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SUB2005-00006
SUB2005 - 00006 TEMPLETON HEIGHTS SUBDIVISION NOTICE OF TYPE II DECISION 911, SUBDIVISION (SUB) 2005-00006 CITY OFTIGARD Community Development TEMPLETON HEIGHTS SUBDIVISION Shaping A Better Community 120 DAYS = 8/19/2005 SECTION I. APPLICATION SUMMARY FILE NAME: TEMPLETON HEIGHTS SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2005-00006 Adjustment (VAR) VAR2005-00017 Adjustment (VAR) VAR2005-00018 Adjustment (VAR) VAR2005-00019 Adjustment (VAR) VAR2005-00020 REQUEST: The applicant is requesting approval for a seven unit single-family subdivision. The applicant has also applied for three development adjustments to reduce the front yards of proposed lots one through three and an adjustment to reduce the side yard of proposed lot one (setback adjustments do not include garages). APPLICANT/ OWNER: MBM Development Corp., LLC Attn: Benny Banyard P.O. Box 120 Newberg, OR 97132 COMPREHENSIVE PLAN DESIGNATION: R-4.5; Single-Family, Low-Density Residential. ZONE: R-4.5: Low Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single- family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 14200 SW 97th Avenue; WCTM 2S111BA, Tax Lot 00107. 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. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 30 SUB2005-00006—TEMPLETON HEIGHTS SUBDIVISION • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 1. Acknowledge in writing that the applicant understands the Environmental Performance Standards of Section 18.725 of the Tigard Development Code shall be maintained and any violation of these standards will constitute a violation of the Tigard Development Code. 2. Provide a landscaping plan that indicates the type of tree to be used as street trees. The required street tree plan must be reviewed and approved by the City's Arborist. 3. Submit and implement a re-vegetation plan_that addresses the criteria of 18.745.060.B and C (Re-vegetation). 4. Revise the tree plan (removal/mitigation) to include all trees impacted by the proposed development. The tree plan must show the caliper inches of all trees six inches or greater. The applicant is also required to submit a revised arborist report that reflects all of the trees on the tree plan. 5. Prior to commencing site work, the applicant shall submit a letter of credit, or cash assurance 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 assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the assurance, for two years following final lat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. 6. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. 7. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall 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. The applicant shall prepare a cover letter and submit it, alon with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 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.ci.tigard.or.us). NOTICE OF DECISION PAGE 2 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION 9. 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. 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. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 11. 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. 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 Mountain View Lane. The improvements adjacent to this site shall include: A. City standard pavement section for a Local "skinny" street from curb to curb equal to 24 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 footplanter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Mountain View Lane in a safe manner, as approved by the Engineering Department. M. concrete curb on the south side of the ROW. 13. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW 97th Avenue as a part of this project: A. 5-foot concrete sidewalk; B. street trees in the planter strip spaced per TDC requirements; C. streetlight layout by applicant's engineer, to be approved by City Engineer; and D. driveway apron (if applicable). 14. A profile of Mountain View Lane shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 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 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION 16. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. The calculations shall include justification for treatment of street impervious surface area in-lieu of treating the runoff from the new development. 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." 18. 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. 19. If more than one acre is disturbed due to construction of this development, the applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 20. The applicant's engineer shall provide preliminary sight distance certification for the intersections of 97th Avenue/Mountain View Lane and the shared driveway/Mountain View Lane. A list of improvements required to meet the standard shall be included with this submittal prior to issuance of the PFI permit. 21. The applicant's construction plans shall show "No Parking This Side of Street" signs along the north side of Mountain View Lane and a portion of the south side, near the intersection. 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: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 22. Place a note on the final plat that no structures, fences, retaining walls or vegetation over three feet will be placed in the visual clearance triangles. 23. Prior to final plat approval, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 24. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). NOTICE OF DECISION PAGE 4 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION 25. 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. 26. Prior to final plat approval, the applicant shall pay $291 to the City for the of bike lane markings along the frontage of 97th Avenue. 27. The applicant shall cause a statement to be place on the final plat to indicate who will own and maintain the private detention facility. 28. 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. 29. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (OR 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for 97t Avenue and Mountain View Lane shall be made on the final prat. 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). 30. Prior to final plat approval, the applicant's engineer shall provide final sight distance certification for the intersections at 97th Avenue/Mountain View Lane and shared driveway/Mountain View Lane. 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: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 31. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 32. 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. NOTICE OF DECISION PAGE 5 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION 33. 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, 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 house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 34. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 35. 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. 36. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 37. Prior to issuance of building ermits, 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). 38. The applicant shall either place the existing overhead utility lines along SW 97th 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 $ 4740.75 and it shall be paid prior to issuance of building permits. 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. NOTICE OF DECISION PAGE 6 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION 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 A. •lication Submission Re•uirements: ree copies o e sus•'vision p a prepare. .y a an. surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. NOTICE OF DECISION PAGE 7 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION 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. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records and found no other land-use cases associated with the subject parcel. Site Information and Proposal Description: The applicant is requesting approval for a seven unit single-family subdivision. The applicant has also applied for three development adjustments to reduce the front yards of proposed lots one through three and an adjustment to reduce the side yard of proposed lot one. Vicinity Information: The subject site is located on the east side of SW 97th Avenue just south of SW McDonald Street. The zoning of the subject site and surrounding parcels is R-4.5 Low Density Residential. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The City sent notice to property owners within 500 feet of the subject proposal. No comments were received. NOTICE OF DECISION PAGE 8 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 B. A. •licable Develo•ment Code Sections I 'est.en la zoning .IS n c s 18.705 Access, Egress and Circulation) 18.715 Density) 18.725 Environmental Performance Standards) 18.730 Exceptions to Development Standards) 18.745 Landscaping and screening) 18.765 Off-street parking and loading requirements) 18.780 Signs) 18.790 Tree removal) 18.795 Vision clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact study) SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. SUBDIVISION GENERAL PROVISIONS (18.430): Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. No large lots are created with the proposed subdivision. Lot five is the largest lot in the subdivision at 10,382 square feet and is not large enough to be subdivided under the 7,500 square foot minimum lot size for the zone. Therefore, this standard is met. Lot Averaging. Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The applicant has proposed to use the lot averaging option. The average of all lots is 7,500 square feet. The smallest lot (lot #4) is 6,251 square feet, which exceeds 80% of the 7,500 square foot minimum lot size. This standard is met. 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 sales office; however, if one is later requested, it will be reviewed through a separate temporary use permit process. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. Due to the topography of the site, storm water is anticipated to leave the site and not cause flooding. Storm drainage facilities will be reviewed by Clean Water Services and also by the City for conformance with design and construction standards and is addressed later in this decision under Engineering's analysis. NOTICE OF DECISION PAGE 9 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION • Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100-year floodplain outside the zero-foot rise floodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The site is not within or adjacent to the 100-year floodplain. 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. The subject site has a north/south slope with a water quality tract at they southeast portion of the project. Utilities will be provided from the proposed extension of SW 97 h Avenue. As mentioned above, the site is not near any 100-year floodplain. Therefore, this standard has been satisfied. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage. The proposed development application includes a preliminary utilities plan and drainage report. According to Kim McMillan, engineer with the City of Tigard, these documents provide for adequate drainage through a storm water collection system to reduce exposure to flood damage. 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). Base flood elevation data is not required for the proposed subdivision. The proposed site is approximately 1.42 acres. According to the standard, developments less than five acres are exempt from this criterion and floodplain maps indicate clearly that the subdivision is not near the floodplain. Therefore, this standard does not apply Approval Criteria — Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided documentation that the proposed plat name is not duplicative. Therefore, this standard has been satisfied. The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Streets and roads are discussed in greater detail under Tigard Development Code (TDC) Chapter 18.705, Access, Egress and Circulation) and Chapter 18.810 (Street and Utility Improvement Standards). An explanation has been provided for all common improvements. NOTICE OF DECISION PAGE 10 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION The applicant's narrative provides the necessary explanation for all common improvements. Therefore, this standard has been satisfied. Section 18.430.060A. authorizes the granting of adjustments for subdivisions in accordance with 18.430.050, provided that the application shall be made with a preliminary plat application with the criteria for granting such adjustments are contained in Section 18.370 020 Cl. The applicant has applied for adjustments to front and side yard setbacks of individual lots, which are addressed below under 18.370 (Variances and Adjustments). Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the subdivision standards have been satisfied. B. APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Variances and Adjustments (18.370) The applicant has requested adjustments to the side and front yard setbacks for proposed lot #1. Furthermore, the applicant has requested adjustments for front yard setbacks on lot #2 and #3 as shown on the preliminary plat. The reasoning for the requested adjustments is in order to save large mature trees. A demonstration that the adjustment requested is the least required to achieve the desired effect; The desired effect is to save large existing mature trees toward the rear of the proposed lots. The requested adjustments are limited in the regard to the percentage that a setback is allowed to be reduced. Therefore, the requested adjustments are the least required. The adjustment will result in the preservation of trees, if trees are present in the development area; The requested adjustments to reduce the street side yard setback for lot one, from 15 feet to 12 feet and reduce the front yard setback from 20 feet to 16 feet for lots one through three will allow the preservation of approximately six to seven trees at the rear portion of the proposed parcels. Therefore, this standard has been satisfied. The adjustment will not impede adequate emergency access to the site; The applicant provided a letter from Eric McMullen dated February 4th 2005 that confirms adequate access to the proposed parcels. Therefore, this criterion has been satisfied. There is not a reasonable alternative to the adjustment which achieves the desired effect. The desired effect is the preservation of existing trees. The requested adjustment is the least needed to achieve the preservation of the trees. There are no reasonable alternatives in order to save the subject trees. FINDING: Based on the analysis above, the adjustment criteria have been satisfied. Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. Uses The site is located in the R-4.5: Low-Density residential zoning district. The proposed household living is a permitted use in the R-4.5 zone. Minimum and Maximum Densities Density is addressed later in this decision under 18.715 (Density Computation). NOTICE OF DECISION PAGE 11 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION The R-7 zoning district has the following dimensional requirements: STANDARD R-4.5 Minimum Lot Size Detached unit 7,500 sq. ft. Duplexes 10,000 sq.ft. Average Minimum Lot Width Detached unit lots 50 ft. Duplex lots 90 ft. Maximum Lot Coverage - Minimum Setbacks Front yard 20 ft. Side facing street on corner & through lots 15 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district Distance between property line and front of garage 20 ft. Maximum Height 30 ft. Minimum Landscape Requirement - [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. The proposed lots range in size from 6,251 square feet to 10,772 square feet. However, the average lot size for the overall subdivision is 7,500 square feet. All lots meet the minimum lot width requirements, based on the dimensions provided on the plan. The applicant will be required to comply with the approved setbacks according to the adjustment section above, and building height requirements during the building permit review process for the homes on individual lots. All lots within this subdivision are for single-family units. Therefore, this section is satisfied. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access, Egress and Circulation (18.705) Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. Access and egress to each lot created by the proposed subdivision would be directly onto SW Mountain View Lane, and the proposed private street, which accesses lots #4 and #5. Actual driveway widths to the homes will be reviewed during the building permit phase of the development. This standard has been satisfied. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. NOTICE OF DECISION PAGE 12 OF 30 SUB2005-00006—TEMPLETON HEIGHTS SUBDIVISION Joint access has not been proposed. Each lot will have its own access onto the proposed streets. Therefore, this standard does not apply. 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. All lots will have access to SW Mountain View Lane and the proposed private street. Therefore, this standard has been satisfied. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in this decision. 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 detached single-family development, this standard does not apply. 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 providing access to a public street (SW Mountain View Lane). 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. With regard to streets and street intersections, these issues are addressed under TDC Chapter 18.810 (Street and Utility Improvement Standards). This criterion has been satisfied. NOTICE OF DECISION PAGE 13 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. The roposed single-family lots will �Iave access via a proposed public street (SW Mountain View Lane) which will connect to SW 97' Avenue which is a neighborhood lane that connects to SW McDonald Street, a Collector. Therefore, no single-family lot will have direct access to a major collector or arterial. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. This criterion does not apply to the proposed single-family dwellings. Access Management (Section 18.705.030.H) Section 18.705.030.1-.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant did not provide sight distance certification for the intersection of 97th Avenue/Mountain View Lane and the shared access/Mountain View Lane. The applicant's engineer shall provide preliminary sight distance certification prior to issuance of the PFI Permit. Final sight distance certification is required prior to issuance of building permits. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. This development is not located adjacent to a collector or arterial street. 97th Avenue is classified as a Neighborhood Route and Mountain View Lane is a local street. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. This standard does not apply to this development, as both streets are classified as local streets. 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; The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section. Access to individual lots will be reviewed for compliance during the building permit phase. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. NOTICE OF DECISION PAGE 14 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; Individual driveways will be reviewed at time of building permit. Therefore, this standard is satisfied. Section 18.705.030.H.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. No access is greater than 150 feet in length. The proposed private street accessing lots #4 and #5 is approximately 96 feet in length. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have been met. Density Computations and Limitations: Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site is based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way, and land for private streets from the total site area. Of the total site area (61,934 square feet), 9,428 square feet will be dedicated to public and private street right-of-ways and 7,500 square feet for the existing house on proposed parcel #4. The result of the subtracted square footage results in a net developable area of 52,506 square feet. Therefore, the maximum number of units permitted on this site based on 7,500 square foot lots is six and the minimum number of lots is four. The applicant's proposal is to create six lots for single-family detached homes, which meets the density requirements of the R-4.5 zone. The applicant will be required to remove the existing homes prior to the recording of the final plat. FINDING: Based on the analysis above, the Density Standards have been satisfied. Environmental performance standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is lipermitted in any given zoning district which is discernible without instruments at the property ne of the use concerned. NOTICE OF DECISION PAGE 15 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION Odors. The emissions of odorous gases or other matter in such quantities as to be readily cable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within the R-4.5 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: Based on the analysis above, the Environmental Performance Standards have not been met. If the Applicant complies with the condition below, the standards will be met. CONDITION: Acknowledge in writing that the applicant understands the Environmental Performance Standards of Section 18.725 of the Tigard Development Code shall be maintained and any violation of these standards will constitute a violation of the Tigard Development Code. Landscaping_and Screening (18.745): Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and the plants to be saved shall be noted on the landscape plans (e.g. areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). According to the applicant, the site's existing vegetation consists mainly of trees. The arborist report dictates specific protection measures to ensure protection of trees proposed for retention. Tree protection is discussed in greater detail later in this decision under 18.790 (Tree Removal). Therefore, this standard is satisfied. Section 18.745.040.0 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. This section also contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant has provided a street tree plan; however, the applicant has not indicated what type of tree is being used. Therefore, the applicant is required to provide a landscaping plan that indicates the type of tree to be used. The required street tree plan must be reviewed and approved by the City's Arborist. Section 18.745.050 contains the provisions and requirements for buffering and screening. NOTICE OF DECISION PAGE 16 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is adjacent to existing detached single-family uses. 