • 2 11188-0110 GEBHARDT CHRISTINE RENE KA L RLES G&MARY J TRS 10801 SW CANTERBURY LN#103 1425 100TH TIGARD,OR 97224 T ARD,0 97224 2S1 03 DD-01201 2S110AA-03100 GOODWILL INDUSTRIES OF THE KENDLER ILA V COLUMBIA WILLAMETTE 14040 SW 105TH AVE#B 1943 SE 6TH AVE TIGARD,OR 97224 PORTLAND,OR 97214 2S111BB-01502 2S111BB-02200 GORGER RICHARD A/MOLLY J KLETZEL E SCOT&KRISTI S PO BOX 230725 10479 SW AMANDA CT TIGARD,OR 97281 TIGARD,OR 97224 2S111BC-03400 2S110AA-90911 GOSSELIN WILLIAM C AND KROONEN KEVIN J& BETTY JEAN MAHMOOD RASHA M 10405 SW VIEW TERR. 10813 SW CANTERBURY LN#101 TIGARD,OR 97223 TIGARD,OR 97224 2S102CC-03400 2S102CC-03302 HAMPTON DANIEL L&CHERISSE M LAWHEAD BRUCE& 10345 SW MCDONALD JUDY K TIGARD,OR 97224 10365 SW MCDONALD ST TIGARD,OR 97224 2S111BB-01800 2S110AA-02900 HEISE MONICA JO-ANN LEIVA LILIAN&ALEX 10390 SW AMANDA CT 11865 SW TUALATIN RD#51 TIGARD,OR 97224 TUALATIN,OR 97062 2S110AA-90761 2S111BB-01501 HIEB CHERRIE A LEMLEY DANIEL M 10807 SW CANTERBURY LN#102 14135 SW 103RD AVE TIGARD,OR 97224 PORTLAND,OR 97224 2S111 BC-03300 2S111 BC-04000 JOHNSON DOUGLAS EDWARD AND LOONEY TIM J&LINDSAY D SUE ANN 10330 SW VIEW TER 10375 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97223 2S11 1 BB-01700 2S110AA-03000 JOHNSON TAYLOR C&TRICIA M LOWER FAMILY TRUST& 14155 SW 103RD AVE MAYS KRISTINA ALANE TIGARD,OR 97224 PO BOX 1409 RUNNING SPRINGS,CA 92382 2S 111 BB-00900 25111 BC-03200 KASTEL CHARLES G&MARY J TRS LUKE-DORF INC 14259 SW 100TH 10313 SW 69TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S110AA-90722 2S110AA-90921 MALMSTROM ROSANNE M NISHIMURA JERRY L& 10807 SW CANTERBURY LN#201 SMITH MARIANNE TIGARD, OR 97224 10813 SW CANTERBURY LN#2 TIGARD,OR 97224 2S110AA-90821 2S110AA-00500 MCDONELL BRENT L OGDEN DISCLAIMER TRUST 10801 SW CANTERBURY LN#102 BY MARY JOAN OGDEN TR TIGARD, OR 97224 24030 AIRPORT RD NE AURORA,OR 97002 2S110AA-90941 2S102CC-03600 MCMICKEN ELIZABETH A 1998 REV T PECK ALAN W& 10813 SW CANTERBURY LN#4 RATHBUN ELIZABETH A TIGARD, OR 97224 13995 SW 102ND AVE TIGARD,OR 97223 2S111 BB-00200 2S111BB-01300 MEHDIZADEHKASKI ZAHRA& PROPST MELVIN R ELAINE SHARIFI HADI 14180 SW 103RD AVE 10100 SW MCDONALD ST TIGARD,OR 97223 TIGARD,OR 97224 2S110AA-90632 2S111BC-01600 MENEGHELLI SUZANNE C PROUTY JASON S&AMY E 10819 SW CANTERBURY LN#202 10225 SW VIEW TER TIGARD,OR 97224 TIGARD,OR 97224 2S110AA-91221 2S111BC-03900 MIZAR MICHAEL J& RAUDY BEVERLY ETHELIND T 10360 SW VIEW TERRACE 10765 SW CANTERBURY LN#102 TIGARD,OR 97224 TIGARD, OR 97224 2S111BB-02500 2S111BB-01000 MONTES GLORIA I &CARLOS A REEDER MARY R 10440 SW AMANDA CT 14300 SW 103RD AVE TIGARD, OR 97223 TIGARD,OR 97223 2S111BC-01500 2S111BB-00400 MUDROW MICHAEL T&DIANE C RIVER PRESERVATION LLC 10185 SW VIEW TERR PO BOX 513 TIGARD,OR 97224 WILSONVILLE, OR 97070 2S111BB-02100 2S111BB-02600 NASH SCOTT F ROCHE RICHARD L&KELLY J 19240 NW ATHENA PL 10420 SW AMANDA CT PORTLAND, OR 97229 TIGARD,OR 97224 2S110AA-90752 2S111BB-00500 NEBEKER KAREN RUEDY ROBERT E 10807 SW CANTERBURY LN#204 14185 SW 100TH AVE TIGARD, OR 97224 TIGARD,OR 97224 • 1 2S102CC-08800 • 2S110A4-00300 SADEK HESHAM A&SOHIR L TIGARD INVESTMENT GROUP LLC 13955 SW 104TH AVE BY EYRING REALTY INC TIGARD, OR 97224 1777 N CALIFORNIA BLVD#300 WALNUT CREEK, CA 94596 2S110AA-90611 2S111BC-03100 SHARPF BEVERLY ANN TIMMINS KELLY A&KATHLEEN M 10819 SW CANTERBURY LN#1 14335 SW 103RD AVE TIGARD, OR 97224 TIGARD,OR 97224 2S110AA-90711 2S111BB-01503 SHEETS WANDA E VITIRITTI FRANK 10807 SW CANTERBURY LN#101 21 PRESIDENTIAL WAY TIGARD, OR 97224 HOPEWELL JUNCTION, NY 12533 2S111BB-02101 2S110AA-00200 SKYNAT LTD PARTNERSHIP VOIEN BETH TRUST 4000 SW CORBETT AVE BY BETH VOIEN TR PORTLAND,OR 97239 24 VILLA POINT DR NEWPORT BEACH, CA 92660 2S110AA-91141 2S111BB-01500 SMITH DAVID H WASHINGTON COUNTY 10769 SW CANTERBURY LN#104 FACILITES MGMT TIGARD, OR 97224 169 N FIRST AVE MS42 HILLSBORO,OR 97124 2S102CC-03300 2S110AA-90732 SOLORIO AVALOS JESUS& ZHAO WEIYI DESOLORIO CONSUELO PEREZ 10807 SW CANTERBURY LN#202 10375 SW MCDONALD ST TIGARD,OR 97224 TIGARD, OR 97224 2S102CC-03301 SPECIALIZED HOUSING INC 5319 SW WESTGATE DR#124 PORTLAND, OR 97221 2S1 1 1 B B-02300 SPRAGUE DEREK G&KORINDA E 10480 SW AMANDA CT TIGARD, OR 97224 2S111 BC-01700 STACK RICHARD W JUDITH C 10265 SW VIEW TERR TIGARD,OR 97224 2S110AA-00600 TEXLAND PROPERTIES CORP TAX DEPT#16394 PO BOX 711 DALLAS,TX 75221 0 • Josh Thomas Susan Beilke 10395 SW Bonanza 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES lop. I of 11 li:\curcln\setuc\labels\CIT South.docl UPDATED: 12-Dec-06 , ErAFFIDAVIT OF MAILING I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: {Check Appopnze Box(s)Below} © NOTICE OF DECISION FOR SUB2006-00013/VAR2006-00091/VAR2006-00092/VAR2007-00008-CROSS RIDGE ESTATES SUBDIVISION (File NoJNazre 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 May 17,2007,and deposited in the United States Mail on May 17,2007,postage prepaid. //Li i 1 (Person that Pre. , -. • :: e) / STATE OF OREGON County of Washington ss. City of Tigard -F� Subscribed and sworn/affirmed before me on the 4 r day. ; ,2007. • - OFFICIAL - \ / NOTARY PUNUC•OREGON COMMISSION NO.40336e MY COMMISSION EXPIRES LYNCH 21,2010 ato„KA__k_,. IND ARY PUBLIC OF 0' f ON My Commission Expires: • 2! (0 EXHIBIT A NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2006-00013 CROSS RIDGE ESTATES SUBDIVISION 120 DAYS = 7/24/2007 SECTION I. APPLICATION SUMMARY FILE NAME: CROSS RIDGE ESTATES SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2006-00013 Variance (VAR) VAR2006-00091 Variance (VAR) VAR2006-00092 Adjustment (VAR) VAR2007-00008 REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single-family detached residences. The existing site is approximately 1.42 acres. Proposed lots range from 10,006 to 15,439 square feet. An existing single-family home will remain on proposed Parcel 2. Two variances have been requested to reduce the minimum front yard setback from 20 feet to 9.8 feet for the existing residence and to reduce the average nmumum lot width from 65 feet to 60 feet for lots 3 & 4. An adjustment to the access spacing standards for a local street has been requested due to existing conditions. The reduction is from 125 feet to 75 feet. APPLICANT: SFA Design Group,LLC OWNER: Ken&Jill Cross Attn: Alex Stout 14175 SW 103m1 Ave. 9020 SW Washington Sq.Rd.,Suite 350 Tigard, OR 97224 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-3.5;Low-Density Residential ZONE: R-3.5: Low Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 14175 SW 103`d Avenue;WCTM 2S 111BB,Tax Lot 2000. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.725 (Environmental Performance Standards); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for a Subdivision, two Variances and an Adjustment, 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 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON- SITE IMPROVEMENTS, INCLUDING TREE REMOVAL, CLEARING, GRADING, EXCAVATION, AND/OR FILL: The applicant shall prepare a cover letter and submit it, along with any supporting ocuments and/or plans that address the following requirements to the CURRENT PLANNINGDIVISION, ATTN: Cheryl Gaines 503-639-4171 EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to site work the applicant must provide a site plan approved by Tualatin Valley Fire and Rescue that meets # 1, #3 and #6 from the Fire Marshal's comment letter dated April 19, 2007 (also at the end of this decision under Section VIII.Agency Comments). 2. 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 103` Avenue and SW A Street) for review and approval by the Planning Division. Spacing of such trees shall be in accordance with Section 18.745.040.C2.0 of the Tigard Development Code. 3. 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. 4. Applicant shall submit a tree mitigation plan for review and approval by the City's Planning Division. 5. Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the Project Arborist and City Planner (Cheryl Caine) pnor 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. 6. Prior to commencing.site work,the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of tree mitigation required. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the approved assurance may correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the approved assurance,for two years following.final plat approval. Required stret trees cannot be credited. After such time, the applicant shall pay the remaining value of the approved assurance as a fee in lieu of planting. 7. The applicant shall have an on-doing responsibility to ensure that the Project Arborist has submitted written reports to the Planning Divisions Project Coordinator at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree rotection 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 Arbonst 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 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 City Staff 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. NOTICE OF DECISION PAGE 2 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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: 8. Prior to commencing onsite improvements, a Public Facility Improvement (PH) permit is required for this project to cover 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 Engineenng 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 Cityl-Iall and the City's web page (www.tigard-or.gov). 9. The PH 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 "Perrnittee", 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. 10. 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. 11. The Ci Engineer may determine the necessity for,and require submittal and approval of,a construction access and ar plan for the home building phase. If the CityEngineer deems such a plan necessary,the applicant shalfprovi e the plan prior to issuance of building permits. 12. 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 103rd Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond-the site frontage; C concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H streetlight layout by applicant's engineer,to be approved by City Engineer, I. underground utilities; K street signs (if applicable); driveway apron(if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 103rd Avenue in a safe manner, as approved by the Engineering Department. 13. A profile of 103rd Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 14. 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. 15. 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. NOTICE OF DECISION PAGE 3 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 16. Final design plans and calculations for the proposed private water quality and detention facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. The plans shall be revised, removing the water quality manhole, and providing an alternate method for approval. 17. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 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 Caines 503-639-4171 EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 18. Place a note on the final plat for visual clearance easements to the benefit of to the City of Tigard and that said easements are subject to the City of Tigard Visual Clearance Area standards (Tigard Development Code Chapter 18.795). The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 19. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 20. 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. 21. The applicant shall cause a statement to be placed on the final plat to indicate that the four lots from this subdivision and 14155 and 14165 SW 103rd Avenue only have access to the private street. 22. 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 pnvate property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 23. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 24. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. 25. 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). NOTICE OF DECISION PAGE 4 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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) Washington County,and by the City of Tigard. D. The right-of-way dedication for 103' Avenue, providing 27 feet from centerline, shall be made on the final prat. E. NOTE: Washin�on County will not begin their review of the final plat until they receive notice from the Engineeringeppartment indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and-Coup have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting 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: 26. 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-3.5). 27. 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. 28. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 29. 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. 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 Qty Forester, the tree protection measures may be removed. 30. Prior to building permit issuance, 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. 31. Prior to issuance of building permits, visual clearance for driveways intersecting all streets shall be shown on construction drawings for approval during building permitting. 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: 32. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 33. Prior to issuance, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) m the development, and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). NOTICE OF DECISION PAGE 5 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 34. 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. 35. "NO PARKING" signs shall be installed along the private street on one or both sides and in turnaround as needed. 36. The applicant's engineer shall submit a final sight distance certification for the private street at 103rd Avenue. 37. The applicant shall either place the existing overhead utility lines along SW 103rd Avenue underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $3,360.00 and it shall be paid prior to issuance of building permits. 38. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a 3-year maintenance agreement with-Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer,for the proposed onsite storm water treatment facility. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080,the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company,authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval,the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. NOTICE OF DEQSION PAGE 6 OF 29 SUB200600013-CROSS RIDGE ESTATES SUBDIVISION The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of- way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points,beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points,and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street&Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All impprovements 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 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. NOTICE OF DECISION PAGE 7 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The applicant is requesting approval for a 4-lot single-family detached subdivision with lots ranging in size between 10,006 and 15,439 square feet (13,116 square feet on average). The subject property is approximately 1.42 acres. The site has an existing residence that will remain on lot 2. A search of city records indicates that the subject parcel had two previous pre-applications but no other land use cases on file. Vicinity Information: The roposed development lies within the city limits of Tigard south of SW McDonald Street and east of Highway 99WP Properties to the north and west are zoned R-12 (Medium Density Residential) and developed with a mix of single-family and multi-family residences. Zoning to the south and east is R-3.5 (Low Density Residential) like the subject parcel. 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 iven an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, staff has posted a notice on the site, visible from the street. The City received one comment letter from attorney, Ron Ferguson representing the interests of Ramona Baurer and Taylor and Tricia Johnson, owners of tax lots 1600 and 1700 immediately to the north. An access easement exists over the south ten feet of the two neighboring properties and the north ten feet of the subject property for a shared driveway. This gravel driveway currently serves as access for all three lots. Mr. Ferguson states the neighbor's concerns over continued access to the sites. The applicant has proposed a new private street on the subject site that will provide access to the proposed parcels and the two neighboring parcels. This street meets the minimum access standard requirements for each parcel. A note on the plat insures access for these two parcels and maintenance will be spelled out in the Covenants,Conditions and Restrictions as spelled out in conditions #22 &23. Other concerns of the neighbors include the location of curb cuts and sidewalks, a provision for future access if the Baurer and Johnson properties are developed, and release of the applicant's entitlements over the neighboring properties. These are all issues not addressed in the Tigard Development Code, and therefore are beyond the scope of this decision. A copy of the comment letter has been passed along to the Applicant so they are aware of the issues. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 B. Applicable Development Code Sections 18.370 Variances and Adjustments) 18.510 • -sidential Zoning Districts) 18.705 Access,Egress and Circulation) 18.715 •ensity Computation) 18.725 nvironmental Performance Standards) 18.745 andscaping and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.780 Signs) 18.790 ree Removal) 18.795 is' ion 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 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 Nnufactured/Mobile Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 onconforming Situations), 18.785 (Temporary Uses), and 18.798 (Wireless Commurucation 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 Vartitions. 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 15,439 square feet. The minimum lot size of the R-3.5 zoning district is 10,000 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 10,006 square feet, which is larger than the minimum lot size (10,000 square feet). The average of all lots in the subdivision is 13,115 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. 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 29 SUB200600013-CROSS RIDGE ESTATES SUBDIVISION Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100- year froodplain outside the zero-foot rise floodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The site is not within nor adjacent to the 100-year floodplain. The nearest floodplain is approximately 3,895 feet to the northeast. The elevation of the nearest floodplain is 146 feet. The lowest elevation of the proposed subdivision is 292 feet. This standard is not applicable. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. There are no flood hazards identified for this site. Therefore,this standard does not apply. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Drainage and storm water detention facilities are discussed in greater detail under the Street and Utility Improvement section. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). The proposed subdivision is for 4 lots and the subject site is 1.42 acres. The subject property is not within the 100- year Iloodplain. The subject site is within Zone X on the FEMA Floodplain map. Therefore, this standard does not apply. Section 18.430.030(E) describes the approval process for Phased Developments. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without re-applying for a preliminary plat. The criteria for approving a phased site development review proposal are: • The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; • The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development. Therefore,this standard does not apply. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The plat name "Cross Ridge Estates" has been approved by the Washington County Surveyor's office and is reserved for this property. See Application for Subdivision Plat Naming dated 11/22/06 by Denette Keenon at the Washington County Surveyor's Office. NOTICE OF DECISION PAGE 10 OF 29 SUB200600013-CROSS RIDGE ESTATES 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 (1DC) 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. Two variances and one adjustment have been requested for this application. They are discussed in more detail under the Variances and Adjustments section of this decision. B- APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Variances and Adjustments (18.370) Front Yard Setback The applicant has requested a variance to the front yard setback for lot 2. The existing home on lot one cannot meet the twenty foot setback requirement of the R-3.5 residential zone. This twenty foot setback also applies to the single car garage on the north side. 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 9.8 feet from the street. This is a 51% reduction (10.2 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 critena set forth in Section 18.370.010.C. Section 18.370.010(C) lists the following approval criteria: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. Allowance of the variance is not detrimental to the purposes of this title. Even with the front yard setback reduction, the existing home will still be the same distance from the closest existing residences to the north. The placement of the new private street is not flexible since it must be placed as far away from the private street to the south (Amanda Courtj as possible. In addition there is an existing shared gravel drive and easement that grants access to two homes north of the site. Even if the street could be placed along the southern boundary,the setback standards could still not be met. The rear yard setback would be less than the 15 feet required. The site is deep and narrow,which limits the subdivision's design. NOTICE OF DECISION PAGE 11 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION The existing home will still be used as a single-family residence. The lan is to construct a new home in the future on lot 2 that will meet the required setbacks. The existing garage wilt not meet the required 20 foot setback. This requirement provides space for a car to park between the garage and sidewalk/road and not obstruct pedestrian or vehicle traffic. Because parking will not be permitted on the street, the applicant must show one additional off- street parking space. No natural systems exist on the site. An existing access easement for the homes to the north will not be affected since the private street will be in the same location as the existing shared gravel drive. By paving the street, access will be improved. Due to existing conditions, the hardship is not self imposed. These conditions include the location of Amanda Court to the south, the existing access easement for the properties to the north, the location of the existing residence and the shape of the site. Average Minimum Lot Width The applicant has also requested a second variance to reduce the required average minimum lot width. A lot width of 65 feet is required for the R-3.5 zone. The applicant is proposing 60 feet for lots 3 and 4 only. 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. For similar reasons for the front yard setback variance, the applicant is requesting that the average minimum lot width be reduced on two of the four proposed lots. Allowing the width to be reduced approximately five feet is not damaging to the purpose of the code or properties in the vicinity. The sites to the west and north are zoned at a higher density and improved with apartment complexes. To the south is a small subdivision under the same zoning (R-3.5). The lots will comply with all other development standards required in the R-3.5 zone, including setbacks. Due to the site's deep and narrow shape, the fact that the existing home is to remain, and the private street must be placed on the north side of the property, the applicant is limited in the design options for the site. The site is approximately 121 feet wide,which further constrains the applicant's ability to meet the average minimum lot width. The options for site layout are limited by these factors; all of which are not self imposed. The uses proposed on the site are single-family residences. No physical or natural systems will be affected by this variance. Adjustment to Access and Egress Standards The applicant has requested an adjustment to the minimum access spacing standard for a local street. The reduction is from 125 feet to 75 feet. Section 18.705.020.C.5 states that in all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using the following approval criteria: • It is not possible to share access; • There are no other alternative access points on the street in question or from another street; • The access separation requirements cannot be met; • The request is the minimum adjustment required to provide adequate access; NOTICE OF DECISION PAGE 12 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION • The approved access or access approved with conditions will result in a safe access; and • The visual clearance requirements of Chapter 18.795 will be met. The site is located off SW 103`' Avenue, which is a local street. Minimum spacing_of local streets along a local street is 125 feet. The proposed private street (Street A) is located 110 feet south of Driftwood Lane and 75 feet north of Amanda Court. Access is already shared with two existing homes to the north. With the four units proposed, the private street will be serving the maximum number of units, six, allowed by code. The proposed location maximizes the space between the two existing streets nearest the site. It is placed along the northern property line at the furthest most point from Amanda Court; therefore this is the minimum adjustment required. There are no other streets in the area that can provide access. An access report that includes preliminary site distance certification has been provided with the application. The site plan provided does not show the visual clearance triangles; but after reviewing the plan, this requirement can be easily met. Standards for visual clearance are reviewed m more detail later in this decision under the Visual Clearance areas section. Criteria for the access spacing adjustment have been met. Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-3.5:Low Density residential zoning district. The R-3.5 zoning district has the following dimensional requirements: STANDARD R-3.5 Minimum Lot Size Detached unit 10,000 sq. ft. Duplexes N/A Average Minimum Lot Width Detached unit lots 65 ft. Duplex lots 90 ft. Maximum Lot Coverage N/A Minimum Setbacks Front yard 20 ft. Side facing street on corner&through lots 20 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 10,006 and 15,439 square feet (13,115 square feet on average). The average minimum lot width requirement of 65 feet is met for parcels 1 and 2. Parcels 3 and 4 are only 60 feet wide. The applicant has rec uested a variance to the standard to allow the narrower width•this variance was discussed previously in this decision. The applicant will be required to comply with the 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-3.5). 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 DEQSION PAGE 13 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION There is an existing joint access with the two properties to the north of the site. There are two existing 10 foot access easements on each side of the site's northern property line. These two easements provide access to the site and tax lots 1600 and 1700 to the north. The applicant has proposed a 21-foot wide access easement on the site that will include the new private street. The two properties to the north are granted access through this easement and will be able to utilize the private street for access. The applicant will be conditioned to provide copies of the recorded easement and maintenance agreement to satisfy this criterion. All units will access 103' Avenue via the new private street (Tract A). 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 the new private street (Tract A). 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 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 Tract A. 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. NOTICE OF DECISION PAGE 14 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. The proposed single-family lots will have access onto Tract A, which is a local street. 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. An Access Report, dated December 29, 2006, was prepared by SAF Design Group, LLC, for this development. The engineer states that sight distance can be met at the proposed intersection of the pnvate street and 103rd Avenue. The designated speed for 103rd Avenue is 25 mph, requiring a minimum sight distance of 250 feet. The sight measured sight distance from the proposed private street is approximately 420 feet to the south and 398 feet to the north,thereby exceeding this criterion. The applicant's engineer shall, upon completion of half-street improvements, submit a final sight distance certification for the private street at 103rd Avenue. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The proposed private street is only 110 feet from Driftwood Lane to the north and 75 feet from Amanda Court to the south,therefore the applicant has applied for an adjustment to the 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 shalt not be less than as provided in Table 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. 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: NOTICE OF DECISION PAGE 15 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION • A circular, aved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. The.proposed private street will exceed 150 feet. A turnaround has been provided, but it does not meet the requirements of Tualatin Valley Fire and Rescue as indicated in the comments provided by Fire Marshal, John Dalby. 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 are not completely met, but can be as conditioned. CONDITION:Prior to site work the applicant must provide a site plan approved by Tualatin Valley Fire and Rescue that meets # 1,#3 and#6 from the Fire Marshal's comment letter dated April 19,2007. 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 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 permitted on the site is based on the net developable area, subtracting sensitive land areas land dedicated to public parks,land dedicated for public right-of-way, land for private streets, and the existing dwelling site from the total site area. Of the total site area (61,816 square feet), 9,252 square feet will be dedicated to public and private streets. The existing house site is 15,439 square feet based on the site plan. The resulting net area is 37,125 square feet. Therefore the maximum number of additional lots permitted on this site is 3 and the minimum number of additional lots is 2. The applicant calculates the maximum and minimum as 4 and 3 additional lots respectively by rounding up. Density is not rounded up because the Comprehensive Plan density would then be marginally exceeded. Regardless; the applicant's proposal to create 3 additional lots for single-family detached homes meets the maximum and minimum density requirements of the R-3.5 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. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water(steam) which is visible from a prope line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340 28-070) apply. NOTICE OF DECISION PAGE 16 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090 apply. 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-3.5 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 new, private street running east-west that will connect to SW 103'' Avenue. 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.C. The applicant has provided a tree plan that shows street trees to be planted along all street frontages. The proposed tree species are Paperbark Maple and English Hawthorn. Hawthorn trees are not on the City's street tree list. The applicant is required to provide the City with a revised street tree plan for review and approval by the City Arborist. The plan must be in compliance with Section 18.745.040.G2.0 of the Tigard Deveropment Code. 18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects'Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting. rees based on the soil volume and size at maturity. Additionally,there are directions for soil amendments and modications. 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 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. NOTICE OF DECISION PAGE 17 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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 pos ble: 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. 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 Standard, 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. Plans provided by the applicant show street trees. Only one species is found on the City's approved Street Tree List. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. This requirement has not been met. In order to develop tree species diversity the guidelines outlined above under Landscaping and Screening 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 barriers and states within the narrative that disturbed areas will be re-planted or covered per Clean Water Services standards. Final erosion control plans will need to show methods or 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 indicate the type and location of street trees along the public and private streets (SW 103x' Avenue and SW A Street) for review and approval by the Planning Division. Spacin of such trees shall be in accordance with Section 18.745.040.C2.0 of the Tigard Development Code. NOTICE OF DECISION PAGE 18 OF 29 SUB200600013-CROSS RIDGE ESTATES SUBDIVISION ♦ Prior to commencing site work, the applicant shall submit an erosion control plan that shows and describes methods for re-vegetation of disturbed areas. All areas graded during subdivision development will need to be re-seeded and/or planted to ensure stabilization. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765 Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. The proposed project will create 4 lots for single-family dwellings. Although plans are not proposed with this time,the applicant states that each residence will include at least a two car garage. Submittals of detailed plans for the construction of homes within the development are not necessary at this time. Table 18.765.2 requires that one (1) off- street parking space be provided oer 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. The existing residence is being granted a setback variance for the single car garage. To ensure that the new 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 specifiedpin 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 wail be used by the applicant to protect trees during and after construction. As required for subdivisions, the applicant submitted a tree plan conducted by Walt Knapp, 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 19 OF 29 SUB200600013-CROSS RIDGE ESTATES 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. There are a total of 7 trees on site greater than 12 inches which are subject to mitigation. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. The arborist states there are 7 viable trees greater than 12 inches, but including tree #5479 there are 8 viable trees. Of these eight trees, four are being removed. According to the mitigation schedule above,50% of the diameter inches must be mitigated. The sum total of diameter inches of the trees which will be removed is 78. The amount of tree mitigation inches required for this project is 39 inches. 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 ($4,875.00). Any tree mitigation plan must be approved by the City Planning Division. Mitigation was addressed in the arborist report stating that the applicant may plant two inch trees or pay the fee in-lieu to meet the mitigation requirements. A revised mitigation plan is being conditioned for approval by the City. 3. Identification of all trees which are proposed to be removed; All of the trees proposed to be removed are identified in the applicant's survey. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The guidelines for tree protection 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 oTth is deed restriction shall be subject to approval by the Director. The Arborist Report shows four of seven trees over 12 inch caliper will be retained on the site. By Staff calculations four of eight trees over 12 inch caliper will be retained. Either way,the retention rate is between 50 and 75%,so the applicant must mitigate for 50% of the inches lost. Of the trees to be retained, one is located on future lot 3 and the three others are on future lot 1. 