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 not addressed the provisions of re-vegetation. Therefore, the applicant is required to submit a re-vegetation plan that addresses the criteria of 18.745.060.B and C (Re-vegetation). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. If the Applicant complies with the conditions below, the standards will be met. CONDITIONS: Provide a landscaping plan that indicates the type of tree to be used as street trees. The required street tree plan must be reviewed and approved by the City's Arborist. Submit and implement a re-vegetation plan that addresses the criteria of 18.745.060.B and C (Re-vegetation). Off-Street Parking and Loading Requirements 18.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, the Off-Street Parking and Loading requirements have been satisfied. Signs (18.780 Chapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To ensure compliance and enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal (18.790): Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. NOTICE OF DECISION PAGE 17 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted an arborist report and tree removal/mitigation plan. However, the tree removal plan does not reflect the arborist's report. The removal plan does not indicate all trees six inches and greater. In addition, there are trees within the SW Mountain View right-of-way that are not included in the arborist report, on the tree plan or in the mitigation calculation. Applicants are responsible for all trees that are affected by proposed development. Therefore, the applicant is required to revise the tree plan (removal/mitigation) to include all trees impacted by the proposed development. The tree lan must show the caliper inches of all trees six inches or greater. The applicant is also required to submit a revised arborist report that reflects all of the trees on the tree plan. FINDING: Based on the analysis above, and comments provided by the City's Arborist under Section VII (Other Staff Comments) the Tree Removal standards can be met, provided the applicant complies with the conditions listed below: CONDITIONS: • Revise the tree plan (removal/mitigation) to include all trees impacted by the proposed development. The tree plan must show the caliper inches of all trees six inches or greater. The applicant is also required to submit a revised arborist report that reflects all of the trees on the tree plan. • Prior to commencing site work, the applicant shall submit a letter of credit cash assurance 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 assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the assurance, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. NOTICE OF DECISION PAGE 18 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION • 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. • Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. • Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall 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. • Prior to final plat approval, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. • 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, 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 house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. 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 indicated the vision clearance areas on the footprint plan. The applicant will be required to place a note on the final plat that no structures, fences, retaining walls or vegetation over three feet will be placed in the visual clearance triangles. FINDING: Based on the analysis above, the vision clearance standards have not been met. If the applicant complies with the condition below, the standard will be met. CONDITION:Place a note on the final plat that no structures, fences, retaining walls or vegetation over three feet will be placed in the visual clearance triangles. NOTICE OF DECISION PAGE 19 OF 30 SUB2005-00006-TEMPLETON HEIGHTS 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 58 foot right-of-way width and 36-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 97th Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 29 feet from centerline. SW 97th Avenue is currently substantially improved. In order to mitigate the impact from this development, the applicant should construct 5 foot sidewalks. The applicant has requested they be allowed to construct the sidewalk curb tight along the 97t Avenue frontage. They have noted that the other sidewalks along 97`h Avenue are curb tight. Staff concurs with this request. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Local Street to have a 54 foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Mountain View Lane, which is classified as a Local Street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW, according to the most recent tax assessor's map. The applicant has requested they be allowed to construct a skinny" street for less than 500 vpd, which requires a 46 foot total ROW width. A traffic report prepared by CTS Engineers, dated 6-22-04, has been submitted. The traffic engineer has indicated that this development will generate 77 daily trips, including the existing home. The engineer expects that by 2015 there will be 171 vpd, which includes trips from surrounding development. The report also includes a Traffic Flow Plan. The proposed development meets the criterion for a "skinny" street, therefore staff agrees that the smaller street section can be constructed. SW Mountain View Lane is currently partially improved. In order to mitigate the impact from this development, the applicant has proposed construction of the half street improvements on the north side along their frontage, a full 24 foot paved section and the curb along the south side. The north side shall include a 5 foot planter strip and 5 foot sidewalk, which is reflected on the applicant's plans. 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. NOTICE OF DECISION PAGE 20 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION The construction of Mountain View Lane along this frontage will complete the extension of a street connection between 93rd and 971h Avenues, thereby meeting this criterion. 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. This development will complete the extension of Mountain View Lane from 93'd Avenue to 97`h Avenue. There are no other opportunities for connections due to existing development. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plans indicate that the grades on Mountain View Lane will vary between approximately 3 — 6%, thereby meeting this criterion. 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. The applicant is proposing to finish the block of SW 97th, McDonald, 93rd, and Mountain View by constructing the remaining portion of SW Mountain View Lane. The length of the proposed block is approximately 3,000 feet. However, the applicant is limited in street design due to pre-existing development to the north and east. Based on the standard above, the applicant is not bound by block length when pre-existing development precludes street locations. Therefore, this standard does not apply. 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. Full street connections are possible as mentioned in the previous standard. Therefore, no bicycle or pedestrian connections are required. NOTICE OF DECISION PAGE 21 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The minimum lot size of the R-4.5 zoning district is 7,500 square feet. Based on the standard above, none of the proposed parcels can be more than 2.5 times the average lot width unless they are less than 1.5 times the minimum lot size (11,250 square feet). None of the 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. Proposed parcel #4 and #5 have the least amount of frontage of any of the proposed lots (25 feet). This standard has been satisfied. 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 sidewalks with planter strip along their Mountai View Lane frontage. Their narrative indicates they will construct cur-tight sidewalk along their 97`h Avenue frontage, which matches the other sidewalks along 97 Avenue. This meets this requirement. 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. There are existing public sewer lines located in 97th Avenue, Mountain View Lane and along the east property line. All lots currently have laterals provided, with the exception of Lot 2, which will have a new lateral constructed with 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. NOTICE OF DECISION PAGE 22 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans show on-site detention will be provided in an underground, oversized pipe. This will be a private detention facility and the applicant must make provision on the final plat for the ownership and maintenance of the detention facility. The runoff will then be released to a public storm sewer stub at the north property line. This proposed system meets this criterion. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. 97th Avenue is classified as a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The cost of bike lanes along the project frontage should be borne by the applicant. The bike lane striping is in place, but the other markings have not been installed. The City Engineer will determine at construction plan review time as to whether or not to delay installing the other markings. If delayed, the applicant shall provide funds to the City for installing the markings. If funds are collected, the amount of the striping would be as follows: ♦ 4 Mono-directional reflective markers @ $4.00/ea $ 16.00 ♦ 1 Bike lane legends @ $175/ea $175.00 ♦ 1 Directional mini-arrows @ $100/ea $100.00 $291.00 Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: ♦ The developer shall make all necessary arrangements with the serving utility to provide the underground services; ♦ The City reserves the right to approve location of all surface mounted facilities; NOTICE OF DECISION PAGE 23 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION ♦ 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 97th 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 135.45 lineal feet; therefore the fee would be $4,740.75. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A Traffic report was prepared by CTS Engineers, dated 6-22-04. The report provided data to support a "skinny" street option for Mountain View Lane. According to this report, Fountain View Lane will meet all the criteria for the "skinny" street. In addition, the intersection of 97 Avenue and Mountain View Lane will operate at acceptable LOS A or better during both peak hour periods when considering total future traffic. A requirement of the "skinny" street option is providing signage for "No Parking" on one side of the street and within 30 feet of the intersection. The applicant's engineer has provided a signage plan showing the location of "No Parking" signs that meet this criterion. Public Water System: I he City of Tigard provides service in this area. The applicant's plans indicate they will extend the public water line in Mountain View Lane, install a new fire hydrant and provide separate water meters for each lot. Storm Water Qualit : The i y as agree 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 engineer has proposed using a Stormwater Management catch basin filter for water quality treatment. This is an allowable treatment method, but the engineer shall provide additional calculations to show how the impervious areas from the home lots are equivalent to the street area. NOTICE OF DECISION PAGE 24 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION Gradin 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. An NPDES 1200-C permit is required if one or more acres of land is disturbed due to construction. 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)1 on two monuments with a tie to the City's global positioning system (GPS) geodetic control network ( C 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). D. - IMPACT STUDY Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on 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. NOTICE OF DECISION PAGE 25 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION • Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt 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. 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-Bo Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for a detached, single-family dwelling is $2,690. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for these streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is direct) proportional to the cost of dedication and construction of the internal streets. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately $18,830 ($2,690 x 7 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $58,844($18,830 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $18,830, the unmitigated impact can b valued at $40,014. Given that estimated cost of dedication and street improvements for SW 97t Avenue and SW Mountain View Lane is $135,409 the value of these improvements is greater than the value of the unmitigated impacts. However, the applicant has proposed to complete the necessary improvements. The project cannot be approved unless the project complies with street improvements. SECTION VII. OTHER STAFF COMMENTS City of Tigard Long Range Planning Division has reviewed the proposal and has no objections to it. City of Tigard Building Division has reviewed the proposal and has offered the following comments: Lots from 10% to 20% grade require grading inspections. Lots 20% or more slope require geotech reports for the dig-out, soil compaction, footings and slope set backs. City of Tigard Public Works Department has reviewed the proposal and has offered comments which are located in the land-use file. City of Tigard Police Department has reviewed the proposal and has no objections to it. City of Tigard's City Forester has reviewed the proposal and has offered the following comments: LANDSCAPING AND SCREENING 18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows: All landscaping shall be installed according to accepted planting procedures. 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 Landscaping shall be installed in accordance with the provisions of this title. 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 t e standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10m 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. NOTICE OF DECISION PAGE 26 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION In order to develop tree species diversity onsite it is recommended that the following guidelines 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. 18.745.030.E, Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). See comments under "Tree Removal". 18.745.030.G, Conditions of Approval of Existing Vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. See recommended conditions of approval at the end of this memorandum. 18.745.040, Street Trees A. Protection of existinct vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. The 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 Gguidelines as well as the standards set forth in the American Institute of Architects' Architectural raphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. In order to develop tree species diversity onsite it is recommended that the following guidelines 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. TREE REMOVAL 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shalt be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; NOTICE OF DECISION PAGE 27 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION • 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 18190.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. As required, the applicant submitted a tree plan that was conducted by Stephen Peacock, of Peacock Tree Preservation LLC. The plan contains all four of the required components of a tree plan, and, is therefore, acceptable. I suggest planting native species of trees as street trees such as bigleaf maple, cascara or Oregon white oak. Properly sized oaks can be found at River Oak Farm & Nursery. Call Diane at 503-357- 2745. Below are my suggestions for the applicant to follow for tree protection guidelines: Prior to construction, a Tree Protection Plan shall be included with the proposed construction drawings conforming to the International Society of Arboriculture (ISA) guidelines for review and approval by the City Forester. All tree protection devices, along with their details and specifications, shall be shown on the Tree Protection Plan. This plan shall also include the building footprints shown in relation to the trees being preserved. Any tree that will not be removed onsite that is within the limits of disturbance of this project must be protected. 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. Prior to construction, the applicant shall submit a detailed construction schedule to the City Forester with notations as to when tree protection devices will be either installed or removed throughout construction of the project. A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. All tree protection devices shall be: ♦ Visible. ♦ Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. ♦ Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. ♦ Inspected and approved in the field by the project arborist and City Forester prior to clearing, grading, or the beginning of construction. NOTICE OF DECISION PAGE 28 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION ♦ Remain in place and maintained until all construction is completed and a final inspection is conducted. To determine the size of the tree protection zone (TPZ) the project arborist should follow the guidelines listed below: For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 1/2 feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. For groups of trees the tree protection zone must be outside of the drip line of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the drip line method, whichever is greater. Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Development: A Technical Guide to Preservation of Trees During Land Development" by Nelda Matheny and James R. Clark. The project arborist may propose an alternate method for the establishment of the TPZ, provided the effort is coordinated with the City Forester. If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the project arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, the project arborist and City Forester shall determine the method by which entry can occur, along with any additional tree protection measures. Prior to issuance of building permits, the Project Arborist shall 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. SECTION VIII. AGENCY COMMENTS 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 JUNE 28, 2005 AND EFFECTIVE ON JULY 14, 2005 UNLESS AN APPEAL IS FILED. Appeal The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF DECISION PAGE 29 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION • Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 13, 2005. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. June 28, 2005 PREPARED . athev�r'S eidegger DATE Associate Planner • i P" June 28, 2005 APPROVED BY: Richard Bewer •o DATE Planning Manger i:\curpin\mathew\sub\sub2005-00006(Templeton Heights)Isub2005-00006.decision.doc NOTICE OF DECISION PAGE 30 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION II X. , CITY of TIGARD .44rkiCT- GE OGR�PHIC INF OR MRTION SYSTEM ST *4 I SU B2005-00006 VAR2005-00011 S., , 1 _ ST VAR2005-00018 , _ pip am - VAR2005-00019 VAR2005-00020 • �d). .. �� TEMPLETON HEIGHTS JANZEN R*ST Air�T J,c.) c.._,c.IT _ ELROSE CT SUBDIVISION �� �` Uo \ ` Srt Rk.1411`\\. \ �� SW MOUNT �� LJ 5 ] I Laell/LN ,.. : ,:'' 111PAIli wivi.t.RD ., .,_ girl VIEW TERR / If 111 R ,!. !IIIIvJI r N ill 0 100 200 300 400 Feel - . 1,.=313 feet 440 i�, III City of Tigard PEMBROOKST Info mation on this map is for general location only and should De verified with the Development Services Division. 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I � I � CITY OF TIGARD I SUB2005-00006/VAR2005-000I7/VAR2005-00018/ CITY Of'HOARD SIM PLAN N VAR2005-000I9/VAR2005-00020 (Map is not to scale) TEMPLETON HEIGHTS SUBDIVISION REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: 6-23-05 TO: Matt Scheidegger, Associate Planner FROM: Kim McMillan, Development Review Engineer" " ) RE: SUB2005-00006 Templeton Heights Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant did not provide sight distance certification for the intersection of 97th Avenue/Mountain View Lane and the shared access/Mountain View Lane. The applicant's engineer shall provide preliminary sight distance certification prior to issuance of the PFI. Final sight distance certification is required to issuance of building permits. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. This development is not located adjacent to a collector or arterial street. 97th Avenue is classified as a Neighborhood Route and Mountain View Lane is a local street. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 1 driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. This standard does not apply to this development, as both streets are classified as local streets. 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 58 foot right-of-way width and 36-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 97th Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 29 feet from centerline. SW 97th Avenue is currently substantially improved. In order to mitigate the impact from this development, the applicant should construct 5 foot sidewalks. The applicant has requested they be allowed to construct the sidewalk curb tight along the 97th Avenue frontage. They have noted that the other sidewalks along 97th Avenue are curb tight. Staff concurs with this request. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Local Street to have a 54 foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 2 This site lies adjacent to SW Mountain View Lane, which is classified as a Local Street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW, according to the most recent tax assessor's map. The applicant has requested they be allowed to construct a "skinny" street for less than 500 vpd, which requires a 46 foot total ROW width. A traffic report prepared by CTS Engineers, dated 6-22-04, has been submitted. The traffic engineer has indicated that this development will generate 77 daily trips, including the existing home. The engineer expects that by 2015 there will be 171 vpd, which includes trips from surrounding development. The report also includes a Traffic Flow Plan. The proposed development meets the criterion for a "skinny" street, therefore staff agrees that the smaller street section can be constructed. SW Mountain View Lane is currently partially improved. In order to mitigate the impact from this development, the applicant has proposed construction of the half street improvements on the north side along their frontage, a full 24 foot paved section and the curb along the south side. The north side shall include a 5 foot planter strip and 5 foot sidewalk, which is reflected on the applicant's plans. 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 construction of Mountain View Lane along this frontage will complete the extension of a street connection between 93rd and 97th Avenues, thereby meeting this criterion. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 3 connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. This development will complete the extension of Mountain View Lane from 93rd Avenue to 97th Avenue. There are no other opportunities for connections due to existing development. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plans indicate that the grades on Mountain View Lane will vary between approximately 3 — 6%, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 4 Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct sidewalks with planter strip along their Mountain View Lane frontage. Their narrative indicates they will construct curb-tight sidewalk along their 97th Avenue frontage, which matches the other sidewalks along 97th Avenue. This meets this requirement. 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. ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 5 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. There are existing public sewer lines located in 97th Avenue, Mountain View Lane and along the east property line. All lots currently have laterals provided, with the exception of Lot 2, which will have a new lateral constructed with 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 in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 6 The applicant's plans show on-site detention will be provided in an underground, oversized pipe. This will be a private detention facility and the applicant must make provision on the final plat for the ownership and maintenance of the detention facility. The runoff will then be released to a public storm sewer stub at the north property line. This proposed system meets this criterion. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. 97th Avenue is classified as a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The cost of bike lanes along the project frontage should be borne by the applicant. The bike lane striping is in place, but the other markings have not been installed. The City Engineer will determine at construction plan review time as to whether or not to delay installing the other markings. If delayed, the applicant shall provide funds to the City for installing the markings. If funds are collected, the amount of the striping would be as follows: • 4 Mono-directional reflective markers @ $4.00/ea $16.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows @ $100/ea $100.00 $291.00 Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. 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 ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 7 cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW 97th 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 135.45 lineal feet; therefore the fee would be $ 4740.75. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A Traffic report was prepared by CTS Engineers, dated 6-22-04. The report provided data to support a "skinny" street option for Mountain View Lane. According to this report, Mountain View Lane will meet all the criteria for the "skinny" street. In addition, the intersection of 97th Avenue and Mountain View ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 8 Lane will operate at acceptable LOS A or better during both peak hour periods when considering total future traffic. A requirement of the "skinny" street option is providing signage for "No Parking" on one side of the street and within 30 feet of the intersection. The applicant's engineer has provided a signage plan showing the location of "No Parking" signs that meet this criterion. Public Water System: The City of Tigard provides service in this area. The applicant's plans indicate they will extend the public water line in Mountain View Lane, install a new fire hydrant and provide separate water meters for each lot. 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 engineer has proposed using a Stormwater Management catch basin filter for water quality treatment. This is an allowable treatment method, but the engineer shall provide additional calculations to show how the impervious areas from the home lots are equivalent to the street area. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 9 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. An NPDES 1200-C permit is required if one or more acres of land is disturbed due to construction. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 10 for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover 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.ci.tigard.or.us). 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. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 11 The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Mountain View Lane. The improvements adjacent to this site shall include: A. City standard pavement section for a Local "skinny" street from curb to curb equal to 24 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 footplanter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Mountain View Lane in a safe manner, as approved by the Engineering Department. M. concrete curb on the south side of the ROW. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW 97t Avenue as a part of this project: A. 5-foot concrete sidewalk; B. street trees in the planter strip spaced per TDC requirements; C. streetlight layout by applicant's engineer, to be approved by City Engineer; and D. driveway apron (if applicable). A profile of Mountain View Lane shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 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 ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 12 water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. The calculations shall include justification for treatment of street impervious surface area in-lieu of treating the runoff from the new development. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. If more than one acre is disturbed due to construction of this development, the applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. The applicant's engineer shall provide preliminary sight distance certification for the intersections of 97th Avenue/Mountain View Lane and the shared driveway/Mountain View Lane. A list of improvements required to meet the standard shall be included with this submittal prior to issuance of the PFI permit. The applicant's construction plans shall show "No Parking This Side of Street" signs along the north side of Mountain View Lane and a portion of the south side, near the intersection. ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 13 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: Shirley Treat, Engineering). The applicant shall cause a statement to be placed on the final plat to indicate that the proposed shared driveway will be jointly owned and maintained by the private property owners who abut and take access from it (them). Prior to final plat approval, the applicant shall pay $291 to the City for the of bike lane markings along the frontage of 97th Avenue. The applicant shall cause a statement to be place on the final plat to indicate who will own and maintain the private detention facility. 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. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for 97th Avenue and Mountain View Lane shall be made on the final plat. ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 14 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). Prior to final plat approval, the applicant's engineer shall provide final sight distance certification for the intersections at 97th Avenue/Mountain View Lane and shared driveway/Mountain View Lane. 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. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 15 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 either place the existing overhead utility lines along SW 97th 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 $ 4740.75 and it shall be paid prior to issuance of building permits. 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 ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 16 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 17 All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. ENGINEERING COMMENTS SUB2005-00006 Templeton Heights PAGE 18 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 SUB2005-00006 Templeton Heights PAGE 19 REQUEST FOR COMMENTS CITY oFt,oaRo Community Development Shaping Better Community DATE: April 22,2005 TO: Mark Vandomelen,Residential Plans Examiner FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner(x2431) Phone: [5031639-4111/Fax: [5031684-1291 SUBDIVISION[SUB)2005-00006/DEVELOPMENT ADJUSTMENTS[VAR)2005-00011,18,19&20 TEMPLETON HEIGHTS SUBDIVISION REQUEST: The applicant is requesting approval for a seven lot single-family Subdivision of approximately 1 .41 acres. The applicant has also applied for three development Adjustments to reduce the front yards of proposed lots one through three and for one Adjustment to reduce the side yard of proposed lot one. LOCATION: 14200 SW 97th Avenue; WCTM 25111 BA, Tax Lot 107. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. 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: MAY 6, 2005. 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. Written comments provided below: L w/ iO% , .z0% 6(ZAP( R4gvt=-40 C C/2.Apr,�s SAS�rEcr..rc.,,.s , L6rs 44,f-re- cat 4 02 , 'o&t 'R.& %-.07.-g LOT- c/‘ cSF '-c GCP2 cr4_ R .po2'rS t ■•t �SG - c ti - t ,S c L S rci p-4 c r rcvd f foor.' tiG - rl Dec s-Er '64e ) Name & Phone Number of Person Commenting: filA .fc, VA.N1)b1MSLEN -x- REQUEST FOR COMMENTS CITY O TIiGARD Community Development Shaping Better Community DATE: April 22,2005 TO: Brian Roger,Public Works Engineering Manager FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311 Phone: [5031639-4111/Fax: (503)684-1291 SUBDIVISION[SUB)2005-00006/DEVELOPMENT ADJUSTMENTS[VAR)2005-00011,18,19&20 TEMPLETON HEIGHTS SUBDIVISION REQUEST: The applicant is requesting approval for a seven lot single-family Subdivision of approximately 1.41 acres. The applicant has also applied for three development Adjustments to reduce the front yards of proposed lots one through three and for one Adjustment to reduce the side h yard of proposed lot one. LOCATION: 14200 SW 97th WCTM 25111 BA, Tax Lot 107. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. 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: MAY 6, 2005. 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. Written comments provided below: f,nn�., /�/ ( mft'Q-1�/ •Ai P/6, Sys V1.CJ PC a"s -1 Name & Phone Number of Person Commenting: i 11 • •A I ED I TL 5000 y 4 ° I • 5 II O ::�>29i - I I y O y I I I LOT 2 3 ;11111" IT W W n n I ___1 I. I E I 3 I � I TL 8500• I I I I I I I TL 4900 I I 3 1 1 2 3 I 6 7 N z I I I i I r I I I >' LOT 1 3 I I -3 . 9 I I I y W I I II . f— 1 I I Cp in 3 k I TL 8400 �, ' 111111.1111111111111111111111MMIMMIIMISIIIIIII 0111 - 1--a., iii n-;���� I 2 A ss ss ss ss ss .+ 0 3+00 _ i 4+00 TL 1800 to I w ►• _;; ;- w w w w w w w w - ■ Air.111111*- : ! ---'-..-'.--.. - ." ''11.13111MININIMEMEIMENESMIMMEMIllk: .""-: :;.- ...:..:'%.•" 311 TL 11800 TL 12000 tvo,v 1) ( TL 11800 V,c5 TL 1190 v 11 �� 3 I' t cam' OC t4 P il(\? li, dell IS/k 4 4 1\c• 0 \\ ;..6 ---- N WO A10-- VIV-- 144140-1-- )1e r-(s) cpP.‘) s?e,i\i? ..-- f€)(t. 6dF Qbfl PVI STA = 0+67 PVI ELEV = 268.71 A.D. = —2.25 PVI STA = 1+65 K = 22.19 PVI ELEV = 263.07 50.00' VC I A.D. = 2.83 K = 31.77 I L i 90 .00' VC REQUEST FOR COMMENTS CITY OFTIGARD Community Development Shaping Better Community DATE: April 22,2005 TO: Barbara Shields,Long Range Planning Manager � FROM: City of Tigard Planning Division ✓ STAFF CONTACT: Mathew Scheidegger,Associate Planner 1x24311 Phone: [503]639-4111/Fax: [503]684-1291 SUBDIVISION[SUB]2005-00006/DEVELOPMENT ADJUSTMENTS[VAR)2005-00011,18,19&20 TEMPLETON HEIGHTS SUBDIVISION REQUEST: The applicant is requesting approval for a seven lot single-family Subdivision of approximately 1.41 acres. The applicant has also applied for three development Adjustments to reduce the front yards of proposed lots one through three and for one Adjustment to reduce the side yard of proposed lot one. LOCATION: 14200 SW 97th Avenue; WCTM 25111 BA, Tax Lot 107. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to ' accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. 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: MAY 6, 2005. 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. Written comments provided below: Name& Phone Number of Person Commenting: REQUEST FOR COMMENTS 44, Au. L CITY OF IGARD Community(Development Shaping./?(Better Community DATE: April 22,2005 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311 Phone: [5031639-4171/Fax: 15031684-1291 SUBDIVISION[SUM 2005-00006/DEVELOPMENT ADJUSTMENTS(VAR)2005-00017,18,19&20 TEMPLETON HEIGHTS SUBDIVISION REQUEST: The applicant is requesting approval for a seven lot single-family Subdivision of approximately 1.41 acres. The applicant has also applied for three development Adjustments to reduce the front yards of proposed lots one through three and for one Adjustment to reduce the side yard of proposed lot one. LOCATION: 14200 SW 97th Avenue; WCTM 25111 BA, Tax Lot 107. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. 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: MAY 6, 2005. 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. PASE 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. Written comments provided below: Name & Phone Number of Person Commenting: 3 Vv0\r • NOTICE TO MORTGAGEE, LIENHOLDErc,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 CITY OF TIGARD SUBDIVISION Community Devefopment Shaping Better Community DATE OF NOTICE: April 22, 2005 icrA \� \L Q S 3Z S�, � CCzSC S't FILE NUMBERS: SUBDIVISION (SUB) 2005-00006 —T AD USTMENT (AR) 2005-00017 c� o �1 q ADJUSTMENT AR z_2 y 2005-00018 AD UST MEN T 2005-0001 Y - D ,v im ADJUSTMENT F)1/11ARi AR 2005-00020 7 .� � s /' �, FILE NAME: TEMPLETON HEIGHTS SUBDIVISION ' ' I PROPOSAL: The applicant is requesting approval for a seven lot single-family Subdivision of approximately 1.41 acres. The applicant has also applied for three development Adjustments to reduce the front yards of proposed lots one through three and for one Adjustment to reduce the side yard of proposed lot one. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. 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. LOCATION: 14200 SW 97th Avenue; WCTM 25111 BA, Tax Lot 107. 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 �k 1 All comments should be directed to Mathew Scheidegger, Associate 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 Mattsci.tiqard.or.us. 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 JUNE 9, 2005. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: REQUEST FOR COMMENTS CITY OF IGARD Community(Development Shaping Better Community DATE: April 22,2005 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311 Phone: 15031 639-4111/Fax: [5031684-1291 SUBDIVISION[SUB)2005-00005/SENSITIVE LANDS REVIEW[SLR)2005-00002,3 a 4 MCDONALD WOODS SUBDIVISION REQUEST: The applicant is requesting approval for a 16 lot, single-family Subdivision of approximately 3.94 acres and three (3) Sensitive Lands Reviews for steep slopes, wetlands, and drainageways. LOCATION: 9125 and 9265 SW McDonald Street; WCTM 2S102DC, Tax Lots 2300 and 2400. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.775, 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: MAY 6, 2005. 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: ki We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Phone Number of Person Commenting: U �_\O` REQUEST FOR COMMENTS CITY OF TIIG4,N ARD Community(Development Shaping Better Community DATE: April 22,2005 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner(x2431) Phone: (5031639-4111/Fax: 1503)684-1291 SUBDIVISION(SUB)2005-00006/DEVELOPMENT ADJUSTMENTS(VAR)2005-00011,18,19&20 TEMPLETON HEIGHTS SUBDIVISION REQUEST: The applicant is requesting approval for a seven lot single-family Subdivision of approximately 1.41 acres. The applicant has also applied for three development Adjustments to reduce the front yards of proposed lots one through three and for one Adjustment to reduce the side yard of proposed lot one. LOCATION: 14200 SW 97th Avenue; WCTM 2S111 BA, Tax Lot 107. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. 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: MAY 6, 2005. 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. Written comments provided below: Name& Phone Number of Person Commenting: ( Y OF TIGARD REQUEST FOR )MMENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: S C) -Z� FILE NAME: ,ug/,,7/ , , 4 11. CITIZEN INVOLVEMENT TEAMS G CJ 14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ❑Central ['East South EWest L CITY OFFICES /� )(LONG RANGE PLANNING/Barbara Shields,Planning Mgr. _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs.(� POLICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official p.•ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer KPUBLIC WORKS/Matt Stine,Urban Forester _CITY ADMINISTRATION/Cathy Wheatley,City RecorderUBLIC WORKSiBrian Rager.Engineering Manager ✓PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.•)( TUALATIN VALLEY FIRE&RESCUE ♦ 4 TUALATIN VALLEY WATER DISTRICT* _ CLEANWATER SERVICES . Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager 3406 Cherry Avenue NE Melinda Wood(WLUN Form Required) Steven Sparks,Den Svcs Manager 18880 SW Martinazzi Avenue Salem,OR 97303 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 Salem,OR 97301-1279 Beaverton,OR 97076 _ 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 PO Box 23483 Bob Knight,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. _ Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(maps only) _ Mel Huie,Greenspaces Coordinator(CPA/ZOA) 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(Powertines In Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N. First Avenue CITY OF LAKE OSWEGO * Routing TTRC–Attn: Renae Ferrera 3040 25th Street,SE 1 uite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 illsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 Steve Conway(cane al Apps) Lake Oswego,OR 97034 _Gregg Leion(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) _CITY OF PORTLAND (Notdy for Wetlands and Potential Environmental Impacts) _Marah Danielson,Development Review Coordinator Doria Mateja(zcA)Ms,a Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacannns) _Sr.Cartographer(CP,vzca)esru 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor izcaiutirs Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION _STATE HISTORIC Dave Austin(wcccA)"911"ieo..o.et.rowers) Sam Hunaidi,Assistant Distnct Manager (Notify if ODOT R/R-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 5440 SW Westgate Drive,Suite 350 Dave Lanning,Sr Crossing Safety Spemalist (Notify if Property Has HO Overlay) Beaverton, OR 97007-0375 Portland,OR 97221-2414 555-13th Street,NE,Suite 3 1115 Commercial Street, NE Salem,OR 97301-4179 Salem,OR 97301-1012 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe RJR Predecessor) Robert I. Melbo, President&General Manager 110 W. 10th Avenue Albany,OR 97321 —SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONSCOMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C. Cabe,Construction Engineer Debra Palmer(Annexations Only) Randy Bice ,see Map r«Area cozen (If Protect is Within',/,Mile of a Transit Route( 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland, OR 97232 `PORTLAND GENERAL ELECTRICW NATURAL GAS COMPANY —VERIZON k QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer, Engineering Coord. David Bryant,Engineering Florence Mott, Eng. ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue OR 030533/PO Box 1100 8021 SW Capitol Hill Rd, Rm 110 , Wilsonville, OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 I //T TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Marsha Butler,Administrative Offices Jan Youngquist, Demographics Alex Silantiev,s..M.,r«Ar.cwr.cv Diana Carpenter APSE anruN wcow, 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue, Bldg. 12 10831 SW Cascade Avenue Tigard, OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters\Request For Comments Notification List.doc (UPDATED: 3-Feb-05) (Also update:i:\curoln\setuo(abels\annexation utilities and franchises.doc when uodatino this document) MAILING / NOTIFICATION RECORDS AFFIDAVIT OF MAILING CITY OFTIGARD Community(Development Shaping f7(Better Community 1, Patricia G. Guns{ord, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropnate Box(s)Below} © NOTICE OF DECISION FOR: SUB2005-00006/VAR2005-00017, 18, 19 & 20 — TEMPLETON HEIGHTS SUBDIVISION AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit'1", 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 lune 28,2005, and deposited in the United States Mail on lune 28,2005, postage prepaid. Ail/�. (Person that Pr-._re. otice STATE. OT OREGON ) County of`Washington )ss. City of ward ) Subscribed and sworn/affirmed before me on the (9e day of 0/(L-1 , 2005. 732,11:. Or{ {AL SEAL I - SL' '1GS3 ' _h PUBLIC-OREGON '^ COMM MON NiO.375152 cr,_ Cy�)/" MY COMh;:310N EXPIRES r►EC 1,2�^li NOTARY PUBLIC OF OR GO _ My Commission Expires: /42 '/ -"07 EXHIBIT A NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2005-00006 CITY OF TIGARD Community(Development TEMPLETON HEIGHTS SUBDIVISION ShapingA(Better Community 120 DAYS = 8/19/2005 SECTION I. APPLICATION SUMMARY FILE NAME: TEMPLETON HEIGHTS SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2005-00006 Adjustment (VAR) VAR2005-00017 Adjustment (VAR) VAR2005-00018 Adjustment (VAR) VAR2005-00019 Adjustment (VAR) VAR2005-00020 REQUEST: The applicant is requesting approval for a seven unit single-family subdivision. The applicant has also applied for three development adjustments to reduce the front yards of proposed lots one through three and an adjustment to reduce the side yard of proposed lot one (setback adjustments do not include garages). APPLICANT/ OWNER: MBM Development Corp., LLC Attn: Benny Banyard P.O. Box 120 Newberg, OR 97132 COMPREHENSIVE PLAN DESIGNATION: R-4.5; Single-Family, Low-Density Residential. ZONE: R-4.5: Low Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single- family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 14200 SW 97th Avenue; WCTM 25111 BA, Tax Lot 00107. 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. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 1. Acknowledge in writing that the applicant understands the Environmental Performance Standards of Section 8.725 of the Tigard Development Code shall be maintained and any violation of these standards will constitute a violation of the Tigard Development Code. 2. Provide a landscaping plan that indicates the type of tree to be used as street trees. The required street tree plan must be reviewed and approved by the City's Arborist. 3. Submit and implement a re-vegetation plan that addresses the criteria of 18.745.060.B and C (Re-vegetation) 4. Revise the tree plan (removal/mitigation) to include all trees impacted by the proposed development. The tree plan must show the caliper inches of all trees six inches or greater. The applicant is also required to submit a revised arborist report that reflects all of the trees on the tree plan. 5. Prior to commencing site work, the applicant shall submit a letter of credit, or cash assurance 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 assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the assurance, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. 6. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. 7. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall 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. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 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.ci.tigard.or.us). NOTICE OF DECISION PAGE 2 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION 9. 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. 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. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 11. 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. 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 Mountain View Lane. The improvements adjacent to this site shall include: A. City standard pavement section for a Local "skinny" street from curb to curb equal to 24 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 footplanter 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 Mountain View Lane in a safe manner, as approved by the Engineering Department. M. concrete curb on the south side of the ROW. 13. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW 97th Avenue as a part of this project: A. 5-foot concrete sidewalk; B. street trees in the planter strip spaced per TDC requirements; C. streetlight layout by applicant's engineer, to be approved by City Engineer; and D. driveway apron (if applicable). 14. A profile of Mountain View Lane shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 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 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION 16. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. The calculations shall include justification for treatment of street impervious surface area in-lieu of treating the runoff from the new development. 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." 18. 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. 19. If more than one acre is disturbed due to construction of this development, the applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Crean Water Act. 20. The applicant's engineer shall provide preliminary sight distance certification for the intersections of 97th Avenue/Mountain View Lane and the shared driveway/Mountain View Lane. A list of improvements required to meet the standard shall be included with this submittal prior to issuance of the PFI permit. 21. The applicant's construction plans shall show No Parking This Side of Street" signs along the north side of Mountain View Lane and a portion of the south side, near the intersection. 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: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 22. Place a note on the final plat that no structures, fences, retaining walls or vegetation over three feet will be placed in the visual clearance triangles. 23. Prior to final plat approval, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 24. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). NOTICE OF DECISION PAGE 4 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION 25. 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. 26. Prior to final plat approval, the applicant shall pay $291 to the City for the of bike lane markings along the frontage of 97th Avenue. 27. The applicant shall cause a statement to be place on the final plat to indicate who will own and maintain the private detention facility. 28. 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. 29. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORBS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for 97t Avenue and Mountain View Lane shall be made on the final prat. 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). 30. Prior to final plat approval, the applicant's engineer shall provide final sight distance certification for the intersections at 97th Avenue/Mountain View Lane and shared driveway/Mountain View Lane. 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: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 31. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 32. 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. NOTICE OF DECISION PAGE 5 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION • 33. 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, location of tree protection fencing, and a signature of approval from the project arborist regarding the p lacement and construction techniques to be employed in building the house. All proposed fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 34. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 35. 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. 36. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 37. Prior to issuance of building ermits, 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-bunts 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). 38. The applicant shall either place the existing overhead utility lines along SW 97th 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 $ 4740.75 and it shall be paid prior to issuance of building permits. 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. NOTICE OF DECISION PAGE 6 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION 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: copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. NOTICE OF DECISION PAGE 7 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION - 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. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records and found no other land-use cases associated with the subject parcel. Site Information and Proposal Description: The applicant is requesting approval for a seven unit single-family subdivision. The applicant has also applied for three development adjustments to reduce the front yards of proposed lots one through three and an adjustment to reduce the side yard of proposed lot one. Vicinity Information: The subject site is located on the east side of SW 97th Avenue just south of SW McDonald Street. The zoning of the subject site and surrounding parcels is R-4.5 Low Density Residential. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The City sent notice to property owners within 500 feet of the subject proposal. No comments were received. NOTICE OF DECISION PAGE 8 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 B. A• •licable Develo•ment Code Sections . I •esi.en la zoning .is no s 18.705 Access, Egress and Circulation) 18.715 Density) 18.725 Environmental Performance Standards) 18.730 Exceptions to Development Standards) 18.745 Landscaping and screening) 18.765 Off-street parking and loading requirements) 18.780 Signs) 18.790 Tree removal) 18.795 Vision clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact Study) SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. SUBDIVISION GENERAL PROVISIONS (18.430): Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. No large lots are created with the proposed subdivision. Lot five is the largest lot in the subdivision at 10,382 square feet and is not large enough to be subdivided under the 7,500 square foot minimum lot size for the zone. Therefore, this standard is met. Lot Averaging. Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The applicant has proposed to use the lot averaging option. The average of all lots is 7,500 square feet. The smallest lot (lot #4) is 6,251 square feet, which exceeds 80% of the 7,500 square foot minimum lot size. This standard is met. 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 sales office; however, if one is later requested, it will be reviewed through a separate temporary use permit process. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. Due to the topography of the site, storm water is anticipated to leave the site and not cause flooding. Storm drainage facilities will be reviewed by Clean Water Services and also by the City for conformance with design and construction standards and is addressed later in this decision under Engineering's analysis. NOTICE OF DECISION PAGE 9 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100-year floodplain outside the zero-foot rise floodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The site is not within or adjacent to the 100-year floodplain. This standard is not applicable. Need for adequate utilities. All subdivision proposals shall have ublic utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. The subject site has a north/south slope with a water quality tract at th? southeast portion of the project. Utilities will be provided from the proposed extension of SW 97 " Avenue. As mentioned above, the site is not near any 100-year floodplain. Therefore, this standard has been satisfied. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage. The proposed development application includes a preliminary utilities plan and drainage report. According to Kim McMillan, engineer with the City of Tigard, these documents provide for adequate drainage through a storm water collection system to reduce exposure to flood damage. 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). Base flood elevation data is not required for the proposed subdivision. The proposed site is approximately 1.42 acres. According to the standard, developments less than five acres are exempt from this criterion and floodplain maps indicate clearly that the subdivision is not near the floodplain. Therefore, this standard does not apply Approval Criteria — Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided documentation that the proposed plat name is not duplicative. Therefore, this standard has been satisfied. The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Streets and roads are discussed in greater detail under Tigard Development Code (TDC) Chapter 18.705, Access, Egress and Circulation) and Chapter 18.810 (Street and Utility Improvement Standards). An explanation has been provided for all common improvements. NOTICE OF DECISION PAGE 10 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION The applicant's narrative provides the necessary explanation for all common improvements. Therefore, this standard has been satisfied. Section 18.430.060A. authorizes the granting of adjustments for subdivisions in accordance with 18.430.050, provided that the application shall be made with a preliminary plat application with the criteria for granting such adjustments are contained in Section 18.370.020 C1. The applicant has applied for adjustments to front and side yard setbacks of individual lots, which are addressed below under 18.370 (Variances and Adjustments). Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the subdivision standards have been satisfied. B. APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Variances and Adjustments (18.370) The applicant has requested adjustments to the side and front yard setbacks for proposed lot #1. Furthermore, the applicant has requested adjustments for front yard setbacks on lot #2 and #3 as shown on the preliminary plat. The reasoning for the requested adjustments is in order to save large mature trees. A demonstration that the adjustment requested is the least required to achieve the desired effect; The desired effect is to save large existing mature trees toward the rear of the proposed lots. The requested adjustments are limited in the regard to the percentage that a setback is allowed to be reduced. Therefore, the requested adjustments are the least required. The adjustment will result in the preservation of trees, if trees are present in the development area; The requested adjustments to reduce the street side yard setback for lot one, from 15 feet to 12 feet and reduce the front yard setback from 20 feet to 16 feet for lots one through three will allow the preservation of approximately six to seven trees at the rear portion of the proposed parcels. Therefore, this standard has been satisfied. The adjustment will not impede adequate emergency access to the site; The applicant provided a letter from Eric McMullen dated February 4th 2005 that confirms adequate access to the proposed parcels. Therefore, this criterion has been satisfied. There is not a reasonable alternative to the adjustment which achieves the desired effect. The desired effect is the preservation of existing trees. The requested adjustment is the least needed to achieve the preservation of the trees. There are no reasonable alternatives in order to save the subject trees. FINDING: Based on the analysis above, the adjustment criteria have been satisfied. Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. Uses The site is located in the R-4.5: Low-Density residential zoning district. The proposed household living is a permitted use in the R-4.5 zone. Minimum and Maximum Densities Density is addressed later in this decision under 18.715 (Density Computation). NOTICE OF DECISION PAGE 11 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION . The R-7 zoning district has the following dimensional requirements: STANDARD R-4.5 Minimum Lot Size Detached unit 7,500 sq. ft. Duplexes 10,000 sq.ft. - Average Minimum Lot Width Detached unit lots 50 ft. Duplex lots 90 ft. Maximum Lot Coverage - Minimum Setbacks Front yard 20 ft. Side facing street on corner & through lots 115 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district Distance between property line and front of garage 20 ft. Maximum Height • 30 ft. Minimum Landscape Requirement - [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. The proposed lots range in size from 6,251 square feet to 10,772 square feet. However, the average lot size for the overall subdivision is 7,500 square feet. All lots meet the minimum lot width requirements, based on the dimensions provided on the plan. The applicant will be required to comply with the approved setbacks according to the adjustment section above, and building height requirements during the building permit review process for the homes on individual lots. All lots within this subdivision are for single-family units. Therefore, this section is satisfied. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access, Egress and Circulation (18.705) Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. Access and egress to each lot created by the proposed subdivision would be directly onto SW Mountain View Lane, and the proposed private street, which accesses lots #4 and #5. Actual driveway widths to the homes will be reviewed during the building permit phase of the development. This standard has been satisfied. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. NOTICE OF DECISION PAGE 12 OF 30 SUB2005-00006—TEMPLETON HEIGHTS SUBDIVISION Joint access has not been proposed. Each lot will have its own access onto the proposed streets. Therefore, this standard does not apply. 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. All lots will have access to SW Mountain View Lane and the proposed private street. Therefore, this standard has been satisfied. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in this decision. 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 detached single-family development, this standard does not apply. 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 providing access to a public street (SW Mountain View Lane). 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. With regard to streets and street intersections, these issues are addressed under TDC Chapter 18.810 (Street and Utility Improvement Standards). This criterion has been satisfied. NOTICE OF DECISION PAGE 13 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. The roposed single-family lots will �Iave access via a proposed public street (SW Mountain View Lane) which will connect to SW 97t Avenue which is a neighborhood lane that connects to SW McDonald Street, a Collector. Therefore, no single-family lot will have direct access to a major collector or arterial. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. This criterion does not apply to the proposed single-family dwellings. Access Management(Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant did not provide sight distance certification for the intersection of 97th Avenue/Mountain View Lane and the shared access/Mountain View Lane. The applicant's engineer shall provide preliminary sight distance certification prior to issuance of the PFI Permit. Final sight distance certification is required prior to issuance of building permits. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. This development is not located adjacent to a collector or arterial street. 97th Avenue is classified as a Neighborhood Route and Mountain View Lane is a local street. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. This standard does not apply to this development, as both streets are classified as local streets. 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; The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section. 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 Boor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. NOTICE OF DECISION PAGE 14 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; Individual driveways will be reviewed at time of building permit. Therefore, this standard is satisfied. Section 18.705.030.H.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. No access is greater than 150 feet in length. The proposed private street accessing lots #4 and #5 is approximately 96 feet in length. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have been met. Density Computations and Limitations: Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site is based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way,land for private streets from the total site area. Of the total site area (61,934 square feet), 9,428 square feet will be dedicated to public and private street right-of-ways and 7,500 square feet for the existing house on proposed parcel #4. The result of the subtracted square footage results in a net developable area of 52,506 square feet. Therefore, the maximum number of units permitted on this site based on 7,500 square foot lots is six and the minimum number of lots is four. The applicant's proposal is to create six lots for single-family detached homes, which meets the density requirements of the R-4.5 zone. The applicant will be required to remove the existing homes prior to the recording of the final plat. FINDING: Based on the analysis above, the Density Standards have been satisfied. Environmental performance standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is lipermitted in any given zoning district which is discernible without instruments at the property ne of the use concerned. NOTICE OF DECISION PAGE 15 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION - 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-4.5 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: Based on the analysis above, the Environmental Performance Standards have not been met. If the Applicant complies with the condition below, the standards will be met. CONDITION: Acknowledge in writing that the applicant understands the Environmental Performance Standards of Section 18.725 of the Tigard Development Code shall be maintained and any violation of these standards will constitute a violation of the Tigard Development Code. Landscaping and Screening (18.745): Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and the plants to be saved shall be noted on the landscape plans (e.g. areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). According to the applicant, the site's existing vegetation consists mainly of trees. The arborist report dictates specific protection measures to ensure protection of trees proposed for retention. Tree protection is discussed in greater detail later in this decision under 18.790 (Tree Removal). Therefore, this standard is satisfied. Section 18.745.040.0 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. This section also contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant has provided a street tree plan; however, the applicant has not indicated what type of tree is being used. Therefore, the applicant is required to provide a landscaping plan that indicates the type of tree to be used. The required street tree plan must be reviewed and approved by the City's Arborist. Section 18.745.050 contains the provisions and requirements for buffering and screening. NOTICE OF DECISION PAGE 16 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION • The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is adjacent to existing detached single-family uses. 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 not addressed the provisions of re-vegetation. Therefore, the applicant is required to submit a re-vegetation plan that addresses the criteria of 18.745.060.B and C (Re-vegetation). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. If the Applicant complies with the conditions below, the standards will be met. CONDITIONS: • Provide a landscaping plan that indicates the type of tree to be used as street trees. The required street tree plan must be reviewed and approved by the City's Arborist. • Submit and implement a re-vegetation plan that addresses the criteria of 18.745.060.B and C (Re-vegetation) Off-Street Parking and Loading Requirements 518.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, the Off-Street Parking and Loading requirements have been satisfied. Signs (18.780 Chapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To ensure compliance and enforcement of sign violations, a sign compliance agreement will be required. CONDITION: Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal (18.790): Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. NOTICE OF DECISION PAGE 17 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION • Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted an arborist report and tree removal/mitigation plan. However, the tree removal plan does not reflect the arborist's report. The removal plan does not indicate all trees six inches and greater. In addition, there are trees within the SW Mountain View right-of-way that are not included in the arborist report, on the tree plan or in the mitigation calculation. Applicants are responsible for all trees that are affected by proposed development. Therefore, the applicant is required to revise the tree plan (removal/mitigation) to include all trees impacted by the proposed development. The tree plan must show the caliper inches of all trees six inches or greater. The applicant is also required to submit a revised arborist report that reflects all of the trees on the tree plan. FINDING: Based on the analysis above, and comments provided by the City's Arborist under Section VII (Other Staff Comments) the Tree Removal standards can be met, provided the applicant complies with the conditions listed below: CONDITIONS: • Revise the tree plan (removal/mitigation) to include all trees impacted by the proposed development. The tree plan must show the caliper inches of all trees six inches or greater. The applicant is also required to submit a revised arborist report that reflects all of the trees on the tree plan. • Prior to commencing site work, the applicant shall submit a letter of credit cash assurance 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 assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 ) will be credited against the assurance, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. NOTICE OF DECISION PAGE 18 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION • 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. • Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. • Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall 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. • Prior to final plat approval, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. • 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, 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 house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. 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 indicated the vision clearance areas on the footprint plan. The applicant will be required to place a note on the final plat that no structures, fences, retaining walls or vegetation over three feet will be placed in the visual clearance triangles. FINDING: Based on the analysis above, the vision clearance standards have not been met. If the applicant complies with the condition below, the standard will be met. CONDITION: Place a note on the final plat that no structures, fences, retaining walls or vegetation over three feet will be placed in the visual clearance triangles. NOTICE OF DECISION PAGE 19 OF 30 SUB2005-00006-TEMPLETON HEIGHTS 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 58 foot right-of-way width and 36-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 97th Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 29 feet from centerline. SW 97th Avenue is currently substantially improved. In order to mitigate the impact from this development, the applicant should construct 5 foot sidewalks. The applicant has requested they be allowed to construct the sidewalk curb tight along the 97t Avenue frontage. They have noted that the other sidewalks along 97 h Avenue are curb tight. Staff concurs with this request. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Local Street to have a 54 foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Mountain View Lane, which is classified as a Local Street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW, according to the most recent tax assessor's map. The applicant has requested they be allowed to construct a `skinny" street for less than 500 vpd, which requires a 46 foot total ROW width. A traffic report prepared by CTS Engineers, dated 6-22-04, has been submitted. The traffic engineer has indicated that this development will generate 77 daily trips, including the existing home. The engineer expects that by 2015 there will be 171 vpd, which includes trips from surrounding development. The report also includes a Traffic Flow Plan. The proposed development meets the criterion for a "skinny" street, therefore staff agrees that the smaller street section can be constructed. SW Mountain View Lane is currently partially improved. In order to mitigate the impact from this development, the applicant has proposed construction of the half street improvements on the north side along their frontage, a full 24 foot paved section and the curb along the south side. The north side shall include a 5 foot planter strip and 5 foot sidewalk, which is reflected on the applicant's plans. 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. NOTICE OF DECISION PAGE 20 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION The construction of Mountain yiew Lane along this frontage will complete the extension of a street connection between 931d and 97 h Avenues, thereby meeting this criterion. 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. This development will complete the extension of Mountain View Lane from 93rd Avenue to 97th Avenue. There are no other opportunities for connections due to existing development. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plans indicate that the grades on Mountain View Lane will vary between approximately 3 — 6%, thereby meeting this criterion. 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. The applicant is proposing to finish the block of SW 97th, McDonald, 93rd, and Mountain View by constructing the remaining portion of SW Mountain View Lane. The length of the proposed block is approximately 3,000 feet. However, the applicant is limited in street design due to pre-existing development to the north and east. Based on the standard above, the applicant is not bound by block length when pre-existing development precludes street locations. Therefore, this standard does not apply. 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. Full street connections are possible as mentioned in the previous standard. Therefore, no bicycle or pedestrian connections are required. NOTICE OF DECISION PAGE 21 OF 30 SUB2005-00006—TEMPLETON HEIGHTS SUBDIVISION Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The minimum lot size of the R-4.5 zoning district is 7,500 square feet. Based on the standard above, none of the proposed parcels can be more than 2.5 times the average lot width unless they are less than 1 .5 times the minimum lot size (11,250 square feet). None of the 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. Proposed parcel #4 and #5 have the least amount of frontage of any of the proposed lots (25 feet). This standard has been satisfied. 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 sidewalks with planter strip along their Mountain, View Lane frontage. Their narrative indicates they will construct curt-tight sidewalk along their 97" Avenue frontage, which matches the other sidewalks along 97 Avenue. This meets this requirement. 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. There are existing public sewer lines located in 97th Avenue, Mountain View Lane and along the east property line. All lots currently have laterals provided, with the exception of Lot 2, which will have a new lateral constructed with 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. NOTICE OF DECISION PAGE 22 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans show on-site detention will be provided in an underground, oversized pipe. This will be a private detention facility and the applicant must make provision on the final plat for the ownership and maintenance of the detention facility. The runoff will then be released to a public storm sewer stub at the north property line. This proposed system meets this criterion. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. 97th Avenue is classified as a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The cost of bike lanes along the project frontage should be borne by the applicant. The bike lane striping is in place, but the other markings have not been installed. The City Engineer will determine at construction plan review time as to whether or not to delay installing the other markings. If delayed, the applicant shall provide funds to the City for installing the markings. If funds are collected, the amount of the striping would be as follows: ♦ 4 Mono-directional reflective markers @ $4.00/ea $ 16.00 ♦ 1 Bike lane legends @ $175/ea $175.00 ♦ 1 Directional mini-arrows @ $100/ea $100.00 $291.00 Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: ♦ The developer shall make all necessary arrangements with the serving utility to provide the underground services; ♦ The City reserves the right to approve location of all surface mounted facilities; NOTICE OF DECISION PAGE 23 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION ♦ 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 97th 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 135.45 lineal feet; therefore the fee would be $4,740.75. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A Traffic report was prepared by CTS Engineers, dated 6-22-04. The report provided data to support a "skinny" street option for Mountain View Lane. According to this report, Mountain View Lane will meet all the criteria for the "skinny" street. In addition, the intersection of 97 h Avenue and Mountain View Lane will operate at acceptable LOS A or better during both peak hour periods when considering total future traffic. A requirement of the "skinny" street option is providing signage for "No Parking" on one side of the street and within 30 feet of the intersection. The applicant's engineer has provided a signage plan showing the location of"No Parking" signs that meet this criterion. Public Water System: The City of Tigard provides service in this area. The applicant's plans indicate they will extend the public water line in Mountain View Lane, install a new fire hydrant and provide separate water meters for each lot. Storm Water Quality: he 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 engineer has proposed using a Stormwater Management catch basin filter for water quality treatment. This is an allowable treatment method, but the engineer shall provide additional calculations to show how the impervious areas from the home lots are equivalent to the street area. NOTICE OF DECISION PAGE 24 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION • Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is 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. An NPDES 1200-C permit is required if one or more acres of land is disturbed due to construction. 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 plaf shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: ♦ GPS tie networked to the City's GPS survey. ♦ By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). D. - IMPACT STUDY Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on 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. NOTICE OF DECISION PAGE 25 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION • Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt 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. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for a detached, single-family dwelling is $2,690. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for these streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal streets. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately $18,830 ($2,690 x 7 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $58,844($18, 830 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $18,830, the unmitigated impact can b valued at $40,014. Given that estimated cost of dedication and street improvements for SW 97t Avenue and SW Mountain View Lane is $135,409 the value of these improvements is greater than the value of the unmitigated impacts. However, the applicant has proposed to complete the necessary improvements. The project cannot be approved unless the project complies with street improvements. SECTION VII. OTHER STAFF COMMENTS City of Tigard Long Range Planning Division has reviewed the proposal and has no objections to it. City of Tigard Building Division has reviewed the proposal and has offered the following comments: Lots from 10% to 20% grade require grading inspections. Lots 20% or more slope require geotech reports for the dig-out, soil compaction, footings and slope set backs. City of Tigard Public Works Department has reviewed the proposal and has offered comments which are located in the land-use file. City of Tigard Police Department has reviewed the proposal and has no objections to it. City of Tigard's City Forester has reviewed the proposal and has offered the following comments: LANDSCAPING AND SCREENING 18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows: All landscaping shall be installed according to accepted planting procedures. 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 Landscaping shall be installed in accordance with the provisions of this title. 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 tke 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. NOTICE OF DECISION PAGE 26 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION In order to develop tree species diversity onsite it is recommended that the following guidelines 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. 18.745.030.E, Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). See comments under "Tree Removal". 18.745.030.G, Conditions of Approval of Existing Vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. See recommended conditions of approval at the end of this memorandum 18.745.040, Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. In order to develop tree species diversity onsite it is recommended that the following guidelines 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. TREE REMOVAL 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; NOTICE OF DECISION PAGE 27 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION . 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.0600; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. As required, the applicant submitted a tree plan that was conducted by Stephen Peacock, of Peacock Tree Preservation LLC. The plan contains all four of the required components of a tree plan, and, is therefore, acceptable. I suggest planting native species of trees as street trees such as bigleaf maple, cascara or Oregon white oak. Properly sized oaks can be found at River Oak Farm & Nursery. Call Diane at 503-357- 2745. Below are my suggestions for the applicant to follow for tree protection guidelines: Prior to construction, a Tree Protection Plan shall be included with the proposed construction drawings conforming to the International Society of Arboriculture (ISA) guidelines for review and approval by the City Forester. All tree protection devices, along with their details and specifications, shall be shown on the Tree Protection Plan. This plan shall also include the building footprints shown in relation to the trees being preserved. Any tree that will not be removed onsite that is within the limits of disturbance of this project must be protected. 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. Prior to construction, the applicant shall submit a detailed construction schedule to the City Forester with notations as to when tree protection devices will be either installed or removed throughout construction of the project. A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. All tree protection devices shall be: • Visible. • Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. • Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. • Inspected and approved in the field by the project arborist and City Forester prior to clearing, grading, or the beginning of construction. NOTICE OF DECISION PAGE 28 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION • Remain in place and maintained until all construction is completed and a final inspection is conducted. To determine the size of the tree protection zone (TPZ) the project arborist should follow the guidelines listed below: For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 1/2 feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. For groups of trees the tree protection zone must be outside of the drip line of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the drip line method, whichever is greater. Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Development: A Technical Guide to Preservation of Trees During Land Development" by Nelda Matheny and James R. Clark. The project arborist may propose an alternate method for the establishment of the TPZ, provided the effort is coordinated with the City Forester. If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the project arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, the project arborist and City Forester shall determine the method by which entry can occur, along with any additional tree protection measures. Prior to issuance of building permits, the Project Arborist shall 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. SECTION VIII. AGENCY COMMENTS 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 JUNE 28, 2005 AND EFFECTIVE ON JULY 14, 2005 UNLESS AN APPEAL IS FILED. AAp e�al: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF DECISION PAGE 29 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 13, 2005. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171.Al lir June 28, 2005 PREPAR; D : athe ctidegger DATE Associate Planner June 28, 2005 APPROVED BY: Richard Bewer o DATE Planning Manager is lcurpinkmathew l sub\sub2005-00006(Templeton Heights)1sub2005-00006.decision.doc NOTICE OF DECISION PAGE 30 OF 30 SUB2005-00006-TEMPLETON HEIGHTS SUBDIVISION Q WI CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM ST . mammy MAP I +itit VIEW CT SUB2005-00006 VAR2005-00017 VAR2005-00018 McDONALD ST 11111111 r ilio r— , ' VAR2005-00019 VAR2005-00020 _ .. SEMI , TEMPLETON HEIGHTS JANZEN ;OSE ST J .t._ ELROSE CT SUBDIVISION In MIMI xi N �\ •'S FERR l \ ■ SW MOUNT �.,,. l' ill �VjEWLN 4.17..` ' #41 Abe -e; 1 "pi w 3 dr..i I — iiiimieFic „VIEW TERR ■ V �, T /� ERR • .ya;�r. I-, N I EZ T Mil 0 100 200 300 400 Feet ■ 1”-313 feet A LI: 1 t I1 City of Tigard PEMBROOKST Information on this map is for general location only and i 1 should be verified v,th the Development Services Division. 1 13125 SW Hall Blvd mTigard OR 97223 ` "I I (503)639-4171 http:lhvww.ci.tigard.or.us Community Development Plot date:Apr 22,2005;C:fmagic\MAGIC03.APR 1 1.01 . 1011 , __.__ J . ------------ �--- I ---EAR osE sr - - I .,) 1 cons I i I 11400 — 7A urrs I i I rr A7rACt r rI TRACT'A' J n s• T tor:, for• tors I •• I /or• for i 1 I I `t -�1'5 n 11300 * r-11200 moo —1 I I.5000 I I I 5 0 1 I I ,Lr17 u. 0 I _J J . LOT! 1 7frS7fl Wil _ s pei �' MC I i 1111 11 i 1I ?i i av ' 1 W ,, 117,7 i l� - Lor, S • : I UP v. I; LW V. I i I L7N U. ; 1,31 ur it , tow IF ' SW MOUNTAIN NEW FL!A00 III ON .,.17'7.7�.�g7.,..7p...C.B. 7y(�7�y�@{7R___ ....w�•�� va-- SW MOUNTAIN VIEW LN it,oil r....t.-41 -- 1 n,.eloo n+,aoo n 12000 n„a,0 _ _____ . I fi !1 1 I Andi CITY OF TIGARD T CITY OF TIGARD SUB2005-00006/VAR2005-00017/VAR2005-000181 sE PLAN N VAR2005-0001 9/VAR2005-00020 (Map is not to scale) TEMPLETON HEIGHTS SUBDIVISION MBM, Development Corp., LLC EXHIBIT.3 Attn: Benny Banyard SUB2005-00006 PO Box 120 TEMPLETON HEIGHTS SUBDIVISION Newberg, OR 97132 Rod Kerkering 9532 SW Elrose Street Tigard, OR 97224 AFFIDAVIT OF MAILING CI OFTIGARD Community Development Shaping if Better Community I, Patricia L. Lun ford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: SUB2005-00006/VAR200S-00017, 18, 19 & 20 — TEMPLETON HEIGHTS SUBDIVISION ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked EXhlhlt"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 EXhlhlt"B", and by reference made a part hereof, on lune 28,2005, and deposited in the United States Mail on lune 28,2005, postage prepaid. (Person thatPrepared N• ice STATE OAF OREGON- ) County of Washington )ss. City of igard ) Subscribed and sworn/affirmed before me on the r' day of ,k c �t , 2005. i.,Fn,,- OFFICIAL SEAL • SUE 7CS3 NV?/... PUBLIC-OREGON COMM;C ION NO.375152 MYOOMM;.310N EXPIRES nFC 1a 2C7' y 1 t 1 �� ��'��' NOTARYYP Ll�DF MENU My Conn' Expires: /oZ. EXHIBILA NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2005-00006 L CITY OF TIOARD Community(Development TEMPLETON HEIGHTS SUBDIVISION Shaping A Better Community 120 DAYS = 8/19/2005 SECTION I. APPLICATION SUMMARY FILE NAME: TEMPLETON HEIGHTS SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2005-00006 Adjustment (VAR) VAR2005-00017 Adjustment (VAR) VAR2005-00018 Adjustment (VAR) VAR2005-00019 Adjustment (VAR) VAR2005-00020 REQUEST: The applicant is requesting approval for a seven unit single-family subdivision. The applicant has also applied for three development adjustments to reduce the front yards of proposed lots one through three and an adjustment to reduce the side yard of proposed lot one (setback adjustments do not include garages). APPLICANT/ OWNER: MBM Development Corp., LLC Attn: Benny Banyard P.O. Box 120 Newberg, OR 97132 COMPREHENSIVE PLAN DESIGNATION: R-4.5; Single-Family, Low-Density Residential. ZONE: R-4.5: Low Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single- family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 14200 SW 97th Avenue; WCTM 2S111 BA, Tax Lot 00107. 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. 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 (25c) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JUNE 28, 2005 AND EFFECTIVE ON JULY 14, 2005 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confii the specific issues identified in the written comments submitted by the parties during the comment F Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any during the appeal hearing, subject to any additional rules of procedure that may be adopted from time t1 by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 13, 2005. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. 'III WO .-w VICINITY MAP in III - SUB2005-00406 . In AM. VAR2005-000 1 7 VAR2005-000 1 8 Ii : tIII ilir! I VAR2005-00020 ANZEN . E Wei� TEMPLETON HEIGHTS •� I�di =,:!1!!uc. C7 SUBDIVISION r 1rE■ 21. *Ai/__ .9 ii ,■ s VIEW TERR III I -R 1....... im PPM An -� N• �11� 1711 ■.0 . .. Me NO KO Rol NO I iII f r-- J i - .. ..., _n______li_._r_t______,Eio .n..___ __i , , _ ---____-_,,- _ , i , , , - ,,,, 1 ._.J I 1 —J ,1 �>�Nf +.,. 1 �.. . Lii i i,... : _ L___4- L '"" !_ -W11 T ..� =1 .0: _ ,.._,_ - ..- SW MOUNTAIN VIEW LN It IIIIM It IAN It IMO i '1 i CITY OF TIGARD t SUB2005-00006/VAR2005-000I7/VAR2005-00018/ >latR PLAN N VAR200S-00019/VAR2005-00020 (map Is not tosulk) TEMPLETON HEIGHTS SUBDIVISION 2 111 BA-106 0 2S111 BA-04000 EXHIBIT /3 19 02 ARTITION PLAT BRACK RICHARD J AND DORENE OW OF LOTS 1 &2 14100 SW 98TH , 00000 TIGARD,OR 97224 111BA-12$S. 111BA-08800 20s -048 'ARTITION PLAT BR YNN ODS OWNERS OF OWN:•S OF LOTS 2-3 LOTS , e4000 000 2S111BA-11300 2S111BA-08500 ADAMY NICHOLAS E& BURKE PATRICK M& JENNIFER K BURKE AGATHA L 9540 SW ELROSE ST 9445 SW MOUNTAIN VIEW LN TIGARD, OR 97223 TIGARD,OR 97224 2S111BA-05900 2S111AB-08700 AGNEW THEODORE J JR CARLSON ALBERT L 14135 SW 97TH PL 14415 SW 94TH CT PORTLAND, OR 97224 TIGARD,OR 97224 2S111BA-06800 2S111BA-08400 BEDARD ROBERT P&CAROLYN J CARLSON MICHAEL PAUL 9541 SW INEZ ST 9455 SW MOUNTAIN VIEW LN TIGARD,OR 97224 PORTLAND,OR 97224 2S111BA-04901 25111 BA-00304 BICKER STEPHEN CARLSON SCOTT A/JANICE E 14235 SW 97TH AVE 9747 SW ELROSE ST TIGARD, OR 97224 TIGARD,OR 97223 2S111 BA-04900 2S111BA-10700 BICKER STEPHEN G&MARGARET J CARTER JAMES FREDERICK& 14235 SW 97TH AVE CARTER KATHALEE ANN TIGARD, OR 97224 9675 SW ELROSE ST TIGARD,OR 97224 2S111BA-11800 2S111BA-05600 BINGHAM WAYNE &DORIS CLARKE ANDREW W&STEPHANIE J 14320 SW BARLOW CT 14150 SW 97TH PL BEAVERTON,OR 97008 TIGARD,OR 97224 2S111 BA-11900 2S111BA-08700 BINGHAM WAYNE W& DORIS COURTNEY RONALD B&VICKI 14320 SW BARLOW CT 9450 SW ELROSE ST BEAVERTON, OR 97008 TIGARD,OR 97224 2S111BA-05700 2S111 BA-03600 BOYCE RANSOM K&MYRNA P DICKSON LINDA E 14155 SW 97TH PL 14180 SW 98TH CT TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-03800 2S111BA-11600 DOERR LESLIE B GASTON RICHARD&MICHELLE DOERR JANET N 9515 SW ELROSE ST 14140 SW 98TH CT TIGARD,OR 97224 TIGARD, OR 97224 2S111BA-01800 2 111BA-09000 EVANS JAMES WARD&JOYCE I GA N HARD&MICHELLE 14285 SW 97TH 9515 LROSE ST TIGARD, OR 97224 ARD,OR 7224 2S111BA-11500 2S111AB-02900 FEKETE STEPHEN&GEORGINE GOODHOUSE JOHN JAY 9453 SW ELROSE ST 9345 SW MOUNTAIN VIEW LN TIGARD, OR 97224 TIGARD,OR 97224 2 111BA-00109 2S111BA-04100 FE .TE S ' PHEN&GEORGINE GORHAM KAYCE R 9453 -.• LROSE ST 14060 SW 98TH AVE T ARD,O' •7224 TIGARD,OR 97224 2S111AB-08600 2S111BA-11400 FERGUSON DONALD W GRAHAM RODRIGO D& JULIE A ANDERSON JODIE E 14425 SW 94TH CT 9678 SW ELROSE ST TIGARD, OR 97223 TIGARD,OR 97224 2S 102C D-02500 2S1 1 1 BA-03700 FLETCHER PAUL M BETTY J GRAY DEBBIE ANN 9555 SW MCDONALD RD 14160 SW 98TH CT TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-10400 2S111BA-10000 FOX THOMAS J GREENWOOD EDWARD C&KIMBERLY A 1 DOLORES AVE 9459 SW BROOKLYN LN WALTHAM, MA 02452 TIGARD,OR 97224 2S111BA-01500 2S111BA-01901 FREDERICK SCOTT G&KATHLEEN R GREER EVERETT W 9755 SW INEZ PHYLLIS M TIGARD,OR 97223 9845 SW VIEW COURT TIGARD,OR 97223 2S111AB-03300 2S111AB-03000 FRENI THOMAS E AND GRIFFIN CHARLES R AND BARBARA K LYNNE-FRENI TRACIE 14175 SW 93RD AVE 9430 SW MCDONALD ST TIGARD,OR 97224 TIGARD, OR 97224 2S111BA-09700 2S111BA-07100 FROEBER JEFFREY D&CARI L HANAUSKA ANTHONY JOHN& 9527 SW BROOKLYN LN PEGNONE CARRIE LOUISE TIGARD, OR 97224 9465 SW INEZ ST TIGARD,OR 97224 2S111BA-00115 2 111BA-0830 HARBOUR KELLY DIANE JU E CE OWNERS OF 14152 SW 97TH AVE LOT AND 7-9 TIGARD,OR 97224 0000 2S111BA-10300 2S111BA-07200 HARLEY ROBERT A&NATALIE J KANBERGS KARLIS& 14440 SW 97TH AVE STEYAERT LYNN L TIGARD,OR 97224 9443 SW INEZ TIGARD,OR 97224 2S111BA-01902 2S111BA-11200 HASSON MICHAEL L AND ANNE KERKERING RODNEY B&DONNA 9835 SW VIEW COURT 13759 SW WALNUT AVE TIGARD, OR 97224 TIGARD,OR 97223 23111BA-07400 2S111BA-05000 HEATON JOHN C KING ROBERT BRIAN&ANDREA D 14350 SW 97TH AVE PO BOX 12224 TIGARD, OR 97224 ZEPHYR COVE,NV 89448 2S111AB-02400 2S111AB-02500 HERN MICHIKO KLUEMPKE RICHARD G AND 9340 SW MOUNTAIN VIEW LN ROSEMARY E TIGARD,OR 97224 9380 SW MOUNTAIN VIEW LN TIGARD,OR 97223 2S111BA-08600 2S102CD-02402 HUGHES DAVID A AND VICKIE M KUHN FRED R MARLYS A 9435 SW MTN VIEW LN 9455 SW MCDONALD ST TIGARD, OR 97224 TIGARD,OR 97223 2S111BA-10800 2S111BA-00500 HUMPHREY THAD D&WENDY W LECLERC CYNTHIA J 9543 SW ELROSE ST 9780 SW MCDONALD ST TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-10900 2S111BA-09800 JACKSON LIVING TRUST LIAO JIANMIN BY JACKSON ROBERT M/NITA J TRS PAN CHEN 9547 SW ELROSE ST 9519 SW BROOKLYN LN TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-07600 2S111BA-01903 JAMES CAMERON A& NIKKI T LOUW DEREK J R&BLIA VANG 9567 SW JUBILEE CT 9855 SW VIEW CT TIGARD, OR 97224 TIGARD,OR 97224 2S111AB-08900 2S111BA-09400 JORDAN JO A MACHKOVICH TIMOTHY S 9395 SW VIEW TERR 9760 SW MCDONALD TIGARD, OR 97224 TIGARD,OR 97224 2S111AB-09000 2S111BA-00107 MAGEE THOMAS G AND MBM DEVELOPMENT CORP DODGEN-MAGEE DOREEN PO BOX 120 9365 SW VIEW TERRACE NEWBERG,OR 97132 TIGARD,OR 97223 2S111BA-05200 2S111BA-08100 MARTIN WILLIAM L& DEBORAH A MCANDREWS DOUGLAS J&JUDY M 9730 SW ELROSE ST 9558 SW JUBILEE CT TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-11100 2S111BA-07700 MARTINELLI KEVIN&JENNIFER MCGRAW JOAN E 9526 SW ELROSE ST 9502 SW VIEW TER TIGARD,OR 97223 TIGARD,OR 97224 2S111BA-00116 2S111BA-07000 MASTERPIECE CONSTRUCTION INC MCKITTRICK LADD C&LYNNE M 14225 SW 128TH PL 9487 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-06500 2S111BA-04200 MAWHIRTER ARLIE L TR MCMILLAN ROBERT L AND 13960 SW 100TH AVE MARGARET R TIGARD,OR 97223 14040 SW 98TH AVE TIGARD,OR 97223 2S111BA-06100 2S111AB-08400 MAWHIRTER IRENE TR MCNAMEE PAUL G&BARBARA A 13960 SW 100TH AVE 14420 SW 94TH CT TIGARD,OR 97223 TIGARD,OR 97224 2-111BA-06600 2S111BA-06000 MA • IR ' IRENE TR MERRIGAN MICHAEL B&JEAN M 1396. 0 100TH AVE 14125 SW 97TH PL T ARD,OR •7223 TIGARD,OR 97224 2 111BA-06400 2S111BA-07900 MA• IR ' IRENE TR MILKOWSKI RYAN&LESLIE 139.0 100TH AVE 9480 SW VIEW TER T ARD,O' •7223 TIGARD,OR 97224 2 111BA-06300 2S111BA-07800 MA HIRT IRENE TR MORAN PHILIP H&JOAN H 1396 100TH AVE 9471 SW VIEW TER T ARD, 97223 TIGARD,OR 97224 11 BA-06200 2S111BA-09500 MA RT IRENE TR MORSE FAMILY TRUST 1396 100TH AVE BY PAUL W/MEREDITH M MORSE TRS T ARD,0 97223 ATTN: MARILYN CROVER PO BOX 8 HALSEY,OR 97348 2S111BA-04700 2S111AB-09100 MORTGAGE ELECTRONIC REGISTRATION PETERMAN ALAN L AND BY PRINCIPAL RESIDENTIAL MORTGAGE I MITCHELL STEPHANIE J PO BOX 711 9335 SW VIEW TERRACE DES MOINES, IA 50303 TIGARD,OR 97224 2S111AB-09200 2S111BA-10100 MYERS ERIC D& PRESLEY TIMOTHY R& NORMA J PRESLEY TEMARA SANDERS 14365 SW 93RD 9441 SW BROOKLYN LN TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-10500 2S111BA-00303 NGUYEN CAO THAI & PREWITT LINDA SUE NGUYEN MINH HOANG THUY 14077 SW 97TH AVE 9510 SW MCDONALD ST TIGARD,OR 97223 TIGARD,OR 97224 2S111BA-07300 2S111BA-03900 NGUYEN DANH T& PRIESTER JEFFREY M&MELISSA D BUI NHUNG K 14120 SW 98TH CT 14320 SW 97TH AVE TIGARD,OR 97224 TIGARD, OR 97224 2S111BA-05300 2S111BA-11700 NICHOLSON JAMES W& RANSDELL DAVID&SALLY CATHERINE C 14270 SW 97TH AVE 14120 SW 94TH PL TIGARD,OR 97224 TIGARD,OR 97223 2S111BA-04500 2S111BA-05100 O'BRIEN RONALD RUSSELL LORETTA N PO BOX 230042 14115 SW 97TH AVE TIGARD, OR 97281 TIGARD,OR 97224 2S111BA-05400 2S111 BA-05801 OSTROW LEONARD C&KATHRYN A SANCHEZ WILLIAM K&SANDRA J 14130 SW 97TH PLACE 14145 SW 97TH PL TIGARD, OR 97224 PORTLAND,OR 97224 2S111BA-00100 11BA-05800 OTTO AASE B SAN •1ILLIAM K&SANDRA J 14200 SW 97TH AVE 141, W ' TH PL TIGARD, OR 97224 ••RTLAND,O' 97224 2S111BA-01700 2S111BA-04800 PALM FRANK L&DORIS 0 SCHNEIDER DIANE L TRUSTEE 14325 SW 97TH AVE 14015 SW 97TH AVE TIGARD, OR 97224 TIGARD,OR 97224 25111BA-01600 2S111BA-05500 PALM ROY D SCHOESLER RONALD D 14405 SW 97TH AVE 14140 SW 97TH PL TIGARD,OR 97224 TIGARD,OR 97224 2511 1 A B-02600 2511 1 BA-04600 SCHOOLER DAVID K TAM YIK CHEUNG&CHUNG MING 9420 SW MOUNTAIN VIEW LN 10285 SW 70TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S111AB-03100 2 1110A-06101 SCHWARZ CHARLES& TIG RD C OF DIZNEY CARROLL 1312 HALL 14135 SW 93RD AVE T ARD, R 97223 TIGARD,OR 97224 2S111AB-03200 2 11BA-08200 SCHWARZER GERTRUD E& PETER H TIG D OF TRUSTEES 1312 HALL 9330 SW MCDONALD T ARD, 97223 TIGARD, OR 97224-5932 2S111BA-00114 2S111AB-08500 SHADE GARY F&DEBORAH SUE VANGORDON DORIS 9525 SW ELROSE ST 14430 SW 94TH CT TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-09900 2S111AB-02800 SHANKLES H THOMAS&N JEAN VOLK VIRGIL V RUTH 9501 SW BROOKLYN LN 9385 SW MOUNTAIN VIEW LN TIGARD, OR 97223 TIGARD,OR 97223 .111BA-102' 2S111BA-08000 SH NO. MEADOWS WARREN RANDY G&JANET L OWN:-S OF LOTS 1-6 9534 SW JUBILEE CT , .6000 PORTLAND, OR 97224 2S111AB-02700 2S11113A-00111 SHROCK WALTER W& WASHINGTON COUNTY COOK DONALD PHILIP CO-TRUSTEES ATTN:TERESA WILSON PROP MGR 9425 SW MOUNTAIN VIEW LN 169 N FIRST AVE MS-42 TIGARD, OR 97224 HILLSBORO,OR 97124 2S111BA-07500 2S111BA-06900 SMITH WENDY A BATCHELOR WEBB DARWIN H 9585 SW JUBILEE CT 9529 SW INEZ ST TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-00105 2S111BA-11000 STROHECKER LARRY S& WHITE PAUL A& MICHELE K DIANE L 9533 SW ELROSE ST 14050 SW 97TH AVE TIGARD,OR 97224 PORTLAND, OR 97224 2S111AB-08800 2S111 BA-09600 TAKEDA JENNY& WHITEMAN RICHARD A TAKEDA CHIJO 9535 SW BROOKLYN LN 9435 SW VIEW TERR TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-08300 WOLF DANIEL J 14410 SW 94TH CT TIGARD,OR 97224 2S111BA-00501 WYFFELS ROBERT C&PATRICIA A 9777 SW ELROSE ST TIGARD, OR 97224 Josh Thomas 10395 SW Bonanza Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: 21-Sep-04 J AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File No.: SUB2005-00006NAR2005-00017, 18, 19 & 20 Land Use File Name: TEMPLETON HEIGHTS SUBDIVISION I, Mathew Scheidegger, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) 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 day of , 2005. Signature of Person Who Performed Posting h:\login\pattyvnasters\affidavit of posting for staff to post a site doc TEMPLETON HEIGHTS SUBDIVISION SUBDIVISION (SUB) 2005-00006/ DEVELOPMENT ADJUSTMENTS (VAR) 2005-00017, 18, 19 & 20 REQUEST: The applicant is requesting approval for a seven lot single-family Subdivision of approximately 1 .41 acres. The applicant has also applied for three development Adjustments to reduce the front yards of proposed lots one throug. three and for one Adjustment to reduce the side yard of proposed lot one. LOCATION: 14200 SW 97th Avenue; WCTM 2S111 BA, Tax Lot 107. ZONE: R- 4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single- family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.71 " 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: Mathew Scheidegger) at 13125 SW Hall Blvd., Tigard, Oregon 97223, by calling 503-639-4171 , or by email to Matts(a�ci.tigard.or.us. 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. AFFIDAVIT OF MAILING TY 111 CITY OF TIGARD Community(Development Shaping Better Community 1, Patricia L. Lun ford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: {Check Appropnate Box(s)Below} © NOTICE OF PENDING LAND USE APPLICATION FOR: SUB2005-00006/VAR2005-00011, 18, 19 & 20 — TEMPLETON HEIGHTS SUBDIVISION ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on April 22,2005, and deposited in the United States Mail on April 22,2005, postage prepaid. 1//41("1:V (Person that epared Notice) St4c' OF OEGON ) County of Washington )ss. City of Tigard ) 0,G, 1� Subscribed and sworn/affirmed before me on the u day of , 2005. `,�,� OFFICIAL SEAL --- 142/)-3) +�!;�f r SUE ROSS NOTARY PUBLIC-OREGON NOTARY PUBI. O OREGON COMMISSION NO.375152 / MY COMMISSION EXPIRES DEC.1,2007 My Commission Aires: ` V EXHIBIT NOTICE TO MORTGAGEE, LIENHOLUtR,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 CITY OF TIGARD SUBDIVISION Community Development Shaping Better Community DATE OF NOTICE: April 22, 2005 FILE NUMBERS: SUBDIVISION (SUB) 2005-00006 AD USTMENT VAR 2005-00017 AD'USTMENT VAR 2005-00018 AD'USTMENT VAR 2005-00019 AD'USTMENT VAR 2005-00020 FILE NAME: TEMPLETON HEIGHTS SUBDIVISION PROPOSAL: The applicant is requesting approval for a seven lot single-family Subdivision of approximately 1.41 acres. The applicant has also applied for three development Adjustments to reduce the front yards of proposed lots one through three and for one Adjustment to reduce the side yard of proposed lot one. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. 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. LOCATION: 14200 SW 97th Avenue; WCTM 2S111 BA, Tax Lot 107. 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 MAY 6, 2005. All comments should be directed to Mathew Scheidegger, Associate 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 Matts(r7ci.tigard.or.us. 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 JUNE 9, 2005. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14-DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." row pa rr MAP. AN SUB2005-00006 . „.. VAR2005-00011 ,1 VAR2005-00018 ; 1P P""� I I VAR2005-00020 �!!1u �411;� TEMPLETON HEIGHTS 1/11-111111/11 �� — 101 cT SUBDIVISION owi . ■, -II", • ..rai - Ong" 116, W uI� _ �! ppm AI ITT! � 1 - • T , ... 11113. aw ( Cry of d ILI " , -; i-;;off I I ! I 1 II TT I I f 1 J A 2 111 BA-106 25111 BA-04000 EXHIBIT 19 02 ARTITION PLAT BRACK RICHARD J AND DORENE OW OF LOTS 1 &2 14100 SW 98TH , 00000 TIGARD,OR 97224 1118A-1201. 111 BA-08800 20s -048 -ARTITION PLAT BR YNN ODS OWNERS OF OWN:-S OF LOTS 2-3 LOTS , e0000 000 2S111BA-11300 2S111BA-08500 ADAMY NICHOLAS E & BURKE PATRICK M& JENNIFER K BURKE AGATHA L 9540 SW ELROSE ST 9445 SW MOUNTAIN VIEW LN TIGARD,OR 97223 TIGARD,OR 97224 2S111BA-05900 2S111AB-08700 AGNEW THEODORE J JR CARLSON ALBERT L 14135 SW 97TH PL 14415 SW 94TH CT PORTLAND, OR 97224 TIGARD,OR 97224 2S111BA-06800 2S111BA-08400 BEDARD ROBERT P&CAROLYN J CARLSON MICHAEL PAUL 9541 SW INEZ ST 9455 SW MOUNTAIN VIEW LN TIGARD,OR 97224 PORTLAND,OR 97224 2S111BA-04901 2S111BA-00304 BICKER STEPHEN CARLSON SCOTT A/JANICE E 14235 SW 97TH AVE 9747 SW ELROSE ST TIGARD, OR 97224 TIGARD,OR 97223 2S111BA-04900 2S111BA-10700 BICKER STEPHEN G& MARGARET J CARTER JAMES FREDERICK& 14235 SW 97TH AVE CARTER KATHALEE ANN TIGARD, OR 97224 9675 SW ELROSE ST TIGARD,OR 97224 2S111BA-11800 2S111BA-05600 BINGHAM WAYNE &DORIS CLARKE ANDREW W&STEPHANIE J 14320 SW BARLOW CT 14150 SW 97TH PL BEAVERTON,OR 97008 TIGARD,OR 97224 2S111BA-11900 2S111BA-08700 BINGHAM WAYNE W&DORIS COURTNEY RONALD B&VICKI 14320 SW BARLOW CT 9450 SW ELROSE ST BEAVERTON, OR 97008 TIGARD,OR 97224 2S111BA-05700 2S111BA-03600 BOYCE RANSOM K&MYRNA P DICKSON LINDA E 14155 SW 97TH PL 14180 SW 98TH CT TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-03800 2S111BA-11600 DOERR LESLIE B GASTON RICHARD&MICHELLE DOERR JANET N 9515 SW ELROSE ST 14140 SW 98TH CT TIGARD,OR 97224 TIGARD, OR 97224 2S111BA-01800 2•111BA-09000 EVANS JAMES WARD&JOYCE I GA •N : HARD&MICHELLE 14285 SW 97TH 9515 .