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: • The applicant shall submit a tree mitigation plan for review and approval by the City's Planning Staff. ♦ Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the Project Arborist and City Planner (Cheryl Caines) 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. • Prior to commencing site work, the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of mitigation required. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the approved assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be NOTICE OF DECISION PAGE 20 OF 29 SUB200600013-CROSS RIDGE ESTATES SUBDIVISION credited against the approved assurance, for two years following final plat approval. Required parking lot and landscape trees cannot be credited. After such tune, the applicant shall pay the remaining value of the approved assurance as a fee in lieu of planting. ♦ 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 Planning Division s Project Coordinator at least once every two weeks, as the Project Arbonst 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 free 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 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 City Staff and the Project Arbonst. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable, and viable in their modified growing environment. ♦ Deed Restriction: Prior to issuance of building permits, 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. 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. The applicant has not shown the vision clearance areas at the intersection of private Street "A" and SW 103` Avenue on the proposed Site Development Plan. Vision clearance triangles for neighboring driveways should also be considered. All future buildings will be reviewed for compliance dunng the building permit phase, this standard can be met conditionally. FINDING: The proposed vision clearance areas do not meet the standard outlined in 18.795.040.B. CONDITIONS: • Place a note on the final plat for visual clearance easements to the benefit of to the City of Tigard and that said easements are subject to the City of Tigard Visual Clearance Area standards (Tigard Development Code Chapter 18.795). • Prior to issuance of building permits, visual clearance for driveways intersecting all streets shall be shown on construction drawings for approval during building permitting. NOTICE OF DECISION PAGE 21 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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, stone drainage,and street trees. This site lies adjacent to SW 103rd Avenue,which is classified as a Local Street 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 assessors map. The applicant should dedicate the additional right-of-way (ROW) to provide 27 feet from centerline. SW 103rd Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements in accordance with Figure 18.810.4.A of the Tigard Community Development Code. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has provided a circulation plan. Due to existing development there are no opportunities to extend the street. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local neighborhood mutes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The private street connects to 103rd Avenue, a local street. This private street cannot be extended or connected to other streets due to existing development of two large apartment complexes to the north and west and existing subdivisions to the south. NOTICE OF DEQSION PAGE 22 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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 half-street improvement along the 103rd Avenue frontage has a proposed grade just under 12%, thereby meeting this criterion. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant has proposed to construct a private street to serve the four lots of this development and the homes at 14155 and 14165 SW 103rd Avenue. Any future development of these properties will be required to provide alternate access. No other lots shall be granted access to this private street. There is no parking allowed on the private street and the applicant shall install"NO PARKING" signs prior to issuance of building permits. The applicant shall place a statement on the face of the final plat indicating the private street will provide access to the four lots in this development, 14155 and 14165 SW 103rd Avenue only. The applicant shall place a statement on the face of the final plat indicating the private street 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. 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 2,000 feet measured along the right-of-way line except: ♦ Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or; • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. ♦ For non-residential blocks in which internal public circulation provides equivalent access. The applicant cannot provide any street connections to meet block sizes. Due to existing development, there is no opportunity to create a smaller block size. This standard has been met. 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-3.5 zoning district is 10,000 square feet. Based on the standard above, none of the proposed parcel depths can be more than 2.5 times the average lot width unless they are less than 1.5 times the minimum Iot size (7,500 square feet). Only parcel 2 is more than 1.5 times the minimum lot size (15,439 square feet). The depth of the lot is approximately 86 feet. The average minimum lot width is 65 feet. Therefore, this standard is met because 1.5 x 65 = 97.5 feet. 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 have at least 25 feet of frontage. This standard is met. NOTICE OF DECISION I)VII 23 OI.29 SCII2(x16-(Hx)13--CROSS RID(;I;I:s'I \I'I?5 Sl'lil)IV'ISION Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 5 foot public sidewalk along.their 103rd Avenue frontage. The plans also show a 5 foot sidewalk along one side of the private street. This critenon 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's plans show a public sanitary sewer main extension in the private street from 103rd Avenue to serve this development. 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-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 resultuig in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to-Fanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff wiIl be permitted to discharge without detention. The applicant's plans indicate they will provide on-site detention by installing an underground pipe. The engineer has submitted the stormwater calculations for detention with this application. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and NOTICE OF DECISION PAGE 24 OF 29 SUB200600013-CROSS RIDGE ESTATES SUBDIVISION • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take 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 103rd Avenue. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 96 lineal feet;therefore the fee would be $3,360.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: A letter from Tualatin Valley Fire & Rescue, dated February 16, 2007, in reference to this subdivision. The requirements of this letter are incorporated into this decision. Public Water System: The City of Tigard provides service in this area. The applicant's plans show four- 1 inch water meters to be installed at the west ROW line of 103rd Avenue. Storm Water Quality: The City has agreed to enforce Surface Water Management(SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plans show a water quality manhole for treatment. The City, in cooperation with CWS, is requiring the storm sewer main in the private street to be a public line with the associated public easement. Because of this change the stormwater manhole will not be allowed for water quality treatment. The applicant's engineer shall revise the plans and calculations to provide another means of treatment, i.e. pond, swalet vault with filters or catch basins with filters. These plans and calculations shall be submitted to the City's Engineenng Department for review and approval prior to issuance of permits. 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. NOTICE OF DECISION PAGE 25 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the fproposed grading slope construction. The recommendations of the report will need to be incorporated into the inal grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 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 AD 83 (91)] on two monuments with a tie to the City's global positioning system(GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to gnd measurements and the angle from north to gnd north. These coordinates can be established by. • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes,catch basins,water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to 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. NOTICE OF DECISION PAGE 26 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION 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. "A" Street will connect to SW 103` Avenue. Because the proposed subdivision is only for four (4) lots, traffic from the development will not increase the impact on the existing street system to unexpected or unacceptable levels. Storm water from the project will be directed to a private water quality facility(manhole)in theprivate street. Sanitary and water service will be provided by extending and connecting to existing lines within 103 Avenue. No negative noise impacts are anticipated from this residential development. Each new unit will be assessed a Parks Development Fee at issuance of building permit. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 ercent of the traffic impact of new development on the Collector and Arterial Street system. Presently,the 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 construction of the internal street. Upon completion of this development, the future louilders of the residences will be required to pay TIF's totaling approximately$9,060 ($3,020 x 3 dwelling units). TIF credits are issued at the time of building permit for the one existing home. 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 $28,312 ($9,060 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 $9,060,the unmitigated impact has an estimated value of $19,252. Given that the estimated cost of the dedication is $2,427 (809 square feet x $3.00/square foot) and half- street improvements along SW 103' Avenue are $19,000 (95 lineal feet x$200.00/lineal foot. Estimated Value of Impacts Full Imppact $ 28,312.00 Less ill- Assessment Less TIF Assessment -$ 9,060.00 Less Mitigated Costs -$ 21,427.00 Estimated Value of Unmitigated Impacts $ - 2,175.00 The total value of these improvements and right-of- way dedication is greater than the total value of the projected impacts. However, the dedication and improvement of SW 103 Avenue is required to meet the street improvement requirements of 18.810.030. In addition, the applicant has proposed making these improvements. Therefore, although the exactions are not proportionate, they are necessary for approval of the proposed development. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department requested a monument to be installed on the private street identifying the house numbers. This has been conditioned. The City of Tigard Public Works Department, City of Tigard Building Division has reviewed the proposal and has no objections to it. SECTION VIII. AGENCY COMMENTS Clean Water Services has reviewed the proposal. Comments have been incorporated into the decision and conditions. Comcast Cable has reviewed the proposal and has no objections to it. NOTICE OF DECISION PAGE 27 OF 29 SUB2006.00013-GROSS RIDGE ESTATES SUBDIVISION Tualatin Valley Fire and Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.2. The turnaround shown on the submitted drawings does not meet our minimum design criteria. 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access maybe modified as approvedpbythe fire code official. (IFC 503.1.1) 3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 26 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one site of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more,parking is not restricted. (IFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 4) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed dnving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide orless shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (IFC D103.6) 5) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live Load (gross vehicle weight�You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) 6) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% maybe allowed. Adequacy of fire apparatus access shall be evaluated from the point beginning at the first due fire station to a point within 150 feet of all structures within the development. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (IFC 503.2.7 &D103.2) p Access to the site exceeds the fire district maximum grade restriction. 7) 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) 8) 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) 9) KNOX BOX: A Knox Box for access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (IFC 506) NOTICE OF DECISION PAGE 28 OF 29 SUB2006-00013-CROSS RIDGE ESTATES SUBDIVISION SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 17,2007 AND EFFECTIVE ON JUNE 2, 2007 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal to ether with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that may be adopted from time to time by the appellaody. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 1, 2007. estions: Ive any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. Q May 16 ,2007 PREPARE D BY: Cheryl Caines DATE Assistant Planner - ,, gfl May 16,2007 APPRO D BY: ' c ar• Be, '•o DATE Planning gr.ger NOTICE OF DECISION PAGE 29 OF 29 SUB2006-00013-(ROSS RIDGE ESTATES SUBDIVISION Li I I I ��Q �/ 6 . CITY of TIGARD FAIRHAVEN ' 4, o GEOGRAPHIC INFORMATION SYSTEM c� VICINITY MAP I l 1 I ! i ! ! . : '� GA-�ENPENP K SUB2006-00013 IIii11 I I -.� �` VAR2006-00091 - ,M,. ilMillr HILL VIEW ST VAR2006-00092 ■ MR VAR2007-00008 _ CROSS RIDGE CD M ESTATES McDONALD ST SUBDIVISION O. F w CD I 0. Q LEGEND: _ JAN o sk , p \ JijSUBJECr SITE ril , iv ,, vO -,y _ -- , „ , , , Ai* MH. 1 r— 44 �` 6 Lli> _ 1 o /I/�` O p o i6 o o I ` 1/iE�N TE c_ VIEW TERR - REF�RD•,� I „ 0 i/_ Tigard Area Map '� Milli N °o e -'II' gi Tf 0 100 200 300 400 500 Feet 1 .ilw 111111■ 1"=387 feet V CANT R: X11 ■i : pimir-- ` __■ . PEMBROOKST TIGARD I ■ f I I Information on this map is for general location only and MI F ��min �� should be verified with the Development Services Division. "11 MTh - 13125 SW Hall Blvd I ICI I I Tigard,OR 97223 �� m ®�� I (503)639-4171 _ MURDOCK ST ` http://www.ci.tigard.or.us Community'Development Plot date: Mar 30,2007;C:ImagicWIAGIC03.APR E CROSS RIDGE ESTATES - - ', e Ja: /�^. 1,1FM.J���•.y°f'�': 'fir'`. ;Vii I Ili Ft..J A 4-LOT SUBDIVISION OF TAX MAP 2S1 11 BB, TAX LOT 2000 S[l8 /, v. I v,__.%;,--- 4' t,: . J1* -1-• ILL' ' ' OWNER/APPLICANT: SITE INFORMATION: €• � ��,�, ���� ���,_,___ KEN AND/ILL CROSS JURISDICTION: CITY OF TIGARD TAX MAP: T2S RI W SEC 1 IBB _ �_ .,� 1� r..w r 14175 SW 103rd AVE ZONING: R-3.5 EXISTING TAX LOT: 2000 • .•«.'•!--,.. '1_ TIGARD,OR 97224 AREA: 1.42 ACRES PROPOSED M OF LOTS:4 ' . . .. y...r. •�' _-�j� � PHONE:(503)624-1659 r saI-`i ii•-��,� I ti, ;i BENCHMARK:WASHINGTON COUNTY BENCHMARK NO.489. AN OSIID BRASS DISC DO _ / I;. 1,[ti, ^I _ q _ PLANNING/ENGINEERING/SURVEYING: STAMPED-R 209 1934-ABOUT 1 MILE SOUTHWEST OF TIGARD. 0.1 MILES ra i, .I i*l ...' NORTHEAST OF MCDONALD ST. LOCATED IN THE SOUTHWEST SIDE OF OF THE � I, - d 0.4 SFA DESIGN GROUP,LLC _ sue' - W 'I- ■9020 WASHINGTON SQUARE RD,SUITE 350 SECOND STEP OF THE TIGARD GRANGE HALL NORTHWEST ENTRANCE. —' PORTLAND,OR 97223 ELEVATION:269.31' "" 1 �` I n w""r� �'r '' .°"`�.° PHONE:(503)641.8311/FAX:(503)643-7905 I VICINITY MAP Q u, CONTACT: MATTHEW SPRAGUE/BRENT FITCH/ HOUSE HOUSE % T S . < JOHN WADE %//////////////Wa r r- I IW Q I � I ? U Er- EASEMENT XISDND 10'DRIVEWAY Z f i I I J t�7 I 'a ' W -_ N89'38'13"E __-_542.46' __--r-____i0- 219.24 ■ V CC cc 316.22 I 36.54' l'- _ TRACT 'A' - _ _ 6744 SE - -Wes"- • , I a U EXISTING 15' 69.30' O EASEMENT INE$ ^_' -—- PRIVATE SSR�E%' �■ ■ "'i: $ T ,(wore■81■■■■■aguiRi■■■■■■■■1 1•■■■■■■■■■■rQ)C31■■■ ■■■■■'41 I. 9r y1 id�7i♦■��d ♦__ 135• , P , '.I°m 12.892 SF - I /iiiiiiii///iii////////iiio/1,1 , Q. EXISTING HOUSE i 1 .,1:01.4 I TO REMAIN • n~ 2T-I j I_,_ __ __ 182.08-__-__----------------- I .111 Gii, 1 ■ 1 ,2 4 4 Im 10,006 SF • I / 15,439 SF //i I 7' ROW DEDICATION To / I C / / n r� I 21.05 i/iiiii//. 1 `, ° b.IS 14,125 SF "e __�-- . , I. I ___ 1 _ - 3 y, - 284.15' I I _ 1g4 4 584'W 23:w PRIVATE STREET) - I -"-------- 22760' - -_ S.W_AMANOA 000RT ( ---- 589'36 55 W 253.02' � - - E ---T- I j- . , /' I a /� �//�^`�� `\ � 5 SHEET INDEX l � �/I \ Y I PRELIMINARY FLAT - - i 1= I 3 \� 2 EXISTING CONDITIONS �I I 2 3 PRELIMINARY TREE PRESERVATION/ 4�dddl 4 GRAPHIC SCALE GRADING/EROSION CONTROL PLAN I ; g a L I I I • • 4 PRELIMINARY STREET/UTILITY PLAN wwww I I - �. I 4A PRELIMINARY STREET PROFILE in I L _ I ..•'' 5 AERIAL PHOTO/CIRCULATION PLAN CT Nca " R I E WOOD ' .o I ,TIM -- EXHIBIT \8 Kennith D. &Jill A. Cross SUB2006-00013/VAR2006-00091/VAR2006- 14175 SW 103`d Avenue 00092/VAR2007-00008 Tigard, OR 97223 CROSS RIDGE ESTATES SUBDIVISION Kennith D. &Jill A. Cross 14175 SW 103rd Avenue Tigard, OR 97224 SFA Design Group, LLC Attn: Alex Stout 9020 SW Washington Square Road, Suite 350 Portland, OR 97223 Ron Ferguson,P.C. Attorney at Law Tualatin Park Offices 8555 SW Tualatin Road PO Box 909 Tualatin, OR 97062 AFFIDAVIT OF MAILING I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: (C}k Appropvie&u(s)Bdow} © NOTICF OF PENDING LAND USE DECISION FOR SUB2006-00013/VAR2006-00091/VAR2006-00092/VAR2007-00008 - CROSS RIDGE ESTATES SUBDIVISION ❑ AMENDED NOTICE (File No./Bane 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 April 3,2007,and deposited in the United States Mail on April 3,2007,postage prepaid. (Person that Pre d Notice) / STATE OF OREGON County of Washington ss. City of Tigard �- Subscribed and sworn/affirmed before me on the day of + r I ,2007. OFFICIAL SEAL f , 11 'a' DIANE M JELDERKS ) I) t°; NOTARY PUBLIC-OREGON O ( \i COMMISSION N0.373021 ( 1 J 1 MY COMMISSION EXPIRES SEPT.25,2007 9 ■ TARY PUBLIC • •• GON My Commission Exp. -s: ?/..V6 v.7 1 EXHIBIT NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT ()ODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING LAND USE APPLICATION SUBDIVISION DATE OF NOTICE: April 3,2007 FILE NUMBERS: SUBDIVISION (SUB) 2006-00013 VARIANCE V 2006-00091 VARIANCE V 2006-00092 ADJUSTMENT AR) 2007-00008 FILE TITLE: CROSS RIDGE ESTATES SUBDIVISION REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single-family detached residences. The existing site is approximately 1.42 acres. Proposed lots range from 10,006 to 15,439 square feet. An existing single-family home will remain on proposed Parcel 2. Two variances have been requested to reduce the minimum front yard setback from 20 feet to 9.8 feet for the existing residence and to reduce the average minimum lot width from 65 feet to 60 feet for lots 3 &4. An adjustment to the access spacing standards for a local street has been requested due to existing conditions. The reduction is from 125 feet to 75 feet. LOCATION: 14175 SW 103"Avenue;Washington County Tax Map 2S111BB,Tax Lot 2000. ZONE: R-3.5: Low Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes 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, 18.780, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON APRIL 17, 2007. 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 by e-mail to cherylatigard-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 MAY 16, 2007. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WR F1EN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14-DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMI 11ED WRIFIEN 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." •RRUI /I ' p,'r� /4f ...■�■■■■''_ 6+• Ike 1 VICINITY"I■LAP INIII IH n1m ■ . ø• •. SL B2ix1G-001)13 !PLi ii��ij �l IIII,i •∎ •0 , .. R_'0(1G-Ol)(19' �I�op �A .a�■A,,, :.; [ROSS RIDGE ���_ �J=a,�,� „I M.,, ESTATES . ^■ SUBDIVISION ..■..• ■■: '*11111:i LEGEND: 1A1hP4WAMIL--------- li • rWm o •••■■ ® ® ® 1111111-11111T `��t ' '. ®® Illy M T ._-..... n - ® ::■■ II 1 N: di .I ,ti:.i 0>2.....1 .. ■ �-- Ii" MI WI gills I 1■■■E EXH I B ITS Kennith D. &Jill A. Cross SUB2006-00013/VAR2006-00091/VAR2006- 14175 SW 103rd Avenue 00092/VAR2007-00008 Tigard, OR 97223 CROSS RIDGE ESTATES SUBDIVISION Kennith D. &Jill A. Cross 14175 SW 103rd Avenue Tigard, OR 97224 SFA Design Group,LLC Attn: Alex Stout 9020 SW Washington Square Road, Suite 350 Portland, OR 97223 2S110AA-90652 2S110AA-92911 ALDACO GILBERT R& BROWN LESLIE A COLETTE E 10825 SW CANTERBURY LN#1 10819 SW CANTERBURY LN#204 TIGARD,OR 97224 TIGARD,OR 97224 2S110AA-00401 2S111BB-02700 BATES CHARLES R&KATHRYN E CALLAHAM C DAVID 10719 SE RIVERWAY LN 10804 NE HWY 99 MILWAUKIE,OR 97222 VANCOUVER,WA 98686 2S111BC-03600 2 110AA-900.. BATES STEPHEN CHRISTOPHER AND CA ' ? RY HEIGHTS CONDO JODETTE SUGDEN OW - •F ALL UNITS 10430 SW VIEW TERRACE , TIGARD,OR 97224 2S111BB-01600 2S110AA-90841 BAURER RAMONA R CANTERBURY PLACE LLC 14165 SW 103RD 109E 13TH ST PORTLAND,OR 97224 VANCOUVER,WA 98660 2S110AA-90931 2 110AA-91111 BEERS RANDY C CA Y PLACE LLC 10813 SW CANTERBURY LN#103 109 ST TIGARD,OR 97224 NCOUVER,WA 98660 2S110AA-91131 2S110AA-91211 BENZA JESUS J NTE Y PLACE LLC 10769 SW CANTERBURY LN#103 109 3TH ST TIGARD,OR 97224 NCO R,WA 98660 2S110AA-91121 2S110AA-910 1 BERNUY ANABELLA C TER RY PLACE LLC 10769 SW CANTERBURY LN#102 109 TH ST TIGARD,OR 97224 V COU ,WA 98660 2S111BC-03800 2 10AA-912 1 BERTULEIT MIRIAM R/DANIEL TRS CA RY PLACE LLC 10390 SW VIEW TERRACE ST 109 ST TIGARD,OR 97224 COUV R,WA 98660 2S111BC-02900 2S1 AA-9124 BOEHR IRWIN I AND PATRICIA L CAN R Y PLACE LLC TRUSTEES 109 HST 10470 SW VIEW TERRACE COU ,WA 98660 TIGARD,OR 97224 2S11OAA-90622 2S111BB-00600 BROWN KAREN A COLLING JOYCE C 10819 SW CANTERBURY LN#201 959 SW 7TH ST TIGARD,OR 97224 DUNDEE,OR 97115 2S110AA-90642 2S110AA-00800 COOPER DIANE M ELLINGSON REVOCABLE INTERVIVOS T 10819 SW CANTERBURY LN#203 BY JOSEPH M&JEAN E ELLINGSON TRS TIGARD,OR 97224 420 W LASSEN AVE CHICO,CA 95973 2S111BB-02000 2S110AA-00900 CROSS KENNITH D&JILL A EL GSO EVOCABLE INTERVIVOS T 14175 SW 103RD AVE BY J M&JEAN E ELLINGSON TRS TIGARD,OR 97223 420 SEN AVE ICO,CA 973 2S110AA-92921 2S110AA-90742 CUMMINS JOHN EVERS ELIZABETH E& 10825 SW CANTERBURY LN#2 EVERS EDWIN MARK TIGARD,OR 97224 10807 SW CANTERBURY LN#203 TIGARD,OR 97224 2S111BC-03500 2S111BB-01200 DAVIS EDWARD&SUSAN LYNN FABER ROBERT C&MARGARET A 10445 SW VIEW TER 14230 SW 103RD TIGARD,OR 97224 TIGARD,OR 97224 2S102CC-03500 2S111 BC-03700 DAVIS STEPHEN GROMER FAIRLEY RONALD S&KAREN S 10315 SW MCDONALD ST 10420 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S110AA-90661 2S102CC-08700 DEBUSMAN MARTIN R&DIANA M FANT KARLA 1999 IRREVOCABLE TRU 10819 SW CANTERBURY LN#102 BY KARLA S PIATT TIGARD,OR 97224 PO BOX 91002 PORTLAND,OR 97291 2S110AA-92941 2S111 BB-01301 DEBUSMAN MARTIN R&DIANA M FISCHER CAMILLE L& 10825 SW CANTERBURY LN#104 FISCHER APRIL TRS TIGARD,OR 97224 14120 SW DRIFTWOOD CT TIGARD,OR 97224 2S110AA-90811 2S110AA-92931 DINSDALE LESLEE N FISHER TIFFANY L 10801 SW CANTERBURY LN#101 10825 SW CANTERBURY LN#3 TIGARD,OR 97224 TIGARD,OR 97224 2S111BC-03001 2S110AA-03200 DUNKLEE JOHN&MARGARET FOREFRONT ENTERPRISES LLC 10440 SW VIEW TERR 14060 SW 105TH AVE#8 TIGARD,OR 97224 TIGARD,OR 97224 2S111BB-02400 2S110AA-01000 DURFEE DAVID A&SHIRLY M GCI PROERTIES LLC& 10460 SW AMANDA CT GCI INVESTMENTS LLC TIGARD,OR 97224 10430 SW VIEW TER TIGARD,OR 97224 • 2S110AA-90831 2 111BB-0110 GEBHARDT CHRISTINE RENE KA L RLES G&MARY J TRS 10801 SW CANTERBURY LN#103 1425 100TH TIGARD,OR 97224 T ARD,0 97224 2S103DD-01201 2S110AA-03100 GOODWILL INDUSTRIES OF THE KENDLER ILA V COLUMBIA WILLAMETTE 14040 SW 105TH AVE#B 1943 SE 6TH AVE TIGARD,OR 97224 PORTLAND,OR 97214 2S111BB-01502 2S111BB-02200 GORGER RICHARD A/MOLLY J KLETZEL E SCOT&KRISTI S PO BOX 230725 10479 SW AMANDA CT TIGARD,OR 97281 TIGARD,OR 97224 2S111BC-03400 2S110AA-90911 GOSSELIN WILLIAM C AND KROONEN KEVIN J& BETTY JEAN MAHMOOD RASHA M 10405 SW VIEW TERR. 10813 SW CANTERBURY LN#101 TIGARD,OR 97223 TIGARD,OR 97224 2S102CC-03400 2S102CC-03302 HAMPTON DANIEL L&CHERISSE M LAWHEAD BRUCE& 10345 SW MCDONALD JUDY K TIGARD,OR 97224 10365 SW MCDONALD ST TIGARD,OR 97224 2S111BB-01800 2S110AA-02900 HEISE MONICA JO-ANN LEIVA LILIAN&ALEX 10390 SW AMANDA CT 11865 SW TUALATIN RD#51 TIGARD,OR 97224 TUALATIN,OR 97062 2S110AA-90761 2S111BB-01501 HIEB CHERRIE A LEMLEY DANIEL M 10807 SW CANTERBURY LN#102 14135 SW 103RD AVE TIGARD,OR 97224 PORTLAND,OR 97224 2S111BC-03300 2S111BC-04000 JOHNSON DOUGLAS EDWARD AND LOONEY TIM J&LINDSAY D SUE ANN 10330 SW VIEW TER 10375 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97223 2S111BB-01700 2S110AA-03000 JOHNSON TAYLOR C&TRICIA M LOWER FAMILY TRUST& 14155 SW 103RD AVE MAYS KRISTINA ALANE TIGARD,OR 97224 PO BOX 1409 RUNNING SPRINGS,CA 92382 2S111BB-00900 2S111BC-03200 KASTEL CHARLES G&MARY J TRS LUKE-DORF INC 14259 SW 100TH 10313 SW 69TH AVE TIGARD,OR 97224 TIGARD,OR 97223 • • 2S110AA-90722 2S110AA-90921 MALMSTROM ROSANNE M NISHIMURA JERRY L& 10807 SW CANTERBURY LN#201 SMITH MARIANNE TIGARD,OR 97224 10813 SW CANTERBURY LN#2 TIGARD,OR 97224 2S110AA-90821 2S110AA-00500 MCDONELL BRENT L OGDEN DISCLAIMER TRUST 10801 SW CANTERBURY LN#102 BY MARY JOAN OGDEN TR TIGARD,OR 97224 24030 AIRPORT RD NE AURORA,OR 97002 2S110AA-90941 2S102CC-03600 MCMICKEN ELIZABETH A 1998 REV T PECK ALAN W& 10813 SW CANTERBURY LN#4 RATHBUN ELIZABETH A TIGARD,OR 97224 13995 SW 102ND AVE TIGARD,OR 97223 2S111 BB-00200 2S111 BB-01300 MEHDIZADEHKASKI ZAHRA& PROPST MELVIN R ELAINE SHARIFI HADI 14180 SW 103RD AVE 10100 SW MCDONALD ST TIGARD,OR 97223 TIGARD,OR 97224 2S110AA-90632 2S111BC-01600 MENEGHELLI SUZANNE C PROUTY JASON S&AMY E 10819 SW CANTERBURY LN#202 10225 SW VIEW TER TIGARD,OR 97224 TIGARD,OR 97224 2S110AA-91221 25111 BC-03900 MIZAR MICHAEL J& RAUDY BEVERLY ETHELIND T 10360 SW VIEW TERRACE 10765 SW CANTERBURY LN#102 TIGARD,OR 97224 TIGARD,OR 97224 2S111BB-02500 2S111BB-01000 MONTES GLORIA I&CARLOS A REEDER MARY R 10440 SW AMANDA CT 14300 SW 103RD AVE TIGARD,OR 97223 TIGARD,OR 97223 2S111BC-01500 2S111BB-00400 MUDROW MICHAEL T&DIANE C RIVER PRESERVATION LLC 10185 SW VIEW TERR PO BOX 513 TIGARD,OR 97224 WILSONVILLE,OR 97070 2S111BB-02100 2S111BB-02600 NASH SCOTT F ROCHE RICHARD L&KELLY J 19240 NW ATHENA PL 10420 SW AMANDA CT PORTLAND,OR 97229 TIGARD,OR 97224 2S110AA-90752 2S111 BB-00500 NEBEKER KAREN RUEDY ROBERT E 10807 SW CANTERBURY LN#204 14185 SW 100TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S102CC-08800 2S110AA-00300 SADEK HESHAM A&SOHIR L TIGARD INVESTMENT GROUP LLC 13955 SW 104TH AVE BY EYRING REALTY INC TIGARD, OR 97224 1777 N CALIFORNIA BLVD#300 WALNUT CREEK,CA 94596 2S110AA-90611 2S111BC-03100 SHARPF BEVERLY ANN TIMMINS KELLY A&KATHLEEN M 10819 SW CANTERBURY LN#1 14335 SW 103RD AVE TIGARD, OR 97224 TIGARD,OR 97224 2S110AA-90711 2S111BB-01503 SHEETS WANDA E VITIRITTI FRANK 10807 SW CANTERBURY LN#101 21 PRESIDENTIAL WAY TIGARD, OR 97224 HOPEWELL JUNCTION,NY 12533 2S111BB-02101 2S110AA-00200 SKYNAT LTD PARTNERSHIP VOIEN BETH TRUST 4000 SW CORBETT AVE BY BETH VOIEN TR PORTLAND,OR 97239 24 VILLA POINT DR NEWPORT BEACH,CA 92660 2S110AA-91141 2S111BB-01500 SMITH DAVID H WASHINGTON COUNTY 10769 SW CANTERBURY LN#104 FACILITES MGMT TIGARD, OR 97224 169 N FIRST AVE MS42 HILLSBORO,OR 97124 2S102CC-03300 2S110AA-90732 SOLORIO AVALOS JESUS& ZHAO WEIYI DESOLORIO CONSUELO PEREZ 10807 SW CANTERBURY LN#202 10375 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 2S102CC-03301 SPECIALIZED HOUSING INC 5319 SW WESTGATE DR#124 PORTLAND,OR 97221 2S111BB-02300 SPRAGUE DEREK G&KORINDA E 10480 SW AMANDA CT TIGARD,OR 97224 2S111 BC-01700 STACK RICHARD W JUDITH C 10265 SW VIEW TERR TIGARD,OR 97224 2S110AA-00600 TEXLAND PROPERTIES CORP TAX DEPT#16394 PO BOX 711 DALLAS,TX 75221 • Josh Thomas Susan Beilke 10395 SW Bonanza 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES too. I of 11 (i:lcuroln\setuo\labels\CIT South.docl UPDATED: 12-Dec-06 • • AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL TIGARD 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 Nos.: SUB2006-00013/VAR2006-00091,00092 &2007-00008 Land Use File Name: CROSS RIDGE ESTATES 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) P+)'75 s w /0 3r d and did personally post notice of the proposed land use application(s)by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the gfrvL day ofr t I , 2007. au..4.. a . ifac..v, Signature of Person Who Performed Posting h:\login\patty\masters\affdavit of posting for applicant to post public hcating.doc CROSS RIDGE ESTATES SUBDIVISION SUBDIVISION (SUB) 2006-00013/VARIANCE (VAR) - 2006-00091 & 92/ADJUSTMENT (VAR) 2007-00008 REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single- family detached residences. The existing site is approximately 1.42 acres. Proposed lots range from 10,006 to 15,439 square feet. An existing single-family home will remain on proposed Parcel 2. Two variances have been requested to reduce the minimum front lid setback from 20 feet to 9.8 feet for the existing residence and to reduce the average minimum lot width from 65 feet to 60 feet for lots 3 & 4. An adjustment to the access spacing standards for a local street has been requested due to existing conditions. The reduction is from 125 feet to 75 feet. LOCATION: 14175 SW 103rd Avenue; Washington County Tax Map 2S111BB, Tax Lot 2000. ZONE: R-3.5: Low-Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are -' o 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, 18.780, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Cheryl Cainest Assistant Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to cheryle @ tgard-or.gov. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. 2S111BB-02000 CROSS KENNITH D&JILL A 14175 SW 103RD AVE �,�/ �q TIGARD,OR 97223 6�/n W' 1)reei r°L 3/30/07 CITY of TIGARD GEOGRAPHIC INFORMATION SISTEM \1 �--_, AREA NOTIFIED �/ HILL L ' VIEW ST (500') • Q '� I I t311lCE070t --1-----__1/ tlEEpll1 11 771110Eme 70,030003500 ' 0 men33333 I mucous' FOR: Alex Stout i.i..rr T__ J " " " ' RE: 2S111BB, 02000 , 041 annum H ttmeMn�e S111880,507 tla tMS 75111880]100 --1 o PP . lfll�ie10e4I 251110801501 W CD tmeleeoeee �O 701IIBBO710, L. 73171eeegel Property owner information 11161: 95111160150; is valid for 3 months from the date printed on this map. ttIEMNIN 70n0M01000 lflt�ee�11 ninee1al • AV IA,.EINt., N\ N N`\`\� t1p�111 ,.. l31iNUt H tstMe1e1e1 oene pal nl0elf4M.ItaMe1E/,351WMEeN3 elt7q nitYeeltN C• nualA1DhIl ta R�Iinl1 701»n011M ..tlteee0c»70„0Men11 UMMI IN 70111!5011900 70,1 eel tiIlI1e7M 7011eM101� 7Y_M - �hN1111 �9/F „l�1ee1 11 tie1 mtM ,m„Eplee m nl„IE11700 7011H1N1� 70»flC0,500 N mt®on min tr7 nn tet n P o o V14A O OTE 0 100 200 300 400 Feet D 1SIIIBC07900 1 751115003/01 7011150. 1111 P46.1 _ 701110003600 701118003100 1 41. v♦ = S. r 4 NI Information on this map is for general location only and • "”" should be verified with the Development Services Division. : ! IIII 13125 SW Hall Blvd Tigard,OR 97223 CANTERBURY ■ (503)639-4171 • ■,r ..a __ htlp:/Mnwv.ci.tigard.or.us Community Development Plot date:Mar 23,2007;C:lmagic■MAGIC03.APR 2S110AA-90652 2S110AA-92911 ALDACO GILBERT R& BROWN LESLIE A COLETTE E 10825 SW CANTERBURY LN#1 10819 SW CANTERBURY LN#204 TIGARD,OR 97224 TIGARD,OR 97224 25110AA-00401 25111 BB-02700 BATES CHARLES R&KATHRYN E CALLAHAM C DAVID 10719 SE RIVERWAY LN 10804 NE HWY 99 MILWAUKIE,OR 97222 VANCOUVER,WA 98686 2S111BC-03600 2 110AA-900.+ BATES STEPHEN CHRISTOPHER AND CA ' RY HEIGHTS CONDO JODETTE SUGDEN OW - •F ALL UNITS 10430 SW VIEW TERRACE • TIGARD, OR 97224 2S111 BB-01600 2S110AA-90841 BAURER RAMONA R CANTERBURY PLACE LLC 14165 SW 103RD 109E 13TH ST PORTLAND, OR 97224 VANCOUVER,WA 98660 2S110AA-90931 2 110AA-91111 BEERS RANDY C CA Y PLACE LLC 10813 SW CANTERBURY LN#103 109 ST TIGARD,OR 97224 NCOUVER,WA 98660 2S110AA-91131 25110AA-91211 BENZA JESUS J NTE Y PLACE LLC 10769 SW CANTERBURY LN#103 109 3TH ST TIGARD,OR 97224 NCO R,WA 98660 2S110AA-91121 2S110AA-910 1 BERNUY ANABELLA C TER RY PLACE LLC 10769 SW CANTERBURY LN#102 109 TH ST TIGARD,OR 97224 V COU ,WA 98660 2S111BC-03800 2 10AA-912 1 BERTULEIT MIRIAM R/DANIEL TRS CAN RY PLACE LLC 10390 SW VIEW TERRACE ST 109 ST TIGARD,OR 97224 COUV R,WA 98660 2S111BC-02900 2S1 AA-91241 BOEHR IRWIN I AND PATRICIA L CAN R Y PLACE LLC TRUSTEES 109 HST 10470 SW VIEW TERRACE COU ,WA 98660 TIGARD,OR 97224 2S110AA-90622 2S111BB-00600 BROWN KAREN A COLLING JOYCE C 10819 SW CANTERBURY LN#201 959 SW 7TH ST TIGARD,OR 97224 DUNDEE,OR 97115 2S110AA-90642 2S110AA-00800 COOPER DIANE M ELLINGSON REVOCABLE INTERVIVOS T 10819 SW CANTERBURY LN#203 BY JOSEPH M&JEAN E ELLINGSON TRS TIGARD,OR 97224 420 W LASSEN AVE CHICO,CA 95973 2S111BB-02000 2S110AA-00900 CROSS KENNITH D&JILL A EL GSON EVOCABLE INTERVIVOS T 14175 SW 103RD AVE BY J M&JEAN E ELLINGSON TRS TIGARD,OR 97223 420 SEN AVE ICO,CA 973 2S110AA-92921 2S110AA-90742 CUMMINS JOHN EVERS ELIZABETH E& 10825 SW CANTERBURY LN#2 EVERS EDWIN MARK TIGARD,OR 97224 10807 SW CANTERBURY LN#203 TIGARD,OR 97224 2S111BC-03500 2S111BB-01200 DAVIS EDWARD&SUSAN LYNN FABER ROBERT C&MARGARET A 10445 SW VIEW TER 14230 SW 103RD TIGARD,OR 97224 TIGARD,OR 97224 2S102CC-03500 2S111BC-03700 DAVIS STEPHEN GROMER FAIRLEY RONALD S&KAREN S 10315 SW MCDONALD ST 10420 SW VIEW TERRACE TIGARD, OR 97224 TIGARD,OR 97224 2S110AA-90661 2S102CC-08700 DEBUSMAN MARTIN R&DIANA M FANT KARLA 1999 IRREVOCABLE TRU 10819 SW CANTERBURY LN#102 BY KARLA S PIATT TIGARD, OR 97224 PO BOX 91002 PORTLAND,OR 97291 2S110AA-92941 2S111BB-01301 DEBUSMAN MARTIN R&DIANA M FISCHER CAMILLE L& 10825 SW CANTERBURY LN#104 FISCHER APRIL TRS TIGARD, OR 97224 14120 SW DRIFTWOOD CT TIGARD,OR 97224 2S110AA-90811 2S110AA-92931 DINSDALE LESLEE N FISHER TIFFANY L 10801 SW CANTERBURY LN#101 10825 SW CANTERBURY LN#3 TIGARD,OR 97224 TIGARD,OR 97224 2S111BC-03001 2S110AA-03200 DUNKLEE JOHN&MARGARET FOREFRONT ENTERPRISES LLC 10440 SW VIEW TERR 14060 SW 105TH AVE#B TIGARD,OR 97224 TIGARD,OR 97224 2S111BB-02400 2S110AA-01000 DURFEE DAVID A&SHIRLY M GCI PROERTIES LLC& 10460 SW AMANDA CT GCI INVESTMENTS LLC TIGARD,OR 97224 10430 SW VIEW TER TIGARD,OR 97224 1 2S110AA-90831 , 2 111BB-01100 GEBHARDT CHRISTINE RENE KA L ARLES G&MARY J TRS 10801 SW CANTERBURY LN#103 1425 100TH TIGARD, OR 97224 T ARD,0 97224 2S103DD-01201 2S110AA-03100 GOODWILL INDUSTRIES OF THE KENDLER ILA V COLUMBIA WILLAMETTE 14040 SW 105TH AVE#B 1943 SE 6TH AVE TIGARD,OR 97224 PORTLAND,OR 97214 25111 BB-01502 2S111 BB-02200 GORGER RICHARD A/MOLLY J KLETZEL E SCOT&KRISTI S PO BOX 230725 10479 SW AMANDA CT TIGARD,OR 97281 TIGARD,OR 97224 2S111 BC-03400 2S110AA-90911 GOSSELIN WILLIAM C AND KROONEN KEVIN J& BETTY JEAN MAHMOOD RASHA M 10405 SW VIEW TERR. 10813 SW CANTERBURY LN#101 TIGARD, OR 97223 TIGARD,OR 97224 2S 102CC-03400 2S 102CC-03302 HAMPTON DANIEL L&CHERISSE M LAWHEAD BRUCE& 10345 SW MCDONALD JUDY K TIGARD, OR 97224 10365 SW MCDONALD ST TIGARD,OR 97224 25111 BB-01800 2S110AA-02900 HEISE MONICA JO-ANN LEIVA LILIAN&ALEX 10390 SW AMANDA CT 11865 SW TUALATIN RD#51 TIGARD,OR 97224 TUALATIN,OR 97062 2S110AA-90761 2S111 BB-01501 HIEB CHERRIE A LEMLEY DANIEL M 10807 SW CANTERBURY LN#102 14135 SW 103RD AVE TIGARD,OR 97224 PORTLAND,OR 97224 23111BC-03300 2S111BC-04000 JOHNSON DOUGLAS EDWARD AND LOONEY TIM J&LINDSAY D SUE ANN 10330 SW VIEW TER 10375 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97223 2S111 BB-01700 2S110AA-03000 JOHNSON TAYLOR C&TRICIA M LOWER FAMILY TRUST& 14155 SW 103RD AVE MAYS KRISTINA ALANE TIGARD,OR 97224 PO BOX 1409 RUNNING SPRINGS,CA 92382 2S1 11 BB-00900 2S1 11 BC-03200 KASTEL CHARLES G&MARY J TRS LUKE-DORF INC 14259 SW 100TH 10313 SW 69TH AVE TIGARD, OR 97224 TIGARD,OR 97223 2S110AA-90722 2S110AA-90921 MALMSTROM ROSANNE M NISHIMURA JERRY L& 10807 SW CANTERBURY LN#201 SMITH MARIANNE TIGARD,OR 97224 10813 SW CANTERBURY LN#2 TIGARD,OR 97224 2S110AA-90821 2S110AA-00500 MCDONELL BRENT L OGDEN DISCLAIMER TRUST 10801 SW CANTERBURY LN#102 BY MARY JOAN OGDEN TR TIGARD,OR 97224 24030 AIRPORT RD NE AURORA,OR 97002 2S110AA-90941 2S102CC-03600 MCMICKEN ELIZABETH A 1998 REV T PECK ALAN W& 10813 SW CANTERBURY LN#4 RATHBUN ELIZABETH A TIGARD,OR 97224 13995 SW 102ND AVE TIGARD,OR 97223 2S111 BB-00200 2S111BB-01300 MEHDIZADEHKASKI ZAHRA& PROPST MELVIN R ELAINE SHARIFI HADI 14180 SW 103RD AVE 10100 SW MCDONALD ST TIGARD,OR 97223 TIGARD,OR 97224 2S110AA-90632 2S111BC-01600 MENEGHELLI SUZANNE C PROUTY JASON S&AMY E 10819 SW CANTERBURY LN#202 10225 SW VIEW TER TIGARD, OR 97224 TIGARD,OR 97224 2S110AA-91221 2S111BC-03900 MIZAR MICHAEL J& RAUDY BEVERLY ETHELIND T 10360 SW VIEW TERRACE 10765 SW CANTERBURY LN#102 TIGARD,OR 97224 TIGARD,OR 97224 2S111BB-02500 2S111BB-01000 MONTES GLORIA I&CARLOS A REEDER MARY R 10440 SW AMANDA CT 14300 SW 103RD AVE TIGARD, OR 97223 TIGARD,OR 97223 291119C-01500 2S111BB-00400 MUDROW MICHAEL T&DIANE C RIVER PRESERVATION LLC 10185 SW VIEW TERR PO BOX 513 TIGARD,OR 97224 WILSONVILLE,OR 97070 2S111BB-02100 2S111BB-02600 NASH SCOTT F ROCHE RICHARD L&KELLY J 19240 NW ATHENA PL 10420 SW AMANDA CT PORTLAND,OR 97229 TIGARD,OR 97224 2S110AA-90752 2S111BB-00500 NEBEKER KAREN RUEDY ROBERT E 10807 SW CANTERBURY LN#204 14185 SW 100TH AVE TIGARD,OR 97224 TIGARD,OR 97224 • 2S102CC-08800 2S110AA-00300 SADEK HESHAM A&SOHIR L TIGARD INVESTMENT GROUP LLC 13955 SW 104TH AVE BY EYRING REALTY INC TIGARD, OR 97224 1777 N CALIFORNIA BLVD#300 WALNUT CREEK,CA 94596 2S110AA-90611 2S111BC-03100 SHARPF BEVERLY ANN TIMMINS KELLY A&KATHLEEN M 10819 SW CANTERBURY LN#1 14335 SW 103RD AVE TIGARD,OR 97224 TIGARD,OR 97224 2S110AA-90711 2S111BB-01503 SHEETS WANDA E VITIRITTI FRANK 10807 SW CANTERBURY LN#101 21 PRESIDENTIAL WAY TIGARD, OR 97224 HOPEWELL JUNCTION,NY 12533 2S111BB-02101 2S11OAA-00200 SKYNAT LTD PARTNERSHIP VOIEN BETH TRUST 4000 SW CORBETT AVE BY BETH VOIEN TR PORTLAND, OR 97239 24 VILLA POINT DR NEWPORT BEACH,CA 92660 2S110AA-91141 2S111BB-01500 SMITH DAVID H WASHINGTON COUNTY 10769 SW CANTERBURY LN#104 FACILITES MGMT TIGARD,OR 97224 169 N FIRST AVE MS42 HILLSBORO,OR 97124 2S102CC-03300 2S110AA-90732 SOLORIO AVALOS JESUS& ZHAO WEIYI DESOLORIO CONSUELO PEREZ 10807 SW CANTERBURY LN#202 10375 SW MCDONALD ST TIGARD,OR 97224 TIGARD, OR 97224 2S1 02CC-03301 SPECIALIZED HOUSING INC 5319 SW WESTGATE DR#124 PORTLAND,OR 97221 2S111BB-02300 SPRAGUE DEREK G&KORINDA E 10480 SW AMANDA CT TIGARD,OR 97224 2S111BC-01700 STACK RICHARD W JUDITH C 10265 SW VIEW TERR TIGARD,OR 97224 2S110AA-00600 TEXLAND PROPERTIES CORP TAX DEPT#16394 PO BOX 711 DALLAS,TX 75221 Josh Thomas Susan Beilke 10395 SW Bonanza 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES loo. I of It Iiacurnln\setuDllabels\CIT South.docl UPDATED: 12-Dec-06 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT ii PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 IGARD PHONE: 503.639-4171 PAX: 503-624-3681 (Attn: Patty/Planning) EMAIL: patty(�Utigard-or.gov REU9? CEO 5 OWNEE @NNE i A-�E Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: co/� 2S1 11 BB02000 (14175 SW 103d Ave.) PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter-rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: Alex Stout PHONE: 503-641-8311 FAX: 503-643-7905 EMAIL: astoutsfadq.com This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request that will be placed in "Will Calf' 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: $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE* *'*COST FOR THIS REQUEST ' 4 sheets of labels x$2/sheet=$8.00 x 2 sets= $16.00 sheet(s)of labels x$2/sheet=$a x .- sets= _2"),de)1 sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 /sheet(s)of labels x$2/sheet for interested parties=$ x ' sets= -Y-2/7° GENERATE LIST = $11,_00 GENERATE LIST = TOTAL = $31.00 TOTAL = 51g APPLICANT MATERIALS PRE-APR HELD BY: rr!, CITY OF TIGARD PLANNING DIVISION , . - LAND USE PERMIT APPLICATION o '1 1, City of Tigard Perin Center 13125 SW Hall Blzzi, Tiia OR 97223 EC Phone. 503.639.4171 Fax:503.598.1960 P 2 9 2006 4" V 2o0 7- 0000S tq aC/ File# 501$D40- boo0 Other Case# y`03449-01)(p—6 pq I / t)' ?-'-in 6.-6-troq,)— Date IA 0to By Si Receipt# atv a-4 CH Fee ), eig L' Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR �"l 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) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR-(Address if available) TAJ± 87TAX LOT'S N lij 1°3 r AJe•• 25111E13 OZa0o TOTAL SITE SIZE ZONING CLASSIFICATION 1. 41_ at,-ei °rposs GLiv.. K - 3- S PLICANT* FP, ba5i NA Gx-okAv, , LLC, MAILING ADDRESS/CITY/STATE/ZIP 961° Svv I \A)6 '401' S�. 2.1 . LAus,y,_ ' "r , c.KJ 17Z 3 PHONE NO. O. PRIMARY ACC N PHONE NO. 1A ctLo PROPERTY OWNER/DEED HOLDER(Attach list if more than one) KP.1/ IS TIA Cr05s MAILIN ADDRESS/QTY/ / /IZIP II q PHONEI \75 5 J 1�3"-d Ave_ i acrd o `7Z7 AX NO. 035 C2L1 1Gc6\ *Whe?L the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written PP P P PP P P authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) 1 • 111 4. _N�. IL((�Iti /I ERI_. rL� r, rile?%� BIEV �♦'IrS�7�17I y,. APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. is\curpin\masters\land use applications\land use permit app.doc 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. Owner's Signature Date • // //e "1"e 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 12/29/2006 • .1111 I 13125 SW Hall Blvd. 4:41:26PM Tigard,OR 97223 503.639.4171 TIGAR[) Receipt #: 27200600000000005994 I)ate: 12/29/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2006-00013 [LRPF]LR Planning Surcharge 100-0000-438050 624.00 SUB2006-00013 [LANDUS]Prelim Plat w/o PD 100-0000-438000 4,366.00 SUB2006-00013 [LANDUS]Prelim Plat w/o PD 100-0000-438000 352.00 VAR2006-00091 [LANDUS]Admin Variance 100-0000-438000 262.50 VAR2006-00091 [LRPF]LR Planning Surcharge 100-0000-438050 38.50 VAR2006-00092 [LANDUS]Special Adjust 100-0000-438000 262.50 VAR2006-00092 [LRPF]LR Planning Surcharge 100-0000-438050 38.50 Line Item Total: $5,944.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check KEN CROSS ST 1065 In Person 5,944.00 Payment Total: $5,944.00 c Receipt.rpt Page 1 of I CITY OF TIGARD 2/20/2007 1111 • e 13125 SW Han Blvd. 12:22:42PM Tigard,OR 97223 503.639.4171 I IGAKD Receipt #: 27200700000000000761 Date: 02/20/2007 Line Items: Case No Tran Code Description Revenue Account No Amount Paid VAR2007-00008 [LANDUS] 50%Joint App Fee 100-0000-438000 262.50 VAR2007-00008 [LRPF]LR Planning Surcharge 100-0000-438050 38.50 Line Item Total: $301.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received kniount Paid Check KEN CROSS ST 1069 In Person 301.00 Payment Total: $301.00 cReceipt.rpt Page 1 of 1 NARRATIVE LAND USE REVIEW APPLICATION FOR: CROSS RIDGE ESTATES Four-Lot Subdivision, Two Administrative Variances, & One Special Adjustment December 2006 APPLICANT/OWNER: Ken and Jill Cross 14175 SW 103rd Ave. Tigard, OR 97224 Tel: (503) 624-1659 PLANNING/ENGINEERING/SURVEYING: SFA Design Group, LLC 9020 Washington Square Drive, Suite 350 Portland, OR 97223 Tel: (503) 641-8311 Fax: (503) 643-7905 Contact: Paul Seilo I. FACT SHEET Project Name: Cross Ridge Estates Proposed Actions: Four-Lot Subdivision; Administrative Variance to front yard setback for existing house; Administrative Variance to average minimum lot width for two lots; & Special Adjustment to access spacing standard along a local street. Tax Map: 2S1 11 BB Tax Lot: 2000 Site Size: 1.42 Acres Site Address: 14175 SW 103rd Ave. Location: Directly adjacent to the west of SW 103rd Ave, south of SW McDonald St., and north of SW Inez St. Comprehensive Plan Designation: Low-Density Residential Zoning District: R-3.5 Applicant/Owner: Ken and Jill Cross 14175 SW 103rd Ave. Tigard, OR 97224 Tel: (503) 624-1659 Applicant's Representative: SFA Design Group. LLC 9020 SW Washington Square Dr., Suite 350 Portland, OR 97223 Tel: (503) 641-8311 Fax: (503) 643-7905 Contact: Paul Seilo Cross Ridge Estates—Subdivision Page 2 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc II. GENERAL INFORMATION The applicant requests preliminary approval for a four-lot subdivision of the existing parcel located at 14175 SW 103rd Ave. The subject site, specifically identified as Tax Lot 2000 of Tax Map 2S1 1166, is approximately 1.42 acres within the City of Tigard's R-3.5 (Low-Density Residential) zoning district. The applicant requests approval of two administrative variances to the development standards in the R-3 5 zone and a special adjustment to the spacing standard along a local street. These requests are made concurrent with the subdivision application. The following narrative and supplemental materials will demonstrate that the proposed subdivision is in compliance with the applicable provisions of the City of Tigard Community Development Code. III. VICINITY & SITE INFORMATION Site Location The subject site is located immediately to the west of SW 103rd Ave. and generally to the south of SW McDonald Ave./ north of SW Inez St. Existing Uses The existing parcel contains one detached single-family home. The applicant proposes to keep this house on Lot 2 of the subdivision. The remaining portions of the site are covered by grasses and a mixture of trees. Surrounding Land Uses The site is surrounded on all sides by existing residential uses. The area directly to the north is zoned R-12 and currently contains both multi-family and single-family uses on lots ranging from 0.5 to 2.5 acres. The area to the east is zoned both R-12 and R-3.5, again with both multi- family and single-family uses. The lots size to the east ranges from 0.25 to 3.5 acres. The existing parcels to the south are entirely within the R-3.5 zoning district and include only single- family houses on lots between 0.25 and 1.5 acres. The area to the west is entirely zoned R-12 with multi-family uses. The area immediately west includes one parcel encompassing approximately 1.6 acres. Topography The site generally slopes downhill from south to north at an average of approximately 4.6 percent. The low point is in the northwest corner of the site at approximately 292 feet msl and the high point is approximately 317 feet msl in the southeast corner. Vegetation The project site contains a mixture of trees as described in the Arborist Report section of this application packet. The remaining portions of the site are covered with grasses that have been consistently mowed. Cross Ridge Estates—Subdivision Page 3 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc IV. PROJECT DESCRIPTION The applicant proposes to subdivide the existing 1.42 acre parcel into four lots for single-family detached homes and a private street tract (Tract A) for access to the project from SW 1031d Ave. (see Preliminary Plat in this application packet). The proposed lots range in size from 10,006 square feet to 15,502 square feet with an average size of 13,116 square feet. The proposal retains the existing single-family detached house on Lot 2. Therefore, the applicant requests an administrative variance to the front yard setback requirement for Lot 2 as the existing house will be within 20-feet of the new sidewalk and private street tract. In addition, the applicant requests a second administrative variance to the average minimum lot width standard of 65 feet for proposed Lots 3 and 4. The width of the existing parcel and the need for a private street along the north boundary preclude the applicant form creating four lots that are all consistent with the minimum width requirement. The project will provide safe and convenient circulation for both auto and pedestrian modes of transportation. A new private street (Tract A) is proposed from SW 103rd Ave. in the approximate location of the existing gravel driveway along the north edge of the subject site. The private street will provide access to the four proposed lots and maintain access to the two properties under separate ownership to the north. However, the proposed private street location along SW 103rd Ave. is approximately 110 feet from SW Driftwood Ln. to the north and 75 feet from SW Amanda Ct. to the south. Therefore, the applicant requests a special adjustment to the 125 foot access spacing standard in both directions along SW 103rd Ave. No other existing or proposed streets can serve this development and maintain access to the two northern properties. A reciprocal access easement will also be placed over the private street tract in its entirety to maintain access for the two northern properties. Tract A encompasses 8,743 sq. ft. with 20 feet of travel lane width and six-inch curbs along both sides. The tract extends west from SW 103rd Ave. to the eastern edge of proposed Lots 3 and 4 where it ends in a hammer-head for emergency vehicle turnaround. Pedestrian circulation will be provided along the project frontage of SW 103rd Ave. and private street tract via five-foot wide sidewalks. The sidewalk proposed along the south edge of the private street tract will be within a sidewalk easement. The proposed half-street improvements to the project frontage along SW 103rd Ave. are designed consistent with the direction received during the pre-application conference with city staff on August 22, 2006. The improvements include travel lane pavement for 16 feet of half- street width, five foot wide sidewalk, five foot wide planter strip with street trees, and six-inch wide curb. The improvements also require a seven-foot wide dedication from the subject site to provide the 27-feet of half-street right-of-way width. The subject site currently has one water meter for the existing home connected to the water line within SW 103rd Ave. immediately to the east. The applicant proposes to relocate and reuse this meter for Lot 2 of the subdivision. New meters will be banked along SW 103rd Ave. for Lots 1, 3, and 4. Individual lines will be extended from the meters to each new house within the private street. The applicant proposes to utilize the existing sanitary line in SW 103rd Ave. for all four lots (see Plan Set in this application packet). A connector line will be extended from the existing line via the private street to the proposed lots. Cross Ridge Estates—Subdivision Page 4 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc The applicant proposes a system of catch basins and pipe to convey stormwater to the proposed stormwater quality facility (see Plan Set in this application packet). The proposed system for stormwater management is designed consistent with City of Tigard and Clean Water Service standards. V. APPLICABLE DEVELOPMENT CODE CRITERIA Chapter 18.390 DECISION-MAKING PROCEDURES 18.390.040 Type 11 Procedure A. Pre-application conference. A pre-application conference is required for Type II actions. Pre-application conference requirements and procedures are set forth in section 18.390.080C. RESPONSE: The applicant is submitting the proposed subdivision which will be reviewed as a Type II Procedure, with approval criteria set forth in 18.430.040. A pre-application conference was held with the City of Tigard on August 22nd, 2006 and was attended by city staff. The meeting covered the requirements and procedures set forth in Section 18.390.080C. The applicant has submitted the subdivision application with the form provided by the Planning Director, and has included the information and requirements listed in 18.390.040. The applicant has reviewed the criteria for the decision making process and understands the requirements. B. Application requirements. RESPONSE: The applicant's subdivision application includes the required form and submittal information. This criterion has been met. Chapter 18.430 SUBDIVISIONS 18.430.020 Genera!Provisions A. Approval through two-step process. B. Compliance with ORS Chapter 92. C. Future re-division. D. Lot averaging. E. Temporary sales office. F. Minimum flood damage. G. Floodplain dedications. H. Need for adequate utilities. 1. Need for adequate drainage. J. Determination of base flood elevation. RESPONSE: The applicant has submitted an application for the approval of the preliminary plat, which is the first of the two-step platting process. Upon approval of the preliminary plat, the applicant will submit a final plat, which reflects all conditions of the approval of the preliminary plat. The applicant has submitted a subdivision proposal which is in conformity with all state regulations set forth in ORS Chapter 92. Cross Ridge Estates—Subdivision Page 5 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc The minimum lot size in the R-3.5 zone equals 10,000 square feet. Therefore, none of the four lots is large enough to be further divided. The proposed subdivision does not utilize lot averaging as all four lots are greater than 10,000 square feet. The applicant will not use a temporary sales office. The subject site does not include a flood hazard or floodplain. Adequate provisions for utilities, including storm drainage are provided with this development. 18.430.040 Approval Criteria: Preliminary Plat A. Approval criteria. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; RESPONSE: The applicant proposes a subdivision of the site into four residential lots. The proposed preliminary plat is designed to comply with the underlying R-3.5 zoning district. However, the proposal to retain the existing house and the narrow dimension of the existing parcel require the applicant to request two administrative variances. First, the applicant requests a variance to the front yard setback requirement to retain the existing house on Lot 2. Second, the applicant requests a variance to the average minimum lot width to create Lots 3 and 4 as the dimensions of the existing parcel do not provide adequate width. The applicant also requests a special adjustment to the access spacing standards to place the proposed private street in the approximate location of the existing gravel drive which serves properties to the north. The preliminary plat conforms to all other applicable ordinances as reflected by this narrative and the preliminary plans. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; RESPONSE: The proposed plat name is not duplicative and has been approved by Washington County (see Subdivision Name section of this application packet). 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street and road pattern; and RESPONSE: The proposed plat includes one private street and no new public streets. The private street is proposed in an appropriate location, over the existing gravel driveway currently providing access to the subject site and two properties under separate ownership to the north. 4. An explanation has been provided for all common improvements. RESPONSE: This narrative and the Plan Set contained within this application packet provide an explanation for all common improvements. B. Conditions of Approval. The Approval Authority may attach such conditions as are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the City for the purpose of controlling access to adjoining undeveloped properties. Cross Ridge Estates—Subdivision Page 6 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc RESPONSE: The applicant understands that the Approval Authority can attach such conditions as are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the City for the purpose of controlling access to adjoining undeveloped properties. Chapter 18.510 RESIDENTIAL ZONING DISTRICTS 18.510.020 List of Zoning Districts C. R-3.5: Low-Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. RESPONSE: The property is currently zoned R-3.5 by the City of Tigard. The proposed lots for single-family detached houses are permitted outright per Table 18.510.1. 18.510.040 Minimum and Maximum Densities RESPONSE: The applicant has designed the proposed development to comply with the density requirements set in Section 18.510.020(F.) for R-3.5 zoning. The minimum and maximum density calculations are listed in Section 18.715.020(B.) and (C.). The gross site area is 1.42 acres or 61,816 square feet. The net site area, minus the public street dedication and private street tract, equals 52,463 square feet. Using the minimum lot size of 10,000 square feet, the maximum density allowed is 5.25 or 5 units. The minimum density is calculated at 80% of maximum, which equals 4.21 or 4 units in this case. The preliminary plat proposes Lot 2 with 15,502 square feet to go with the existing house. Subtracting this area from the net land area leaves 36,961 square feet, divided by 10,000 equals a maximum density of 3.70 or 4 additional units allowed. Thus, the minimum density equals 2.96 or 3 units. The applicant is proposing 4 lots, three in addition to one for the existing house. Therefore, no adjustments to the Code density standards are requested. The propose development complies with the minimum and maximum density requirements. 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained in this title. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. RESPONSE: The proposed development complies with the applicable development standards in the R-3.5 zone, except for the front yard setback on Lot 2 and the average minimum lot width on Lot 3 and 4. The applicant requests a variance to the front yard setback requirement for Lot 2 in order to retain the existing house. This house will be demolished sometime in the future and replaced with a new house that complies with all setback requirements. The applicant Cross Ridge Estates—Subdivision Page 7 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc requests the variance to the minimum width for Lots 3 and 4 since the width of the existing parcel and the need for a private street along the northern boundary preclude to applicant from creating four lots consistent with the requirement. The minimum width requirement is 65 feet and the applicant proposes widths of approximately 60 feet for each lot. Chapter 18.370 VARIANCES AND ADJUSTMENTS 18.370.010 Variances The applicant requests an administrative variance to two separate development standards of the R-3.5 zone. Thus, the applicant's responses to most of the applicable criteria (see below) are split between a request for variance to the front yard setback (Variance Request #1) and variance to the average minimum lot width (Variance Request#2). A. Purpose. The purpose of this section is to provide standards for the granting of variances from the applicable zoning requirements of this title where it can be shown that, owing to special and unusual circumstances related to a specific property, the literal interpretation of the provisions of the applicable zone would cause an undue or unnecessary hardship, except that no use variances shall be granted. RESPONSE: Variance Request #1: The front yard setback requirement in the R-3.5 zoning district is a minimum of 20 feet. The new lots are designed to comply with all the standard setbacks of the R-3.5 zone. However, the applicant proposes to retain the existing house on Lot 2 until sometime in the future when the house will be demolished for the construction of a new house. The applicant requests a variance to the front yard setback requirement on Lot 2 only to retain the existing house. The existing house is within the required 20-foot front yard setback measured from the outside edge of the proposed sidewalk along the south side of the private street tract. The distance from the existing house to the outside edge of the proposed sidewalk ranges from 9.8 to 13.5 feet. Therefore, the applicant requests a front yard setback of 9.8 feet for Lot 2. The existing house remains consistent with the side and rear yard setback requirements. In addition, the future house on Lot 2 will be constructed consistent with all the setback requirements of the R-3.5 zone. Variance Request #2: The average minimum lot width requirement in the R-3.5 zoning district equals 65 feet. The new lots are designed to comply with this standard; however, a few conditions of the existing parcel preclude the applicant from compliance with the standard on all four lots. The applicant requests a variance to the minimum width for Lots 3 and 4 since the width of the existing parcel and the need for a private street along the northern boundary preclude the applicant from creating four lots consistent with the requirement. The width of the existing parcel measured north to south equals approximately 120 feet so it is not possible to achieve widths of 65 feet when dividing this in half (see Lots 3 and 4). In addition, the existing parcel includes a gravel access road along the northern property line with access easement to serve the properties immediately to the north. Thus, the applicant has placed the proposed private drive in this same location, further limiting the potential subdivision designs of the site. The applicant requests a minimum width of 60 feet for both Lot 3 and 4. The lots and future houses will comply with all other development standards in the R-3.5 zone. Cross Ridge Estates—Subdivision Page 8 December 2006 B:\Land Projects 20041 999-0391word199939Narrative_Revised.doc C. Approval Process and Standards. 1. Variances shall be processed by means of a Type ll procedure, as governed by Section 18.390.040, using standards of approval contained in Subsection 2 below. RESPONSE: The applicant understands that the variance requests will be processed through a Type II procedure concurrent with the subdivision request. 2. The Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; RESPONSE: This application includes two variances requested concurrent with a four lot subdivision. The variances will not be materially detrimental to the purposes of the code, other policies or standards, nor to other properties within the zone or vicinity. Variance Request #1: The need for one variance relates to the applicant's desire to retain the existing house in its current location on proposed Lot 2. Development of the new 21-foot wide private street tract and adjoining five foot wide sidewalk create the need for the variance and the applicant requests a front yard setback of 9.8 feet for Lot 2. However, the sidewalk and street tract do not change the amount of space between the existing house and the nearest existing houses to the north. In addition, the applicant plans to construct a new house on Lot 2 sometime in the future which will comply with all setback requirements including the front yard. Variance Request #2: The second variance is a result of the existing parcels width and the need to position the private street along the northern edge of the property. The width of the existing parcel measured north to south equals approximately 120 feet so it is not possible to achieve widths of 65 feet when dividing this in half (see Lots 3 and 4). In addition, the existing parcel includes a gravel access road along the northern property line with access easement to serve the properties immediately to the north. Thus, the applicant has placed the proposed private drive in this same location, further limiting the potential subdivision designs of the site. Although not achieving the 65 foot width requirement, Lots 3 and 4 are consistent with all other development standards in the R-3.5 zone including minimum lot size and setback requirements. Thus, the variance will not be detrimental to other properties in the same zoning district and 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 district; RESPONSE: The special circumstances affecting the existing parcel include a combination of the following factors, which limit the design and layout of the proposed lots, creating the need for the two variance requests (Variance Requests #1 & 2): • Retention of the existing house limits the potential locations for the new private street. Relocating the street to the south edge of the property would place it even closer to the existing house and the sidewalk would be positioned through the south side of the home. In addition, the proposed location of the street along Cross Ridge Estates—Subdivision Page 9 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc the northern edge of the site maximizes access spacing from existing streets intersecting SW 103rd Ave. to the north and south. • The shape of the existing parcel extending west from SW 103rd Ave. is deep and narrow. The existing parcel measured north to south equals approximately 120 feet so it is not possible to achieve widths of 65 feet when dividing this in half (see Lots 3 and 4). In addition, the location of the private street further affects the depth and setbacks of the proposed lots no matter where it is located. • The proposed design with the new private street tract along the northern edge of the site is driven by the existing gravel driveway and access easement in the same location. The existing gravel driveway is currently used for access by the subject site and two properties under separate ownership to the north. Therefore, the new street is positioned to maintain access to the northern properties. However, placing the private street in this location further limits the potential subdivision designs of the site. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; RESPONSE: The proposed use is for single-family detached houses including the existing single-family house, a use permitted outright in the R-3.5 zone. All other City standards will be met. 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; and RESPONSE: The site does not contain unique natural systems such as dramatic land forms or drainage systems. Thus, the project will not adversely affect natural systems. Physical features including traffic flow will not be more adversely affected by either of the requested variances then if the project were developed without them. The private street is proposed in the same location as the existing gravel drive which serves the subject site and two properties under separate ownership to the north. Therefore, the physical systems will function as they do on the existing site. It is not possible to provide the required 21-foot wide private street anywhere on the site without a variance to some dimensional standard. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. RESPONSE: The hardship requiring either variance is not self-imposed. The variance requests are the minimum necessary to alleviate the situation. Variance Request #1: The hardship arises from applying the city standards for private street and sidewalk widths. In addition, the hardship comes from a combination of factors including the narrow width of the existing parcel and existing location of the house and gravel drive. The setback variance allows the applicant to retain the existing house and position the private street to maintain access to the northern properties. Variance Request #2: The hardship arises from applying the lot width requirement for detached units in the R.3.5 zone. In addition, the hardship comes from a combination of factors Cross Ridge Estates—Subdivision Page 10 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc including the narrow width of the existing parcel and need to place the private street in a specific location. The lot width variance allows the applicant to create lots and construct houses that will comply with all other development standards in the R-3.5 zone. 18.370.020 Adjustments A. Purpose. 2. Special adjustments. which are variances from development standards which have their own approval criteria as opposed to the standard approval criteria for variances contained in Section 18.370.020.C. RESPONSE: The access spacing standard for local streets along a local street equals 125 feet. The new private street is proposed in the location of the existing gravel driveway which provides access to the subject site and two properties under separate ownership immediately to the north. The private street will provide access to the four proposed lots and maintain access for the two northern properties. However, the proposed private street location is approximately 110 feet from SW Driftwood Ln. to the north and 75 feet from SW Amanda Ct. to the south. Therefore, the applicant requests an adjustment to the 125 foot access spacing standard in both directions. The location of the new private street is the one design which maximizes spacing from existing streets. The existing private street to the south (SW Amanda Ct.) is closest (approximately 75 feet) to the proposed private street located along the northern edge of the subject site. Therefore, a shift of the private street to any location other than the proposed brings it closer to Amanda Ct. C. Special adjustments. 1. Adjustments to development standards within subdivisions (Chapter 18.430). The Director shall consider the application for adjustment at the same time he/she considers the preliminary plat. An adjustment may be approved, approved with conditions, or denied provided the Director finds: a. There are special circumstances or conditions affecting the property which are unusual and peculiar to the land as compared to other lands similarly situated; RESPONSE: The subject site utilizes an existing joint access with the two properties under separate ownership to the north. The proposed location of the private street along the northern edge of the subject site provides one improved access for the properties involved. b. The adjustment is necessary for the proper design or function of the subdivision; RESPONSE: The adjustment allows for the private street to be located in the current location of the gravel driveway. Thus, the private street will maintain access to the subject site and two properties immediately to the north. In addition, the applicant wants to maintain the existing house on Lot 2. A shift of the private street to the south side of the subject site puts it through the south end of the existing house. Thus, the house would have to be removed. c. The granting of the adjustment will not be detrimental to the public health, safety, and welfare or injurious to the rights of other owners of property; and Cross Ridge Estates—Subdivision Page 11 December 2006 B:\Land Projects 2004\999-0391 word\99939Narrative_Revised.doc RESPONSE: The adjustment for the private street will not be detrimental to the public health, safety, and welfare or injurious to the rights of other owners of property. The street will be located in the same area as the existing gravel drive so conditions along SW 103rd Ave. are not changing. d. The adjustment is necessary for the preservation and enjoyment of a substantial property right because of an extraordinary hardship which would result from strict compliance with the regulations of this title. RESPONSE: The adjustment is necessary to maintain the existing point of access to the subject site and two properties located immediately to the north. The proposed private street will provide an improved access compared with the existing gravel drive in the same general location. A shift in the proposed location of the private street creates a hardship for all the properties involved. In addition, the applicant wants to maintain the existing house on Lot 2. A shift of the private street to the south side of the subject site puts it through the south end of the existing house. Thus, the house would have to be removed with construction of the street. 5. Adjustment to access and egress standards (Chapter 18.705). a. In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type 11 procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. RESPONSE: The proposed private street cannot be readily designed to conform to the 125 foot access spacing standard between local streets along a local street due to existing development. Thus, the applicant requests an adjustment to the standard in both directions along 103rd Ave. to place the private street in the proposed location. b. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: RESPONSE: The applicant understands that the adjustment request can be approved, approved with conditions, or denied due to the criteria listed below. (1) It is not possible to share access; RESPONSE: The proposal for the private street maintains the existing shared access with the two properties under separate ownership immediately to the north. (2) There are no other alternative access points on the street in question or from another street; RESPONSE: The subject site does not include any alternative access points and the applicant wants to maintain the existing location of the shared access with the properties immediately to the north. Cross Ridge Estates—Subdivision Page 12 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc (3) The access separation requirements cannot be met; RESPONSE: The applicant requests the adjustment to the access separation requirement because it cannot be met in either direction along SW 103rd Ave. and no alternative access exists. The proposed design provides the maximum spacing from the closest existing street (SW Amanda Ct.) to the south. (4) The request is the minimum adjustment required to provide adequate access; RESPONSE: The requested adjustment is the minimum required to provide adequate access. (5) The approved access or access approved with conditions will result in a safe access; and RESPONSE: The proposed private street maintains the existing point of access for the subject site and two properties immediately to the north. This location will continue to provide a safe access to SW 103rd Ave. (6) The visual clearance requirements of Chapter 18.795 will be met. RESPONSE: The visual clearance requirements of Chapter 18.795 will be met. Chapter 18.705 ACCESS, EGRESS, AND CIRCULATION 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. RESPONSE: The provisions and maintenance of access and egress for the use of the new structures or parcels of real property as stipulated in this title will be continuing requirements. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled... RESPONSE: The applicant has submitted scaled plans for approval showing proposed access, egress and circulation consistent with code requirements. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deed, easement, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Cross Ridge Estates—Subdivision Page 13 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc RESPONSE: The applicant and two property owners immediately to the north utilize a joint gravel driveway in the location where the new private street is proposed. The proposal replaces the gravel driveway with the private street to be constructed wholly on the applicant's property. A reciprocal access easement will be placed over the private street in its entirety to maintain access for the two northerly properties. The appropriate easement will be recorded with the plat. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 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. RESPONSE: The vehicle access and egress from the four proposed lots will connect directly with the new private street to be maintained at the required standards. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. RESPONSE: All curb cuts will conform to the requirements of 18.810.030.N. See 18.810.030.N later within this narrative. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards... RESPONSE: The proposed project does not include any on-site pedestrian walkways other than sidewalks created with the frontage improvement of SW 103rd Ave. and the private street. This item does not apply. G. Inadequate or hazardous access. RESPONSE: This application is not for a building permit. No direct individual access to an arterial or collector is proposed and no service drives are proposed. Therefore, this item does not apply. H. Access Management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and ASSHTO (depending on jurisdiction of facility.) RESPONSE: The application has been submitted with an access report which verifies the design of the driveways and streets to be safe (see Access Report section of this application packet). This criterion has been met. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections... RESPONSE: The proposed subdivision has been designed to allow the driveways to be placed outside of the influence area of collector or arterial streets. Cross Ridge Estates—Subdivision Page 14 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. RESPONSE: The proposed subdivision is not proposing access to either a collector or arterial street. Therefore, this item does not apply. 4. The minimum spacing of local streets along a local street shall be 125 feet. RESPONSE: A new private street (Tract A) is proposed from SW 103rd Ave. in the location of the existing gravel driveway along the north edge of the subject site. The private street will provide access to the four proposed lots and maintain access to the two properties to the north. However, the private street is located on SW 103rd Ave. approximately 110 feet from SW Driftwood Ln. to the north and 75 feet from SW Amanda Ct. to the south. Therefore, the applicant requests a special adjustment within this application (see Applicant's Response to Subsection 18.370.020.0 above) to the 125 foot access spacing standard in both directions along SW 103rd Ave. No other existing or proposed streets can serve this development and maintain access to the two northern properties. 1. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 OR FEWER UNITS) Number Dwelling Minimum Number Minimum Access Minimum Pavement Unit/Lots of Driveways Width Width Required 3-6 1 20' 20' RESPONSE: The proposed private street will serve six lots total (four proposed lots and the two immediately to the north). Therefore, one driveway is required with a paved width of 20 feet, per Table 18.705.1. The private street design complies with these requirements. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: b. A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; RESPONSE: The private street will be provided and maintained in accordance with the provisions of the Uniform Fire Code. The private street extends west from SW 103rd Ave. in excess of 150 feet in length. Therefore, the private street design includes a hammer-head for emergency vehicle turnaround. The hammer-head includes two legs with a depth in excess of 40 feet and width of 20 feet. Cross Ridge Estates—Subdivision Page 15 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc Chapter 18.715 DENSITY COMPUTATIONS 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas... 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. RESPONSE: The proposed project does not include any sensitive land areas or those to be dedicated to the public for park purposes. However, the project does include 610 square feet to be dedicated for SW 103`d Ave. right-of-way and 8,743 square feet for the private street tract. In addition, the existing house will be retaining on Lot 2, designed to include 15,502 square feet. These areas are subtracted from the 61,816 gross square feet to yield a net development area of 36,961 square feet. Gross development area 61,816 sf Public right-of-way dedication (610) Private street tract (8,743) Lot 2 — retain existing house (15,502) NET: 36,961 sf B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. RESPONSE: The maximum number of dwelling units permitted on the site can be calculated by dividing the net area by the minimum lot size, which is 10,000 square feet in the R-3.5 zone. Therefore, the maximum allowable density equals 3.70 or 4 units per acre as follows: NET: 36,961 sf Minimum lot size -10,000 sf Maximum density 3.70 or 4 units/acre The applicant proposes three lots in addition to Lot 2 for the existing house. This is consistent with the maximum density requirement for the subject site. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). RESPONSE: The minimum number of dwelling units permitted on the site can be calculated by assuming it to be 80 percent of the maximum density. Thus, the maximum density is multiplied by .80. Therefore, the maximum allowable density equals 2.96 or 3 units per acre as follows: Cross Ridge Estates—Subdivision Page 16 December 2006 B:1Land Projects 2004\999-039\word\99939Narrative_Revised.doc Maximum density 4 units/acre 80% of the maximum density X .80 Minimum density 2.96 or 3 units/acre The applicant proposes three lots in addition to Lot 2 for the existing house. This is consistent with the minimum density requirement for the subject site. Therefore, the minimum and maximum density requirements are met. Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.020 General Provisions A. Purpose. The purpose of this chapter is to apply the federal and state environmental laws, rules and regulations to development with the City of Tigard. RESPONSE: The applicant understands that compliance with state, federal, and local environmental regulations are the continuing obligation of the property owner, and will abide by the applicable standards. The proposed residential development does not include any anticipated problems of compliance with performance standards set froth in 18.725.030. Chapter 18.745 LANDSCAPING AND SCREENING 18.745.040 Street Trees RESPONSE: Street trees will be provided in accordance with this section on the public streets. The specific standards listed in Section 18.745.045C dictate the spacing, size, as well as other specifications inherent to planting of street trees. The street tree plans submitted meet the criteria within this section. This criterion is met. Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 18.755.010 Purpose and Applicability RESPONSE: The proposed waste/recyclables management system will function in the same manner as any other single-family detached residential development with curbside service. Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. RESPONSE: As required by Table 18.765.2, the proposed subdivision is designed to meet or exceed the minimum of one (1) off-street parking space per dwelling unit. While no structures Cross Ridge Estates—Subdivision Page 17 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc are proposed at this time, it is anticipated that each lot will have a two car garage with driveway space in front adequate to accommodate two cars. This criterion is met. Chapter 18.790 TREE REMOVAL 18.790.030 Tree Plan Requirement C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. RESPONSE: A tree removal plan has been developed by a certified arborist and includes the location, size and species of all existing trees which exceed six inches in diameter at breast height (dbh)(see Arborist Report section and the Plan Set within this application packet). The plan identifies all trees to be removed and trees to be preserved. It also identifies the required mitigation in terms of caliper inches. The plan illustrates the proposed building envelopes of the homes on each of the lots based on setback standards of the R-3.5 zone. Existing trees on the site will be impacted by a variety of project elements including the building envelopes, street rights-of-way, utility installation, and water quality facilities. The project arborist determined there are 34 existing trees of six-inches or greater on the subject site. A total of 23 trees were determined to be unhealthy and suitable for removal without mitigation. Therefore, the arborist found 11 trees healthy enough for preservation or mitigation with removal. However, four of these 11 trees are less than 12 inches in dbh and do not require mitigation. Thus, the arborist found seven trees of applicable size and health for preservation or mitigation. The applicant will preserve four of the trees (57%) and remove three (43%). A total of 40 diameter inches, or 20 two-inch caliper trees will need to be planted as mitigation. Otherwise, the owner can pay $125 per caliper inch into the City tree fund in-lieu of planting. If the applicant proposes to complete the plantings, a landscape plan will be provided to the City for review and compliance. While several of the existing trees are not particularly healthy, they will not necessarily be removed. Only the trees required to be removed for construction will be taken down for sure. Tree protection fencing will be provided for all other trees. It is possible that one or more of the four trees planned for preservation may have to be removed during construction (specifically tree #5322). The applicant understands that should this occur, additional mitigation will be required either in the form of plantings or fee in-lieu payment. Chapter 18.795 VISUAL CLEARANCE AREAS 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or Cross Ridge Estates—Subdivision Page 18 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. RESPONSE: Vision clearance areas, as required, will be provided and maintained at the private street/03rd Ave. intersection and where the driveways intersection the private street. The clear vision areas will be kept clear of prohibited obstructions. 18.795.040 Computations B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non- arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of- way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line measured along such lines. See Figure 18.795.1:... 2. Non-arterial streets less than 24 feet in width. At all intersections of two non- arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. RESPONSE: The required vision clearance areas are included in the subdivision design and will be provided. Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter... RESPONSE: The proposed subdivision has frontage on SW 103rd Ave., which is a public street. The proposed internal private street will meet the standards set forth in this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however. that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. RESPONSE: The applicant proposes half-street improvements to the project frontage on the west side of SW 103rd Ave. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; Cross Ridge Estates—Subdivision Page 19 December 2006 B:\Land Projects 2004\999-039\word199939Narrative_Revised.doc RESPONSE: The private street and improvement of SW 103rd are designed to meet the standards of this chapter. 5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street... RESPONSE: The applicant is not seeking a future improvement guarantee. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030 E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. RESPONSE: The applicant requests a special adjustment to the access spacing standard for a private street along a local street (SW 103rd Ave.) as described within this narrative. The applicant proposes a private street in the current location of the existing gravel drive which services the subject site and two properties to the north. No other existing or proposed streets can serve this development and maintain access to the two northern properties. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition... RESPONSE: The necessary rights-of-way will be created with the preliminary approval and recording of the final plat of the subdivision. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided... RESPONSE: The proposed subdivision includes a reciprocal access easement over the private street in its entirety to replace the existing 10-foot wide access easement over the northern portion of the applicant's property. The access easement covers the proposed private street which fully complies with the standards of this code. The easement is simply to grant the two properties immediately to the north continued access across the applicant's property. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered... RESPONSE: The proposed private street location, width and grade comply with the requirements of this section. The private street cannot be extended to any surrounding properties because of existing development patterns on all sides of the subject site. Cross Ridge Estates—Subdivision Page 20 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right- of-way... RESPONSE: The applicant is dedicating a strip of seven feet in width along the SW 103rd Ave. frontage to provide the required half-street right-of-way width indicated by engineering staff in the pre-application conference on August 22" , 2006. The half-street width of 27 feet creates a full right-of-way width of 54 feet which matches the 54 foot requirement for local streets in Table 18.810.1. The proposed private street width complies with the standards of Section 18.705.030.1.1 as described above. F. Future street plan and extension of streets. RESPONSE: The Plan Set contained within this application packet includes an existing streets plan which shows the pattern of existing streets in this neighborhood. The existing local street network in the immediate neighborhood provides excellent connectivity. There are no proposed future streets within the immediate area surrounding or adjacent to the proposed project. All items that are required to be shown have been placed on the plan. The proposed private street cannot is precluded from a future extension by existing development on sides of the subject site. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. RESPONSE: The proposed project does not include any full street connections within the subject site. The only street connection is the proposed private street intersecting with SW 103rd Ave. 2. All local, neighborhood routes and collector streets which abut a development... 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. RESPONSE: The subject site does not have any existing streets stubbed to its boundaries. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. RESPONSE: The proposed project includes only one private street. The proposed street is the only logical access for this property, and is designed to end in a hammer-head turnaround within the subject site. This criterion is met. 1. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle... Cross Ridge Estates—Subdivision Page 21 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doe RESPONSE: The intersection of the private street and SW 1031d Ave. is designed at a right angle. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. RESPONSE: The applicant is dedicating a strip of seven feet in width along the SW 103rd Ave. frontage to provide the required half-street right-of-way width indicated by engineering staff in the pre-application conference on August 22nd, 2006. The half-street width of 27 feet creates a full right-of-way width of 54 feet which matches the 54 foot requirement for local streets in Table 18,810.1. No other rights-of-way exist on or stub to the site. This criterion is met. N. Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and 2. Centerline radii of curves shall be as determined by the City Engineer. RESPONSE: The applicant has designed the proposed street system to comply with the above grade standards. The grades do not exceed 12% on the proposed streets. This criterion is met. O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. RESPONSE: The proposed half-street improvement of SW 103rd Ave. and the private street have been designed with curbs and sidewalks. The private street will accommodate the two existing driveways for the northern properties and the future driveways in the proposed project. The concrete driveway approaches for the new houses will be designed and provided at the time the homes are built, subject to the standards specified in the chapter and Section 15.04.080. This criterion can be met at the time of building permits. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. RESPONSE: The applicant will provide certification to the City that all boundary and interior monuments have been reestablished and protected. This survey will be completed by a registered professional surveyor and will be done upon completion of the street improvement and prior to acceptance by the City. This criterion will be met at Final Plat. Cross Ridge Estates—Subdivision Page 22 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc T. Private streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. RESPONSE: The proposed private street has been designed with guidance from the engineer received during the pre-application conference on August 22nd, 2006. The applicant understands that the city requires legal assurances for the maintenance of private streets. The private street is proposed to serve the four proposed lots and the two existing houses immediately to the north of the subject site. 18.810.040 Blocks A. Block design. The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. RESPONSE: The private street is proposed to intersect with SW 103rd Ave. No other streets are proposed or possible so the project does not include a complete street block. Therefore, this criterion is met to the degree possible. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: RESPONSE: The existing block network in the vicinity is established and there are no additional opportunities to provide shorter blocks or more street connections through the subject site. This Section is met to the degree possible. 18.810.050 Easements RESPONSE: Easements for sewers, drainage, water mains, electric lines or other public utilities will be either dedicated or provided for in the deed restrictions. The applicant will make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated... RESPONSE: The development provides for appropriately designed lots relative to size, width, shape and orientation and for the single family residential use contemplated. The lots are consistent with the R-3.5 standards. The proposed lots do not contain part of an existing or proposed right-of-way. In addition, the lots all have depths at less than 2 1/2 times the proposed widths. These criteria are met. Cross Ridge Estates—Subdivision Page 23 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet... RESPONSE: The proposed lots are each designed to provide at least 25 feet of frontage on the private street. C. Through lots. Through lots shall be avoided... RESPONSE: The proposed subdivision has been designed to avoid through lots, and none are created. This criterion is met. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. RESPONSE: The proposed lots have been designed with side lines at right angles to the street upon which the lots front. This criterion is met. 18.810.090 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City standards along at least one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. RESPONSE: The proposed private street is designed with sidewalk along one side. This criterion is met. 18.810.090 Sanitary Sewers RESPONSE: A sanitary sewer line is proposed to serve the project, connecting to the existing main in SW 103rd Ave. in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Clean Water Services in 1996 and including any future revisions or amendments). This criterion is met. 18.810.100 Storm Drainage RESPONSE: Storm water runoff will be collected via a system of pipes and catch basins within the newly constructed private street. The water will then be conveyed to a storm water facility before discharging into storm system in SW 103rd Ave. The proposed storm facilities will be constructed in compliance with Resolution 91-47 whereby; Clean Water Services and the City of Tigard have agreed to enforce Surface Water Management regulations requiring the construction of said facilities. This criterion is met. 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities... RESPONSE: The development is designed with all utilities underground. The necessary arrangements will be created with the serving utility companies to provide the underground services, at the time of Final Plat, as part of the preparation of construction plans. All underground utilities to be installed in the streets will be constructed prior to the surfacing of the streets. These criteria have been met. Cross Ridge Estates—Subdivision Page 24 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. RESPONSE: The applicant has included on the development plans the easements for all underground utility facilities, or will include them on the Final Plat. Care will be taken to ensure above ground equipment, such as transformers, will not obstruct vision clearance for vehicular traffic. This criterion will be met at Final Plat. C. Exception to undergrounding requirement. RESPONSE: The applicant is not requesting an exception to the undergrounding requirements. This Section does not apply. D. Fee in-lieu of undergrounding. RESPONSE: The applicant is not requesting an exception to the undergrounding requirements. This Section does not apply. VI. CONCLUSION The proposed subdivision complies with all applicable elements of the Comprehensive Plan, and Development Code, including compliance with the Variance and Adjustment criteria for the requested front yard setback on Lot 2, width on Lots 3 and 4, and access spacing along SW 103rd Ave., respectively. Adequate public facilities and services exist to serve the development and all improvements will be constructed to City and other applicable standards. Therefore, the applicant respectfully requests approval from the City of Tigard Approval Authority. Cross Ridge Estates—Subdivision Page 25 December 2006 B:\Land Projects 2004\999-039\word\99939Narrative_Revised.doc TITLE INFORMATION © Chicago Title Insu ice ® Company of Oregon POLICY OF TITLE INSURANCE CHICAGO TITLE INSURANCE COMPANY OF OREGON SUBJECT TO THE EXCLUSIONS FROM COVERAGE,THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, CHICAGO TITLE INSURANCE COMPANY OF OREGON, an Oregon corporation, herein called the Company, insures, as of Date of Policy shown in Schedule A, against loss or damage, not exceeding the Amount of Insurance stated in Schedule A, sustained or incurred by the insured by reason of: 1. Title to the estate or interest described in Schedule A being vested other than as stated therein; 2. Any defect in or lien or encumbrance on the title; 3. Unmarketability of the title; 4. Lack of a right of access to and from the land. The Company will also pay the costs, attorneys' fees and expenses incurred in defense of the title, as insured, but only to the extent provided in the Conditions and Stipulations. CHICAGO TITLE INSURANCE COMPANY OF OREGON Issued by: CHICAGO TITLE INSURANCE COMPANY / r 10001 S.E.SUNNYSIDE ROAD By: , /— CLACKAMAS,OR 97015 (503) 653-7300 ...,, President � p p..O "41 , ATTEST t —.0ty viIPORArt_ / F r O S ���.���lut•O � Secretary $ 1 4) rs Authorized Signature ?ryMhi�yJ�,.t,,, Reorder Form No.9452(Reprinted 02/01) ALTA Owner's Policy(10-17-92) • SCHEDULE A Date of Policy: August 22, 2003 at 2:07 p.m. Policy No. : 270534 Amount of Insurance: $175,000.00 Premium: $637.50 1. Name of Insured: KENNETH D. CROSS and JILL A. CROSS 2. The estate or interest in the land which is covered by this policy is: FEE SIMPLE 3. Title to the estate or interest in the land is vested in: KENNETH D. CROSS and JILL A. CROSS, as tenants by the entirety 4 . The land referred to in this policy is described as follows: Beginning at the Northwest corner of Lot 2 of the Plat of TIGARDVILLE HEIGHTS, in the County of Washington and State of Oregon, and running North 89°39' East along the North line of said Lot, 543 .4 feet to the West line of the County road; thence Southerly along said West line as follows: South 1°19' West 78 .8 feet; thence South 23°04" West 18.97 feet; thence leaving said road and running South 84°43' West 287.47 feet; thence South 89°39' West 250.45 feet to the West line of said lot; thence North 1°19; East along said West line 120.88 feet to the place of beginning; being a part of said Lot number 2 of said TIGARDVILLE HEIGHTS, in the County of Washington and State of Oregon. Policy No. 270534 SCHEDULE B This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: GENERAL EXCEPTIONS 1. a. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. b. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. a. Easements, liens, encumbrances, interests or claims thereof which are not shown by the public records. b. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any . other facts which a correct survey would disclose, and which are not shown by the public records. 4. a. Unpatented mining claims; b. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; c. Water rights, claims or title to water; whether or not the matters excepted under (a) , (b) , or (c) are shown by the public records. 5. Any lien or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. Policy No. 270534 SCHEDULE B - continued SPECIAL EXCEPTIONS: 6 . The premises herein described are within and subject to the statutory powers including the power of assessment of Clean Water Services. (There are no assessments of record as of the date of this policy.) 7. Taxes for the fiscal year 2003-2004, a lien but not yet payable. 8. An easement created by instrument, including terms and provisions thereof; Dated: July 13, 1960 Recorded: July 14, 1960 Book: 433 Page: 27 In Favor Of: Tigard Water District For: Water pipelines Affects: West 15 feet of said parcel 9. An easement created by instrument, including terms and provisions thereof; Dated: July 15, 1960 Recorded: September 18, 1968 Book: 715 Page: 602 In Favor Of: Tigard Water District For: Water pipelines Affects: West 15 feet of said parcel 10. An easement created by instrument, including terms and provisions thereof; Dated: June 16, 1970 Recorded: June 29, 1970 Book: 784 Page: 807 In Favor Of: Adjacent property owners For: Driveway Affects: The North 10 feet of the East 294.78 feet of said parcel Terms and provisions, including obligations for maintenance of easement as established by Oregon Law. (Continued) Policy No: 270534 Trust Deed, including the terms and provisions thereof, given to secure an indebtedness with interest thereon and such future advances as may be provided therein; Dated: August 19, 2003 Recorded: August 22, 2003 Recorder's Fee No. : 2003-141391 Amount: $175,000.00 Grantor: Kenneth D. Cross and Jill A. Cross, husband and wife Trustee: Chicago Title Insurance Co. Beneficiary: Charles J. Bernards and Agnes Marie Bernards, husband and wife End of Policy 5500-38106-MLH 12/15/03 cw OWNER'S INFLATION PROTECTION ENDORSEMENT Attached to Policy No. 270534 Issued by CHICAGO TITLE INSURANCE COMPANY OF OREGON Dated: August 22, 2003 at 2:07 p.m. Premium: No Charge The Company, recognizing the current effect of inflation on real property valuation and intending to provide additional monetary protection to the insured owner named in the policy, hereby modifies the policy, as follows: 1. notwithstanding anything contained in the policy to the contrary, the amount of insurance provided by the policy, as stated in Schedule A thereof, is subject to cumulative annual upward adjustments in the manner and to the extent hereinafter specified; 2. 'adjustment date' is defined, for the purpose of this endorsement, to be 12:01 a.m. on the first January 1 which occurs more than six months after the Date of Policy, as shown in Schedule A of the policy to which this endorsement is attached and on each succeeding January 1; 3. an upward adjustment will be made on each of the adjustment dates, as defined above, by increasing the maximum of insurance provided by the policy by 10% (ten percent) per year for 5 (five) years; provided, however, that the maximum amount of insurance in force shall never exceed 1500 of the amount of insurance stated in Schedule A of the policy, less the amount of any claim paid under the policy which, under the terms of the conditions and stipulations, reduces the amount of insurance in force; 4 . in the settlement of any claim against the Company under the policy, the amount of insurance in force shall be deemed to be the amount which is in force as of the date on which the insured claimant first learned of the assertion or possible assertion of such claim, or as the date of receipt by the Company of the first notice of the claim, whichever shall first occur. This endorsement is made a part of the policy and is subject to all the terms and provisions thereof and of any prior endorsements thereto. Except to the extent expressly stated, it neither modifies any of the terms and provisions of the policy and any prior endorsements, nor does it extend the effective date of the policy and any prior endorsements, nor does it increase the face amount thereof. CHICAGO TITLE INSURANCE COMPANY OF OREGON By, '1/10111e4010%.. ;e0Amow Authorized Signature Endorsement No. 78 R430 ••• 74 .\.\\.w,..-M«.,.,, .sW7, r. ..r«.,\\.\\\'...r«.«-.r,\ .. - _____ .:.. .7- 442 1 x»171071. T k i26 1T •30 Lt a.... • NM ° as° 2.38 CHI 1503 8 .22 AC il'I 1500 !' 2100 t E; 6e Ac F .71 AC A3 AC 200 • 2 $ 1501 a CO 8 9 1° .150 AC 11 2 .19 AC - 2101 CC 1301 'u 2 V 91 AC 10.00 I '=6677 lZ Rl2AC dd _»►»cow I 8 "'J° x 300 \, >1R S s 1502 - 1 22 AC g I .31 AC •---- 164.0. .Om a _-__1_---- 137.74 137.» ,------y •••••-16720 J �� D a00 �� Y 1600 r ro < 23_74 1700 a 13, .76 AC c5 ---- -- a MAIM . :� 2000 9 1300 500 uzAC .92 AC �� 14 1uAc 16 \� 19ACf IF y12106��lsl '. • in \�,i 10000 311.11 rJ 0,-. �e 27.y..6-.0.e . Ya..O. / CC 1 2200 /1� s. 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While this plat is believed to be correct,the company assumes no liability for any loss occurring by reason of reliance thereon. Map No. 2S111BB 02000 CHICAGO TITLE INSURANCE COMPANY 10001 S.E.SUNNYSIDE ROAD CLACKAMAS,OREGON 97015 PRE-APPLICATION NOTES CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES . m'' `. (Pre-Application Meeting Notes are Valid for Six (6) Months) PRE-APP.MTG.DATE: 8 '� � — (:)��p(� STAFF AT PRE-APP.: q-.1201 cA - i�3'" RESIDENTIAL APPLICANT: lien * Si (I CrnSS AGENT: Phone: (50:6) VA-} --Ito59 Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 141 15 5 t.3 103r c, pr-ire TAX MAP(S)/LOT #(S): a5 1 I /3F3 — DA 000 NECESSARY APPLICATIONS: 5 Lcb dk v:s a,-, (Sae)) PROPOSAL DESCRIPTION: R-opsea 14 Ia+ s,.tlx1,v,s; c,.,-1 14 Alit p,.;Jak.. c151-v---e..2.4 COMPREHENSIVE PLAN MAP DESIGNATION: _ _ hens; il Res;r)e.14 c& ( ZONING MAP DESIGNATION: P - 3 .5 ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. i U MINIMUM LOT SIZE:Io,cvo sq. ft. Average Min. lot width: 6,5 ft. Max. building height: ft. Setbacks: Front d) ft. Side el ft. Rear IS ft. Corner Y - ft. from street. MAXIMUM SITE COVERAGE: — % Minimum landscaped or natural vegetation area: — %. GARAGES: a O ft. Cr 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 [3' NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. I\.1' IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [S j'ACCESS (Refer to Chapters 18305 and 18.7651 Minimum number of accesses: I Minimum access width: Minimum pavement width: to + /Z c c-Y y' Q r-t J ct-k. s f r u 4 Pr,J c .S f re e-4 c ' ' .v 1 1 WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) w flA s f°4- s'd e u:a Rc - 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. J RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715)-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: -E's-kngz cd. I„+ 6e- -E,,,-may L 13,77 All sensitive lands areas including: - +'boo) ded /a, ?5 ➢ Land within the 100-year floodplain; 49 /�� ➢ Slopes exceeding 25%; m;n 1ai s i z ' ➢ Drainageways; and - = , . 000 ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. 4 . 1. or Lf maK, Public right-of-way dedication: 3, y a,. 3 ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. -11-1; a-iiovts.su.,-,es A Vacs + S=k EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: 1 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. k Minimum Project Density is 80%ot 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 section 18.730] D STREETS: feet from the centerline of • FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. D ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. D 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 18.730] MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. 1 I 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: .\-"- LANDSCAPING [Refer to Code Chapters 18.145,18.165 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. I I RECYCLING [Refer to Code Chapter 18.155] Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section PARKING [Refer to Code Chapti. .8.765&18.1051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family Requires: One (1) ff-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. • 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 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS [Refer to Code Chapter 18.7751 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 18.775.010.C) When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.0. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.0. CLEANWATER SERVICES[CWSI BUFFER STANDARDS (Refer to R&0 96-44/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section .]LE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER 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% 30 feet 10 to <50 acres >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. n SIGNS (Refer to Code Chapter 18.780] SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. Rt_ TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.C.] A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section THE TREE PLAN SHALL I. _UDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. 1 y, 1 MITIGATION (Refer to Code Section 18.190.060.EJ REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 18.1951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section FUTURE STREET PLAN AND EXTEN. .OF STREETS [Refer to Code Section 1b. .1.030.F.) A FUTURE STREET PLAN shall: > Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. > Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 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 1 5-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. N. BLOCKS [Refer to Code Section 18.810.090) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) n 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) X 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) v 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) i 18.430(Subdivisions) -< 18.745(Landscaping&Screening Standards) S 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) - 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMEN1. `Dens■ n ct.c-(a ase rY a ����S aTe bd er as. t� VaCof s i 4e T-I +he.1 ex;sF;n h o '15 -Fa (� s a ie d + m�.sf- � e+- S t u 1 d �c a h d A I o1- crv-e oL- 'i,s 'oa+ o4 act I '4%te rays squa.-C -�uvFU�� I.�hen on( eu1 et-l-nod ceinji/y , /8. 