•■ LROSE ST TIGARD, OR 97224 ARD,OR '7224 2S111BA-11500 2S111AB-02900 FEKETE STEPHEN&GEORGINE GOODHOUSE JOHN JAY 9453 SW ELROSE ST 9345 SW MOUNTAIN VIEW LN TIGARD, OR 97224 TIGARD,OR 97224 2 111BA-00109 2S111BA-04100 FE .TE S • PHEN&GEORGINE GORHAM KAYCE R 9453 - • LROSE ST 14060 SW 98TH AVE T ARD, 0- •7224 TIGARD,OR 97224 2S111AB-08600 2S111BA-11400 FERGUSON DONALD W GRAHAM RODRIGO D& JULIE A ANDERSON JODIE E 14425 SW 94TH CT 9678 SW ELROSE ST TIGARD, OR 97223 TIGARD,OR 97224 2S102CD-02500 25111 BA-03700 FLETCHER PAUL M BETTY J GRAY DEBBIE ANN 9555 SW MCDONALD RD 14160 SW 98TH CT TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-10400 2S111BA-10000 FOX THOMAS J GREENWOOD EDWARD C&KIMBERLY A 1 DOLORES AVE 9459 SW BROOKLYN LN WALTHAM, MA 02452 TIGARD,OR 97224 2S111BA-01500 2S111BA-01901 FREDERICK SCOTT G& KATHLEEN R GREER EVERETT W 9755 SW INEZ PHYLLIS M TIGARD,OR 97223 9845 SW VIEW COURT TIGARD,OR 97223 2S111AB-03300 2S111AB-03000 FRENI THOMAS E AND GRIFFIN CHARLES R AND BARBARA K LYNNE-FRENI TRACIE 14175 SW 93RD AVE 9430 SW MCDONALD ST TIGARD,OR 97224 TIGARD, OR 97224 2S111BA-09700 2S111BA-07100 FROEBER JEFFREY D&CARI L HANAUSKA ANTHONY JOHN& 9527 SW BROOKLYN LN PEGNONE CARRIE LOUISE TIGARD, OR 97224 9465 SW INEZ ST TIGARD,OR 97224 2S111BA-00115 2 111BA-0830 HARBOUR KELLY DIANE JU E CE OWNERS OF 14152 SW 97TH AVE LOT AND 7-9 TIGARD, OR 97224 0000 2S111BA-10300 2S111BA-07200 HARLEY ROBERT A&NATALIE J KANBERGS KARLIS& 14440 SW 97TH AVE STEYAERT LYNN L TIGARD, OR 97224 9443 SW INEZ TIGARD,OR 97224 2S111BA-01902 2S111BA-11200 HASSON MICHAEL L AND ANNE KERKERING RODNEY B&DONNA 9835 SW VIEW COURT 13759 SW WALNUT AVE TIGARD,OR 97224 TIGARD,OR 97223 2S111BA-07400 25111 BA-05000 HEATON JOHN C KING ROBERT BRIAN&ANDREA D 14350 SW 97TH AVE PO BOX 12224 TIGARD, OR 97224 ZEPHYR COVE, NV 89448 2S111AB-02400 2S111AB-02500 HERN MICHIKO KLUEMPKE RICHARD G AND 9340 SW MOUNTAIN VIEW LN ROSEMARY E TIGARD, OR 97224 9380 SW MOUNTAIN VIEW LN TIGARD,OR 97223 2S1 1 1 BA-08600 2S 102 C D-02402 HUGHES DAVID A AND VICKIE M KUHN FRED R MARLYS A 9435 SW MTN VIEW LN 9455 SW MCDONALD ST TIGARD, OR 97224 TIGARD,OR 97223 2S111BA-10800 2S111BA-00500 HUMPHREY THAD D&WENDY W LECLERC CYNTHIA J 9543 SW ELROSE ST 9780 SW MCDONALD ST TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-10900 2S111BA-09800 JACKSON LIVING TRUST LIAO JIANMIN BY JACKSON ROBERT M/NITA J TRS PAN CHEN 9547 SW ELROSE ST 9519 SW BROOKLYN LN TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-07600 2S111BA-01903 JAMES CAMERON A&NIKKI T LOUW DEREK J R&BLIA VANG 9567 SW JUBILEE CT 9855 SW VIEW CT TIGARD, OR 97224 TIGARD,OR 97224 2S111AB-08900 2S111BA-09400 JORDAN JO A MACHKOVICH TIMOTHY S 9395 SW VIEW TERR 9760 SW MCDONALD TIGARD, OR 97224 TIGARD,OR 97224 2S111AB-09000 2S111BA-00107 MAGEE THOMAS G AND MBM DEVELOPMENT CORP DODGEN-MAGEE DOREEN PO BOX 120 9365 SW VIEW TERRACE NEWBERG,OR 97132 TIGARD, OR 97223 2S111BA-05200 2S111 BA-08100 MARTIN WILLIAM L&DEBORAH A MCANDREWS DOUGLAS J&JUDY M 9730 SW ELROSE ST 9558 SW JUBILEE CT TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-11100 2S111BA-07700 MARTINELLI KEVIN &JENNIFER MCGRAW JOAN E 9526 SW ELROSE ST 9502 SW VIEW TER TIGARD,OR 97223 TIGARD,OR 97224 2S111BA-00116 25111BA-07000 MASTERPIECE CONSTRUCTION INC MCKITTRICK LADD C&LYNNE M 14225 SW 128TH PL 9487 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97224 2S11113A-06500 2S111BA-04200 MAWHIRTER ARLIE L TR MCMILLAN ROBERT L AND 13960 SW 100TH AVE MARGARET R TIGARD,OR 97223 14040 SW 98TH AVE TIGARD,OR 97223 2S111BA-06100 2S111AB-08400 MAWHIRTER IRENE TR MCNAMEE PAUL G&BARBARA A 13960 SW 100TH AVE 14420 SW 94TH CT TIGARD,OR 97223 TIGARD,OR 97224 2.111BA-06600 2S111BA-06000 MA IR - IRENE TR MERRIGAN MICHAEL B&JEAN M 139.0 100TH AVE 14125 SW 97TH PL T ARD,OR •7223 TIGARD,OR 97224 2 111BA-06400 2S111BA-07900 MA■ IR - IRENE TR MILKOWSKI RYAN&LESLIE 139.∎ 100TH AVE 9480 SW VIEW TER T ARD, On •7223 TIGARD,OR 97224 2 111BA-06300 2S111BA-07800 MA HIRT IRENE TR MORAN PHILIP H&JOAN H 1396 100TH AVE 9471 SW VIEW TER T ARD, 97223 TIGARD,OR 97224 11 BA-06200 2S111BA-09500 MA RT IRENE TR MORSE FAMILY TRUST 1396 100TH AVE BY PAUL W/MEREDITH M MORSE TRS T ARD,0 97223 ATTN: MARILYN CROVER PO BOX 8 HALSEY,OR 97348 23111BA-04700 2S111AB-09100 MORTGAGE ELECTRONIC REGISTRATION PETERMAN ALAN L AND BY PRINCIPAL RESIDENTIAL MORTGAGE I MITCHELL STEPHANIE J PO BOX 711 9335 SW VIEW TERRACE DES MOINES, IA 50303 TIGARD,OR 97224 2S111AB-09200 2S111BA-10100 MYERS ERIC D& PRESLEY TIMOTHY R& NORMA J PRESLEY TEMARA SANDERS 14365 SW 93RD 9441 SW BROOKLYN LN TIGARD, OR 97224 TIGARD,OR 97224 23111BA-10500 25111 BA-00303 NGUYEN CAO THAI & PREWITT LINDA SUE NGUYEN MINH HOANG THUY 14077 SW 97TH AVE 9510 SW MCDONALD ST TIGARD,OR 97223 TIGARD,OR 97224 2S111BA-07300 2S111BA-03900 NGUYEN DANH T& PRIESTER JEFFREY M&MELISSA D BUI NHUNG K 14120 SW 98TH CT 14320 SW 97TH AVE TIGARD,OR 97224 TIGARD, OR 97224 2S111BA-05300 2S111BA-11700 NICHOLSON JAMES W& RANSDELL DAVID&SALLY CATHERINE C 14270 SW 97TH AVE 14120 SW 94TH PL TIGARD,OR 97224 TIGARD, OR 97223 2S111BA-04500 2S111 BA-05100 O'BRIEN RONALD RUSSELL LORETTA N PO BOX 230042 14115 SW 97TH AVE TIGARD,OR 97281 TIGARD,OR 97224 2S111BA-05400 25111 BA-05801 OSTROW LEONARD C&KATHRYN A SANCHEZ WILLIAM K&SANDRA J 14130 SW 97TH PLACE 14145 SW 97TH PL TIGARD, OR 97224 PORTLAND,OR 97224 2S111BA-00100 11BA-05800 OTTO AASE B SAN WILLIAM K&SANDRA J 14200 SW 97TH AVE 141• W ' TH PL TIGARD, OR 97224 ••RTLAND, 0' 97224 25111 BA-01700 2S111BA-04800 PALM FRANK L&DORIS 0 SCHNEIDER DIANE L TRUSTEE 14325 SW 97TH AVE 14015 SW 97TH AVE TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-01600 2S111BA-05500 PALM ROY D SCHOESLER RONALD D 14405 SW 97TH AVE 14140 SW 97TH PL TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-02600 2S111BA-04600 SCHOOLER DAVID K TAM YIK CHEUNG&CHUNG MING 9420 SW MOUNTAIN VIEW LN 10285 SW 70TH AVE TIGARD, OR 97223 TIGARD,OR 97223 2S111AB-03100 2 111BA-06101 SCHWARZ CHARLES& TIG RD OF DIZNEY CARROLL 1312 HALL 14135 SW 93RD AVE T ARD, R 97223 TIGARD, OR 97224 2S 111 A B-03200 2 11 BA-08200 SCHWARZER GERTRUD E&PETER H TIG D OF TRUSTEES 131 HALL 9330 SW MCDONALD T ARD, 97223 TIGARD, OR 97224-5932 2S111BA-00114 23111AB-08500 SHADE GARY F&DEBORAH SUE VANGORDON DORIS 9525 SW ELROSE ST 14430 SW 94TH CT TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-09900 2S111AB-02800 SHANKLES H THOMAS&N JEAN VOLK VIRGIL V RUTH 9501 SW BROOKLYN LN 9385 SW MOUNTAIN VIEW LN TIGARD,OR 97223 TIGARD,OR 97223 .111BA.-1021, 2S111BA-08000 SH- NO MEADOWS WARREN RANDY G&JANET L OWN:-S OF LOTS 1-6 9534 SW JUBILEE CT , :6000 PORTLAND,OR 97224 2S111AB-02700 2S111BA-00111 SHROCK WALTER W& WASHINGTON COUNTY COOK DONALD PHILIP CO-TRUSTEES ATTN:TERESA WILSON PROP MGR 9425 SW MOUNTAIN VIEW LN 169 N FIRST AVE MS-42 TIGARD, OR 97224 HILLSBORO,OR 97124 2S111BA-07500 2S111BA-06900 SMITH WENDY A BATCHELOR WEBB DARWIN H 9585 SW JUBILEE CT 9529 SW INEZ ST TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-00105 2S111BA-11000 STROHECKER LARRY S & WHITE PAUL A&MICHELE K DIANE L 9533 SW ELROSE ST 14050 SW 97TH AVE TIGARD,OR 97224 PORTLAND,OR 97224 2S111AB-08800 2S111BA-09600 TAKEDA JENNY& WHITEMAN RICHARD A TAKEDA CHIJO 9535 SW BROOKLYN LN 9435 SW VIEW TERR TIGARD,OR 97224 TIGARD, OR 97224 2S111A B-08300 WOLF DANIEL J 14410 SW 94TH CT TIGARD, OR 97224 2S111BA-00501 WYFFELS ROBERT C&PATRICIA A 9777 SW ELROSE ST TIGARD,OR 97224 MBM LLC Attn: Benny Banyard PO Box 120 Newberg, OR 97132 Josh Thomas 10395 SW Bonanza Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES (pg. 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Nftga' „ , - ' /� ,40,01.1.01 ,¢ ..� -€ el rag ' A N w ,.....,,, 2 V VIEW TERR TERR 100 200 3� Fit - _ 1'=243 feet .i ■ . -E MS oi III 'I City of Tigard EINE 1 I Information on this map is for gene al location only and I .should be vented with the Development Services Division. l F ST ,3,25 SW Hall Blvd f I 1 I t httpr g roam Community Development Plot date:Apr 15,2005;C:lmagicWAGIC03.APR • 2 111BA-10690 2S111BA-04000 19 02 ARTITION PLAT BRACK RICHARD J AND DORENE OW OF LOTS 1 &2 14100 SW 98TH , 00000 TIGARD,OR 97224 1116A-120 . 2 111BA-08800 201•--048 -ARTITION PLAT BR •YNN SODS OWNERS OF OWN:-S OF LOTS 2-3 LOTS % , '.000 , %•000 2S111BA-11300 2S111BA-08500 ADAMY NICHOLAS E& BURKE PATRICK M& JENNIFER K BURKE AGATHA L 9540 SW ELROSE ST 9445 SW MOUNTAIN VIEW LN TIGARD, OR 97223 TIGARD,OR 97224 2S111BA-05900 2S111AB-08700 AGNEW THEODORE J JR CARLSON ALBERT L 14135 SW 97TH PL 14415 SW 94TH CT PORTLAND, OR 97224 TIGARD,OR 97224 2S111BA-06800 2S111BA-08400 BEDARD ROBERT P&CAROLYN J CARLSON MICHAEL PAUL 9541 SW INEZ ST 9455 SW MOUNTAIN VIEW LN TIGARD,OR 97224 PORTLAND, OR 97224 2S111BA-04901 2S111BA-00304 BICKER STEPHEN CARLSON SCOTT A/JANICE E 14235 SW 97TH AVE 9747 SW ELROSE ST TIGARD, OR 97224 TIGARD,OR 97223 2S111BA-04900 2S111BA-10700 BICKER STEPHEN G& MARGARET J CARTER JAMES FREDERICK& 14235 SW 97TH AVE CARTER KATHALEE ANN TIGARD, OR 97224 9675 SW ELROSE ST TIGARD,OR 97224 2S111BA-11800 2S111BA-05600 BINGHAM WAYNE &DORIS CLARKE ANDREW W&STEPHANIE J 14320 SW BARLOW CT 14150 SW 97TH PL BEAVERTON, OR 97008 TIGARD,OR 97224 2S111BA-11900 2S111BA-08700 BINGHAM WAYNE W& DORIS COURTNEY RONALD B&VICKI 14320 SW BARLOW CT 9450 SW ELROSE ST BEAVERTON, OR 97008 TIGARD,OR 97224 23111BA-05700 2S111BA-03600 BOYCE RANSOM K& MYRNA P DICKSON LINDA E 14155 SW 97TH PL 14180 SW 98TH CT TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-03800 2S111BA-11600 DOERR LESLIE B GASTON RICHARD& MICHELLE DOERR JANET N 9515 SW ELROSE ST 14140 SW 98TH CT TIGARD,OR 97224 TIGARD, OR 97224 2S111BA-01800 2-1118A-09000 EVANS JAMES WARD&JOYCE I GA •N : HARD&MICHELLE 14285 SW 97TH 9515 LROSE ST TIGARD, OR 97224 'ARD,OR •7224 2S111BA-11500 2S111AB-02900 FEKETE STEPHEN&GEORGINE GOODHOUSE JOHN JAY 9453 SW ELROSE ST 9345 SW MOUNTAIN VIEW LN TIGARD, OR 97224 TIGARD,OR 97224 2 111BA-00109 2S111BA-04100 FE TE S PHEN &GEORGINE GORHAM KAYCE R 9453 LROSE ST 14060 SW 98TH AVE T+GARD,0 7224 TIGARD,OR 97224 2S111AB-08600 2S1118A-11400 FERGUSON DONALD W GRAHAM RODRIGO D& JULIE A ANDERSON JODIE E 14425 SW 94TH CT 9678 SW ELROSE ST TIGARD, OR 97223 TIGARD,OR 97224 2S102CD-02500 2S111BA-03700 FLETCHER PAUL M BETTY J GRAY DEBBIE ANN 9555 SW MCDONALD RD 14160 SW 98TH CT TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-10400 2S111BA-10000 FOX THOMAS J GREENWOOD EDWARD C&KIMBERLY A 1 DOLORES AVE 9459 SW BROOKLYN LN WALTHAM, MA 02452 TIGARD,OR 97224 2S111BA-01500 2S111BA-01901 FREDERICK SCOTT G&KATHLEEN R GREER EVERETT W 9755 SW INEZ PHYLLIS M TIGARD, OR 97223 9845 SW VIEW COURT TIGARD,OR 97223 2S111AB-03300 2S111AB-03000 FRENI THOMAS E AND GRIFFIN CHARLES R AND BARBARA K LYNNE-FRENI TRACIE 14175 SW 93RD AVE 9430 SW MCDONALD ST TIGARD,OR 97224 TIGARD, OR 97224 2S111BA-09700 2S111BA-07100 FROEBER JEFFREY D&CARI L HANAUSKA ANTHONY JOHN& 9527 SW BROOKLYN LN PEGNONE CARRIE LOUISE TIGARD, OR 97224 9465 SW INEZ ST TIGARD,OR 97224 2S111BA-00115 2$111BA-0830 HARBOUR KELLY DIANE JU E CE OWNERS OF 14152 SW 97TH AVE LOT AND 7-9 TIGARD, OR 97224 0000 2S111BA-10300 2S111BA-07200 HARLEY ROBERT A& NATALIE J KANBERGS KARL'S& 14440 SW 97TH AVE STEYAERT LYNN L TIGARD, OR 97224 9443 SW INEZ TIGARD,OR 97224 2S111BA-01902 2S111BA-11200 HASSON MICHAEL L AND ANNE KERKERING RODNEY B&DONNA 9835 SW VIEW COURT 13759 SW WALNUT AVE TIGARD, OR 97224 TIGARD,OR 97223 2S111BA-07400 2S111BA-05000 HEATON JOHN C KING ROBERT BRIAN&ANDREA D 14350 SW 97TH AVE PO BOX 12224 TIGARD, OR 97224 ZEPHYR COVE, NV 89448 2S111AB-02400 25111AB-02500 HERN MICHIKO KLUEMPKE RICHARD G AND 9340 SW MOUNTAIN VIEW LN ROSEMARY E TIGARD, OR 97224 9380 SW MOUNTAIN VIEW LN TIGARD,OR 97223 2S1 1 1 BA-08600 23102CD-02402 HUGHES DAVID A AND VICKIE M KUHN FRED R MARLYS A 9435 SW MTN VIEW LN 9455 SW MCDONALD ST TIGARD, OR 97224 TIGARD,OR 97223 2S111BA-10800 2S111BA-00500 HUMPHREY THAD D&WENDY W LECLERC CYNTHIA J 9543 SW ELROSE ST 9780 SW MCDONALD ST TIGARD, OR 97224 TIGARD,OR 97224 28111BA-10900 25111 BA-09800 JACKSON LIVING TRUST LIAO JIANMIN BY JACKSON ROBERT M/NITA J TRS PAN CHEN 9547 SW ELROSE ST 9519 SW BROOKLYN LN TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-07600 2S111BA-01903 JAMES CAMERON A&NIKKI T LOUW DEREK J R&BLIA YANG 9567 SW JUBILEE CT 9855 SW VIEW CT TIGARD, OR 97224 TIGARD,OR 97224 25111AB-08900 25111 BA-09400 JORDAN JO A MACHKOVICH TIMOTHY S 9395 SW VIEW TERR 9760 SW MCDONALD TIGARD,OR 97224 TIGARD,OR 97224 • • 2S111AB-09000 23111BA-00107 MAGEE THOMAS G AND MBM DEVELOPMENT CORP DODGEN-MAGEE DOREEN PO BOX 120 9365 SW VIEW TERRACE NEWBERG,OR 97132 TIGARD,OR 97223 2S111 BA-05200 2S1118A-08100 MARTIN WILLIAM L& DEBORAH A MCANDREWS DOUGLAS J&JUDY M 9730 SW ELROSE ST 9558 SW JUBILEE CT TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-11100 2S111BA-07700 MARTINELLI KEVIN&JENNIFER MCGRAW JOAN E 9526 SW ELROSE ST 9502 SW VIEW TER TIGARD, OR 97223 TIGARD,OR 97224 2S111BA-00116 2S111BA-07000 MASTERPIECE CONSTRUCTION INC MCKITTRICK LADD C&LYNNE M 14225 SW 128TH PL 9487 SW INEZ ST TIGARD, OR 97224 TIGARD,OR 97224 2S111 BA-06500 2S111BA-04200 MAWHIRTER ARLIE L TR MCMILLAN ROBERT L AND 13960 SW 100TH AVE MARGARET R TIGARD, OR 97223 14040 SW 98TH AVE TIGARD,OR 97223 2S111BA-06100 2S111AB-08400 MAWHIRTER IRENE TR MCNAMEE PAUL G& BARBARA A 13960 SW 100TH AVE 14420 SW 94TH CT TIGARD, OR 97223 TIGARD,OR 97224 2-111 BA-06600 2S111BA-06000 MA • IR ' IRENE TR MERRIGAN MICHAEL B&JEAN M 13960 0 100TH AVE 14125 SW 97TH PL T ARD, OR •7223 TIGARD,OR 97224 2 111 BA-06400 2S111BA-07900 MAO IR IRENE TR MILKOWSKI RYAN&LESLIE 139.° 100TH AVE 9480 SW VIEW TER T ARD,O' •7223 TIGARD,OR 97224 2 111BA-06300 2S111BA-07800 MA HIRT IRENE TR MORAN PHILIP H&JOAN H 1396 100TH AVE 9471 SW VIEW TER T ARD, 97223 TIGARD,OR 97224 11 BA-06200 2S111BA-09500 MA RT IRENE TR MORSE FAMILY TRUST 1396 100TH AVE BY PAUL W/MEREDITH M MORSE TRS T ARD,0 97223 ATTN: MARILYN CROVER PO BOX 8 HALSEY,OR 97348 2S111BA-04700 2S111AB-09100 MORTGAGE ELECTRONIC REGISTRATION PETERMAN ALAN L AND BY PRINCIPAL RESIDENTIAL MORTGAGE I MITCHELL STEPHANIE J PO BOX 711 9335 SW VIEW TERRACE DES MOINES, IA 50303 TIGARD,OR 97224 2S111AB-09200 2S111BA-10100 MYERS ERIC D& PRESLEY TIMOTHY R& NORMA J PRESLEY TEMARA SANDERS 14365 SW 93RD 9441 SW BROOKLYN LN TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-10500 2S111BA-00303 NGUYEN CAO THAI & PREWITT LINDA SUE NGUYEN MINH HOANG THUY 14077 SW 97TH AVE 9510 SW MCDONALD ST TIGARD,OR 97223 TIGARD, OR 97224 2S111BA-07300 2S111BA-03900 NGUYEN DANH T& PRIESTER JEFFREY M& MELISSA D BUI NHUNG K 14120 SW 98TH CT 14320 SW 97TH AVE TIGARD,OR 97224 TIGARD, OR 97224 2S111BA-05300 2S111BA-11700 NICHOLSON JAMES W& RANSDELL DAVID&SALLY CATHERINE C 14270 SW 97TH AVE 14120 SW 94TH PL TIGARD,OR 97224 TIGARD, OR 97223 2S111BA-04500 2S111BA-05100 O'BRIEN RONALD RUSSELL LORETTA N PO BOX 230042 14115 SW 97TH AVE TIGARD, OR 97281 TIGARD,OR 97224 2S111BA-05400 2S111BA-05801 OSTROW LEONARD C&KATHRYN A SANCHEZ WILLIAM K&SANDRA J 14130 SW 97TH PLACE 14145 SW 97TH PL TIGARD, OR 97224 PORTLAND, OR 97224 2S111BA-00100 11 BA-05800 OTTO AASE B SAN VILLIAM K&SANDRA J 14200 SW 97TH AVE 1414 W ' TH PL TIGARD, OR 97224 '•RTLAND, 0' 97224 2S111BA-01700 2S111BA-04800 PALM FRANK L& DORIS 0 SCHNEIDER DIANE L TRUSTEE 14325 SW 97TH AVE 14015 SW 97TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-01600 2S111BA-05500 PALM ROY D SCHOESLER RONALD D 14405 SW 97TH AVE 14140 SW 97TH PL TIGARD, OR 97224 TIGARD,OR 97224 2S111AB-02600 2S111BA-04600 SCHOOLER DAVID K TAM YIK CHEUNG&CHUNG MING 9420 SW MOUNTAIN VIEW LN 10285 SW 70TH AVE TIGARD, OR 97223 TIGARD,OR 97223 2S111AB-03100 2 111BA-06101 SCHWARZ CHARLES & TIG RD C OF DIZNEY CARROLL 1312 HALL 14135 SW 93RD AVE T ARD, R 97223 TIGARD,OR 97224 2S111AB-03200 2 11BA-08200 SCHWARZER GERTRUD E& PETER H TIG"D " OF TRUSTEES 1312 ,` HALL 9330 SW MCDONALD T ARD, • 97223 TIGARD,OR 97224-5932 2S111BA-00114 2S111AB-08500 SHADE GARY F&DEBORAH SUE VANGORDON DORIS 9525 SW ELROSE ST 14430 SW 94TH CT TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-09900 2S111AB-02800 SHANKLES H THOMAS&N JEAN VOLK VIRGIL V RUTH 9501 SW BROOKLYN LN 9385 SW MOUNTAIN VIEW LN TIGARD, OR 97223 TIGARD,OR 97223 111 BA-1020 2S111BA-08000 SH NO MEADOWS WARREN RANDY G&JANET L OWN S OF LOTS 1-6 9534 SW JUBILEE CT , 000 PORTLAND, OR 97224 2S111AB-02700 2S111BA-00111 SHROCK WALTER W& WASHINGTON COUNTY COOK DONALD PHILIP CO-TRUSTEES ATTN:TERESA WILSON PROP MGR 9425 SW MOUNTAIN VIEW LN 169 N FIRST AVE MS-42 TIGARD, OR 97224 HILLSBORO, OR 97124 2S111BA-07500 2S111BA-06900 SMITH WENDY A BATCHELOR WEBB DARWIN H 9585 SW JUBILEE CT 9529 SW INEZ ST TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-00105 2S111BA-11000 STROHECKER LARRY S& WHITE PAUL A&MICHELE K DIANE L 9533 SW ELROSE ST 14050 SW 97TH AVE TIGARD,OR 97224 PORTLAND, OR 97224 2S111AB-08800 2S111BA-09600 TAKEDA JENNY & WHITEMAN RICHARD A TAKEDA CHIJO 9535 SW BROOKLYN LN 9435 SW VIEW TERR TIGARD,OR 97224 TIGARD, OR 97224 2S111AB-08300 WOLF DANIEL J 14410 SW 94TH CT TIGARD, OR 97224 2S111BA-00501 WYFFELS ROBERT C& PATRICIA A 9777 SW ELROSE ST TIGARD,OR 97224 Josh Thomas 10395 SW Bonanza Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: 21-Sep-04 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION Ii' 13125 SW HALL BOULEVARD CITY OF TIGARD TIGARD, OREGON 97223 CommumtyrDevelopment PHONE: 503-639-4111 FAX: 503-684-1291 (Attn: Patty/Planning) Shap+ngABcttcrComraunity E FOR SOO• U 11J ? @HE MAID: fIi? 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: .7___ s HI VA- — oa ( ol PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the protect planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. 'We 2 finals of labels need to be placed on envelopes with first class letter-rate postage on the envelopes in t e form of postage stamps (no metered envelopes and no return address) and resubmitted-to- he 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: . a-N - - �Az-� PHONE: 5-7'�' 4.2-S- •-7 01 `( FAX: 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. I *EXAMPLE* '`* 7 COST FOR THIS REQUEST "'"�'` 1 4 sheets of labels x$2/sheet=$8.00 x 2 sets= $16.00 / sheet(s)of labels x$2/sheet=$/14 O sets= d �� 2 sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 / 4 W sheet(s)of labels x$2/sheet for interested parties=$ 7' x / _ GENERATE LIST = $11_12C1 / GENERATE LIST = .WN TOTAL = $31.00 TOTAL CITY OF TIGARD 4/15/2005 13125 SW Hall Blvd. 11:58:09AM A, Tigard,Oregon 97223 ~.�. (503) 639-4171 Receipt #: 27200500000000001685 Date: 04/15/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MISC Miscellaneous Fees&Charges-41.0000 @$1.0000 100-0000-451000 41.00 Line Item Total: $41.00 Payments: Method Payer User ID Acct./Check No.Approval No. How Received Amount Paid Check MBM HOLDING COMPANY LLC KJP 2048 In Person 41.00 Payment Total: $41.00 MBM HOLDING COMPANY, LLC 24-668 2 2 0 4 8 P.O. BOX 120 NEWBERG,OR 97132-0120 3698647322 Date 4/s/ S Pay to the ✓✓ Order of 1 d f J C�✓'1/�'L J Dollars 8 tr., Wets Fargo Bank,N.A. WELLS 11760 Southwest Hall Boulevard IARGO Tlgard,OR97223 //0/ / wellsfargo.com I Memo`f lsfa J SGS , aTz1�.. 4. Page 1 of 1 cReceipt.rpt 25111 BA-00107 MBM DEVELOPMENT CORP PO BOX 120 NEWBERG, OR 97132 APPLICANT MATERIALS PRE-APP.HELD BY: I A CITY OF TIGARD PLANNING DIVISIO CEIVED LL BOULEVARD TIGARD, OR 97223-8189 r 13125 SW HA 5 3.639.41711503.684.7297 0 9 2005 'i�� MAR CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION minor 1 File#3,1B01005- cuoa(o Other Case#1 V n-CXjS -Lti I//(&/ ci/°./ii Date 3--ct-o S By f f--' _ Receipt# ICxJ`; 1 c; u i City FT]) Urb Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR Nr AdjustmentNariance(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) EKSubdivision (II or III) LUCA I ION WHERE PROPOSED AC I IV]I Y WILL OCCUR(Address it available) I42.00 SW 97 AgE. TAX MAP&TAX LU I NUS. 2.5LW110A 10IAL SI I E SIZE CONING CLASSIFICAI ION 1,142 ACRE ; (c1,934 S.F. R-Li.s- ICANI' MBM Lt_C MAILING ADDRESS/GI I Y/S I A f E/LIP P.c. Gov, 12o Nlvw4ER(1 OR.. 81132, FAX NU. PHONE NO. PRIMARY CONTACT PERSON PHUNk NU. flew,/y IjRn)yAAO ,MAN/ici 4(4_ ME.Meq-t■ 503 (a ZS -7011 PROPERI Y OWNER/bEED HULI.Th (Attach list If more than one) MGM L.-LC- -MAILING ADDRESS/CI I Y/S I AI E/LIP SA-me. pc5 14(hov6. PHONE NO. FAX NU. *When the owner and the applicant are different people, the applicant must be purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The ners must sign this application in the j space provided on the back of this form or submit a written authorization with this application. `PROPOSAL SUMMARY(Please be specific)_ (hr ?RO 9osaV C7Er v E g4 a-MF..i'r 1S 'Z,o t4E,P (Z/{-,5- p,t4 t;2dN15 6q cril-i AVE- PAID `CHE of ofcArrc9 , eAcvwrytt. ■ tcw i--ANk .RdcKT of /,/r#), . THE P2s,'aseD OfGVtr.-0ilin ni4- ir/•Lc t-6.e4-re... 1 it 4.S Lets . A. Poac.,c Sne Ear- Lt_;,t,L 5ERvr "Thp PRopdsE.0 A7Er'EtopmEN7— AA PAo ti/VE ACCE.Sc . TIE Sire is LOc/+rEO A-Rau,v0 le t ,m'c AR DA ye-t-c)/00-1p-iv-rS r APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Own ignature Date v/ Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date ADJUSTMENT TYPE I APPLICATION CITY OF TIOARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION Property Address/Location(s): I'-i2 oo sw Si - P,vE, FOR STAFF USE ONLY Tax Map & Tax Lot#(s): 2-CJ. V/ 11 CI Site Size: t y z C_ Case No.: Applicant*: Wki3flrk tr c Other Case No.