115, m?o.0 / �JIF I-F e1Cis-4:n5 o n^C 'Is re-1-66A-2d j 44' n a Vari a PIc e- Lift (I be no-ft'eal i 4 Cara-evil s-elbatics e'afrhof bt mne-I. V a ri a vr.e Cr;kn`a. �. d ad�,k.s4rnP of a - 40-; a- Gt •-t Tim d n 18. 31O , o/O a,,,, 18 . 370. od o • 8, Each ero pos-ed (c* mac 4 havt ,-25 �roft+al i o- pu.14,C- or- Pr' (a-k s-f-c d • 4 ft) , 1 1 - ri C o_ -i'7y `}Y-« rn 1 fi a4%Jh 1 S OS- per o aJ;per ;- th . PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One 81/2" x 11" map of a proposed project shall also be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential Application/Planning Division Section The administrative decisioi public hearing will typically occur aF. ximately 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 peri d follows all land use decisions. An appeal on this matter would be heard by the Tigard 1-tect..0.1,, IL oc -c r . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: 0...11 er-L1 I Can s CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: S03-639-4111 FAX: S03-684-1291 EMAIL: { ,-F„ U.tlgdll}.UT:US- c..hertl I i i c)“,,d • TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.i ttiganI or.as- mow v - 1 [0.,d -o v 9 ov H:\patty\masters\Pre-App Notes Residential.doc Updated: 15-Dec-04 I (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section • PRE-APPLICATION CONFERENCE NOTES • TIGARD ENGINEERING SECTION < Lift et TIM,NM Community TDeve(opment Shaping Better Community PUBLIC FACILITIES Tax Map[sh 2S111BB Tax Lot[sl: 2000 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: X SW 103rd Avenue to 27 feet from centerline SW to feet I SW to feet SW to feet Street improvements: Half street improvements will be necessary along SW 103rd Avenue, to include: ® 16 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: CITY OF TIGARD Pre-Application Conference Notes Page l of 6 Engineering Department Section • 71 Full street improvements will be necessary along SW Private Street, to include: X 20 feet of pavement within a 21 foot wide private Tract ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk on one side, in an easement M street trees sized and spaced per TDC Z street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: Turn-around must meet Fire Dept standards and 18.810.030.F.2.c I street improvements will be necessary along SW , to include: feet of pavement ❑ concrete curb I storm sewers and other underground utilities 1 I -foot concrete sidewalk I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: I 1 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. Other: I I street improvements will be necessary along SW , to include: feet of pavement concrete curb I I storm sewers and other underground utilities -foot concrete sidewalk I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section I Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: X Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW 103rd Avenue. Prior to issuance of building permits, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Amanda Court and 103rd Avenue. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect each lot to the public main. The public sewer may have to be extended to the west in the private street to serve this development. The invert elevation of the MH near private street is approximately 307.5. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OFTIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Depanmenl 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. A downstream analysis will be required. On-site detention will also be required. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: E Construction of an on-site water quality facility. Payment of the fee in-lieu. Must provide water quality treatment for all impervious surface area runoff, existing and proposed. 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) Need a public water line easement for the existing 12" water line on west side of property. 2)Public water line in 103rd Avenue, all meters must be banked at the ROW. 3) Only 6 lots can access a private street. The two houses to the north are currently sharing the driveway with this lot. 4) 18.705.030.H.1 Must provide preliminary sight distance certification with Land Use application for completeness. 5) 18.705.030.H.4 Minimum spacing of local streets along a local street shall be 125 feet. The proposed private street does not meet this standard- applicant must apply for an adjustment. 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 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section the TIF is based on the propc- -1 use of the land, the size of the pr ,t, and a general use based fee category. The TIF shall L calculated at the time of build, , permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the TIF PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PEI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171 , ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. CITY OFTIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Master Permit (MST). permit is issued for all single and alti-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. 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: i r►.:4J11.1L ! I , S• 2z-o ENGINEERING DEPARTME STAFF DATE Phone: [503]639-4171 Fax: [503]624-0752 document2 Revised: September 2,2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section Irr,,, PRE-APPLICATION CONFERENCE REQUEST City g{TigardPemit Center 13125 SW Hall Blzd, Tigar OR 97223 .&I Ply 503.639.4171 Far:503.598.1960 67l//. JU( 1 . `Q GENERAL INFORMATION P444/0 7 OT/ 2005 ,;Applicant: e_ , Atli I C S S FOR STAFF USE ONLY e£A//VQ Address: / I75--"7"-`)/0&8e Phone: Sin-6r 211—l( 1 C i t Y�t S e v t e S o f e_. Zip: ' 7 U C a s e No.: 1 R E a wt--o ooL o ��aa Receipt No.: av0(a -.. U 7 Contact Person: Ale.-1 Cvb s3 Phone: 3 - 4.) 4- /45-/ Application Accepted BY C44-/ Property Owner/Deed Holder(s): -� 1 I I aco .“ Date: 7 —f�' Q fo DATE OF PRE-APP.: g-�a—o c.- Address: rc� Phone: TIME OF PRE-APP.: 9• VO Oty: Zip: PRE-APP.HELD WITI-] Property Address/Location(s): f 4//7 5-5"1 /d 3 /d /4 LA— i\maters\land use applications\Pre-App Request App.doc OR— 5 u -/ REQUIRED SUBMITTAL ELEMENTS Tax Map&Tax Lot#(s): 02 5///,6Q -- Qa,6vo (Note: applications will not be accepted i.,5*-- without the required submittal elements) Zoning: /e ❑ Pre-Application Cont.Request Form Site Size: 1- ‘71--2 A eA — G?/ 3?7 5 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and any PRE-APPLICATION CONFERENCE INFORMATION site-specific questions/issues that you would like to have staff research prior to the All of the information identified on this form are required to be submitted by meeting. the applicant and received by the Planning Division a minimum of one (1) ❑ Site Plan. The site plan must show the week prior to officially scheduling a pre-application conference date/time to proposed lots and/or building layouts drawn allow staff ample time to prepare for the meeting. to scale. Also, show the location of the subject property in relation to the nearest A pre-application conference can usually be scheduled within 1-2 weeks of the streets; and the locations of driveways on the Planning Division's receipt of the request for either Tuesday or Thursday subject property and across the street. mornings. Pre-application conferences are one (1) hour long and are typically ❑ Vicinity Map held between the hours of 9:00-11:00 AM. ❑ The Proposed Uses. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ Topographic Information. Include Contour PERSON AT THE COMMUNITY DEVELOPMENT COUNTER Lines if Possible. FROM 8:00-4:00/MONDAY-FRIDAY. ❑ If the Pre-Application Conference is for a IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE MONOPOLE project, the applicant must PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE attach a copy of the letter and proof in the INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM form of an affidavit of mailing, that the ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE collocation protocol was completed (see GROUP. Section 18.798.080 of the Tigard Community Development Code). ❑ Filing Fee$362.00 7-0- -O & 11,,tfr . elf 11C U _CQ 1712-e t6 or /7\--tt Le) 13 Qs sho 4-w\- a'/‘ 144 dvat-0(A._s Q we) t,c,Q v--e-,ic-e 140 5 ve-sk 9 a. // H-k- --evr---1 141 &VEO c, 2446 P�N��Gp�T/GgRO GINFFR/NG CITY OF TIGARD 7/12/2006 • 13125 SW Hall Blvd. 3:00:07PM Tigard,Oregon 97223 TIGARD (503)639-4171 Receipt #: 27200600000000003507 Date: 07/12/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2006-00060 [LANDUS]PreApp Conf 100-0000-438000 316.00 PRE2006-00060 [LRPF]LR Planning Surcharge 100-0000-438050 46.00 Line Item Total: $362.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check KEN CROSS&JILL CROSS CAC 1435 In Person 362.00 Payment Total: $362.00 cReceipt.rpt Page 1 of 1 August 2006 September 2006 S N T W T F S _ S M T W T F S 1 2 3 4 5 f 1 2 6 7 8 9 10 11 12 3 4 5 6 7 8 9 13 14 15 16 17 18 19 10 11 12 13 14 15 16 20 21 131 23 24 25 26 17 18 19 20 21 22 23 27 28 29 30 31 24 25 26 27 28 29 30 Tuesday, August 22, 2006 -Pre-Apps CD Meetings Early 8:00 AM 9:00 AM (9:00 AM-10:00 AM) Pre-app Ken Cross 503-624-1659 14175 SW 103rd 4 lot subdivision 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM Late Tasks Notes Kristie Peerman 1 7/12/2006-4:27 PM SUBDIVISION NAME FROM :Washington-County Surveyor FAX NO. :5038462909 h 22 2006 12:29PM P1 11/22/2006 08:54 5036437965 SFA: PAGE 02 ti WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE SU. UN1SLON PLAT NAMJNQ I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: CROSS RIDGE ESTA'T'ES MAP AND TAX LOT NUMECIER: 2S1 11BB 02000 CITY JURISDICTION (Which City?) OR TIGARD COUNTY JURISDICTION: SURVEYOR'S NAME: JOHN WADE COMPANY NAME: SPA DESIGN GROUP, LLC �rrrr�r•wr.�+ OWNER'S NAME: KEN AND JILL CROSS 1 understand that if the mare is not used within five years, it will be automatically canceled. Name of person resetNing rlamo: Paul Seilo Company name SF:A 4�E' i1 Group Address: 9020 SW N1 jr ton Smeare Rd., Ste. 350, Qortland 97223 Telephone number:,, 03 64141111 Fax number. 6 43-79 E--Mail: Dseilt2 sfadgsmil Signature:_ , Date: 1 1- 0 Name approved Washington County Surveyor's Office 155 North First Avenue, Suite 3504 5 HIllsboro„ OR 97123 Fax: (503)848-2949 \RESTR]C7EDsSURvEY\DA'rADmm.\WEBF AMUBNAME.000\I0-07-04 Ik • CLEAN WATER SERVICES No•5703 P. 10o2i0o2 IINov • 16. 20068 1 :48PM3s81.C' r"N WATER SERVICES 503 6814439;RVIC:EF PAGE u2 11/10/'2V) 13:10 50364:. J5 NOV I 0 2006 `J ' By File Number 06-00NA2., CleanWater Services Our rommitmcnt is dozy, Sensitive Area Pra.Screening//Site Assessment • Jurisdiction '•r l' Date • 0 101 Map&Tax Let • 1j_ fCii — Owner ' �il•C .ow • • • X•;i • _. Applicant 4w. 161%_. Site Address g''� �'C_ Company ';I1 � •e 1M le WI Address Address 'a o_t !imo'►!irow .5O Proposed Activity City State Zip 1111• hill....li C 'FRU irrh Phone •��j..r►j.1: — FaX `T+�� '--710 — By submitting this form the Owner,or Owner's authorized agent or represen •tive,acknowledges and agrees that employees of Clean Water Service&have authority to enter the project site at all reasonable times for the purpose of Inspecting project site oenditions and gathering information related to the project site. ' - _ 01110%1 ut�on below*t I lino Olflotal use 01 y below thle Dee _ orfrclal use on •e•*U-11111,16 Y N NA Y N NA KiSensItive.Area Co l 1posite Map 5tormwator Infrastructure maps n II Map# 51ci!/1 n — Qs# USr4 F-1 LJ EN Locally adopted studios or maps 1 Other' Specify. R ❑ l _! specify_., ,fv(frwi 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: 0 Sensitive areas potentially exist on alto or within 200' of the site. THE AFPl.1CANT MUST PERFORM A SITE CERTIFICATION PRIOR To ISSUANCE OF A SERVICE PROVIDER. If S nsItive.Areas exist on the site or within 200 feat on adjacent properties,a Natural Resources Assessment Report may also be required. ff . Sensitive areas do not appear to exist on site or within 200'of the site, Thus 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 es required by Resolution and Order 04-9,Section 3.021. All required permits and approvals must be obtained and completed under applicable local, state,and federal law. n The proposed activity does not meet the definition of development. NO 511 t ASSESSMENT OR SERVICE PROVIDER L.LTTER IS REQUIRED. Reviewer Comments: • .,. , // 0 fr • - ..,.• • •27 .. ,:a.eon{ Reviewed By: v _ bate: : ,ff•0lQC Official use only ' Post-It"Fax Note 7671 Dale//f 6(06 144te9* / Returned to 4pplicant To From 4 Molt Fax , ' .Counter_ Co Ncpl f C �iW g tl Date . I BY Phone N ( p Phone It ;2 5. orl➢i•5.r Fax#sGJ, 613, 7?of Fair �J NEIGHBORHOOD MEETING NOTICE OF NEIGHBORHOOD MEETING November 28, 2006 (date of mailing) RE: Proposed Four-Lot Subdivision at 14175 SW 103rd Ave. Dear Interested Party: SFA Design Group, LLC represents the owner of the property located at 14175 SW 103`1 Ave., including Tax Lot 2000, Map 2S1 Ill BB. The owner proposes a four-lot subdivision for single-family detached homes consistent with the City of Tigard's R-3.5 Zoning District. The proposed development plan includes a new private street extending east to west from SW 103rd along the north side of the property. Prior to applying to the City of Tigard for the necessary land use approvals, we would like to present the proposal to the surrounding property owners and residents. You are invited to attend a neighborhood review meeting on: Thursday, December 14, 2006 Town Hall Room City Hall 13125 SW Hall Blvd. Tigard, Oregon Beginning at 6:00 pm Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the formal submittal of the application to the city. We look forward to more specifically discussing the proposal with you. Please call me at 503-641-8311, if you have any questions. Sincerely, Paul Seilo, AICP Land Use Planner SFA Design Group, LLC Attachments: Vicinity Map Neighborhood Meeting Information/Questions to Ask 1 V CITY of TIGARD = GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED HILL VIEW ST (500') �� _ _ °� manU»t FOR. Paul Seilo ■ -� mmetttw mntunrr NALD RE: 2S 111 BB, 2000 (14175 103rd Ave) .44 mtwm» mnl■r I mlttannw is • m1WSNIS muen 'annum fm■•:tn 21111111413111 Property owner information �� • is valid for 3 months from m.1111 IIIIII the date printed on this map. SrrS- mmlrnM "~� :MOWN �\\\� �� �\ mmt111aw miming "kip ttrtrww , mite.. mmtatrM tsntatweew •tmntn OP lII11IHpp �- mum mmumu attrmMe � �irY�i. mmttliel mmtanee "MUM mimes° mmonno mmtaan =mow • lir mmmm� (7l=nom mutinies N dp %itiiiiiiri �al TE: : -_ 0 100 200 300 400 Feel mmplNle ,,,,II„ V=275 feel • TIGARD 'I''"' Information on this map is for general location only and should he verified with the Development Services Division.SW Hall Blvd 111111 ) 1Tig2 d,OR 97223 (503)639-4171 if Q" �7 CANTERBUR 1 http'/Mww.ci.tigard.or.us Community Development Plot date:Nov 13,2006;C:lmagic\MAGIC03.APR NEIGHBORHOOD MEETING INFORMATION As part of the development review process for most land use applications, the City of Tigard requires that developers hold a neighborhood meeting to 1I' notify and discuss with property owners in the area, their proposed CITYOFTIGARD Community Deveropment development. Below are some frequently asked questions about the S(tapingA Better Community neighborhood meeting process. WHAT IS THE PURPOSE OF THIS NEIGHBORHOOD MEETING? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. WHAT HAPPENS AFTER THE NEIGHBORHOOD MEETING? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. WHAT IF THE PROPOSAL PRESENTED AT THE NEIGHBORHOOD MEETING IS NOT WHAT IS ACTUALLY SUBMITTED? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is significantly different, a new neighborhood meeting would be required as determined by staff. HOW DO I KNOW WHAT ISSUES ARE VALID? A decision is reviewed based on compliance with the Tigard Development Code. You may wish to review the city's development code to familiarize yourself with what is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard City Library, on the City's web site at www.ci.tiqard.or.us, or a copy may be purchased at the Community Development Services counter. You may also contact city planning staff and ask what the standards are for a specific issue. Be prepared, however, that you may not LIKE all the standards, but at least you know what they are. If a development meets the code standards, it can proceed. For your assistance, attached is a list compiled of helpful questions to ask that may assist you in determining your position on a particular proposal. Page 3 • QUESTIONS TO ASK OF TYPICAL NEIGHBORHOOD CONCERNS, TO MAKE SURE YOUR CONCERNS ARE CONSIDERED. The following is a list of questions intended to aid you in formulating your own questions for proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests. PROCESS What applications are you (the developer) applying for? When do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? ■ Will the decision on the application be made by City Staff, Hearings Officer, Planning Commission or City Council? How long is the process? (timing) ■ At what point in the process are citizens given notice and the opportunity to provide input? ► Has a pre-application conference been held with City of Tigard staff? • Have any preliminary requirements been addressed or have any critical issues been identified? • What city planner did you speak with regarding this project? (This person is generally the planner assigned to the land use case and the one to contact for additional information). STREETS ► Will there be a traffic study done? What are the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? ■ What street improvements (including sidewalks) are proposed? What connections to existing streets are proposed? ■ Are streets proposed to be public or private? What is the proposed parking? What are the proposed street and sidewalk widths? ■ What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY ► What is the current zoning? What uses are allowed under this zoning? ► Will there be a re-zone requested by the developer? If yes, to what zone? ■ How many units are proposed for the development and what is the minimum and maximum number of units allowed in the zone? DRAINAGE AND WATER QUALITY ■ What is your erosion control and drainage plan? What is the natural slope of the property? What are the grading plans? ■ Is there a water quality facility planned within the development and where will it be located? Who will own and maintain the facility? TREES AND LANDSCAPING ► What are the tree removal plans and what is proposed to mitigate for trees removed? ► What are the landscaping plans? What buffering or fencing is required and/or proposed? ADDITIONAL INFORMATION ► How do I request more information or a follow-up meeting from/with the applicant? Page 4 S110AA-90652 2S110AA-92931 2S11`AA-90941 2S OAA-90931 2S110AA-0 50 2S110AA-•1632 2S110AA-9292 2S110AA-92941 2S110AA-90911 2S110AA-90000 2S110AA-92911 2S11'M-90921 2S110AA-90642 2S110AA-00401 BATES CHARLES R&KATHRYN E 10719$E RIVERWAY LN MILWAUKIE,OR 97222 2S110AA-90622 2S1118C-03600 BATES STEPHEN CHRISTOPHER AND JODETTE SUGDEN 10430 SW VIEW TERRACE TIGARD,OR 97224 2S110AA 0611 2S111BB-01600 BAURER RAMONA R 14165 SW 103RD PORTLAND, OR 97224 2S OAA-90661 2S111 BC-03800 BERTULEIT MIRIAM R/DANIEL TRS 10390 SW VIEW TERRACE ST TIGARD,OR 97224 2S11180-02900 2S110AA-00900 BOEHR IRWIN I AND PATRICIA L ELLINGSON REVOCABLE INTERVIVOS T TRUSTEES BY JOSEPH M&JEAN E ELLINGSON TRS 10470 SW VIEW TERRACE 420 W LASSEN AVE TIGARD, OR 97224 CHICO,CA 95973 2S111BB-02100 2 110AA-00800 BULLOCK MICHAEL T AND ELL GSON REVOCABLE INTERVIVOS T HOOPES-BULLOCK CAROL BY JO P &JEAN E ELLINGSON TRS 10342 SW MCDONALD 420 # • EN AVE TIGARD, OR 97224 ICO,CA •5973 2S111BB-02700 2S111BB-01200 CALLAHAM C DAVID FABER ROBERT C& MARGARET A 10804 NE HWY 99 14230 SW 103RD VANCOUVER,WA 98686 TIGARD,OR 97224 2S111813-00600 2S111BC-03700 COLLING JOYCE C FAIRLEY RONALD S&KAREN S 959 SW 7TH ST 10420 SW VIEW TERRACE DUNDEE,OR 97115 TIGARD,OR 97224 2S111BB-02000 2S102CC-08700 CROSS KENNITH D&JILL A FANT KARLA 1999 IRREVOCABLE TRU 14175 SW 103RD AVE BY KARLA S PIATT TIGARD, OR 97223 PO BOX 91002 PORTLAND,OR 97291 2S110AA-03200 2S111BB-01301 DAGGETT TRAVIS D&SHARLENE M FISCHER CAMILLE L& 14060 SW 105TH AVE • FISCHER APRIL TRS TIGARD, OR 97224 14120 SW DRIFTWOOD CT TIGARD,OR 97224 2S11180-03500 2S110AA-01000 DAVIS EDWARD&SUSAN LYNN GCI PROERTIES LLC& 10445 SW VIEW TER GCI INVESTMENTS LLC TIGARD, OR 97224 10430 SW VIEW TER TIGARD,OR 97224 2S102CC-03500 2S10300-01201 DAVIS STEPHEN GROMER GOODWILL INDUSTRIES OF THE 10315 SW MCDONALD ST COLUMBIA WILLAMETTE TIGARD, OR 97224 1943 SE 6TH AVE PORTLAND,OR 97214 2S111BC-03001 2S11188-01502 DUNKLEE JOHN & MARGARET GORGER RICHARD A/MOLLY J 10440 SW VIEW TERR PO BOX 230725 TIGARD,OR 97224 TIGARD,OR 97281 2S111BB-02400 2S111BC-03400 DURFEE DAVID A&SHIRLY M GOSSELIN WILLIAM C AND 10460 SW AMANDA CT BETTY JEAN TIGARD, OR 97224 10405 SW VIEW TERR. TIGARD,OR 97223 2S102CC-03400 2S111 BB-01501 HAMPTON DANIEL L&CHERISSE M LEMLEY DANIEL M 10345 SW MCDONALD 14135 SW 103RD AVE TIGARD, OR 97224 PORTLAND,OR 97224 2S111BB-01800 2S110AA-03000 HEISE MONICA JO-ANN LOWER FAMILY TRUST& 10390 SW AMANDA CT MAYS KRISTINA ALANE TIGARD, OR 97224 PO BOX 1409 RUNNING SPRINGS,CA 92382 2S111BC-03300 2S111BC-03200 JOHNSON DOUGLAS EDWARD AND LUKE-DORF INC SUE ANN 10313 SW 69TH AVE 10375 SW VIEW TERRACE TIGARD,OR 97223 TIGARD, OR 97223 2S111BB-01700 2S111BB-00200 JOHNSON TAYLOR C&TRICIA M MEHDIZADEHKASKI ZAHRA& 14155 SW 103RD AVE SHARIFI HADI TIGARD, OR 97224 10100 SW MCDONALD ST TIGARD,OR 97224 2S111BB-00900 2S111BC-04000 KASTEL CHARLES G& MARY J TRS MILLER PAUL E TRUST& 14259 SW 100TH MILLER JUDITH A TRUST TIGARD, OR 97224 BY PAUL E/JUDITH A MILLER TRS 10380 SW CANTERBURY LN TIGARD,OR 97224 2 11188-01100 2S111BB-02500 KA EL C LES G& MARY J TRS MONTES GLORIA I &CARLOS A 1425 100TH 10440 SW AMANDA CT ARD, 0 97224 TIGARD,OR 97223 2S110AA-03100 2S111BC-01500 KENDLER ILA V MUDROW MICHAEL T&DIANE C 14040 SW 105TH AVE#B 10185 SW VIEW TERR TIGARD, OR 97224 TIGARD,OR 97224 2S1116B-02200 2S110AA-00500 KLETZEL E SCOT&KRISTI S OGDEN DISCLAIMER TRUST 10479 SW AMANDA CT BY MARY JOAN OGDEN TR TIGARD, OR 97224 24030 AIRPORT RD NE AURORA, OR 97002 2S102CC-03302 2S102CC-03600 LAWHEAD BRUCE& PECK ALAN W& JUDY K RATHBUN ELIZABETH A 10365 SW MCDONALD ST 13995 SW 102ND AVE TIGARD, OR 97224 TIGARD,OR 97223 2S110AA-02900 2511168-01300 LEIVA LILIAN&ALEX PROPST MELVIN R ELAINE 11865 SW TUALATIN RD#51 14180 SW 103RD AVE TUALATIN, OR 97062 TIGARD,OR 97223 • 2S111BC-03900 2S111BC-01700 RAUDY BEVERLY STACK RICHARD W JUDITH C 10360 SW VIEW TERRACE 10265 SW VIEW TERR TIGARD, OR 97224 TIGARD,OR 97224 2S111813-01000 2S110AA-00600 REEDER MARY R TEXLAND PROPERTIES CORP 14300 SW 103RD AVE TAX DEPT#16394 TIGARD, OR 97223 PO BOX 711 DALLAS,TX 75221 2S111BB-00400 2S110AA-00300 RIVER PRESERVATION LLC TIGARD INVESTMENT GROUP LLC PO BOX 513 BY EYRING REALTY INC WILSONVILLE,OR 97070 1777 N CALIFORNIA BLVD#300 WALNUT CREEK, CA 94596 2S11188-02600 2S111BC-03100 ROCHE RICHARD L&KELLY J TIMMINS KELLY A&KATHLEEN M 10420 SW AMANDA CT 14335 SW 103RD AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111BB-00500 2S111BB-01503 RUEDY ROBERT E VITIRITTI FRANK 14185 SW 100TH AVE 21 PRESIDENTIAL WAY TIGARD, OR 97224 HOPEWELL JUNCTION,NY 12533 2S102CC-08800 2S110AA-00200 SADEK HESHAM A&SOHIR L VOIEN BETH TRUST 13955 SW 104TH AVE BY BETH VOIEN TR TIGARD, OR 97224 24 VILLA POINT DR NEWPORT BEACH,CA 92660 2S111BB-02101 2S111BB-01500 SKYNAT LTD PARTNERSHIP WASHINGTON COUNTY 4000 SW CORBETT AVE FACILITES MGMT PORTLAND, OR 97239 169 N FIRST AVE MS42 HILLSBORO,OR 97124 2S102CC-03300 2S111 BC-01600 SOLORIO AVALOS JESUS & YOUR ESTATE DE SOLORIO CONSUELO PEREZ PO BOX 738 10375 SW MCDONALD ST VANCOUVER,WA 98666 TIGARD, OR 97224 2S1 02C C-03301 SPECIALIZED HOUSING INC 5319 SW WESTGATE DR#124 PORTLAND, OR 97221 2S111BB-02300 SPRAGUE DEREK G& KORINDA E 10480 SW AMANDA CT TIGARD, OR 97224 Josh Thomas 10395 SW Bonanza -igard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES (ov. I of 11 li:\curoln\setuo\labels\CIT South.docl UPDATED: 17-Jul-06 • AFFIDAVIT OF MAIL.aG/POSTING NEIGHBORHOuD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE, TO THE ADDRESS BELOW: d]�a t4A ; r ., City of Tigard Planning Division ,.;':4.•:!,•:i%,.!:7;7,.1-,!•;70,-'r ' I ',: 13125 SW Hall Boulevard Tigard, OR 97223-8189 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, 1 AV l- ,5�1.,q , being duly sworn, depose and say that on the Zeti day of Nwo,wv , 20 bC, , I caused to have mailed to each of the persons pn tile attached list, a notice of a meeting to discuss a proposed development at(or near) 141---7 -3 L J l Q 3 rd Ave,. s 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 addr ssedo said persons and were deposited on the date indicated above in the United States Post Office located at C, T::0,1 6.r- with postage prepaid thereon. LI . . n Signature (In'the presence of a Notary Public) POSTING: r � L- "el w , do affirm that I am (represent) the party initiating interest in a proposed — . / 11 •1t/i,$ib/1 affecting the land located at (st to the approximate location(s) IF no address(s) and/or tax Iot(s) currently register d) 14 (7 5 �(A/ 103 P' A e, and did on the 2- day of I )of e."-v , 20 C�� personally post notice indicating that the site may be proposed for a 51 d,i�{1'0v application, and the time, date and place of a neighborhood meeting to discuss the proposal. {h� The sign was posted at `�e� o - 4� IP) 1 v 3 w C• j (state location you posted notice on property) Signa ure (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF O` vin ) County of W(,t,Skit5 -DA ) ss. Subscribed and sworn/affirmed before me on the 2c day of oV'C0441 , 20 O(0 . OFFICIAL SEAL �,,."'� , A J WAHLSTROM p "� NOTARY PUBLIC-OREGON �„ COMMISSION NO.402103 // MY COMMISSION /A .-`u EXPIRES FEBRUARY 1,2010 NOT• 'Y PUBLIC OF OREGON My C•mmission Expires: o�/l /o0/0 Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVE OPMENT: P v S5 P ID G� - 1�_\ o TYPE OF PROPOSED DEVELOPMENT: Li--1.-03- ) D t 10 Address or General Location of Subject Property: 1 th. �`� Ay e• Subject Property Tax Map(s)and Lot#(s): 51 1 tiZOc hAlogin\patty\masterslaffidavit of mailing-posting neighborhood meeting.doc NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: rAzpSs MEETING DATE: IZ 14 O‘41 PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS CITY, STATE ZIP CODE PHONE # ?• t ry b421) C-F �� Z 7 Z �( ��3 -m3_l Cross Ridge Estates PLANS PRESENTED IN NEIGHBORHOOD MEETING CROSS RfDGE ESTATES 1 7g �-� S � c f 20 1"2 S�ssa La W FaiAa�ns 9t 3_I i / t'�¢f ••Y _, g S-- trirl S Y��i N h a w s W �V .�('--,!/' °r 01 :e a r A 4-LOT SUBDIVISION OF TAX MAP 2S1 11 BB, TAX LOT 2000 " ""` -SWO °'` y am` QQ 3n- .___� > > /./ say Hui view stl• .1 {�';% 0 g a ' 1 SW cDon3Id St OWNER/APPLICANT: SITE INFORMATION: � ;Lr 1 „ sr is t �"' ` `' 'a,?t1i� S" E°°SW ILlountm KEN AND JILL CROSS JURISDICTION: CITY OF TIGARD TAX MAP: T2S R1W SEC 11BB 1 - �o ffi 14175 SW 103rd AVE ZONING: R-3.5 EXISTING TAX LOT: 2000 sw vi t. a.g n s`"'"°o4•'`' TIGARD,OR 97224 AREA: 1.42 ACRES PROPOSED#OF LOTS: 4 ';.-..r.:4//1-,..."--\ —�f` �, sw I,*et au,, - SW Cantsr6 ry t. ..._.. PHONE:(503)624-1659 ;. sW .a=�Pa ____ sW Pemawd Sj i PLANNING/ENGINEERING/SURVEYING: BENCHMARK: '''l ,/ SWMt,taackst SFA DESIGN GROUP,LLC _ r.� y w °�c=^aa AI1 z -1 0 9020 WASHINGTON SQUARE RD,SUITE 350 �, s g PORTLAND,OR 97223 I .•:% °"° SW Home S O id': �, `,;... i .--__ ...-.", to G 2 s PHONE:(503)641-8311/FAX:(503)643-7905 VICINITY MAP Q m CONTACT: MATTHEW SPRAGUE/BRENT FITCH/ N.T.S. J c JOHN WADE ›.- In II I CC w f 1 21'RECIPROCAL 21' RECIPROCAL 21'RECIPROCAL .,.0',i•;':,'•.' in N89'38_13"E 542.46' ACCESS EASEMENT • ACCESS EASEMENT ACCESS EASEMENT W CC _ 316.22 21' RECIPROCAL 1.. ,`, ACCESS EASEMENT 69.30' 36.54 - TRACT 'A' _ _ $642 SF _ _ - _,a:J °° 1 PRI ATEET :: ::: 1 fr of - 1 0 NI< � 0115E •C�MIM E31111111MMEN■■��IIMEN��III■■II�i E1311 �2MEIZIilII�' a. U 4 Is 12,892 SF N�EINII•* I • I 7'ROW DEDICATION I I �..:, 1 5'SIDEWALK EASEMENT �� ©• '= I 4.4 zE1 21'RECIPROCAL 1 ,t N .�:--8,:. 182.00' ACCESS EASEMENT : �,' ig— — �� �l IfO F'0 n 10,006 SF Io " I I 15,603 SF I z1.00' .' 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GRAPHIC SCALE >b LEGEND �" M • ',--. ; . w_`'• �' � �' • • • • • EXISTING PEDESTRIAN CIRCULATION 5, ° o el b � f VEHICULAR CIRCULATION ; 1 N5 DI 4011411) —"--- ..."-- ' . ' r. 0 0 0 0 0 PROPOSED PEDESTRIAN CIRCULATION #'' E. . i''' 7 ' ,• s i �'..• } � 0143411 II: •' -mss - a Y� Pliffig Neighborhood Meeting Minutes Cross Ridge Estates A meeting was held for the Cross Ridge Estates subdivision on December 14th, 2006 beginning at 6:00 pm in the Town Hall Room at Tigard City Hall (13125 SW Hall Blvd., Tigard, OR). SFA Design Group, LLC (Mr. Paul Seilo and Mr. Alex Stout) represented the applicant at the meeting. No attendees arrived until a half-hour after the scheduled start time. Mr. Richard Roche, a neighbor residing to the south of the subject site, arrived at 6:30 pm and made a couple of comments regarding the proposed Site Plan after being read the required Statement of Purpose. Mr. Roche did not have any questions so none are listed below. The meeting ended at approximately 6:45 pm. Cross Ridge Estates Page 1 December 2006 B:\Land Projects 2004\999-039\word\neighborhood meeting\neighborhood meeting notes_12-I4.doc DENSITY CALCULATION Chapter 18.715 DENSITY COMPUTATIONS 18.715.020 Density Calculation A. Net development area shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas... 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. RESPONSE: The proposed project does not include any sensitive land areas or those to be dedicated to the public for park purposes. However, the project does include 610 square feet to be dedicated for SW 103rd Ave. right-of-way and 8,642 square feet for the private street tract. In addition, the existing house will be retaining on Lot 2, designed to include 15,603 square feet. These areas are subtracted from the gross square feet to yield a net development area. Gross development area 61,816 sf Public right-of-way dedication (610) Private street tract (8,642) Lot 2 — retain existing house (15,603) NET: 36,961 sf 8 Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. RESPONSE: The maximum number of dwelling units permitted on the site can be calculated by dividing the net area by the minimum lot size in the R-3.5 zone. Therefore, the maximum allowable density equals 3.70 or 4 units per acre as follows: NET: 36,961 sf Minimum lot size _10,000 sf Maximum density 3.70 or 4 units/acre The applicant proposes three lots in addition to Lot 2 for the existing house. This is consistent with the maximum density requirement for the subject site. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). RESPONSE: The minimum number of dwelling units permitted on the site can be calculated by assuming it to be 80 percent of the maximum density. Thus, the maximum density is multiplied by .80. Therefore, the maximum allowable density equals 2.96 or 3 units per acre as follows: Maximum density 4 units/acre 80% of the maximum density X .80 Minimum density 2.96 or 3 units/acre The applicant proposes three lots in addition to Lot 2 for the existing house. This is consistent with the minimum density requirement for the subject site. Therefore, the minimum and maximum density requirements are met. IMPACT STUDY CROSS RIDGE ESTATES Four-Lot Subdivision December 2006 IMPACT STUDY APPLICANT/OWNER: Ken and Jill Cross 14175 SW 103`d Ave. Tigard, OR 97224 Tel: (503) 624-1659 PLANNING/ENGINEERING/SURVEYING: SFA Design Group, LLC 9020 Washington Square Drive, Suite 350 Portland, OR 97223 Tel: (503) 641-8311 Fax: (503) 643-7905 Contact: Paul Seilo I. SITE LOCATION The site is located immediately west of SW 103rd Ave., and generally to the south of SW McDonald Ave. and north of SW Inez St. The site is specifically identified as Tax Lot 2000 on Tax Map 2S1 11 BB. II. PROJECT DESCRIPTION The applicant proposes to subdivide the existing 1.42 acre parcel into four lots for single-family detached homes and a private street tract (Tract A) for access to project (see Preliminary Plat in this application packet). The proposed lots range in size from 10,006 square feet to 15,603 square feet with average size of 13,141 square feet. The proposal retains the existing house on Lot 2. Therefore, the applicant requests an administrative variance to the front yard setback requirement for Lot 2 as the existing house will be within 20-feet of the new private street tract. The project will provide safe and convenient circulation for both auto and pedestrian modes of transportation. A new private street (Tract A) is proposed from SW 103rd Ave. in the approximate location of the existing gravel driveway along the north edge of the subject site. The private street will provide access to the four proposed lots and maintain access to the two properties under separate ownership to the north. However, the proposed private street location along SW 103rd Ave. is approximately 110 feet from SW Driftwood Ln. to the north and 75 feet from SW Amanda Ct. to the south. Therefore, the applicant requests a special adjustment to the 125 foot access spacing standard in both directions along SW 103rd Ave. No other existing or proposed streets can serve this development and maintain access to the two northern properties. A reciprocal access easement will also be placed over the private street tract in its entirety to maintain access for the two northern properties. Tract A encompasses 8,642 sq. ft. with 20 feet of travel lane width and six-inch curbs along both sides. The tract extends west from SW 103rd Ave. to the eastern edge of proposed Lots 3 and 4 where it ends in a hammer-head for emergency vehicle turnaround. Pedestrian circulation will be provided along the project frontage of SW 103rd Ave. and private street tract via five-foot wide sidewalks. The sidewalk proposed along the south edge of the private street tract will be within a sidewalk easement. The proposed half-street improvements to the project frontage along SW 103`d Ave. are designed consistent with the direction received during the pre-application conference with city staff on August 22, 2006. The improvements include 16 feet of travel lane pavement, five foot wide sidewalk, five foot wide planter strip with street trees, and six-inch wide curb. The improvements also require a seven-foot wide dedication from the subject site to provide the 27- feet of right-of-way width. Cross Ridge Estates—Impact Study Page 2 December 2006 B.\Land Projects 2004\999-039\word\99939ImpactStudy.doc III. IMPACT STUDY The existing house will be retained on Lot 2 of the proposed subdivision. Therefore, the only new impact will be from the homes on the remaining three lots. Based on Portland State University's Center for Population and Research, the average household size is 2.3 people. Therefore, three new homes will add approximately 7 people to the subject site. Water The existing water line in SW 103`d Ave. can be utilized to provide service to the proposed project. The new water meters will be banked along SW 103rd and individual service lines will extend to each lot. The applicant does not anticipate the need for new fire hydrants since two exist along SW 1031d Ave. within 400 feet of this property. The proposed site will provide adequate access for emergency equipment prior to construction of homes. The development will pay required SDC's, as its proportional contribution towards facility capacity. Typical household water usage is about 300 gallons per day. Therefore, the increased impact of this development will be about 900 gallons per day. The current Tigard water system has a system storage capacity of 24.5 million gallons, compared to an average daily demand of 5 mg/day, and peak summer demand of 14 mg/day. Sewer The existing 8" sanitary sewer line in SW 103rd Ave. can be used to serve the proposed project. This line will provide service to all of the proposed lots via a new eight-inch line in the private street. The sanitary sewer lines will be installed prior to construction of homes. The development will pay required SDC's, as its proportional contribution towards facility capacity. The current wastewater treatment system for Tigard is part of Clean Water Services regional system, which is designed for capacity anticipated within the UGB and their service area. The system has ample capacity to serve this proposed development. Storm Drainage Storm water will be collected through a system of pipes and catch basins. Collected storm water will be conveyed to the new water quality facility. The facilities have been sized and located to handle the runoff for the development on the proposed site. All storm drainage facilities will be constructed prior to home construction. The development will pay required SDC's, as its proportional contribution towards facility capacity. The Storm Drainage Report (see Drainage Report section of this application packet) defines the impact of the proposed development. Storm run-off from this development will be managed consistent with City and Clean Water Services standards and will not create any significant off- site impact. Other Utilities All public utilities will be delivered to the proposed site via underground lines in the proposed street. The public utilities will be installed prior to home construction. Cross Ridge Estates—Impact Study Page 3 December 2006 B:\Land Projects 2004\999-039\word\99939lmpactStudy.doc Transportation Residents within the subdivision will predominantly use SW 103rd Ave. to SW McDonald Ave. Southwest 103rd Ave. is a two lane local street, currently with sidewalks only adjacent to new developments. The project's frontage along the west side of 103rd does not currently include a sidewalk. The proposed project will improve the frontage along 103rd Ave. with sidewalk, landscape strip, and curb. The development will also pay the required TIF, as its proportional contribution towards facility capacity. The traffic addition from the proposed four-lot subdivision will not significantly affect the existing roads in the vicinity and a half street improvement will be provided along the SW 103rd Ave. frontage. Typical single family housing generates an average of 7-10 vehicle trips per day. Therefore, the impact of this development will be 21-30 trips per day. The improvements proposed in the subdivision will be private facilities. Because of the existing roads and development surrounding this site, there is no opportunity to make additional road connections. Tri-Met bus routes 12, 94 and 95 all run along Highway 99W which is approximately 0.25-mile from the subject site. Auto and non-auto transportation facilities are already well developed in the local area surrounding the subject site. Fire Services The City is served by Tualatin Valley Fire & Rescue (TVFR). The District has 22 fire stations, three of which are in or near Tigard and the subject site (Tigard Station, King City Station, and Durham Station). The district has a goal of less than a 6 minute response for fire and medical calls. The district serves a 210 square mile are with a population of 418,000 citizens. The subject site is currently served by TVFR and the proposed project does not add additional land to the service area. Police The Tigard Police Department employs 78 personnel, including 62 sworn officers and 16 non- sworn staff. The department received accreditation through the State of Oregon in 2003. The department serves a base population of 46,000 and a daytime population of about 96,000, including Washington Square. The subject site is currently served by the Tigard Police Dept. and the proposed project does not add additional land to the service area. Parks The City has over 350 acres of park land, with a current population over 46,000, which computes to an average of 7.6 acres of parks per 1,000 people. The subdivision will pay required SDC's, as it proportional contribution towards facility capacity. Noise This is a residential development located within a residential neighborhood. Other than the interim construction period, there is nothing unusual about this development that would result in any substantial increase in noise over normal ambient levels in a residential neighborhood. Cross Ridge Estates—Impact Study Page 4 December 2006 13:\Land Projects 2004\999-039\word\99939ImpactStudy.doc ACCESS REPORT sfa SFA Design Group, LLC STRUCTURAL I CIVIL I LAND USE PLANNING December 29, 2006 Kim McMillian Development Review Division City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Re: Access Report for Cross Ridge Estates Subdivision Ms. McMillian: I have reviewed the design for the Cross Ridge Estates subdivision and it complies with the applicable City of Tigard requirements for public and private street improvements. The design includes a right-of-way dedication along the west side of SW 103rd Avenue,plus public street improvements within the existing and dedicated right-of-way. The improvements to SW 103rd Ave. include additional travel lane for 16 total feet of pavement width, five foot wide sidewalk, five foot wide planter strip with street trees, and six-inch wide curb. The only proposed access will be via a private street from 103rd Ave. along the north side of the subdivision. The private street is proposed in the general location of the gravel drive which provides access to the existing house on the subject site and the two houses to the immediate north. No other existing or proposed streets can serve this development and maintain access to the northern properties. A reciprocal access easement will also be placed over the private street tract in its entirety to maintain access for the two existing houses. The proposed tract encompasses 8,642 sq. ft. with 20 feet of travel lane width,six-inch curbs along both sides, and a five-foot wide sidewalk along only the south side. The tract extends west from SW 103rd Ave. to the eastern edge of proposed Lots 3 and 4 where it ends in a hammer-head for emergency vehicle turnaround. 9020 SW Washington Square Drive,Suite 350•Portland,Oregon 97223 •503-641-8311 • Fax 503-643-7905•www.sfadesigngroup.com 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO (depending on jurisdiction of facility.) This letter serves as the access report required with all new development proposals verifying the design of driveways and streets are safe and meet adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO as required depending on the jurisdiction of the facility. The private street proposed with the project will be a private facility designed to City standards. Southwest 103rd Ave. is a local street, which intersects with SW McDonald St. to the north and SW Marion Dr. to the south. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. No driveways are proposed in the influence area of a collector or arterial street intersection. The proposed private street will provide access to six lots from SW 103rd Ave., classified as a local street in the City of Tigard Transportation System Plan. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. No driveways are proposed along a collector or arterial and therefore the spacing standards are not applicable. 4. The minimum spacing of local streets along a local street shall be 125 feet The applicant proposes a new private street along a local street(SW 103rd Ave.); therefore the local street spacing applies. The new private street is designed in the general location of the existing gravel drive which provides access to the subject site and two properties immediately to the north. The private street will provide access to the four proposed lots and maintain access to the two northern properties. However, the private street is approximately 110 feet from SW Driftwood Ln. to the north and 75 feet from SW Amanda Ct. to the south. Therefore, the applicant requests a special adjustment to the 125 foot access spacing standard in both directions. Again, no other existing or proposed streets can serve this development and maintain access to the northern properties. Sight Distance: The designated speed for SW 103"d Ave. is 25 MPH, which requires a minimum sight distance of 250 feet. The current conditions and elevations of SW 103`d Ave. do not restrict the proposed location of the private street from easily meeting the required 250 feet. The sight distance measured from the centerline of the proposed private street to the south equals approximately 420 feet and to the north it is approximately 398 feet (almost reaching the SW McDonald St./SW 103rd Ave. intersection). The sight distance measurements are based on an eye height of 3.5 feet and an object height of 4.25 feet above the road. The eye height is taken 10 feet from the future edge of pavement (after it is improved) along SW 1031a Ave. representing the front of a stopped vehicle. Please contact me with any comments or questions. Sincerely, ,e; \ 4 Brent Fitch, P.E. 54�27 " i' Civil Project Manager—Principal ' y G .N✓�"�� OREGON t4 16qR 'AFNrE r ykPWIA'2ON DATE.te, 3II6 T j ARBORIST REPORT Walter H.Knapp Silviculture& Urban Forestry December 27, 2006 Cross Property Arborist Report and Tree Protection Plan Site Description The Cross Property is an open site with scattered trees. Many are remnant orchard trees, but there are several other species(table 1). Many of the trees are in poor condition and not suitable for long-term retention. The most common defect is trunk decay. An inventory of all trees growing on the site is included with this report. Details of species, size, and condition can be found in the inventory. Table 1. Tree species inventoried on the Cross Property. Common Name Botanical Name Total apple Malus sp. 7 Austrian pine Pinus nigra 1 bigleaf maple Acer macrophyllum 1 blue spruce Picea pungens _ 2 cherry Prunus sp. 9 deciduous Deciduous 2 Douglas-fir Pseudotsuga menziesii 2 English walnut Juglans regia 2 European white birch Betula pendula 2 Lombardi poplar Populus nigra var. italica 3 silver maple Acer saccharinum 1 willow Salix sp. 2 Total 34 Tree Retention A total of 23 trees should be removed due to their condition(table 2). In addition, 7 trees will need to be removed for construction. Four trees in good condition can be retained. 7615 SW Dunsmuir Lane, Tigard,OR 97007 Phone: (503) 646-4349 Fax:(503)265-8117 Page 2 0672 Cross Development Walter H.Knapp Table 2. Treatment summary—all trees, Cross Property. Recommended Treatment Total Remove - Condition 23 Remove - Construction 7 Retain 4 Grand Total 34 Tree Mitigation The City of Tigard tree code requires mitigation for removal of sound, non- hazardous trees larger than 12 inches in diameter. On this site, 3 trees (43%) larger than 12 inches will be removed for construction, and 4 (53%) will be retained (table 3). Retention of from 25%to 50% of existing trees over 12 inches DBH requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D. A total of 40 diameter inches, or 20 2-inch caliper trees, will need to be planted. Alternatively, the owner can pay into the City tree fund in lieu of planting. Table 3. Mitigation Calculations—Cross Property. Number Sum of Recommended Treatment of Trees Percent DBH Remove - Construction 3 43% 60 Retain 4 57% 90 Total 7 100% 150 Mitigation Category 2/3 Inches to Mitigate 40 Number of 2-inch Trees 20 Tree Protection Recommendations Trees retained on the site will need to be protected during construction and homebuilding. The following protection specifications are recommended: 1. Designation of Tree Protection Zone (TPZ). For this site, the TPZ is specified as the area defined by the crown radius (dripline) plus five feet, recognizing the narrow crown form and wide- spreading root system of the Douglas-firs. This is not to say that there can be no activity within the TPZ. If construction activities must intrude within the default TPZ, the project arborist will need to evaluate the situation to determine if the activity can be 7615 SW Dunsmuir Lane, Tigard, OR 97007 Phone: (503)646-4349 Fax: (503)265-8117 Page 3 0672 Cross Development Walter H.Knapp accommodated without jeopardizing the long-term viability of the tree. Any construction activities within the TPZ must be under the on-site supervision of the project arborist or another designated certified arborist. 2. Fencing. The TPZ of designated trees and groves shall be protected by installation of chain link fencing in locations determined by a certified arborist. The fenced area can be either the default TPZ or the adjusted TPZ as described above. The fence shall not be moved without authorization of the project arborist, and shall be replaced in the designated location immediately after authorized work is completed. 3. Prohibited Activities within the TPZ. Vehicles and construction equipment, storage of equipment or supplies, and grade changes are generally prohibited within the TPZ. If grade modifications are unavoidable, alternative structures such as tree wells or retaining walls will be evaluated and may be required to protect trees. 4. Excavation and Root Protection. Excavation immediately adjacent to roots larger than 11/2 inch in diameter within the tree root protection zone should be by hand or other non-invasive means to ensure that they are not damaged. Where feasible,major roots should be protected by tunneling or other techniques to avoid destruction or damage. Where soil grade changes affect the TPZ, the grade line should be meandered where feasible. This will require on-site coordination to ensure a reasonable balance between engineering,construction, and the need for tree protection. 5. Quality Assurance. The project arborist shall periodically inspect tree protection on the site and provide reports directly to the client and City of Tigard. my r /!i/ Walter H. Knapp Certified Forester,SAF 406 Certified Arborist, ISA PN-0497 Enclosure: Tree inventory, Cross Property 7615 SW Dunsmuir Lane, Tigard,OR 97007 Phone:(503)646-4349 Fax:(503)265-8117 Tree Inventory Page 1 of 1 0672 Cross Development 12/27/2006 Walter H. Knapp Recommended Svy.# Species DBH C-Rad Comments and Condition Treatment _ 5090 Lombardi poplar 30 unstainable species,many dying on site Remove-Cond. 5091 Douglas-fir 20 14 fair condition Retain () 5092 Douglas-fir 18 20 fair condition _ _ Retain ( ) 5100 English walnut 26 trunk decay Remove-Cond. included bark/high failure potential, 5143 silver maple 36 scaffold branches Remove-Cond. _ 5322 blue spruce 24 20 good condition Retain _ 5333 blue spruce 18 Remove-Constr. 5334 Lombardi poplar 18 unstainable species,many dying on site Remove-Cond. 5335 Lombardi poplar 20 unstainable species,many dying on site Remove-Cond. 5336 European white birch 6 high risk for insect attack and decline Remove-Cond. 5337 European white birch 10 high risk for insect attack and decline Remove-Cond. 5338 deciduous 18 Remove-Constr. 5340 willow 8 high susceptibility to decay Remove-Cond. 5403 cherry 14 trunk decay Remove-Cond. 5404 deciduous 6 trunk decay Remove-Cond. 5405 willow 10 trunk decay Remove-Cond. 5416 English walnut 24 25 Remove-Constr. 0 5417 apple 20 trunk decay Remove-Cond. 5418 apple 24 trunk decay Remove-Cond. 5421 apple 18 trunk decay Remove-Cond. 5423 cherry 10 short lived Remove-Cond. 5424 cherry 12 trunk decay Remove-Cond. 5425 cherry 10,8,6 short lived Remove-Cond. 5426 cherry 20 dead Remove-Cond. 5428 cherry 10 short lived Remove-Cond. 5429 cherry 8 short lived Remove-Cond. 5430 cherry 10 short lived Remove-Cond. 5431 cherry 8,6,6 short lived Remove-Cond. 5435 apple 10 Remove-Constr. 5446 apple 24 trunk decay Remove-Cond. 5460 bigleaf maple 28 Retain 5479 Austrian pine 10,8 Remove-Constr. 8 5483 apple 10 Remove-Constr. 5509 apple 10 Remove-Constr. DBH:diameter at breast height,4.5'above grade,expressed in inches. C-Rad:crown radius,distance in feet from center of tree to crown edge(dripline). Rx:treatment prescription. /s 4' Q 6q1"(-",t,2,� 4 P XVIL ■ DRAINAGE REPORT 5-41 5FA Design Group, Li" STRUCTURAL I CIVIL I LAND USE PLANNING CROSS RIDGE ESTATES PRELIMINARY CONVEYANCE, DETENTION AND WATER QUALITY ANALYSIS Job No. 999-039 Date: December 29, 2006 PROr r c GINS 1. 1 a 54627'E OREGON 12, 2� .Z• .p F4/7- E. VALID THROUGH 12-31-07 Applicant: Ken and Jill Cross 14175 SW 103rd Ave. Tigard,OR 97224 Ph.(503)624-1659 Prepared By: Brent Fitch,PE Civil Project Manager—Principal 9020 SW Washington Sq.Drive, Suite 350 Portland,OR 97223 Ph.(503)641-8311 13:\Land Projects 2004\999-036\hydro\99936-Preliminary-storm-letter.doc 9020 SW Washington Square Drive,Suite 350• Portland,Oregon 97223•503-641-8311 •Fax 503-643-7905•www.sfadesigngroup.com TABLE OF CONTENTS 1. NARRATIVE 2. EXISTING CONDITIONS, PROPOSED CONDITIONS 3. VICINITY MAP 4. SOIL MAP AND WATER FEATURES 5. SCS CURVE NUMBERS 6. MANNING'S "n"VALUES 7. IMPERVIOUS AREA CALCULATIONS 8. TIME OF CONCENTRATION CALCULATIONS 9. WATER QUALITY CALCULATIONS 10. SANTA BARBARA URBAN HYDROGRAPHS 11. STORMWATER CONVEYANCE CALCULATIONS 12. STORMFILTER CARTRIDGE CALCULATIONS AND DETAILS 13. HYDRAFLOW HYDROGRAPHS BY INTELISOLVE CALCS B:\Land Projects 2004\999-036\hydro\99936-Preliminary-storm-Ietter.doc December 29, 2006 City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: Cross Ridge Estates Job No. 999-039 To Whom It May Concern, I have attached the supportive calculations for the Conveyance and Water Quality for the Cross Ridge Estates Subdivision. The address is 14175 SW 103rd Ave, Tigard, Oregon, Tax Lot# 2000 and Map# 2S1 11 BB. The property will be developed into a 4-lot single family residential development. The site prior to development is 1.42 acres having 0.14 acres of impervious surface as a result of the existing buildings, concrete and gravel within the site boundary. The proposed development will create 0.43 acres of impervious. Refer to the Impervious Area Calculations. The site prior to development has one drainage basin. The existing basin directs the surface water to the northwest corner of the property (refer to Existing Basin Exhibit). With the site development, drainage will be collected from the site with a 12" line which connects to an existing storm system in SW 103rd Avenue. (Refer to Proposed Conditions Exhibit). A 48" StormFilter manhole will be installed to control the water quality. To perform detention on the developed surface water runoff, an underground pipe system consisting of 186 feet of 2' diameter pipe will be used in conjunction with a flow control manhole to restrict the developed 2, 10 and 25 year flows to the predeveloped flow rates. Refer to Hydraflow Hydrographs by Intelisolve calcs. The minimum slope required to convey the 25-year flow through a 12" concrete pipe for this development is 0.0044. Refer to the attached Conveyance Calculations. Sincerely, Brent Fitch, P.E. Civil Project Manager- Principal SFA DESIGN GROUP, LLC. B:U.and Projects 2004\999-036\hydro\99936-Preliminary-storm-letter.doc CROSS RIDGE ESTATES (999-039) .;Fnn n si.. _. __ ,,3'yyy,-,5 s f e � �ij-Grry-6+Ti y ���. Kamo Tla sw Manen-�..-��]3 \ 3� � j�9t _ Sw P�-�`—/' _ � �"y � t �_11 LI00,Cf fir, �/ swtt ,,, +/ A !� s "ate. l'''' / 1 u.1 a in /--_�/ \�/.j I ,_ 3 t yc}6 C .'t ._1 7 ?/ SWrawirrm s1 a SW P.h nSt tj+• \ aj' ✓i. 2 n .' J Q/ qi� j �N:°�1'^1 SW Farh D itack/1...._s - ff Z Sq Of Ha New:1 I <- N ' 1 St Anthony y, o H.wa,' i sniji - A c.m.rry, - _ - - __. J `�SW Gairde St S " - SW GaaMe St SW St N _, ._�- f 3•I % j c____.1 svc... .:40.4,,,,e-_r a.�• � „lb c.: lat .N H _____j W �Mu^R .. � aw c,u w � gal Centime* s 1., r , SW M✓Oxk _ Q `'iam — d 9 Y �, ( J /21 / ., Mvten Dt � kilt 9anlei!1 l •- ]� }. �� � 5'N Headxw d ��ti Semei St _ _ � VICINITY MAP NTS • _•••,••••••• _ . %.y...•■\,,,•.,.........,.....,•.,.A5,...}..,}..,,w,."...,"..I,., .t R la lg -- — — =u 19116•w S'C•FEN 120.00' \ C 'EE !AND BR�15H �G+ - _T — — l \ / V \ \ \ \ \ \ \\ I • ,A' \ M\ __ \\ \ \ ., N \--' ,\\ \ \ 47. \ \ 2 4. r, __ _ �►ie. 1 N \� \\ `\ \ t i X \ ,,:�.,•.. 1 \ •. \ \ \ \ \\ lx ✓r ':',.L \ \ I \ \ • \ \ m t• \ 1. 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'�( �,,,r4,,_ '! __-_• W tom Y !.';i'; I I•.'► WA, \ — , , 1 \ •,;I.\•• , >!>�\. in z vZ 1''�` i' III ;.• ; ' y Pt Till �awoY \ s C.-.m Y V..1 ° 5 b V I C'F".�2 m m A A , •'.'�Y''''..-...:•i. \ • \ At =vl1i•0 tntn -'^ NA Yi 0 °sb,i ,q,Op'; 8�.-, > •y5} .1:\ 2 °:A m"Cy M N' 2 • t 0 2OK r1 0 L7; t_A< W VC ..• 0 0 A� - \ -1r, m�?'It U Z �•�b2 ; I VY V� Ym mom .x•-11 � iSY 22 m> ;p ObY W t(ppC. RZ Z VI O m • I V F. ♦ r7 O O, }Q u I.N r� L N Z II N Z• ICS 9ov P' m. ° A 1.:a1 bWU2 U. a = 0 o m Z V O N O - Z 2J SHEET DESIGNED BY DATE o DRAWN BY SRN DATE 11106 5FA Design Group, LLC 1 REVIEWED BY DATE STRUCTURAL I CIVIL I LAND USE PLANNING OF PROJECT NO. 999-039 REF. 9020 SW Washington Square Dr. Suite 350 SCALE 1'°60' Portland, Oregon 97223 sf a p: (503)641.8311 f: (503)643.7905 2 sfadesigngroup.com 99939HYDR•DWG B:\Land Projects 2004\999-039\hydro\9993911YDR.DWG.dwg,12/29/2006 3:52:52 PM,sneilsen,1:1 U. I, c )( I SCHAINL( X INK FENCE _ -- - I 1 "/ I - R I1 N \ g w ) � * - " . \ 7/ .�. w - - 1/4 n O • N . • 0 o • o p t1 rn I — I • 1 O u • , co Z N • 1 . � D —I —� • ., co. O ■ e co • ,:. — — • H 10. DRI P Y :' • Nit • IA\ .-. • • II • I • :.:.: •• I pi • — —- ..`e■■■■■■■■■■i■ff•I!� 5'CHAJNLINK FEN S.W. 103RD AVEN - _ as 8 LX! I . 1 i pi !g I - Z 7/ SHEET DESIGNED BY DATE v o o - m n DRAWN BY SRN DATE 12/06 5FA Design Group, h r 2 REVIEWED BY DATE STRUCTURAL I CIVIL I LAND USE PLANNING OF PROJECT NO. 999-039 REF. SCALE 1' 60' 9020 SW Washington Square Dr. Suite 350 Portland, Oregon 97223 Sf a p: (503)641-8311 f: (503)643-7905 2 sfadesigngroup.com 99939HYDR.DWG SOIL SURVEY OF WASHINGTON COUNTY, OREGON T_ # L , � � {I I MCD°NALD Y ,'r' _ _ 4 me 1 dile 4 fi # '14' f t Jlfb 0 • - » • - l [ y '. -A t / 4s Cl ill ."7„.„,„, * r-,,. IFT ,.."'"<""' I ( 8 . . .... ,, ,. .,,, , ,„,... .,, ,,, , „„, . ,.. „., , - -'4' ' ' im - - SW DRWOOD CT ■ lI '- Q. / - 7 iiio ,rL . ,..., , ' 51M , , /` RW AMAN C i - :..., OF f Meters Feet 0 10 20 40 0 40 80 160 240 320 USDA Natural Resources Web Soil Survey 1.1 12/29/2006 2 Conservation Servke National Cooperative Soil Survey Page I of 3 SOIL FEA 1 URES FOR WASHINGTON COUNTY Soil name and map symbol Hydro-logic Flooding group Frequency Duration Months Aloha: 1 C NONE NONE NONE Amity: 2 C NONE NONE NONE Astoria: 3E,3F B NONE NONE NONE Briedwell: 4B,ss,SC,sD B NONE NONE NONE Carlton: 6B,6C B NONE NONE NONE Cascade: 7B,7C,7D,7E,7F C NONE NONE NONE Chehalem: 8C C NONE NONE NONE Chehalis: 9,to B COMMON BRIEF NOV-MAR Cornelius IIB,IIC„1U3,1IF 11F: Cornelius part C NONE NONE ` NONE . Kinton p N N ONE NONE Cornelius Varient: 12A,12B,12C D NONE NONE NONE Cove: 13,14 D COMMON BRIEF DEC-APR Dayton: 15 D NONE NONE NONE Delena: 16C D NONE NONE NONE Goble: 17B,17C,17D,17E,18E,18F C NONE NONE NONE Helvetia: 19B,19C,19D,19E C NONE NONE NONE Hembre: 20E,20F,20G B NONE NONE NONE Hillsboro: 21A 21B,21C,21D B NONE NONE NONE Hubberly: 22 D NONE NONE NONE Jory: 23B,23C,23D,23E,23F C NONE NONE NONE Kilchis: 24G Kilchis part C NONE NONE NONE Klickitat part B NONE NONE NONE 999-039HYDR 1 SOIL FEATURES PRINTED:12r29/2006 11:13 AM SOIL FEA 1 URES FOR WASHINGTON C,AUNTY Soil name and map symbol Hydro-logic Flooding group Frequency Duration Months Klickitat: 25E,25F,25G B NONE NONE NONE Knappa: 26 B NONE NONE NONE Lablish: 27 D FREQUENT VERY LONG DEC-APR Laurelwood: 28B,28C,28D,28E,29E,29F B NONE NONE NONE McBee: 30 B FREQUENT BRIEF NOV-MAY Melborne: 31B,31C,31D,31 E,31F B NONE NONE NONE Melby: 32C,32D,32E,33E,33F,33G C NONE NONE NONE Olyic: 34C,34D,34E,35E,35F,35G B NONE NONE NONE Pervina: 36C,36D,36E,36F C NONE NONE NONE Quatama: 37A,37B,37C,37D C NONE NONE NONE Saum: 38B,38C,38D,38E,38F C NONE NONE NONE Tolke: 39E,39F B NONE NONE NONE Udifluvents: 40 B FREQUENT VERY LONG NOV-APR Verboot: 42 D FREQUENT BRIEF DEC-APR Wapato: 43 D FREQUENT BRIEF DEC-APR Willamette: 44A,44B,44C,44D B NONE NONE NONE Woodburn: 45A,45B,45C,45D C NONE NONE NONE Xerchrepts: 46F Xerochrepts part B NONE NONE NONE Haploxerolls part C NONE NONE NONE 47D Xerochrepts part D NONE NONE NONE Rock outcrop part 999-039HYDR\SOIL FEATURES PRINTED:12/29/200611:13 AM SCS CURVE NUMBERS CURVE NUMBERS BY LAND USE DESCRIPTION HYDROLOGIC SOIL GROUP A B C D Cultivated land(1): winter condition 86 91 94 95 Mountain open areas: low growing brush&grasslands 74 82 89 92 Meadow or pasture: 65 78 85 89 PRE Wood or forest land: undisturbed 42 64 76 81 Wood or forest land: young second growth or brush 55 72 81 86 Orchard: with crop cover 81 88 92 94 Open spaces, lawns,parks,golf courses,cemeteries, landscaping ............................... ................ ............................... Good condition: grass cover on>75%of the area 68 80 86 90 DEV Fair condition: grass cover on 50-75%of the area 77 85 90 92 Gravel roads and parking lots: 76 85 89 91 Dirt roads and parking lots: 72 82 87 89 .............................. Impervious surfaces,pavement, roofs etc. 98 98 98 98 IMP Open water bodies: lakes,wetlands,ponds,etc. 100 100 100 100 Single family residential(2): Dwelling units/Gross Acre %Impervious(3) Separate curve number shall be selected 1.0 DU/GA 15 for pervious&impervious portions of 1.5 DU/GA 20 the site or basin 2.0 DU/GA 25 2.5 DU/GA 30 3.0 DU/GA 34 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 PUD's, condos,apartments, %impervious must be computed commercial businesses& industrial areas (1)For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Sec.4,Hydrology, Chapter 9,August 1972. (2)Assumes roof and driveway runoff is directed into street/storm system. (3)The remaining pervious areas(lawn)are considered to be in good condition for these curve numbers. 999-039HYDR1 SCS CURVE NUMBERS 12/29/2006 11:13 AM . 'tANNING'S "n" VALUES SHEET FLOW EQUATION MANNING'S VALUES n, Smooth Surfaces(concrete, asphault, gravel, or bare hand packed soil) 0.011 Fallow Fields or loose soil surface(no residue) 0.05 Cultivated soil with residue cover(<20%) 0.06 Cultivated soil with residue cover(>20%) 0.17 Short prairie grass and lawns 0.15 Dense grasses 0.24 Bermuda grasses 0.41 Range(natural) 0.13 Woods or forrest with light underbrush 0.40 Woods or forrest with dense underbrush 0.80 SHALLOW CONCENTRATED FLOW(after initial 300 ft of sheet flow,R=0.1) k, Forest with heavy ground litter and meadows (n = 0.010) 3 Brushy ground with some trees(n=0.060) 5 Fallow or minimum tillage cultivation(n=0.040) 8 High grass(n=0.035) 9 Short grass,pasture and lawns(n=0.030) 11 Nearly bare ground(n=0.25) 13 Paved and gravel areas(n=0.012) 27 CHANNEL FLOW(Intermittent) (At the beginning of all visible channels,R= kr Forested swale with heavy ground cover(n=0.10) 5 Forested drainage course/ravine with defined channel bed(n=0.050) 10 Rock-lined waterway(n=0.035) 15 Grassed waterway(n=0.030) 17 Earth-lined waterway(n=0.025) 20 CMP pipe(n=0.024) 21 Concrete pipe(n=0.012) 42 Other waterways and pipe 0.508/n CHANNEL FLOW(continuous stream,R=0.4) kc Meandering stream(n=0.040) 20 Rock-lined stream(n=0.035) 23 Grass-lined stream(n=0.030) 27 Other streams,man-made channels and pipe(n=0.807/n) 999-039HYDR\ MANNING'S COEFFICIENTS 12/29/2006 11:13 AM IMPERVIOUS AREA CALCULATIONS sfa JOB NUMBER: 999-039 PROJECT: CROSS RIDGE ESTATES FILE: 99939HYDR.XLS NEW IMPERVIOUS AREA ON-SITE 4 LOTS (2640 SF/LOT INCLUDING SIDEWALKS) 10560.00 ft2 STREET PAVEMENT 8241.46 TOTAL NEW IMPERVIOUS AREA 18801.46 ft2 0.43 ac EXISTING IMPERVIOUS AREA ON-SITE BUILDINGS 2,434.35 ft2 ASPHALT/CONCRETE 1,475.30 ft2 GRAVEL AT 60% IMPERVIOUS 2,355.62 ft2 TOTAL EXISTING IMPERVIOUS AREA 6,265.27 ft2 0.14 ac Total Shed Area 11111111111111111111111111. 61816.12 ft2 1.42 ac Existing Impervious Area 6265.27 ft2 0.14 ac Existing % Impervious 10.1 % Developed Impervious Area 18801.46 ft2 0.43 ac Developed % Impervious 30.42 °/o 999-039HYDR 12/29/2006 11:13 AM PREDEVELOPED TIME OF CONCENTRATION sfa JOB NUMBER: 999-039 PROJECT: CROSS RIDGE ESTATES FILE: 99939HYDR.XLS Accum. LAG ONE: SHEET FLOW(FIRST 64.17 FEET) Tc Tt=Travel time Manning's"n"= 0.15 Flow Length,L = 64.17 ft ( 300 ft. max.) P=2-year, 24hr storm= 2.5 in Slope, So= 0.152 ft/ft 0.42Xn * L)0.8 TT = �P�o.s �S 3.45 min. 3.45 min. 0 )o.a LAG TWO: SHEET FLOW(NEXT 54.5 FEET) Tc Tt=Travel time Manning's "n"= 0.15 Flow Length,L = 54.5 ft (300 ft. max.) P=2-year, 24hr storm= 2.5 in Slope, So= 0.147 ft/ft 0.42)(n * L lo.s TT = (p)0.5 �S o.a 3.07 min. 6.53 min. 0 LAG THREE: SHEET FLOW(NEXT 28.17 FEET) Tc Tt=Travel time Manning's"n"= 0.15 Flow Length,L = 28.17 ft (300 ft. max.) P=2-year, 24hr storm= 2.5 in Slope, So= 0.019 ft/ft 0.42)(n * L)o.s TT = (P)o.s (S �o.a 4.09 min. 10.62 min. 0 TOTAL PREDEVELOPED TIME OF CONCENTRATION 10.62 mill. 999-039HYDR\PREDEVELOPED Tc 12/29/2006 12:23 PM DEVELOPED TIME OF CONCENTRATION sfa JOB NUMBER: 999-039 PROJECT: CROSS RIDGE ESTATES FILE: 99939HYDRXLS Catchment Time 5 min. Longest Run of Pipe 407 ft Velocity of Flow 3 ft/s Time in Pipe=(407 ft)/(3.00 ft/s)= 136 s TOTAL DEVELOPED Tc= 1 7.26 min. I 999-039HYDR\DEVELOPED Tc 12/29/2006 11:13 AM WATER QUALITY CALCULATIONS 11111 JOB NUMBER: 999-039 PROJECT: CROSS RIDGE ESTATES FILE: 99939HYDR.XLS REFERENCES: 1. Clean Water Services R&O 04-09. 2. Discussions with Clean Water Services. REQUIRED WATER QUALITY TREATMENT: 65%Phosphorus Removal. PROPOSED TREATMENT METHODS: 1. Sumped Catch Basins 15% 2. Bio-Filtration Swale 50% total 65% DESIGN STORM: Precipitation: 0.36 inches Storm Duration: 4 hours Storm Return Period: 96 hours Storm Window: 2 weeks IMPERVIOUS AREA: Watershed Area: 1.42 acres Percent imp: 30.42 % Impervious Area: 0.43 acres Design Inflow=(0.431622130394858 ac)*(43560 ft^2/ac)*(0.36 in/4.0 hrs)= 0.04 cfs 999-039HYDR\SWALE 12/29/2006 11:13 AM SANTA BARBARA URBAN HYDROGRAPHS 5. a JOB: 999-039 PROJECT: CROSS RIDGE ESTATES FILE: 99939HYDR.XLS DESIGN DURATION PRECIP AREA % AREA CN AREA CN TIME Q STORM TOTAL IMP PERV. PER. IMP. IMP. (MIN) (CFS) DESCRIPTION (YR) (HR) (IN) (AC) (AC) (AC) PREDEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.5 1.42 10.14 1.28 85 0.14 98 10.62 0.4231 DEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.5 1.42 30.42 0.99 86 0.43 98 7.26 0.5567 PREDEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.45 1.42 10.14 1.28 85 0.14 98 10.62 0.7275 DEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.45 1.42 30.42 0.99 86 0.43 98 7.26 0.8833 PREDEVELOPED 25-YEAR PEAK DISCHARGE 25 24 3.9 1.42 10.14 1.28 85 0.14 98 10.62 0.8787 DEVELOPED 25-YEAR PEAK DISCHARGE 25 24 3.9 1.42 30.42 0.99 86 0.43 98 7.26 1.0424 PREDEVELOPED 100-YEAR PEAK DISCHARGE 100 24 4.5 1.42 10.14 1.28 85 0.14 98 10.62 1.0841 DEVELOPED 100-YEAR PEAK DISCHARGE 100 24 4.5 1.42 30.42 0.99 86 0.43 98 7.26 1.2569 999-039HYDRSBUH 12/29/200611:13 AM STORMWATER CONVEYANCE CALCULATIONS 5fa JOB: 999-039 PROJECT: CROSS RIDGE ESTATES FILE: 99939HYDR.XLS Design Storm: 25 YR Storm Duration: 24 HRS Precipitation: 3.9 IN Manning's"n" 0.013 INC. AREA % AREA CN AREA CN TIME Q PIPE SLOPE Qf Q/Qf Vf VNf ACTUAL AREA TOTAL IMP. PERV. PER. IMP. IMP. (MIN) (CFS) SIZE V LINE (AC) (AC) (AC) (AC) (IN) (FT/FT) (CFS) (%) (FPS) (%) (FPS) ENTIRE SHED 1.42 30.42 0.99 86 0.43 98 7.26 1.04 12 0.0044 2.37 0.44 3.02 0.6399 1.93 Minimum Slope for 12" Pipes= 0.0044 999-039HYDR\CONVEYANCE 12/29/2006 11:13 AM STORMFILTER CARTRIDGE CALCULATIONS 5fa JOB NUMBER: 999-039 PROJECT: CROSS RIDGE ESTATES FILE: 99939HYDR.XLS REFERENCES: 1. Stormwater Management, Inc.Product Design Manual;Version 3.3; Released September 2005 2. City of Oregon City Stormwater and Grading Design Standards. Precipitation: 0.36 inches Storm Duration: 4 hours Storm Return Period: 96 hours Storm Window: 2 weeks 1. Design quality flow Qvat 0.04 cfs 2. Minimum number of filter cartridges required to treat design quality flow Now= 2.0 cartridges The maximum flow rate that an individual cartridge can treat= 15 gpm IV flow=Q treat(449 gpm/cfs/15 gpm/cart) = 1 Hydrograph Return Period Recap rd. Hydrograph Inflow Peak Outflow(cfs) Hydrograph o. type Hyd(s) description (origin) 1-Yr 2-Yr 3-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr 1 SCS Runoff ---- 0.41 --- ----- 0.72 0.87 ----- -- PREDEVELOPED 2 SCS Runoff 0.51 ----- 0.83 0.98 --- -- DEVELOPED 3 Reservoir 2 0.41 0.72 0.87 — — DETENTION Proj. file: 999-039HYDR.gpw Friday, Dec 29 2006, 12:35 PM Hydraflow Hydrographs by Intelisolve 2 Hydrograph Summary Report /d. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph 4o. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 1 SCS Runoff 0.41 3 480 6,410 --- ----- ----- PREDEVELOPED 2 SCS Runoff 0.51 3 477 7,398 ---- --- DEVELOPED 3 Reservoir 0.41 3 486 7,398 2 305.91 259 DETENTION 999-039HYDR.gpw Return Period: 2 Year Friday, Dec 29 2006, 12:35 PM Hydraflow Hydrographs by Intelisolve 3 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Friday, Dec 29 2006, 12:35 PM Hyd. No. 3 DETENTION Hydrograph type = Reservoir Peak discharge = 0.41 cfs Storm frequency = 2 yrs Time interval = 3 min Inflow hyd. No. = 2 Max. Elevation = 305.91 ft Reservoir name = DETENTION PIPE Max. Storage = 259 cuft Storage Indication method used. Hydrograph Volume=7,398 cuft DETENTION Q (cfs) Hyd. No. 3 --2 Yr Q (cfs) 1.00 - 1.00 0.90 0.90 0.80 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20 0.20 0.10 _ 0.10 0.00 0.00 0 3 5 8 10 13 15 18 20 23 25 Time (hrs) Hyd No. 3 Hyd No. 2 Pond Report 4 Hydraflow Hydrographs by Intelisolve Friday, Dec 29 2006, 12:35 PM Pond No. 1 - DETENTION PIPE Pond Data Pipe dia. = 2.00 ft Pipe length = 93.0 ft No. Barrels = 2.0 Slope = 0.00 % Invert elev. = 305.00 ft Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 305.00 00 0 0 0.10 305.10 00 11 11 0.20 305.20 00 19 30 0.30 305.30 00 25 55 0.40 305.40 00 28 83 0.50 305.50 00 31 114 0.60 305.60 00 33 148 0.70 305.70 00 35 182 0.80 305.80 00 36 218 0.90 305.90 00 37 255 1.00 306.00 00 37 292 1.10 306.10 00 37 329 1.20 306.20 00 37 366 1.30 306.30 00 36 402 1.40 306.40 00 35 437 1.50 306.50 00 33 470 1.60 306.60 00 31 501 1.70 306.70 00 28 530 1.80 306.80 00 25 554 1.90 306.90 00 19 574 2.00 307.00 00 11 584 Culvert/Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] Rise(in) = 12.00 4.07 3.26 0.00 Crest Len(ft) = 3.14 0.00 0.00 0.00 Span(in) = 12.00 4.07 3.26 0.00 Crest El.(ft) = 306.97 0.00 0.00 0.00 No. Barrels = 1 1 1 0 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El.(ft) = 302.20 302.20 305.92 0.00 Weir Type = Riser - -- - Length(ft) = 100.00 0.00 0.00 0.00 Multi-Stage = Yes No No No Slope(%) = 0.50 0.00 0.00 0.00 N-Value = .013 .013 .013 .013 Orif.Coeff. = 0.60 0.60 0.60 0.60 Multi-Stage = n/a Yes Yes No Exfiltration= 0.000 in/hr(Wet area) Tailwater Elev.= 0.00 ft Note:Culvert/Orifice outflows have been analyzed under inlet and outlet control. Stage(ft) Stage/ Discharge Stage(ft) 2.00 2.00 1.80 1.80 1.60 1.60 1.40 1.40 1.20 1.20 1.00 1.00 0.80 0.80 0.60 0.60 0.40 0.40 0.20 0.20 0.00 0.00 0.00 0.10 0.20 0.30 0.40 0.50 0.60 0.70 0.80 0.90 1.00 Total Q Discharge(cfs) 5 Hydrograph Summary Report 1 'yd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph ,o. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 1 SCS Runoff 0.72 3 480 10,588 ---- ----- PREDEVELOPED 2 SCS Runoff 0.83 3 474 11,604 ---- DEVELOPED 3 Reservoir 0.72 3 483 11,604 2 306.52 475 DETENTION 999-039HYDR.gpw Return Period: 10 Year Friday, Dec 29 2006, 12:35 PM Hydraflow Hydrographs by Intelisolve 6 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Friday,Dec 29 2006, 12:35 PM Hyd. No. 3 DETENTION Hydrograph type = Reservoir Peak discharge = 0.72 cfs Storm frequency = 10 yrs Time interval = 3 min Inflow hyd. No. = 2 Max. Elevation = 306.52 ft Reservoir name = DETENTION PIPE Max. Storage = 475 cuft Storage Indication method used. Hydrograph Volume= 11,604 cult DETENTION Q (cfs) Hyd. No. 3 -- 10 Yr Q (cfs) 1.00 1.00 0.90 0.90 e 0.80 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20 0.20 0.10 - 0.10 0.00 0.00 0 3 5 8 10 13 15 18 20 23 25 Time (hrs) Hyd No. 3 Hyd No. 2 Pond Report 7 Hydraflow Hydrographs by Intelisolve Friday, Dec 29 2006, 12:35 PM Pond No. 1 - DETENTION PIPE Pond Data Pipe dia. = 2.00 ft Pipe length = 93.0 ft No. Barrels = 2.0 Slope = 0.00 % Invert elev. = 305.00 ft Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 305.00 00 0 0 0.10 305.10 00 11 11 0.20 305.20 00 19 30 0.30 305.30 00 25 55 0.40 305.40 00 28 83 0.50 305.50 00 31 114 0.60 305.60 00 33 148 0.70 305.70 00 35 182 0.80 305.80 00 36 218 0.90 305.90 00 37 255 1.00 306.00 00 37 292 1.10 306.10 00 37 329 1.20 306.20 00 37 366 1.30 306.30 00 36 402 1.40 306.40 00 35 437 1.50 306.50 00 33 470 1.60 306.60 00 31 501 1.70 306.70 00 28 530 1.80 306.80 00 25 554 1.90 306.90 00 19 574 2.00 307.00 00 11 584 Culvert/Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] Rise(in) = 12.00 4.07 3.26 0.00 Crest Len(ft) = 3.14 0.00 0.00 0.00 Span(in) = 12.00 4.07 3.26 0.00 Crest El.(ft) = 306.97 0.00 0.00 0.00 No.Barrels = 1 1 1 0 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El.(ft) = 302.20 302.20 305.92 0.00 Weir Type = Riser - -- - Length(ft) = 100.00 0.00 0.00 0.00 Multi-Stage = Yes No No No Slope(%) = 0.50 0.00 0.00 0.00 N-Value = .013 .013 .013 .013 Orif.Coeff. = 0.60 0.60 0.60 0.60 Multi-Stage = n/a Yes Yes No Exfiltration= 0.000 in/hr Met area) Tailwater Elev.= 0.00 ft Note:Culvert/Orifice outflows have been analyzed under inlet and outlet control. Stage(ft) Stage I Discharge Stage(ft) 2.00 2.00 1.80 1.80 1.60 1.60 1.40 1.40 1.20 1.20 1.00 1.00 0.80 0.80 0.60 0.60 0.40 0.40 0.20 0.20 0.00 0.00 0.00 0.10 0.20 0.30 0.40 0.50 0.60 0.70 0.80 0.90 1.00 Total Q Discharge(cfs) CROSS RIDGE ESTATES 999-039 12/29/06, SRN OUTFLOW CONTROL ORIFICE EXHIBIT DETENTION PIPE - 3.00 - Top of underground storage EIev.300.00 \ 3.16 ft Riser - 2.00 W^irA-Elry 30631 CuIvC•Inv.305.32 = 100 `- Jr - 0.00 i/ ///////////i.\\\\\\\� (25 yr) Sedtio rl (10 yr) 1 NlS (2 yr) / I - --I ►_rid ■ DETENTION PIPE Top of underground:forage.Elev.307.00 - 3.00 2 barrel:Q 2.00 ft dia.,0.00%:lope - 3.14 ft Riser WeirA-Elev.306.37 \ - 2.00 Al ■illihrf,in orifice -Inn..305.32 1.00 C 100.0 LF Of in @ 030X - 302 CuIvA-Inv.302.20 MI PPF - 0.00 (25 yr) root Vie (10 yr) S-Looking up Marti �ul,,, (2 yr) 1' I Culy/Orif A B C D Weirs A B C D 1 1 Event Op Max El Max 5tor • 0 0 0 , 0 fytrs) [cfs) (itI (curt) Revert Diameter(MI= 12.00 Crest Len(ft) = 3.14 2 0.41 305.91 259 N I ■I MI Auto U pd 10 0.72 306.52 475 (Invert El.(ft)= 302.20 I Crest EIev(ft)= 306.97 t I Update 25 0.87 306.96 580 i 1 Culv/Orif A B C D 1 Culy/Orif J A B C D • 0 0 0 0 0 0 Diameter(in)= 4.07 t, Diameter(in)= 3.26 Invert EL(ft)= 302.20 t I Invert El.(ft)= 305.92 4, B:\Land Projects 2004\999-039\hydro\999-039-OrificeExhibit.doc 11X17 REDUCED PLANS u� o CAOSS RMGE ESTATES „t 1\ J r ��'��"��p r..r•��/srsr orb'1 �l v "a � `'- a s & ff� M au , r��A .. 2$ s ..< •, .. i,i /' .:: > 4 ;. ��JL-= H A 4-LOT SUBDIVISION OF TAX MAP 2S1 1 1 BB, TAX LOT 2000 1. �.Mn'f-L......... ' STI'E, e ° — LL g R 1 �.m.k,- 1 L ' : 1u�'SW Donaa si -1 svil OWNER/APPLICANT: SITE INFORMATION: _ ? ,�in' �)/ I�., w".u*°u fri KEN AND JILL CROSS JURISDICTION: CITY OF TIGARD TAX MAP: T2S R1W SEC 11BB —E ° I+ ' ® swv-• .. �;� �C_-1' y.. 14175 SW 103rd AVE ZONING: R-3.5 EXISTING TAX LOT: 2000 `` ,../''. ni I`” 1�-1 a U1 .� n G�`.1W C.nb1Wry TIGARD,OR 97224 AREA: 1.42 ACRES PROPOSED#OF LOTS: 4 / """� 1 iL PHONE:(503)624-1659 9 ---or4+ u n-- ~.1 = I,� n t BENCHMARK:WASHINGTON COUNTY BENCHMARK NO.489. AN OSHD BRASS DISC JIB Ili( III , I "i -3 PLANNING/ENGINEERING/SURVEYING: STAMPED"R 209 1934"ABOUT 1 MILE SOUTHWEST OF TIGARD. 0.1 MILES P - ∎� �l �� 1 '""-"'°` -- NORTHEAST OF MCDONALD ST. LOCATED IN THE SOUTHWEST SIDE OF OF THE ) 1_j ' K.W. JL _ Cc SFA DESIGN GROUP,LLC _ l L C� -�► 9020 WASHINGTON SQUARE RD,SUITE 350 SECOND STEP OF THE TIGARD GRANGE HALL NORTHWEST ENTRANCE. , ,I �'�.ywm as °-�`pw°�,' ' ELEVATION:269.31' vx.vZ, 11,I '� �� r sa i'oz.orw�rEo PORTLAND,OR 97223 (0 PHONE:PHONE:(503)641-8311/FAX:(503)643-7905 Q HOUSE /ONTACT: MATTHEW SPRAGUE/BRENT FITCH/ HOUSE INITY MAP ( N.T.S..r.s. JOHN WADE A I / A. CL l-CC al z D ( ��EE XISTING 10' DRIVEWAY I Z I ff ( 21' RECIPROCAL AC RECIPROCAL I I - m ACCESS EASEMENT 21' RECI ROCAL �`1 ACCESS EASEMENT ACCESS EASEMENT I Q I W U)•N89•38'13"E 542.46' _ • �0- U CL I'I--' -- -- -- - 316.22' 69.30' r 36.54 TRACT 'A' , 219.24' 8,743 SF 8 a_ 0 EXISTING 15' I WATER LINE b ' PRIVATE STREET I N �' I x I EASEMENT N�• 1 �y731311.. I I 19•(011lM IIIIMI t INIE MMERIE[4►Dni ©411.1111•••∎�' d I 4 `i• �� 70.00' �� �„ 13.5' 9.8 �h I 12,892 SF ��� t I - F / I 20 I I 5' SIDEWALK EASEMENT Q► % EXISTING HOUSE In 4b _ 1 + \-\ 21' RECIPROCAL i TO REMAIN N. I aU r 182.08' ACCESS EASEMENT % ////////////////I /// 1 n Z �- -- -- - CO ; n % 16 10,006 SF Q � f of r-: 2 I , N 15,502 SF /ii 7' ROW DEDICATION .• oo I ' co* 1 In 14,064 SF °„ -�- 124.73'__-�-- { L — �° _- 28413' _ _ -�- �� 1 - 164.74 —- - IVATE STREE ) _ _ _ - -584'40-7,- COURT (FR T m - -- -- -- 227.60 _ -- -- S.W. AMANDA _ -_ -- I 589'38'55'W 253.02' — -- — --—- — — _ 6 _- �_ I I I ' /' —r - - /�� I / 1-" I I ./ 7-\ // I I d / / SHEET INDEX : '1-'.K/ ( \ / \ \ \ 1 PRELIMINARY PLAT I @ 3 ( 3 \ 2 EXISTING CONDITIONS m . 2 \ 3 PRELIMINARY TREE PRESERVATION/ m 1 4 GRADING/EROSION CONTROL PLAN ° ` s '- At b . .GRAPHIC sc�nLa e 4 PRELIMINARY STREET/UTILITY PLAN I - 4A PRELIMINARY STREET PROFILE W In I _ 1 th `" ° r o ft 5 AERIAL PHOTO/CIRCULATION PLAN " R I E WOOD pO. - I TYPE Pl.++0 LAND USE PROPOSAL DESCRIPTION TIGARD 120 DAYS =7/24/2007 FILE NOS.: SUBDIVISION (SUB) 2006-00013 VARIANCE AR 2006-00091 VARIANCE AR 2006-00092 ADJUSTMENT AR) 2007-00008 FILE TITLE: CROSS RIDGE ESTATES SUBDIVISION APPLICANT: SFA Design Group,LLC OWNER: Ken&Jill Cross Attn: Alex Stout 14175 SW 103`d Ave. 9020 SW Washington Square Road, Suite 350 Tigard, OR 97224 Portland,OR 97223 REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single-family detached residences. The existing site is approximately 1.42 acres. Proposed lots range from 10,006 to 15,439 square feet. An existing single-family home will remain on proposed Parcel 2. Two variances have been requested to reduce the minimum front yard setback from 20 feet to 9.8 feet for the existing residence and to reduce the average minimum lot width from 65 feet to 60 feet for lots 3&4. An adjustment to the access spacing standards for a local street has been requested due to existing conditions. The reduction is from 125 feet to 75 feet. LOCATION: 14175 SW 103rd Avenue;Washington County Tax Map 2S111BB,Tax Lot 2000. ZONE: R-3.5: Low-Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes 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, 18.780, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I E TYPE II ❑ TYPE III ❑ TYPE IV COMMENTS WERE SENT: APRIL 3,2007 COMMENTS ARE DUE: APRIL 17, 2007 ❑HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM ❑CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: MAY 16, 2007 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® DRAINAGE PLAN ® IMPACT STUDY ® SITE PLAN ® STORM WA 1'ER ANALYSIS ❑ WETLANDS DELINEATION ® NARRATIVE ® TREE PLAN ® OTHER: MISCELLANEOUS STAFF CONTACT: Cheryl Gaines,Assistant Planner (503) 639-4171, Ext. 2437 LETTER OF TRANSMITTAL 5FA Design Group, tic 511139 STRUCTURAL I CIVIL I LAND USE PLANNING 9020 SW Washington Square Dr.•Suite 350•Portland,Oregon 97223 PHONE(503)641.8311 FAX(503)503-643-7905 Date: Dec. 29, 2006 Job No: 999-039 Attention: City of Tigard —Current Planning RE: Cross Ridge Estates Subdivision,Administrative Variance, and Special Adjustment To: 13125 SW Hall Blvd. Tigard, OR 97223 WE ARE SENDING YOU VIA: ❑ Messenger ❑ U.S. Mail ❑ Overnight Courier ® Hand Deliver ❑ Shop Drawings ❑ Prints ❑ Samples ❑ Specifications ® Plans ® Copy of Application ❑ Change Order ❑ Calculations COPIES DATE NO. DESCRIPTION 1 $5,944 Check made payable to City of Tigard 3 Application Packets THESE ARE TRANSMITTED as checked below: • For your use ❑ Approved as submitted ❑ Resubmit copies for approval ® For your approval ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ® For review&comment ❑ ❑ For BIDS DUE , 20 PRINTS RETURNED AFTER LOAN TO US REMARKS Please call with questions/comments. Thanks Copy To: File Signed: Paul Seilo PUBLIC FACILITY PLAN Project: . .jss Ridge Estates COMPLETENESS CHECKLIST Date: 1/17/07 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. Provide profile 300 feet beyond site ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ® Traffic Impact and/or Access Report ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? Show existing ROW dimension on Prelim Plat ® Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. Show proposed laterals ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/sizes noted? Provide public water line easement for existing 12"line at west side of property ❑ Existing/proposed fire hydrants shown? Provide letter from TVFR regarding hydrant requirements ❑ Proposed meter location and size shown? Note meter size ❑ Proposed fire protection system shown? Provide letter from TVFR if requiring fire protection system for individual homes STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? Show and label on plans ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE REVISED: 01/17/07 . By: Date: 1/17/07 REVISED: 01/17/07 '1 LAND USE APPLICA. iON o teect: s a oo4 -(Do 13 COMPLETENESS REVIEW _ COMPLETE ❑ INCOMPLETE STANDARD INFORMATION: I ,/' Deed/Title/Proof Of Ownership Ili/ Neighborhood Mtg.Affidavits, Minutes, List Of Attendees[v]` Impact Study(18.390) [i] USA Service Provider Letter NJf ❑ #Sets Of Application Materials/Plans f j ' Pre-Application Conference Notes El Envelopes With Postage(Verify Count) PROJECT STATISTICS: ❑ Building Footprint Size El %Of Landscaping On Site ❑ %Of Building Impervious Surface On Site ❑ Lot Square Footage PLANS DIMENSIONED: ❑ nt ❑ -Rarkia9-space Pa ❑ -.- ...• • - - ,, - - ••.::e ❑ Building-Haight ❑ Access Approach And Aisle ❑ Visual Clearance Triangle Shown ADDITIONAL PLANS: [✓j" Vicinity Map ❑ - itecttral-Wert [ Tree Inventory [J Existing Conditions Plan ❑ Laadseape-Ptsti- Er Site Plan /PI c,..4- El Lig.hting-Plan TREE PLAN I MITIGATION PLAN: g zdz {.4ical-i I m,-k,)a �Zrnodcl1 pi [ A'1)-leC-(-uavi ADDITIONAL REPORTS: (list any special reports) [7 1a4 l esz ;Jct-iis t Fe,' El a AT190,is4 Repvr4-- ❑ El ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional use) ❑ 18.620(Tigard Triangle Design Standards) 27 18.765(Off-Street Parking/Loading Requrements) ❑ 18.340(Directors Interpretation) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.350(Planned Development) [vy 18.705(Access/Egress/Circulation) ❑ 18.780(signs) ❑ 18.360(Site Development Review) El 18.710(Accessory Residential units) ❑ 18.785(Temporary use Permits) 2 18.370(VanancesiAdjustments) p) [ 18.715(Density Computations) [E 1 18.790(Tree Removal) ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.720(Design Compatibility Standards) a" 18.795(Visual Clearance Areas) ❑ 18.385(Miscellaneous Permits) __. [r 18.725(Environmental Performance Standards) El 18.797(Water Resources(WR)Overlay District) a 18.390(Decision Making Procedu mpad Stud ) ❑ 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) a 18.430(Subdivisions) []1 18.745(Landscaping&Screening Standards) ❑ 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) El 18.755(voted Surd Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: 52.e, -iii:-Ie e, rr1 CA/1 ec.kl i,t- I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-o1 City of Tigard, Oregon 13125 SW Hall Blvd. • Tigai. , JR 97223 r • TIGARD January 26,2007 Paul Seilo SFA Design Group,LLC 9020 Washington Square Dr.,Suite 350 Tigard, OR 97223 Dear Mr. Seilo: RE: Notice of Incomplete Application Submittal— SUB2006-00013 The City has not received the information necessary to begin the review of your Subdivision application. The development site is located at 2S102DC, tax lot 01601. 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: ♦ Lots 3 and 4 do not meet the minimum average lot width for the R-3.5 zone, which is 65 feet. The applicant must either revise the plan to meet this standard or request a Variance (Tigard Development Code 18.370.010). • 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. • This item does not require a response,but should be taken into consideration. The proposed private street is within the tree protection zone of tree #5322. Please discuss protection measures and long term survivability with the Project Arborist, Walt Knapp. If the decision is to remove the tree, then please revise the application materials accordingly. Should you have any questions with regard to these items,please contact me at 503-718-2437. Sincerely, Cheryl Gaines Assistant Planner c: SDR2006-00013 Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 • sfa sF q Design Group, &LC February STRUCTURAL gill �9, 200 CIVIL Cur Gaines AND DSE PLANNIN G rent 3t f Tigard Division 25 Tigard, SW Ha 2 Blvd. 23 RE. S( ,i g 20 Q S.0O p 13 ' Cross Ridge Estates states !neon) t e te Res onc e Attachments: 1 'Letter from TR addressing Hydrant& Fire Protectio n System Ms Gaines: This letter addresses the incompleteness items we received in of the proposed Rldge Estates subdivision. The into he�te item s from both planning and d ng inee1n9 are li sted be/ow 1n//a/cs followe d by t cant,5 rwe regard 9 each.The responses ekp/ai n how items are addressed either t his /eer revised narrative,revised Plan (revised the material contained eton e application the pp/applicant requests that with this additional matera/ you deem thcompe e respectfully n th e review process. P7ty CEl ENFS3 fTEllS_____ Lots and¢dO not/heel th e 8 average tot�/ for the R re which is 65 the applicant either � Nan m set this st/id d or request V arian ce(Tigard Devet pm ent Code / .3 �0 yD).RESP� s The revise dnaative (see N a Narrative s ecti on within thi s application packet)h"de ae w request for e varente e 65 foot um average width zone. revised narrative describes this re quest and rov des es °rases to the applicable crit ats from chapter 1 8370 of the Development Code. he applicant that the v ianceba reviewed co with the sub tsbr The applicant includes $301 check with h is resubmittefor th e additional variance request. 9020 SW Washington Square Drive,Suite 350•Port/and Oregon 97223•503-647-8311 •Fax 503-543-7905• '"ww sfadesign9roup.corn Engineering: Street Issues Street profiles shown. Provide profile 300 feet beyond site. RESPONSE: The revised Plan Set contained within this application packet shows the profile of SW 103rd Ave. extended 300 feet in each direction. Street/ROW widths dimensioned and appropriate? Show existing ROW dimensions on Preliminary Plat. RESPONSE: The revised Preliminary Plat contained within this application packet shows existing ROW dimensions. Sanitary Sewer Issues Existing/proposed lines shown. Show proposed laterals. RESPONSE: The revised Plan Set contained within this application packet shows the proposed laterals. Water Issues Existing/proposed lines w/sizes noted? Provide public water line easement for existing 12"line at west side of property. RESPONSE: The revised Preliminary Plat and Street and Utility Plan contained within this application packet show the required utility easement along the west property line. Existing/proposed fire hydrants shown? Provide letter from TVFR regarding hydrant requirements. RESPONSE: A letter from TVFR addressing fire hydrants is included as Attachment 1 to this narrative response. The TVFR letter states that existing hydrants are sufficient to service the proposed subdivision. Proposed meter location and size shown? Note meter size. RESPONSE: The Street and Utility Plan (Sheet 4) in the revised Plan Set shows the proposed water meter location and notes the meter size. Cross Ridge Estates—Incomplete Response Page 2 February 2007 B:\Land Projects 2004\999-039\word\l ncompletenessResponse_1-31-07.doc Proposed fire protection system h O w n? Provide roviae letter from r VF R if requiring fire r Ai e Ar°tecti°n system for i n d i v i d I �e s Attachment S p p l S E_ er from �P ad qre$Sh f i r e prof . syst minc/ud ed a s/ o this narrafive response. l e t a r h a t n i v fire systems are nae eq irea f the houses l he p ro pose d private street meets alre ede specifications. T h e states th the t Urns ound leg at the d of the private equal 70 f e e t le 9 °r consistency w i t h the f i r e Thus, he applicant lengthened approximately five feet to comply (see Revised Plan Se t)Therefre, the proposed access meets the fire codeequlr ements and sprinklers not required. 3t orn7 Drainage and Water Quality issues wat er qua b t Y/yetenti°n facility shown o n plans? Show h on RESPONSE: The ev Sad Plan Set contained within this application packet labels the wae gUalityidetenti facility proposed within 1d3rtl Ave. Please contact me with any additional comments/questions.Sincerely SPA Design Group 11 C Land�Sll° qi CP Use planner ros Ridge states-Incomplete mplete Response B'`and Projects 20041998.039 Ix"ordl/ncornPletenessResponse 1 Page , -3 j-07 doc ATTACHMENT 1 — Letter from Tualatin Valley Fire & Rescue TUALATIN VALLEY FIRE & RESCUE - SOUTH DIVISION Tualatin Valley COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION Fire & Rescue February 16, 2007 Kim McMillan Development Review Engineer City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Re: Cross Ridge Estates -4 Lot Subdivision Dear Ms. McMillan; The applicant for this project, Paul Seilo, SFA Design Group, has requested a fire plan review for the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.2.5) Increase the length of the turnaround leg to 70 feet. Please refer to the Fire District's Fire Code Applications Guide for specifications: http://www.tvfr.com/Dept/fm/const/doc files/fire code applications quide.pdf 2) APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (IFC 503.1.1) 3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (IFC 503.2.1) Provide "NO PARKING"signs for both sides of your private street and in the turnaround. 4) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (IFC 0103.6) 5) 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) Provide 20 feet of paved surface capable of supporting 75,000 pounds for the fire access roadway. 7401 SW Washo Court •Tualatin, Oregon 97062• Phone: 503-612-7000 • Fax:503-612-7003 •www.tvfr.com 6) BRIDGES: Where a bridge n elevated surface is part of a fire apparatus, .ss road, the bridge shall be constructed and maintained in accordance with AASHTO Standard Specification for Highway Bridges. Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus.Vehicle load limits shall be posted at both entrances to bridges when required by the fire code official. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and maintained when required by the fire code official. (IFC 503.2.6) 7) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. (IFC 503.2.4 & D103.3) Provide the required 28 foot turning radiuses for entry into your private street off of SW 103rd. 8) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (IFC 503.2.7 & D103.2) 9) GATES: Gates securing fire apparatus roads shall comply with all of the following: (IFC D103.5) Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. Gates serving one- or two-family dwellings shall be a minimum of 12 feet in width. Gates shall be set back at minimum of 30 feet from the intersecting roadway. Gates shall be of the swinging or sliding type Manual operation shall be capable by one person Electric gates shall be equipped with a means for operation by fire department personnel Locking devices shall be approved. 10) 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) 11) FIRE HYDRANTS —ONE-AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (IFC 508.5.1) The one hydrant shown at the corner of SW Amanda Ct. and SW 103 meets the 600 foot distance requirement. 12) 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) Please contact me at (503) 612-7012 with any questions. Sincerely, Ji 1I Karen Mohling Deputy Fire Marshal 2 7401 SW Washo Court •Tualatin, Oregon 97062• Phone: 503-612-7000 • Fax: 503-612-7003•www.tvfr.com LETTER OF TRANSMITTAL 5FA Design Group, LLC sfa STRUCTURAL I CIVIL I LAND USE PLANNING 9020 SW Washington Square Dr•Suite 350•Portland,Oregon 97223 PHONE(503)641.8311 FAX(503)503.643.7905 Date: Feb. 20, 2007 Job No: 999-039 Attention: Cheryl Caines RE: Cross Ridge Estates Subdivision, Administrative Variances, and Special Adjustment To: 13125 SW Hall Blvd. Tigard, OR 97223 WE ARE SENDING YOU VIA: ❑ Messenger ❑ U.S. Mail ❑ Overnight Courier ® Hand Deliver ❑ Shop Drawings ❑ Prints ❑ Samples ❑ Specifications ® Plans ® Copy of Application ❑ Change Order ❑ Calculations �/ COPIES DATE NO. DESCRIPTION ;J4 P-rXiV 2-DOUO JI 1 $301 Check made payable to City of Tigard (for 2nd variance request) 3 Incomplete Response Letter 3 Revised Narrative 3 Revised Plan Set THESE ARE TRANSMITTED as checked below: ® For your use ❑ Approved as submitted ❑ Resubmit copies for approval ® For your approval ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ® For review&comment ❑ ❑ For BIDS DUE , 20_ PRINTS RETURNED AFTER LOAN TO US REMARKS Please call with questions/comments. Thanks Copy To: File Signed: Paul Seilo City of Tigard, Oregon - 13125 SW Hall Blvd. • Tigard, OR 97223 TIGARD February 23,2007 Paul Seilo SFA Design Group,LLC 9020 Washington Square Dr.,Suite 350 Tigard, OR 97223 Dear Mr. Seilo: RE: Notice of Incomplete Application Submittal— SUB2006-00013 The City has not received the information necessary to begin the review of your Subdivision application. The development site is located at 2S102DC, tax lot 01601. 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: • 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. Should you have any questions with regard to these items,please contact Kim at 503-718-2642. Sincerely, Cheryl Gaines Assistant Planner c: SUB2006-00013 Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 .. ? s1I1F3P� 2©oO PUBLIC FACILITY PLAN Project: .ross Ridge Estates COMPLETENESS CHECKLIST Date: 1/17/07 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. _Provide profile 300 feet beyond site 111 Future Street Plan: Must show street profiles, topo (p W4M-r is ri-fi5 ? . ,Ep ? W HERE on adjacent parcel(s), etc. 1s PROposeb ? y sPie,E Is ® Traffic Impact and/or Access Report 10 RatEc r LCLA-11-E3n At-oul PRbFI LE 7 ❑ Street grades compliant? . 'lif Street/ROW widths dimensioned and appropriate? Show existing ROW dimension on Prelim Plat ® Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES Existing/proposed lines shown. Show proposed laterals Stubs to adjacent parcels required/shown? WATER ISSUES K Existing/proposed lines w/ sizes noted? Provide public water line easement for existing 12"line at west side of property ❑ Existing/proposed fire hydrants shown? Provide letter from TVFR regarding hydrant requirements N Proposed meter location and size shown? Note meter size Proposed fire protection system shown? Provide letter from TVFR if requiring fire protection system for individual homes STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention provided? J Water quality/detention facility shown on plans? Show and label on plans ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE REVISED: 01/17/07 2' 2.7._ - 07 119 5FA Design Group, LLC STRUCTURAL I CIVIL I LAND USE PLANNING March 8, 2007 Cheryl Gaines Current Planning Division City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: SUB2006-00013, Cross Ridge Estates — 2nd Incompleteness Response Attachments: 1 — Letter from TVFR addressing Hydrant & Fire Protection System Ms. Caines: I am writing this letter in response to your incompleteness letter addressed to Paul Seilo of SFA Design Group, dated Feb. 23rd. I will be the new contact person for the Cross Ridge Estates Subdivision (SUB2006-00013). This letter addresses the incompleteness items we received in review of the proposed Cross Ridge Estates subdivision. The incomplete items from engineering are listed below in italics followed by the applicant's response regarding each. The responses explain how the items are addressed either in this letter or the revised Plan Set (revised material contained in this application packet). The applicant respectfully requests that with this additional material, you deem the application complete and begin the review process. INCOMPLETENESS ITEMS Engineering: Street Issues • Street profiles shown. Provide profile 300 feet beyond site. RESPONSE: The revised Plan Set contains the potential future profile of SW 103rd Ave. extended 300 feet in each direction as well as the half-street improvements the applicant is proposing for the site frontage. • Street/ROW widths dimensioned and appropriate? Show existing ROW dimensions on Preliminary Plat. RESPONSE: The revised Preliminary Plat contained within this application packet shows existing ROW dimensions for SW 103rd Ave. 9020 SW Washington Square Drive,Suite 350•Portland,Oregon 97223•503-641-8311 •Fax 503-643-7905•www.sfadesigngroup.com Sanitary Sewer Issues • Existing/proposed lines shown. Show proposed laterals. RESPONSE: The Streets and Utilities Plan (Sheet 3) and the Grading/Erosion Control Plan (Sheet 4) of the revised Plan Set show the proposed laterals to each proposed lot as well as the existing sanitary sewer line within SW 103rd Ave. Water Issues • Existing/proposed lines w/sizes noted? Provide public water line easement for existing 12"line at west side of property. RESPONSE: All of the revised plans contained within this application packet show the existing 15-foot utility easement along the west property line. • Existing/proposed fire hydrants shown? Provide letter from TVFR regarding hydrant requirements. RESPONSE: A letter from TVFR addressing fire hydrants is included as Attachment 1 to this narrative response. The TVFR letter states that existing hydrants are sufficient to service the proposed subdivision. The existing fire hydrants located to the south and to the north of the site along SW 103rd Ave are shown on Sheet 2 (Existing Conditions Plan), Sheet 3 (Grading/Erosion Control Plan), and Sheet 4 (Streets and Utilities Plan) of the revised plan set. • Proposed meter location and size shown? Note meter size. RESPONSE: The Street and Utility Plan (Sheet 4) in the revised Plan Set shows the proposed meter size at the location of the proposed meters, the size is also noted within the legend. • Proposed fire protection system shown? Provide letter from TVFR if requiring fire protection system for individual homes. RESPONSE: A letter from TVFR addressing fire protection systems is included as Attachment 1 to this narrative response. The TVFR letter states that individual fire sprinkler systems are not required for the houses if the proposed private street meets fire code specifications. The letter also states that the turnaround leg at the end of the private street must equal 70 feet in length for consistency with the fire code. Thus, the applicant lengthened the turnaround leg by approximately five (5) feet to comply (see Revised Plan Set). Therefore, the proposed access meets the fire code requirements and sprinklers are not required. Cross Ridge Estates—Incomplete Response Page 2 March 2007 B:\Land Projects 2004\999-039\word\2nd Incompleteness Response.doc Storm Drainage and Water Quality Issues • Water quality/detention facility shown on plans? Show and label on plans. RESPONSE: The water quality treatment facility is an underground pipe system with a manhole at the east end of the facility, within Tract `A'. The revised plan set shows the proposed facility and manhole on the Street and Utility Plan (Sheet 4) as well as the Grading and Erosion Control Plan (Sheet 3). Please contact me with any additional comments/questions. Sincerely, I/ -J Alex Stout Land Use Planner SFA Design Group, LLC Cross Ridge Estates—Incomplete Response Page 3 March 2007 B:\Land Projects 2004\999-039\word\2nd Incompleteness Response.doc ATTACHMENT 1 — Letter from Tualatin Valley Fire & Rescue ® TUALATIN VALLEY FIRE & RESCUE - SOUTH DIVISION Tualatin Valley COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION Fire & Rescue February 16, 2007 Kim McMillan Development Review Engineer City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Re: Cross Ridge Estates -4 Lot Subdivision Dear Ms. McMillan; The applicant for this project, Paul Seilo, SFA Design Group, has requested a fire plan review for the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.2.5) Increase the length of the turnaround leg to 70 feet. Please refer to the Fire District's Fire Code Applications Guide for specifications: http://www.tvfr.com/Dept/fm/const/doc files/fire code applications quide.pdf 2) APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (IFC 503.1.1) 3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (IFC 503.2.1) Provide "NO PARKING"signs for both sides of your private street and in the turnaround. 4) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (IFC D103.6) 5) 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) Provide 20 feet of paved surface capable of supporting 75,000 pounds for the fire access roadway. 7401 SW Washo Court •Tualatin,Oregon 97062• Phone: 503-612-7000 • Fax: 503-612-7003•www.tvfr.com 6) BRIDGES: Where a bridge ,1 elevated surface is part of a fire apparatus ass road,the bridge shall be constructed and maintained in accordance with AASHTO Standard Specification for Highway Bridges. Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus.Vehicle load limits shall be posted at both entrances to bridges when required by the fire code official. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and maintained when required by the fire code official. (IFC 503.2.6) 7) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. (IFC 503.2.4 & D103.3) Provide the required 28 foot turning radiuses for entry into your private street off of SW 103rd. 8) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%)with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (IFC 503.2.7 & D103.2) 9) GATES: Gates securing fire apparatus roads shall comply with all of the following: (IFC D103.5) Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. Gates serving one-or two-family dwellings shall be a minimum of 12 feet in width. Gates shall be set back at minimum of 30 feet from the intersecting roadway. Gates shall be of the swinging or sliding type Manual operation shall be capable by one person Electric gates shall be equipped with a means for operation by fire department personnel Locking devices shall be approved. 10) 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) 11) FIRE HYDRANTS— ONE-AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (IFC 508.5.1) The one hydrant shown at the corner of SW Amanda Ct. and SW 103 meets the 600 foot distance requirement. 12) 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) Please contact me at(503)612-7012 with any questions. Sincerely, jiaze.rue/Holdi Karen Mohling Deputy Fire Marshal 2 7401 SW Washo Court •Tualatin, Oregon 97062• Phone: 503-612-7000 • Fax:503-612-7003•www.tvfr.com LETTER OF TRCEIVED 5FA Design Group, ILL k s-411 STRUCTURAL I CIVIL I LAND USE PLANNING 9020 SW Washington Square Dr.•Suite 350•Portland,Oregon 97223 MAR J 1 2 2007 PHONE(503)641-8311 FAX(503)503-643-7905 IY'H!� CITY OF TIGARO Date: March 12, 2007 Job No: 999-039 PLANNING/ENGINES NG Attention: Cheryl Caines RE: Cross Ridge Estates Subdivision, Administrative Variances, and Special Adjustment To: City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 WE ARE SENDING YOU VIA: ❑ Messenger ❑ U.S. Mail ❑ Overnight Courier ® Hand Deliver ❑ Shop Drawings ❑ Prints ❑ Samples ❑ Specifications ® Plans ❑ Copy of Application ❑ Change Order ❑ Calculations ® Response Letter COPIES DATE NO. DESCRIPTION 3 3/12/07 Incomplete Response Letter 3 3/12/07 Revised Plan Set THESE ARE TRANSMITTED as checked below: ® For your use ❑ Approved as submitted ❑ Resubmit copies for approval ® For your approval ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ® For review&comment ❑ ❑ For BIDS DUE , 20 PRINTS RETURNED AFTER LOAN TO US REMARKS Please call with questions/comments. Thanks Copy To: File Signed: Alex Stout Orik City of Tigard, Oregon 13125 SW Hall Blvd. • Tigara, OR 97223 IIII1 2 TIGARD March 21,2007 Alex Stout SFA Design Group,LLC 9020 Washington Square Dr., Suite 350 Tigard, OR 97223 Dear Mr. Stout: RE: Notice of Incomplete Application Submittal—SUB2006-00013 The City- has not received the information necessary to begin the review of your Subdivision application. The development site is located at 2S102DC, tax lot 01601. 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 7 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 8 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. Should you have any questions with regard to these items,please contact me at 503-718-2437. Sincerely, OtiAlL C'cwh.. Cheryl Gaines Assistant Planner c: SL1B2006-00013 Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 ? s l l l 1h 2-0o0 PUBLIC FACILITY PLAN Project: ■ oss Ridge Estates COMPLETENESS CHECKLIST Date: 1/17/07 GRADING ® _ Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ , Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. _ ® Street name(s) shown. _ ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. / profile 300 feet beyond site 111 Future Street Plan: Must show street profiles, topo W4+AT is rills ? . , EP ? WHERE on adjacent parcel(s), etc. s PROPOSEt 2 wi4FE. is ® Traffic Impact and/or Access Report fRa1EcT L-Lr_A-'z-r=D ,tL,Dkn PReFILE 7 ❑ Street grades compliant? _ ' "Ig# Street/ROW widths dimensioned and appropriate? Show existing ROW dimension on Prelim Plat _ Z Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES Existing/proposed lines shown. Show proposed laterals Stubs to adjacent parcels required/shown? W TER ISSUES Existing/proposed lines w/ sizes noted? Provide public water line easement for existing 12"line at west side of property k , Existing/proposed fire hydrants shown? Provide letter from TVFR regarding hydrant requirements Proposed meter location and size shown? Note meter size Proposed fire protection system shown? Provide letter from TVFR if requiring fire protection system for individual homes STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention provided? K Water quality/detention facility shown on plans? Show and label on plans ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed COMPLETE ® INCOMPLETE REVISED: 01/17/07 K-5 M 3 fttfO 1 2.' 2,2_ - 07 5 LETTER OF TRANSMITTAL FA Design Group, LLC 411.111all STRUCTURAL I CIVIL I LAND USE PLANNING 9020 PHONE E Washington 03)6 1.8 Square Dr.•Suite-64•Portland,Oregon 97223 E E I VE D PHONE(503)641.8311 FAX(503)503-643-7905 MAR 2 6 2007 Date: March 26, 2007 Job No: 999-039 Attention: Cheryl Caines CITY OF TIGARD RE: Cross Ridge Estates completeness PLANNiNQIFNGtNEERtNG To: City of Tigard 13125 SW Hall Blvd. Tigard, OR WE ARE SENDING YOU VIA: ❑ Messenger ❑ U.S. Mail El Overnight Courier ® Hand Deliver El Drawings El Prints El Samples ❑ Specifications ❑ Plans ® Copy of Application ❑ Change Order ❑ Calculations COPIES DATE NO. DESCRIPTION 7 3/26/07 Complete application packet 8 3/26/07 Complete plan set(11x17 reduced) 2 3/26/07 Set of addressed/stamped envelopes THESE ARE TRANSMITTED as checked below: ® For your use ❑ Approved as submitted ❑ Resubmit copies for approval ❑ For your approval ❑ Approved as noted ❑ Submit copies for distribution ® As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review&comment ❑ ❑ For BIDS DUE , 20_ PRINTS RETURNED AFTER LOAN TO US REMARKS Cheryl — Attached are the remainder of the completeness items. Please contact me if you need anything else. Thanks, Alex Copy To: Signed: File • AD Alex Stout 511 5FA Design Group, LLC RECEIVED D UANNG MAR 2 6 2007 March 23, 2007 CITY PLANNING Tin Cheryl Caines NG/NEERING Current Planning Division City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: SUB2006-00013, Cross Ridge Estates — Incompleteness Response Attachments: 7 copies of complete application packets 8 copies of complete plan set (11x17 reduced size) 2 sets of pre-stamped, pre-addressed envelopes Ms. Caines: I am writing this letter in response to your incompleteness letter dated March 21st. This letter addresses the incompleteness items we received in review of the proposed Cross Ridge Estates subdivision. The requested 7 copies of the complete application packet, 8 copies of the complete plan set, and 2 sets of pre-stamped, pre-addressed envelopes are included with this letter. The applicant respectfully requests that with this additional material, you deem the application complete and begin the review process. Please contact me with any additional comments/questions. Sincerely, • VP Alex Stout Land Use Planner SFA Design Group, LLC 9020 SW Washington Square Drive,Suite 350• Portland,Oregon 97223•503-641-8311 •Fax 503-643-7905•www.sfadesigngroup.com City of f Tigard, Oregon - 13125 SW Hall Blvd. • Tigara, OR 97223 • y TIGARD March 26,2006 Alex Stout SFA Design Group,LLC 9020 SW Washington Sq. Rd.,Suite 350 Tigard, OR 97224 RE: Completeness Review—Cross Ridge Estates Subdivision Case File Nos. SUB2006-00013,VAR2006-00091,VAR 2006-00092& VAR2007-00008 Dear Mr. Stout: The City of Tigard received your original application submittal for a Subdivision on December 29, 2006. The development site is located at 2S111BB, Tax Lot 2000. Staff has completed a preliminary review of the submittal materials and has determined that your application is now complete for the purpose of beginning the 120-day review period for a final decision. The formal comment and review process typically takes 4 to 6 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria,and that additional items may arise during the application review which may require further clarification. If you have any questions regarding this letter or your application,please don't hesitate to contact me at 718-2437. Sincerely, ejt4 Cheryl Caines Assistant Planner cc: SUB2006-00013 Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING LAND USE APPLICATION SUBDIVISION TIGARI DATE OF NOTICE: April 3,2007 FILE NUMBERS: SUBDIVISION (SUB) 2006-00013 VARIANCE (VA( VARIANCE (VAR 2006-00092 ADJUSTMENT AR) 2007-00008 FILE TITLE: CROSS RIDGE ESTATES SUBDIVISION REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single-family detached residences. The existing site is approximately 1.42 acres. Proposed lots range from 10,006 to 15,439 square feet. An existing single-family home will remain on proposed Parcel 2. Two variances have been requested to reduce the minimum front yard setback from 20 feet to 9.8 feet for the existing residence and to reduce the average minimum lot width from 65 feet to 60 feet for lots 3 &4. An adjustment to the access spacing standards for a local street has been requested due to existing conditions. The reduction is from 125 feet to 75 feet. LOCATION: 14175 SW 103rd Avenue;Washington County Tax Map 2S111BB,Tax Lot 2000. ZONE: R-3.5: Low Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes 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, 18.780, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON APRIL 17, 2007. 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 by e-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-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 MAY 16, 2007. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRIFIEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14-DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMI'1'IED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACth 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." . P su 3 1, VAR 2006-00092 7 _ VAR200--m00s 11■■1■1/1 _ ,�,tr�'��� �1�1��, 7_ � � � CROSS RIDGE FJ '117.,I'„` E t . EST?TES S1 BDIV'ISIN I AJIIEI"I*! LEGEND: SUBJECT •� fk111111 1111 �; . -til Ag a : a III= IN" ,---,:4-.., , 1 a Lam' IIIIIII 111111111.111 J .■.IL?irniiJE .'.....r N miumi Ir ak,__,, • . -.—,W -11111 a+ I 11111111 NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2006-00013 CROSS RIDGE ESTATES SUBDIVISION TIGARD DAYS = 7/24/2007 SECTION I. APPLICATION SUMMARY FILE NAME: CROSS RIDGE ESTATES SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2006-00013 Variance AR VAR2006-00091 Variance (VVAR) VAR2006-00092 Adjustment (VAR) VAR2007-00008 REQUEST: The applicant is requesting approval of a four (4) lot subdivision for single-family detached residences. The existing site is approximately 1.42 acres. Proposed lots range from 10,006 to 15,439 square feet. An existing single-family home will remain on proposed Parcel 2. Two variances have been requested to reduce the minimum front.yard setback from 20 feet to 9.8 feet for the existing residence and to reduce the average minimum lot width from 65 feet to 60 feet for lots 3 & 4. An adjustment to the access spacing standards for a local street has been requested due to existing conditions. The reduction is from 125 feet to 75 feet. APPLICANT: SFA Design Group,LLC OWNER: Ken&jill Cross Attn: Alex Stout 14175 SW 103'd Ave. 9020 SW Washington Sq.Rd.,Suite 350 Tigard, OR 97224 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-3.5;Low DensityResidential. ZONE: R-3.5: Low Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 14175 SW 103`d Avenue;WCIIVI 2S111BB,Tax Lot 2000. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.725 (Environmental Performance Standards); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Igmprovement 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 )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 MAY 17, 2007 AND EFFECTIVE ON JUNE 2, 2007 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 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. L__ THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 1, 2007. Qi dstions: f further r information please contact the City of Tigard Planning Division at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. �■._♦.'P 'et t∎loll VICINITY MAP 111111111111IMF •� Als :♦llhII / ,`�, SUB2006-00013 .umM U11111.,ta /IPA* V 006-00091 ,,,,,. - HILL VEW b - . 2006-00093 7 = 4 V AR200;-00008 IIINIMILIII 44 9 r� . CROSS RIDGE illolIny ., 1312111161 MI lit,t,• mI ION • I/.^= �: ,' ,,,il . LEGEND: MN ��' '`F._4 �= SUBJECT IN f � ■ 111111 av liml 1® gi ___ I w'.-7.7 -.71 .L 7Arm iris. ..�'� Immo NNN.r.r I� �' � 111611112 1111111 1nu nu, 'Ii :,...A.M, CROSS RIDGE ESTATES r �, A 4-LOT SUBDIVISION OF TAX MAP 2S1 118$,TAX LOT 2000 �' �; 41 fI li• OWN WAR1.ICANT. SIT,MIgIMATIQN: T:4:7°' - '4r-- MN IALCAOY AlINMNCIMN: CT bTWA, ?WM.TYU•MC IIM �Vl.�L 1` wh MINtrO MA. aW: W! SIMTI.°TAX LOT. Mw ,1ki` .�` a . TIM.0.M MO AMA: LOAM= MOMiIMI0rl01i. a-.�-' 14 MOM OMIil41CM p�.�.. fr ��'�%" NA 031011 7101NEEIIMdSUMVYRM: AI fM":N C10UMY SMKIIIAAAANa1M.AMOWOM1AM OW 'ITT .1/S MY"14ci c"V"`.1.I MLY 0:�. 1"-'11•211 ".f, NA wIaM OAa.,LLC NORIOIGITawcoa.ALn rt.LaaTm.+x.wmwrworan� :,� \..7�.1 , 1GAMIMOTW MUAM W MAR IM UwM10 TIOAIbpAIq MALL MOIITMNYTMIMI4 . '�`:�� OTUN0.M nm YdYeIfQtl.»uI L. Y'+R"•.-f��:: �-� Mall OU)NI-1311//AC IwIw.wM 7!l!J'r�J G r� tartALr.UATIMV MUMS/M.CATIRII/ %!!!d G!!!!/,. .!!!!. — r Y 10011515.5154 ■ I • r a.N._. . if I 1 I M'' T 1J"— — — - _ .. ._:_.">u.�* —_JR, _. i� �r �- 111111 '"\ I I I min • 1 i I ' � i ,//:___,\\\ SHEET INDEX I ' Y ` : =RIM 03010171131. I rnin 911 l . 1 a o ■ i I 1 141155155115/5 WI MMOtf/VMLITY NAM 1 1 I u MIWMMAAY ITIyLTMOI1Lt R-.w I I L .I •r••. 1 AIM.MIOTO/CIRCULATION MAN •aE I[ r000> I I Cheryl Gaines- Cross Ridge Estates Page 1 From: "Luke Lappin" <Ilappin @sfadg.com> To: <cherylc @tigard-or.gov> Date: 9/4/2007 3:26:13 PM Subject: Cross Ridge Estates Hi Cheryl, How've you been? Darren Myer has left our office for greener pastures so this project has been thrown in my lap to finish. I wanted to bring something to your attention before we resubmitted. Tree #5322 was originally shown to remain, but because of the sidewalk and road grading, we need to remove it. However, we allotted for this in our narrative. I've recalculated our tree removal percentages based on removing this one additional tree. I'm getting that we must mitigate for 84" at 67% because we're saving 3/7 trees. We'll have to revise our mitigation numbers, but I wanted to let you know what we were doing. If you have any questions, feel free to give me a call. Thanks. ernovai of\ 4 ee_ 453aa rnea-ts 3 of c� vi orb( TY e es curt rem,ined (38% re-S-cr,Ii�-.� Luke R. Lappin, PE 10-1-0,1 1/win e o ) �os�- rl Civil Project Manager a for of '/3 - (p$ iviOne SFA Design Group, LLC a �5/;,1Gt,,^ � , v Gas A� a su 9020 SW Washington Sq. Rd. #350 Portland, OR 97223 p (503) 641-8311 f(503) 643-7905 CITY OF TIGARD 10/31/2007 5A 13125 SW Hall Blvd. 9:46:25A M I, Tigard,OR 97223 (503)639-4171 Conditions Associated With Case#: SUB2006-00013 Project Name: CROSS RIDGE ESTATES SUBDIVISIO # DESCRIPTION ■ STATUS* I DATES BY l DATE BY 1 SITE PLAN APPROVAL BY TVFR M 10/30/2007 CAC 10/31/2007 CAC 1. Prior to site work the applicant must provide a site plan approved by Tualatin Valley Fire and Rescue that meets#1,#3 and#6 from the Fire Marshal's comment letter dated April 19,2007(also at the end of this decision under Section VIII. Agency Comments). 2 STREET TREES ON PFI PLAN N CAC 6/14/2007 MSB 2. 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 103rd Avenue and SW A Street)for review and approval by the Planning Division. Spacing of such trees shall be in accordance with Section 18.745.040.C.2.0 of the Tigard Development Code. 3 EROSION CONTROL PLAN N CAC 6/14/2007 MSB 3. 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. 4 TREE MITIGATION PLAN N CAC 6/14/2007 MSB 4. Applicant shall submit a tree mitigation plan for review and approval by the City's Planning Division. 5 INSTALL TREE PROT/INSPECTION N CAC 6/15/2007 MSB 5. Tree Protection-Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the Project Arborist and City Planner(Cheryl Caines)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. 6 SUBMIT CASH ASSURANCE N CAC 6/15/2007 MSB 6. Prior to commencing site work,the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of tree mitigation required. If additional trees are preserved through the subdivision improvements and construction of houses,and are properly protected through these stages by the same measures afforded to other protected trees on site,the amount of the approved 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 approved assurance,for two years following final plat approval. Required stret trees cannot be credited. After such time,the applicant shall pay the remaining value of the approved assurance as a fee in lieu of planting. 7 BI-WKLY ARBORIST REPORTS N CAC 6/15/2007 MSB 7. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the Planning Division's Project Coordinator 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 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 City Staff 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. 8 PFI PERMIT REQUIRED N KSM 6/15/2007 MSB 8. Prior to commencing onsite improvements,a Public Facility Improvement(PFI)permit is required for this project to cover 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). Ping-CaseConditions.rpt Page 1 of 4 beryl Caines-Cross Ridge Estates SUB 2006-00013 Page 1 From: "Dalby, John K." <John.Dalby @tvfr.com> To: "Cheryl Caines" <CHERYLC @tigard-or.gov> Date: 10/30/2007 2:49:31 PM Subject: Cross Ridge Estates SUB 2006-00013 Cheryl, I received revised plans from Luke R. Lappin, P.E. of SFA Design Group regarding this project. The issues addressed in our letter to you dated April 19, 2006 have been addressed to our satisfaction. We have no outstanding issues preventing our endorsement of the final design of the proposal. John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 503-356-4723 1/2/2008 • CITY OF TIGARD 3:01:57PM 13125 SW Hall Blvd. i I) Tigard,OR 97223 (503)639-4171 Conditions Associated With Case#: SUB2006-00013 Project Name: CROSS RIDGE ESTATES SUBDIVISIO # DESCRIPTION STATUS* STATUS DATE S* DATE BY DATE BY 1 SITE PLAN APPROVAL BY TVFR M 10/30/2007 CAC 1/2/2008 CAC 1. Prior to site work the applicant must provide a site plan approved by Tualatin Valley Fire and Rescue that meets#1,#3 and#6 from the Fire Marshal's comment letter dated April 19,2007(also at the end of this decision under Section VIII. Agency Comments). 2 STREET TREES ON PFI PLAN 5 ¶ M 1/2/2008 CAC 1/2/2008 CAC 2. 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 103rd Avenue and SW A Street)for review and approval by the Planning Division. Spacing of such trees shall be in accordance with Section 18.745.040.C.2.0 of the Tigard Development Code. 3 EROSION CONTROL PLAN S 1/2/2008 CAC 1/2/2008 CAC 3. 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. 4 TREE MITIGATION PLAN N CAC 6/14/2007 MSB 4. Applicant shall submit a tree mitigation plan for review and approval by the City's Planning Division. 5 INSTALL TREE PROT/INSPECTION N CAC 6/15/2007 MSB 5. Tree Protection-Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the Project Arborist and City Planner(Cheryl Caines)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. 6 SUBMIT CASH ASSURANCE M 11/20/2007 CAC 12/31/2007 CAC 6. Prior to commencing site work,the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of tree mitigation required. If additional trees are preserved through the subdivision improvements and construction of houses,and are properly protected through these stages by the same measures afforded to other protected trees on site,the amount of the approved 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 approved assurance,for two years following final plat approval. Required stret trees cannot be credited. After such time,the applicant shall pay the remaining value of the approved assurance as a fee in lieu of planting. 7 BI-WKLY ARBORIST REPORTS N CAC 6/15/2007 MSB 7. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the Planning Division's Project Coordinator 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 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 City Staff 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. 8 PFI PERMIT REQUIRED N KSM 6/15/2007 MSB 8. Prior to commencing onsite improvements,a Public Facility Improvement(PFI)permit is required for this project to cover 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). Ping-Casccondirions.rpt Page 1 of 4 RECE4V€ F TRANSMITTAL 5FA Design Group, ILL JAN 0 2 2008 STRUCTURAL I CIVIL l LAND USE PLANNING I SURVEYING Sfa 9020 SW Washington Square Dr.•Suite 350•Portland,Oregon 97223 CITYOF TIGARD P:503-641-8311•F:503-643-7905•www.sfadesigngroup.com PLANNIM!I M!;IMcrPINf 9 .40 Date: 1/2/08 Job No: 999-039 381 3]1118fS ddf11f�p Attention: Cheryl Caines �/ RE: Cross Ridge Estates—SUB2006-00013 4. �SD To: City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 WE ARE SENDING YOU VIA: ® Messenger ❑ U.S. Mail ❑ Overnight Courier ❑ Hand Deliver ❑ Shop Drawings ❑ Prints ❑ Samples ❑ Specifications ® Plans ❑ Copy of Application ❑ Change Order ❑ Calculations COPIES DATE NO. DESCRIPTION 1 1 Sheet 9 THESE ARE TRANSMITTED as checked below: ❑ For your use ❑ Approved as submitted ❑ Resubmit copies for approval ❑ For your approval ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review&comment ❑ ❑ For BIDS DUE ,20 PRINTS RETURNED AFTER LOAN TO US REMARKS Copy To: file Signed: Luke R. Lappin, P.E. CROSS RIDGE ESTATES . ��. ' „s�:.• S. �j = A 4-LOT SUBDIVISION OF TAX MAP 2S1 11 BB, TAX LOT 2000 °'.;,"'; SITE 1 . 1,---,.. 1 .. i SN::::OWNER/APPLICANT: SITE INFORMATION: • • r M1..•a 1..— e i KEN AND JILL CROSS JURISDICTION: CITY OF TIGARD TAX MAP: T2S RIW SEC II BB 14175 SW 103rd AVE ZONING: R-3.5 EXISTING TAX LOT: 2000 TIGARD,OR 97224 AREA: 1.42 ACRES PROPOSED#OF LOTS: 4 '°' - $ PHONE:(503)624-1659 t """'•` s t S BENCHMARK:WASHINGTON COUNTY BENCHMARK NO,489. AN OSHD BRASS DISC ., . ° -` P. a v"�y ,. ; g ,.,....., PLANNING/ENGINEERING/SURVEYING: STAMPED"R 209 1934"ABOUT I MILE SOUTHWEST OF TIGARD. 0.1 MILES + . „ '" .. .e C , SFA DESIGN GROUP,LLC NORTHEAST OF MCDONALD ST. LOCATED IN THE SOUTHWEST SIDE OF OF THE 1 '„ _ .; 9020 WASHINGTON SQUARE RD,SUITE 350 SECOND STEP OF THE TIGARD GRANGE HALL NORTHWEST ENTRANCE. r�?4 ,"" t,�l wo .� PORTLAND,OR 97223 ELEVATION:269.31' ��j%�jj�{� e°"� PHONE:(503)641-831 I/FAX:(503)643-7905 I LLLL11 VICINITY MAP ~ 07 CONTACT: MATTHEW SPRAGUE/BRENT FITCH/ I HOUSE 1 j HOUSE N.IS, Q JOHN WADE I I / A >- W a. I I I I I i = 1 z --—_-—-- 21'RECIPROCAL I 21'RECIPROCAL 21'RECIPROCAL I XISTING 10'DRIVEWAY ACCESS EASEMENT EASEMENT I I ACCESS EASEMENT I ACCESS EASEMENT I, I< W N89'38'13'E 54_2.48' I _ y0. 219.24 I U CC -316.22 -----I __ TRACT 'Ft EXISTING 15' '----_— 69.30' 36'54 6,743 SF WATER LINE$ 'RIVATE SIRE° 4 -• I EASEMENT Nl d v 7D.00• • t nfR9����'�TIi�•••••�TSdIRi•••••■M]I'3709231IRI,SZEINI�[QRI31MM■NI••••11'. o rwr� ` 9.8' • 2°'i v 12,892 SF �„''� ■ 5'SIDEWALK EASEMENT �. /4•4?.. EXISTING HOUSE i I • I L.1- 21'RECIPROCAL i TO REMAIN e„. -U ACCESS EASEMENT% 1 W H_,_—__—_- 182.08' __—__—__ - "„,,'„ //////////////////y ''4 n3 2 2 5 Im 10.006 SF • I< 15502 SF •:%/7/1 I 7' ROW DEDICATION p I 3 2 //H///� I "� I 2 o 3 I i wtu 14,064 SF oYl _- 1 7,2�. � �°�, -.--I- 284.13-- _�� to 18;__' _�.,5 —PRIVATE TREET) S 584.40 23 W 227.eo' __1__ — AMANDA CWRT ( A _.- - ------ — ------ _ --s.w. ---- S89'3ISS"W 253.02 -- --- —_----"- -- _ __ i — ' ''' i / a ,7 /' + �/ /� \�\`� 5 SHEET INDEX `I I ` 1 Y \ 1 PRELIMINARY PLAT �" " <iW I v 3 \ 2 EXISTING CONDITIONS I,'it t 2 \ 3 PRELIMINARY TREE PRESERVATION/ 1 4 I GRADING/EROSION CONTROL PLAN I s 1 GRAPHIC SCALE — J I � 1 - 4 PRELIMINARY ST TI STREET/ULITY PLAN I I I.' I 4A PRELIMINARY STREET PROFILE 'i . N L — '"'-' 5 AERIAL PHOTO/CIRCULATION PLAN I " EIRIE WOOD "I°", 003181011E MO 111.11.1 1 S. ■ I I 1. 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M r-•" 0015.313 ' w SK•PROM 1E 125177(E)-310 79 IwQ _ H�IA 111 /.f: • ]s.bµ i • 1 MA ORM � t.- •' dR1R_31,77 [ /�i+,�YE• w- 6 A,E-v:.wl ` [10(911/}130 19 �5 h ' c 01100.330 37 IA�I �� ♦ t ..... s 5: "0� s)-vx os Ir,� w'+lre �1 1 E I I ,.i TYPICAL SfiEE f SECTION T i I .',4 I mew-iiRi.aoE 47 RIGHT-OF-WAY WDTH 1 ■ I 4._i a-nolRaE-vxTO SW 103rd AVENUE I L { , _STREET SECTION A A • lRIE W0005• I '{;•r=� ( - ..n T:1T .. e,t p 1 `r,Mti I w ■1 i _ ¢ AREA 01091 wr(4Ya•ssz �.'•PJ arA a 1R- 7� 1 f I,r OF Yr-R 110111/6 60901- T ' g 3 ` , TYPICAL STREET SECTION-r a r,lr-''"' '' 4 Q y I 2T TRACT WIDTH S ; [a I I TRACT A I I I STREPT SQGTION B-B spe•sr 0.50•99 97 scoaraFems no.90 a mane..e swam.rawast: g V If 10 1 I I IRTD ammo � rq swr - TYR Mae • . I4 N N 11 N N 1 N , I 1 - I • • , , • • • I Ss ;� I g i I. 1 j W - . . _ . p 4 SHEET R9GEO eT SM DARJ19_ NO DATE REVS. Br — 4A RVEI erg[(00 AuOe«M19n Group.u eE EKD Or w e.E_w_ I PRELIMINARY STREET PROFILE I UVWhoYrybe«uwP./114 MELT REF. CROSS RIDGE ESTATES '"p m 5 .,..:".......r".%°,7,.,":,:3:6',' iw« eelelJe.4 i , City of Tigard, Oregon 13125 SW Hall Blvd. • Tigar .., JR 97223 I11 • •: '. December 9, 2008 , ...„ '}`r...=.k._ Ken and Jill Cross 14175 SW 103rd Street Tigard, OR 97224 RE: Subdivision Extension Request (SUB2006-00013) Dear Mr. and Mrs. Cross, Per your letter dated December 4, 2008,you have requested a one year extension for the approval of a subdivision (SUB2006-00013) with an effective date of June 2, 2007. The Tigard Municipal Code Section 18.430.30 includes the following criteria for extensions: (D) The Director shall, upon written request by the applicant and payment of the required fee, grant one extension of the approval period not to exceed one year provided that: SUB2006-00013 was approved on May 17, 2007 with an effective date of June 2, 2007 and is valid for an eighteen month period through December 2, 2008. The requested extension would be for one year or until December 2, 2009. The applicant submitted a written request on December 9, 2008 and paid the $264 application fee. 1. No changes are made on the original plan as approved by the Director; The applicant does not propose any changes to the approved plan. Therefore, the request is consistent with this criterion. 2. The applicant has shown written intent of submitting a final plat within the one-year extension period; The applicant states "We are working with a realty group and builders on finishing this project by summer." Therefore, the request is consistent with this criterion. Cross Ridge Estates Subdivision(SUB2006-00013)Extension Request December 9, 2008 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 3. There have been no changes to the applicable ordinance provisions on which the approval was based; and Based on review of plans and the application for extension, staff concurs with the applicant and finds that no substantive, applicable changes have occurred to the Tigard Development Code on which the approval was based. Therefore, the request is consistent with this criterion. 4. An extension of time will not preclude the development of abutting properties. Applicant states "Our extension of time will not preclude the development of abutting properties." Therefore, the request is consistent with this criterion. Conclusion: The applicant has submitted a written request and paid the application fee. The criteria for extensions have been met as indicated in the findings above.Therefore, the Applicant is granted an extension for SUB2006-00013 not to exceed one year or until December 2, 2009. I 40 Darrel"Hap" atkins Date Assistant Planner Cross Ridge Estates Subdivision(SUB2006-00013)Extension Request December 9, 2008 - ke" ") cI C°occ ?— r—org Cross ,g2y q. /02 Ini4-1 l4 e, ?-4. ,-?-ti-;,1 D at) D p0i k G LA_ V1 C) Q V14-'''.{e,S v)—bas.a r -tivd e.,C en. 01 rot y p covou-e-k Yt.c,iltY' G nue ancX bc;t iclus - rk∎c f s m e“33e.c b u ►�-i uk_)- o-yit bQ,1 e -tku‘e 6-e-eitt 4Lre.s- � Y t `pe I ret v11 elTr"qs cki-e. tee_ bc.54 g ,o, w, nel- Ike6.-1(de 71-kt de,-u-ttuf e-c) e,t1L/0 cub : 066 _ 000 /3 RECEIVED S DEC 0 9 2008 CITY OF TIGARD PLANNIi` 0/ENGINEERING CITY OF TIGARD 12/9/2008 . " 13125 SW Hall Blvd. 10:31:19AM Tigard,OR 97223 503.639.4171 TIGARD . Receipt #: 27200800000000004053 Date: 12/09/2008 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2006-00013 [LANDUS]Approval Extension 100-0000-438000 230.00 SUB2006-00013 [LRPF] LR Planning Surcharge 100-0000-438050 34.00 Line Item Total: $264.00 Payments: Method Paper l .er II) Acct./Check No. :Approval No. How Received Amount Paid Check KEN CROSS ST 1 166 In Person 264.00 Payment Total: $264.00 cReceipt.rpt Page 1 of 1 Cirri/op A " a'Tt 1312S s►ti' rjG CARD Tigard 0 Halt givd A,:p y�123 So3.63yQr�t Line[terns. 5 Case No s r ,v.'_,,ro, sU62046'00013 Tran Code Receipt#: 2�2 pp7 l 1/24/2007 payments: Description Date: ///20/200 pppppppp0$j Il l pt/op l5, (FREE � 3p 35AI� • Method Cq]TreQRulcCashgs Cheek Parer Sur Revenue enue Ac KEN CROSS User[D 225_0400 229011 No Kip Acct./Check No Line[t Amount Paid I I05 Approval No e�Total: 8,500.00 S8,500.00 HoK Received In Person paV�ent T 44/0unt Paid - otaI 8,500.00 00 S TytilrIL $81500.00 lil ark --1 \--1 . 1 4. .. .... t / q (, ? .3- ...---- (...1 ,...._ .... 3 y 'L. r ---). . Oa ,i z,el .......... ,... A_ ,„, eftecelpopt s'F. t---.. 1--i. ....f.--t, 4 Jpa8c l of/ KEN & JILL CROSS RECEIVED TIGARD,OR 97224 Phone(503)624-1659 FEB 1 7 2009 kenaoss@comcast.net CITY OF TIGARD PLANNING/ENGINEERING February 12,2009 City of Tigard Planning Department Planning Department, We wish to withdraw our application for the Cross Ridge Estates subdivision at the above address. Due to the down turn in the economy and housing market this project is no longer viable. The Planning Department did a great job,and provided wonderful customer service. Thanks to all of you for your help and time. Please process a return of the tree mitigation funds and any and all other applicable moneys as soon as possible. Respectfully, Ken Cross City of Tigard, Oregon 13125 SW Hall Blvd. • Tigu.a, OR 97223 v T I GARD April 17, 2009 Ken Cross 14175 SW 103`d Ave. Tigard, OR 97224 Re: Permit No. SUB2006-00013 Dear Mr. Cross: The City of Tigard has processed a refund for the deposit of fees on the above referenced permit for the following: Site Address: 14175 SW 103`d Ave. Project Name: Cross Ridge Estates Subdivision Job No.: N/A Refund: ® Check#62820 in the amount of$8,500.00. ❑ Credit card "return" receipt in the amount of$ ❑ Trust account "deposit"receipt in the amount of$ Notes: Application withdrawn;refund 100% of tree mitigation fee. If you have any questions please contact me at 503.718.2430. Sincerely, /e42147r4--' Dianna Howse Building Division Services Supervisor Enc. I:\Building\Refunds\Administra tion\LtrRefund-Deposit.doc 01/16/07 Phone: 503.639.4171 • Fax: 503.684.7297 , • www.tigard-or.gov • TTY Relay: 503.684.2772 " Community Development �:, WILL CALL/PICKUP Fill out this form completely and attach it securely to the document(s). Bring it to the WILL CALL/PICK UP area at the Permit Center Counter and file alphabetically by last name of individual or company name. TO: /-5/CAI (!' SS COMPANY NAME: DOCUMENT NAME: 'ft EE,& FROM: /, ,AJA/3 / 17il.c6-- DEPARTMENT: e b DATE TO WILL CALL: V/7// ,' FEES DUE: ATTACH FEE INFORMATION(ACCOUNTS,PERMITS,COPIES,ETC.) Document will be returned to the originator if not picked up within 5 business days of the"DATE TO WILL CALL". RECEIVED CCEIVED BY: 7 G; V MUST BE SIGNED BY THE P O LISTED ABOVE RECEIVED DATE: `' ��I DATE RETURNED TO ORIGINATOR: I:\Bolding\Fomu�RtrSlip willcaiI.d« I. ■ City of Tigard T GA n���� Accela Refund Request This form is used for refund requests of land use, engineering and building application fees. Receipts,documentation and the Request for Permit Action or Refund form (if applicable) must be attached to this form. Refund requests are due to Accela System Administrator by Friday at 5:00 PM for processing each Monday. Accounts Payable will route refund checks to Accela System Administrator for distribution. Please allow 1-2 weeks for processing. PAYABLE TO: Ken Cross DATE: April 13, 2009 14175 SW 103rd Ave. Tigard, OR 97224 REQUESTED BY: Dianna Howse KJP TRANSACTION INFORMATION: Receipt#: 2007-5130 Case #: SUB2006-00013 Date: 11/20/07 Address/Parcel: 14175 SW 103rd Ave. Pay Method: Check Project Name: Cross Ridge Estates Subdivision EXPLANATION: Application withdrawn. Refund 100% of tree mitigation fee per Cheryl Caines and Todd Prager. • ECA Tree R.Ic Cash Assur 225-0000-229011 $8,500.00 TOTAL REFUND: $8,500.00 APPROVALS: If under$500 Professional Staff If under$7,500 Division Manager If under$22,500 Department Manager 2\)_3 If under$50,000 City Manager If over$50,000 Local Contract Review Board ' ... , .��.�: �.4:..�W 7- T+° V m.._..T Ti W�7::..� Refund Re.uest Reviewed: Date: ©®0 9 B : 1111Mv Case Refund Processed: Date: B : Ill IrfST=Ill MI 1111 I:\Building\Refunds\RefundRequest.doc 04/13/09 111 CITY OF TIGARD RECEIPT n t ! 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 173446 - 05/07/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SUB2006-00013 $-8,500.00 Total: $-8,500.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check DHOWSE 05/07/2009 $-8,500.00 Payor: Ken Cross Total Payments: $-8,500.00 Balance Due: $13,498.00 Page 1 of 1 ErCITY OF TIGARD 2/20'2009 13125 SW Hall Blvd. 2:00A9PM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200700000000005130 Date: 11/20/2007 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2006-00013 [TREECA]Tree Rplc Cash Assur ”5-0000-”9011 8.500.00 Line Item Total: $8,500.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check KEN CROSS KJP 1 105 In Person 8.500.00 Payment Total: $8,500.00 CRcraipuri Page I of I ,3 Ocic KEN & JILL CROSS 14175 5W 1O3RP ParE .,.i; TIGARD,OR97224 �, it Phone(503)624-1659 ':` kencross@comcast.net rr".19 r3 February 12,2009 City of Tigard Planning Department Planning Department, We wish to withdraw our application for the Cross Ridge Estates subdivision at the above address. Due to the down turn in the economy and housing market this project is no longer viable, The Planning Department did a great job,and provided wonderful customer service. Thanks to all of you for your help and time. Please process a return of the tree mitigation funds and any and all other applicable moneys as soon as possible. Respectfully, Ken Cross f4 ."5'/:1>j" e/z. ;1 . Community Development Request for Permit Action TIGARD TO: CITY OF TIGARD Building Division Services Coordinator 13125 SW Hall Blvd.,Tigard,OR 97223 Phone: 503.718.2430 Fax: 503.598.1960 www.tigard-or.gov FROM: ❑ Owner ❑ Applicant ❑ Contractor ® City Staff (check one) REFUND OR Name: Ken Cross INVOICE TO: (Business or Individual) Mailing Address: 14175 SW 103rd Ave. City/State/Zip: Tigard, OR 97224 Phone No.: 503-624-1659 PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED(✓): ® CANCEL PERMIT APPLICATION. ® REFUND PERMIT FEES (attach receipt, if available). [j INVOICE FOR FEES DUE (attach case fee schedule and explain below). REMOVE CONTRACTOR FROM PERMIT (do not cancel permit). Permit #: SUB2006-00013 Site Address or Parcel# : 14175 SW 103`d Ave. Project Name: Cross Ridge Estates Subdivision Subdivision Name: SAME Lot# : EXPLANATION: Customer has requested a withdrawal on his application extension and a refund of tree mitigation fee. Ok to refund $8,500.00 tree mitigation fee per Cheryl Caines and Todd Prager. /6417 C' /A) GC1/L L 6;411i- "'EA /''!,C'. eAeSS VIZ Signature: ► �,_ _ Date: 2/24/09 Kristie Peerman Print Name: Refund Policy 1. The Director or Building Official may authorize the refund of: a) any fee which was erroneously paid or collected. b) not more than 80%of the land use application fee when an application is withdrawn or canceled before any review effort has been expended. c) not more than 80%of the land use application fee for issued permits. d) not more than 80%of the building plan review fee when an application is canceled before any plan review effort has been expended. e) not more than 80%of the building permit fee for issued permits prior to any inspection requests. 2. Refunds will be returned to the original Payer in the same method in which payment was received. Please allow 1-2 weeks for processing refunds. FOR OFFICE USE ONLY Rte to Sys Admin: Date By Rte todmin: Date .3"/Z O j By ,1j'' Refund Processed: Date f////o�j By Invoice Processed: _ Date By Permit Canceled: ` Date 7 By Parcel Tag Added: Date By Receipt# Date Method Amount$ I:\Building\Forms\ReqPermitAction.doc Rev 07/26/07 City of Tigard, Oregon 13125 SW Hall Blvd. • Tigc. OR 97223 • • . '1 TIGARD June 24, 2010 Mr. &Mrs. Ken Cross 14175 SW 103rd Ave. Tigard, OR 97224 RE: Subdivision case number: SUB2006-00013 Mr. &Mrs. Cross: On April 27, 2010 the Tigard City Council passed an ordinance to amend the Tigard Community Development Code (1'DC) chapters 18.360 Site Development Review, 18.420 Land Partitions, and 18.430 Subdivisions. The approved amendments were in response to the economic downturn. Automatic extensions were granted to these three types of land use cases that would expire during a certain time frame. Our records indicate that you received approval for a Subdivision (SUB) that may have been affected by this code amendment (see case number above). If your approved SUB has a lapsing date between July 1, 2008 and December 31, 2010, then the approval is automatically extended through December 31, 2011. The new approval period will lapse after this date if: 1) a final plat has not been submitted; or 2) the final plat does not conform to the preliminary plat as approved or approved with conditions. No action is required on your part for the extension because it is automatic. A copy of this letter will be placed in the land use file. A copy of the ordinance with adopted language for Subdivisions is enclosed. If you have any questions or concerns regarding the extension or code amendment, please contact me at (503) 718-2437 or cherylc @tigard-or.gov. Sincerely, (..J. CGc.0 tie Cheryl Caines Associate Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 7 1 Co mmunity Development TIGARD Request for Permit Action TO: CITY OF TIGARD Building Division Services Coordinator 13125 SW Hall Blvd., Tigard, OR 97223 Phone: 503.718.2430 Fax: 503.598.1960 www.tigard - or.gov FROM: ❑ Owner ❑ Applicant ❑ Contractor ® City Staff (check one) . REFUND OR Name: Ken Cross INVOICE TO: (Business or Individual) Mailing Address: 14175 SW 103` Ave. . City /State /Zip: Tigard, OR 97224 Phone No.: 503 - 624 -1659 PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1): ® CANCEL PERMIT APPLICATION. ® REFUND PERMIT FEES (attach receipt, if available). ❑ INVOICE FOR FEES DUE (attach case fee schedule and explain below). ❑ REMOVE CONTRACTOR FROM PERMIT (do not cancel permit). Permit # : SUB2006 -00013 Site Address or Parcel # : 14175 SW 103` Ave. Project Name: Cross Ridge Estates Subdivision Subdivision Name: SAME Lot # : EXPLANATION: Customer has requested a withdrawal on his application extension and a refund of tree mitigation fee. Ok to refund $8,500.00 tree mitigation fee per Cheryl Caines and Todd Prager. e C ea/4_ IA) to /LL- 65 , / iA. C/24SS Signature: _ Date: 2/24/09 Kristie Peerman Print Name: Refund Policy 1. The Director or Building Official may authorize the refund of: a) any fee which was erroneously paid or collected. b) not more than 80% of the land use application fee when an application is withdrawn or canceled before any review effort has been expended. c) not more than 80% of the land use application fee for issued permits. d) not more than 80% of the building plan review fee when an application is canceled before any plan review effort has been expended. e) not more than 80% of the building permit fee for issued permits prior to any inspection requests. 2. Refunds will be returned to the original Payer in the same method in which payment was received. Please allow 1 -2 weeks for processing refunds. FOR OFFICE USE ONLY Rte to Sys Admin: Date By Rte to dmin: Date S /Z 09 By 7'' Refund Processed: Date 3/109 By Invoice Processed: Date By Permit Canceled: Date By Parcel Tag Added: Date By Receipt # Date Method Amount $ I:\ Building \Fours \RegPermitAction.doc Rev 07/26/07 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 V T I GARD April 17, 2009 Ken Cross 14175 SW 103` Ave. Tigard, OR 97224 Re: Permit No. SUB2006 -00013 Dear Mr. Cross: The City of Tigard has processed a refund for the deposit of fees on the above referenced permit for the following: Site Address: 14175 SW 103` Ave. Project Name: Cross Ridge Estates Subdivision Job No.: N/A Refund: ® Check #62820 in the amount of $8,500.00. ❑ Credit card "return" receipt in the amount of $ ❑ Trust account "deposit" receipt in the amount of $ Notes: Application withdrawn; refund 100% of tree mitigation fee. If you have any questions please contact me at 503.718.2430. Sincerely, Dianna Howse Building Division Services Supervisor Enc. I:\ Building\ Refunds \Adminis tration \LtrRefund- Deposit.doc 01/16/07 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard - or.gov • TTY Relay: 503.684.2772 lig City of Tigard T I G A RD Accela Refund Request This form is used for refund requests of land use, engineering and building application fees. Receipts, documentation and the Request for Permit Action or Refund form (if applicable) must be attached to this form. Refund requests are due to Accela System Administrator by Friday at 5:00 PM for processing each Monday. Accounts Payable will route refund checks to Accela System Administrator for distribution. Please allow 1 -2 weeks for processing. PAYABLE TO: Ken Cross DATE: April 13, 2009 14175 SW 103` Ave. Tigard, OR 97224 REQUESTED BY: Dianna Howse KJP TRANSACTION INFORMATION: Receipt #: 2007 -5130 Case #: SUB2006 -00013 Date: 11/20/07 Address /Parcel: 14175 SW 103rd Ave. Pay Method: Check Project Name: Cross Ridge Estates Subdivision EXPLANATION: Application withdrawn. Refund 100% of tree mitigation fee per Cheryl Caines and Todd Prager. N �RYMA IO,N;:l { . { Y #. � y* ,:J� =`ib°y ry,.' �,R�S � D ` � i � ! �'7` � r�{ , ::�, . . . N .. ,, jam •'' : �,• r . TfO�i` . p �7 .L� iF�. i r✓�.. '�L•' _ ���. a �1x: :�i�!:.Z;�':a..i._•S:iP'A. >�yfi:'�v.. ".j. f'Gtl': ^J 1u�. • "�� °.��.`. e �' 84e' o n o Reg •: ; .H• ,;X . a.. : `"s vg BR A-• t�F� , °��'� � Ttevenu Acc o ��. �.�� x F %)� .1... „ 'D'L'O ;. D'' 3` , . < "�',.."•' :�� { r& s E�eamplg ?2 16 OQ.QO 4321100 � '`;,'�'' ����a f [IREECA] Tree Rplc Cash Assur 225- 0000 - 229011 $8,500.00 . TOTAL REFUND: $8,500.00 APPROVALS: If under $500 Professional Staff If under $7,500 Division Manager If under $22,500 Department Manager 2Wd3 If under $50,000 City Manager . If over $50,000 Local Contract Review Board IV , S: • FrO` R��, CO.NSIMSTEWMDIVI ,INISiI;IVaI;ON iJSE:ON„��Yn Refund Request Reviewed: Date: y /y D 9 By: 1 � Case Refund Processed: Date: Q 9 By: " I: \Building \Refunds \RefundRequest.doc 04/13/09 CITY OF TIGARD RECEIPT O . I . 13125 SW Hall Blvd., Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 173446 - 05/07/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SUB2006 -00013 $- 8,500.00 Total: $- 8,500.00 PAYMENT METHOD CHECK # CC AUTH. CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check DHOWSE 05/07/2009 $- 8,500.00 Payor: Ken Cross Total Payments: $- 8,500.00 Balance Due: $13,498.00 Page 1 of 1 f CITY OF TIGARD 2/20/2009 • 1312; SW Han Blvd. c _.00:'1 )PM • Tigard, OR 97223 5113.639.4171 ;TIGARDi Receipt #: 27200700000000005130 Date: 11/20/2007 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2006 - 00013 [TREECA] Tree Rplc Cash Assur 221.0000.72901 I 8.500.00 Line Item Total: $8,500.00 Payments: Aiethod Payer User ID Acct. /Check No. Approval No. How Received Amount Paid Check KEN CROSS KJP 1 105 In Person 8.500.00 Payment Total: $8,500.00 cRcrripi.ipi Page I of I KEN & JILL CROSS � . 14175 SW 103RD AVE ■ i•`j.jt', TIGARD, OR 97224 l C' i" r. , B .7 Phone (503) 624 -1659 v kencross@comcastnet FEB 7 2009 CITY OF PGA F9 KAPtKi;'. Fry N 1 I's:FE «F February 12, 2009 City of Tigard Planning Department Planning Department, We wish to withdraw our application for the Cross Ridge Estates subdivision at the above address. Due to the down turn in the economy and housing market this project is no longer viable. The Planning Department did a great job, and provided wonderful customer service. Thanks to all of you for your help and time. Please process a return of the tree mitigation funds and any and all other applicable moneys as soon as possible. Respectfully, 2W/ Ken Cross .. t Community Development TIGARD WILL CALL / PICK UP Fill out this form completely and attach it securely to the document(s). Bring it to the WILL CALL / PICK UP area at the Permit Center Counter and file alphabetically by last name of individual or company name. TO: / -��i ✓ �/�O • COMPANY NAME: DOCUMENT NAME: CffE(L/C FROM: //9rh / } / DEPARTMENT: C DATE TO WILL CALL: V09 FEES DUE: --��— ATTACH FEE INFORMATION (ACCOUNTS, PERMITS, COPIES, ETC.) Document will be returned to the originator if not picked up within 5 business days of the "DATE TO WILL CALL ". RECEIVED BY: V MUST BE SIGNED BY THE PE O LISTED ABOVE RECEIVED DATE: Z.Z G DATE RETURNED TO ORIGINATOR: I: \ IIuild in \Forms\ RteStp- willCall. doc RECEIVED APR 2-0 CITY OF TIGARD PLANNING/ENGINEERING City of Tigard, Oregon 13125 SW Hall Blvd. ® Tigar!OR 972234 yY/y Ayil4 Li .*! AIC s5 t 4.4" av%ayr. if } A CARD May 26, 2006 Alex Stout SFA Design Group, LLC 9020 SW Washington S. Rd., Suite 350 Tigard, OR 97224 RE: Completeness °eview—Cross Ridge Es . - bdivision Case File Nos. bUB2006-00013,,VAR200I191,VAR 2006-00092 & TAR201 ::108 D-.r The City of Tigard receive, your ari•. al application submittal for a Subdivision on December 29, 2006. e devel••. ent si e is located at 2S11 IBB, Tax Lot 2000. Staff has completed a preliminary review of t • s .mittAl materials and has determined that your application is now complete for the p rpose of 'eginnin• he 120-day review period for a final decision. The formal comment an. rev.•w process typic y takes 4 to 6 weeks. It should be noted that staff has not reviewed the app .on submittal for ..mpliance with the relevant code criteria, and that i dditional items may aris- : ring the applicatio review which may require further clarification. I -ou have any ques ..ns rega.ding this letter 'Jr your application,please don't hesitate to contact me • at 7'8-2437. Sincere -, Cheryl Ca. es Assistant 'lanner cc: SUB2006-00013 Land Use File • Phone: 503.639.4171 o Fax: 503.684.7297 o www.tigard-or.gov o TTY Relay: 503.684.2772