(s): Address: Po (3o k 12_0 Receipt No.: City/State: NEw3 c-% nr2 Zip: 9 Z 37_ Primary Contact: k3EN,r10( t3ANi/A-4-0 �eilArtA -ci IN(1 ynf,va),F 2 Application Accepted By: Phone: So 3 G ZS 70 `t q Fax: Date: Property Owner/Deed Holder(s)*: (Attach list if more than one) rn®M L.L C Date Determined To Be Complete: Address: Seta Phone: City/State: Zip: Comp Plan/Zone Designation: * When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession `h written authorization from the owner or an agent of the owner. a owner(s) must sign this application in the space provided on the Rev.8/26/04 is\curpin\masters\revised\adjustment-1.doc back of this form or submit a written authorization with this application. PROPOSAL SUMMARY The owners of record of the subject property request permission for an REQUIRED SUBMITTAL ELEMENTS Administrative Adjustment to the following provision(s) of the Community Development Code (please circle one only): >Development Adjustment-Front Yard,Interior Setbacks and Lot Coverage s( Application Elements Submitted: ➢Special Adjustments: ❑ Application Form • Adjustments to a Subdivision • Reduction of Minimum Residential Density ❑ Owner's Signature/Written Authorization • Landscaping Adjustments-Existing/New Street Trees ❑ • Parking Adjustments-Reduction in Stacking Lane Length Title Transfer Instrument or Deed • Parking Adjustments-Reduction in Minimum Parking for Transit Improvements/Existing ❑ Site/Plot Plan (2 copies) Dev. • Setback Adjustments-Setbacks to Reduce Tree Removal ❑ Site/Plot Plan (reduced 81/2'x 11") • Wireless Communication Facility Adjustments-Distance From Another Tower • Washington Square Reg.Center Density Adjustments ❑ Applicant's Statement (Addressing Criteria Under Section 18.370.020) Please state the reason for the Adjustment request: REQ„e f t tR ❑ Filing Fee FiZotJT Y:L2� SGT$/�cK oc 2-C% Fpm k-07% i Z 4 3/ AM r1 S hoe \p-A.0 SET 3 K Of 2o�7p Fc . LE3 r Jurisdiction: City ❑ Urb floi,5-r mENrs • APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: ♦ The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. ♦ If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All of 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, may 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. SIGNATURES of each owner of the subject property. DATED this 7` day of Mo.;.1. , 20 cy-- A pp licant/Authorized Agent Signature Owne gnature Owner's Signature Owner's Signature dzrra .ve_ TEMPLETON HEIGHTS SUBDIVISION City of Tigard March 7,2005 Table of Contents page# Project Site Summary 3 Variances and Adjustments 18.370 5 Adjustments 18.370.020 Decision Making Procedures 18390 Type II Procedure 18.390.040 6 Impact Statement 18.390.040(2)E 7-8 Subdivisions 18.430 8-9 Approval Criteria—Preliminary Plat 18.430.040 Submission Requirements—Preliminary Plat 18.430.050 Adjustments Authorized— 18.430.060 Residential Zoning Districts 18.510 10 Minimum and Maximum Densities 18.540.040 Development Standards 18.510.050 Access,Egress,and Circulation 18.705 10-13 Access Management 18.705.-030(H) Minimum Access Requirements for Residential Uses 18.705.030(I) Density Computations 18.715 13-14 Density Calculation 18.715.020 Environmental Performance Standards 18.725 14 Landscaping 18.745 14-16 General Provisions 18.745.030 Street Trees 18.745.040 Buffering and Screening 18.745.050 Re-Vegetation 18.745.060 Mixed Solid Waste and Recyclable Storage 18.755 16 Parking 18.765 17 General Provisions 18.765.030 Tree Removal 18.790 18-23 Tree Plan Requirements 18.790.030 Incentives for Tree Retention 18.790.040 Permit Applicability 18.790.050 Clear Vision Area 18.795 24 Visual Clearance Requirements 18.795.030 Computations 18.795.040 Street and Utility Improvements 25-40 Streets 18.810.030 Exhibits 41 Land Use Permit Application Two sets of addressed and stamped envelopes Application Fee Created on 11/29/2004 10:14 PM 1 I Plans Cover Sheet Existing Conditions SW 97th Ave./Mountain View Litersection Profile SW Mountain View Lane Layout and Profile Preliminary Grading/Erosion Control Plan Preliminary Utility Plan Street Tree/Tree Preservation Plan/Street Light Appendices Property Title Pre-application Conference Notes Clean Water Services Pre-Screen Approval Traffic Analysis Report by CTS Engineers,Inc. Preliminary Storm water report Neighborhood Mailing Affidavit Sight Posting Affidavit Neighborhood meeting minutes and sign-up sheet Arborists Report by Steve Peacock Tree Care,Inc.Certified Arborist Washington County Subdivision Plat Naming Tualatin Valley Fire and Rescue Letter Created on 11/29/2004 10:14 PM 2 1 PROJECT SITE SUMMARY Project Site The property is located at 14200 SW 97th Avenue located on the county assessor's map 2s111ba. The site is located on the east side of SW 97th Ave.,south of SW Elrose Street and north of the dedicated right-of-way of SW Mountain View Ln. The site is approximately 1.42 acres and is currently zoned R-4.5,which is low density single-family residential. The area is subject to the requirements of City of Tigard Development Code Title 18. Request for Review The applicant is requesting review and approval of the following proposals; 1. A subdivision to create 7 R-4.5 single-family low density lots. 2. Adjustment to side yard setback for one lot. 3. Adjustment to front yard setback for three lots. 4. Modification to planter strip verse curb tight sidewalks along SW 97th Ave. Goal The goal is to create a quality subdivision of R-4.5 homesites along with associated improvements and a full complement of urban utilities. Adjacent Development Existing zoning adjacent to the subject property; North: Existing R-4.5 single-family low density lots. South: Existing R-4.5 single-family low density lots. East: Existing R-4.5 single-family low density lots. West: Existing R-4.5 single-family low density lots. Project Summary The proposed development is zoned R-4.5 and fronts on SW 97th Ave.and the dedicated SW Mountain View Lane right-of-way. The proposed development will create 7 R-4.5 lots. A public street will serve the proposed development and provide access to the residential lots. The site is surrounded by developments that have been platted and built out except for large one lot located south of this site. Created on 11/29/2004 10:14 PM 3 I Applicable Zoning Codes Addressed 18.370 Variances and Adjustments 18.390 Decision Making Procedure/Impact Statement 18.430 Subdivisions 18.510 Residential Zoning Districts 18.705 Access/Egress/Circulation 18.715 Density Computations 18.725 Environmental Performance Standards 18.745 Landscape and Screening Standards 18.755 Mixed Solid Waste/Recycling Storage 18.765 Off-street Parking/Loading Requirements 18.790 Tree Removal 18.795 Visual Clearance Areas 18.810 Street& Utility Improvement Standards Created on 11/29/2004 10:14 PM 4 Chapter 18.370 VARIANCES AND ADJUSTMENTS 18.370.020 Adjustments B. Development adjustments. 1. The following development adjustments will be granted by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in Subsection B2 below: a. Front yard setbacks. Up to a 25% reduction of the dimensional standards for the front yard setback required in the base zone. Setback of garages may not be reduced by this provision. Applicant Response: The applicant requests a front yard setback adjustment of 25% for lots 1,2,and 3. b. interior setbacks. Up to a 20% reduction of the dimensional standards for the side and rear yard setbacks required in the base zone. Applicant Response: The applicant requests a street side yard setback adjustment of 20% for lot 1,which is a corner lot. 2. Approval criteria. A development adjustment shall be granted if there is a demonstration of compliance with all of the applicable standards: a. A demonstration that the adjustment requested is the least required to achieve the desired effect; Applicant Response: The applicant requests the adjustment to reduce the setbacks for lot 1,2,and 3 to save existing mature trees. b. The adjustment will result in the preservation of trees,if trees are present in the development area; Applicant Response: The applicant requests an adjustment to reduce the street side yard setback for lot 1, from 15' to 12', and an adjustment for front yard setbacks, from 20' to 16', for lot 1, 2, and 3, which will save mature viable greater than 12" DBH trees located on these lots. c. The adjustment will not impede adequate emergency access to the site; Applicant Response: Emergency access to the site will be obtained off the public streets. The setback adjustments will not impede emergency vehicle and/or emergency personnel (first responders) from obtaining access to structures. A letter dated February 4, 2005, from Eric McMullen with Tualatin Valley Fire and Rescue confirming adequate access to the site. Created on 11/29/2004 10:14 PM 5 Decision Making Procedures 18.390 18.390.040 Type II Procedure A. Preapplication conference. A preapplication conference is required for Type H actions. Preapplication conference requirements and procedures are set forth in section 18.390.080C. Applicants Response: A pre-application conference attended by Kim McMillan, Development Review Engineer and Brad Kilby Associate Planner was held on April 8`", 2004. A copy of the pre-application conference notes is included in the appendix. B. Application requirements. 1. Application Forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080 El; Applicants Response: The application form is included. 2. Submittal Information. The application shall: a. Include the information requested on the application form; Applicants Response: The required data and signatures are included on the forms. b. Address the relevant criteria in sufficient detail for review and action; Applicants Response: The approval criteria for the subdivision application are addressed herein. The relevant sections of the Code are: 18.370 Variances andAdjustments 18.390 Decision Making Procedure/Impact Statement 18.430 Subdivisions 18.510 Residential Zoning Districts 18.705 Access/Egress/Circulation 18.715 Density Computations 18.725 Environmental Performance Standards 18.745 Landscape and Screening Standards 18.755 Mixed Solid Waste/Recycling Storage 18.765 Off-street Parking/Loading Requirements 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance Areas 18.810 Street& Utility Improvement Standards c. Be accompanied by the required fee; Applicants Response: The required fee is submitted with this application. Created on 11/29/2004 10:14 PM 6 d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in Section 18.390.040C. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; Applicants Response: Two sets of pre-stamped and pre-addressed envelopes are included with this application from a list provided and generated by the City of Tigard. e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address,at a minimum,the transportation system,including bikeways,the drainage system,the parks system,the water system,the sewer system,and the noise impacts of the development. For each public facility system and type of impact,the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems,and affected private property users. In situations where the Community Development Code requires the dedication of real property interests,the applicant shall either specifically concur with the dedication requirements,or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Applicants Response: Impact Statement Project: Templeton Heights Transportation System: This project is proposing a public street extension,connecting SW 97th Ave.with SW 93`d Ave.via the completion of SW Mountain View Lane. The street will include a 46 foot right- of-way(ROW)with a 24 foot wide paved section,curbs,5' planter with street trees,and 5' sidewalks on the north side of SW Mountain View Lane and curb tight 6' sidewalk on SW 97th Ave. A 6'wide public utility easement(PUE),within the project limits,will abut the ROW's of SW Mountain View Lane and SW 97th Ave. SW Mountain View Lane will be designed to match the existing crown section to the east and warping to a shed section to match the grade points on SW 97th Ave. Other connections are not available,as there are no streets stubbed to the property from the north,south,or east. The residential areas on all sides have been developed to current zoning density. Right-of-way will be dedicated along SW Mountain View Lane to meet the City of Tigard's street standards for skinny streets. A Variance is not required for the skinny streets standard. The project is anticipated to generate approximately 67 vehicle trips per day,with 7 PM peak hour trips based upon the Traffic Analysis Report(CTS Traffic Report,2004). Furthermore,the total projected ADT for both the subdivision and surrounding area is 123 weekday trips with an anticipated 13 total PM peak trips. Drainage System: Created on 11/29/2004 10:14 PM 7 Storm water runoff from impervious surfaces(driveways and streets)and roofs will be directed to the proposed on-site storm water collection system. Water quality treatment will be provided via an underground water treatment canister system. On-site storm water will be detained and released at an approved rate. All lots will be served with storm water connections to an approved system. Park System: The proposed development will have very little impact upon park systems. Park System Development Charges will be paid at the time of building permit issuance. Water System: The applicant proposes to construct a waterline in the ROW of SW Mountain View Lane and connect it at both ends,thereby completing a looped system for the Tigard Water Department. All lots will be served with water connections. Sewer System: The proposed development currently has sanitary sewer service available to all lots. Public sewer has been extended to all adjacent parcels,therefore no extension is necessary. The existing 8"sewer mainline is capable of handling residential sewer flows. Noise Impacts: This development is a single family residential subdivision that once constructed will not generate any extraordinary noise impacts to the surrounding neighbors. The subdivision design will help mitigate the impact upon the adjacent properties. Chapter 18.430 SUBDIVISIONS 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; Applicants Response: The proposed preliminary plat complies with the applicable Title 18 ordinances as outlined in this application. All lots have an average width greater than 50' measured at the building envelope. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; Created on 11/29/2004 10:14 PM 8 Applicants Response: The plat name "Templeton Heights" has been approved by the Washington County Surveyor's Office and is reserved for this property. The name is not duplicative in Washington County. 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and Applicants Response: The applicant will complete the extension of SW Mountain View Lane,of which a portion has been dedicated to the South. The applicant will dedicate ROW necessary to provide a total ROW of 46' and build the entire road which will include a minimum of 24' of pavement curb to curb, 5' planter strips with street trees, and 5' sidewalks on the north. 4. An explanation has been provided for all common improvements. Applicants Response: This application is for a single-family detached subdivision of which no common improvements are being proposed. 18.430.050 Submission Requirements: Preliminary Plat A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Chapter 18.390. Applicants Response: This application contains the general information required for a Type II procedure as submitted herein. B. Additional information. In addition to the general information described in Subsection A above, the preliminary plat shall contain specific information, the detailed content of which can be obtained from the Director. Applicants Response: See Preliminary Plat attached for specific information. 18.430.060 Adjustments Authorized A. Granting of adjustments. Adjustments to the subdivision regulations prescribed by this title may be authorized by the Director, and application shall be made with a preliminary plat application in accordance with Section 18.430.050. Criteria for granting such adjustments are contained in Section 18.370.020 Cl. Applicants Response: The applicant requests adjustments to the side and front yard setbacks for lot 1. Furthermore, the applicant requests an adjustment for front yard setbacks only on lot 2 & 3 as shown on the preliminary plat, to allow structures to be setback from large mature existing trees. Furthermore, the applicant requests an adjustment to allow 6' curb tight sidewalks along SW 97"' Ave., which matches the existing to the north and south. Created on 11/29/2004 10:14 PM 9 Chapter 18.510 RESIDENTIAL. ZONING DISTRICTS 18.510.040 Minimum and Maximum Densities B. Calculating minimum and maximum densities. The calculation of minimum and maximums densities is governed by the formulas in Chapter 18.715, Density Computations. Applicants Response: The proposed development applies this standard to ensure that property develops at or near the density envisioned for the zones. Commentary pertaining to Chapter 18.715 (Density Computations) addresses more detailed computations determining the allowed minimum and maximum densities. 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; Applicants Response: All of the lots will meet the minimum lot size which is 7,500 sf. All of the lots meet the minimum width requirement of 50' which is measured as the average horizontal distance between the side lot lines measured within the building envelope. Lot size averaging will allow lots to be a small as 6,000 st The subdivision lot sizes range from 6,000 sf to greater than 11,000 sf. The applicant is requesting adjustments to side and front yard setbacks for lots 1, 2, & 3 as shown on the preliminary plat,to allow structures to be setback from existing trees. Chapter 18.705 ACCESS, EGRESS, AND CIRCULATION 18.705.030 General Provisions C. Joint access.Owners of two or more uses,structures,or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses,structures,or parcels of land satisfies the combined requirements as designated in this title,provided: Created on 11/29/2004 10:14 PM 10 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Applicants Response: There is no request for joint access being made, therefore this criterion does not apply. 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Applicants Response: There is no request for joint access being made, therefore this criterion does not apply. 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. Applicants Response: The new and existing homes will have vehicular access and egress connecting directly to a public street approved by the City. E. Curb cuts.Curb cuts shall be in accordance with Section 18.810.030N. Applicants Response: All curb cuts will conform to the requirements of this code. Lot #1, a corner lot, can access off SW 97th Ave. and/or SW Mountain View Ln. The driveway approach will be located 30' or greater from the intersecting ROW lines as per the City design standards. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: H. Access Management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO(depending on jurisdiction of facility.) Applicants Response: An access report/traffic study is included in this application. It has been written by a licensed traffic engineer and complies with the applicable standards as set by the applicable governing jurisdiction. There are no highways, arterials,or collector roads fronting this project. 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 Created on 11/29/2004 10:14 PM 11 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. Applicants Response: There are no collector or arterial streets adjacent to the requested/proposed subdivision. 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. Applicants Response: There are no collector or arterial streets adjacent to the requested subdivision. 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; Applicants Response: All of the single family lots will have their own vehicular access and egress in the form of a driveway not less than 10'wide or greater than 30' wide. All proposed lots provided a minimum of 25' of access to a public street. No multi family structures are proposed. All residential access drives will be maintained in accordance with the Uniform Fire Code. No vehicle turnouts are required or proposed and all driveways will take access from SW Mountain View Lane,except for lot#1 of the preliminary plat,which is a corner lot,which may take access from SW Mountain View Lane or SW 97'"Ave. TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE(6 OR FEWER UNITS) Number Dwelling Minimum Number of Minimum Access Width Minimum Pavement Unit/Lots Driveways Required Width l or 2 1 15' 10' 3-6 1 20' 20' TABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: MULTI-FAMILY RESIDENTIAL USE Dwelling Units Minimum Number of Minimum Access Minimum Pavement Driveways Required Required Sidewalks, Etc. 1-2 1 15' 10' 3-19 1 30' 24' if two-way, 15' if one-way: Curbs and 5' walkway required 20--19) 1 30' 24' if two-way or 2 30' 15' if one-way: Curti, and 5' walkway Created on 11/29/2004 10:14 PM 12 required 50-100 2 30' 24' Curbs and 5' walkway required 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: a. A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; Applicants Response: No private access drives have length of 150', therefore this criteria does not apply. 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;. Applicants Response: No private access drives have length of 150',therefore this does not apply. c. The maximum cross slope of a required turnaround is 5%. Applicants Response: No private access drives have length of 150',therefore this does not apply. 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: 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. Applicants Response: The site currently contains 1.42 acres. There are no sensitive lands on the site. The gross lot area: 61,934sf/1.42 acres Public street dedication: 7,984sf/.18 acres NET developable area: 53,950sf/1.24 acres 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. Created on 11/29/2004 10:14 PM 13 Applicants Response: The net maximum development area calculation 53,950 / 7,500sf= 7.2 lots C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). Applicants Response: The net maximum of Units x 80% = minimum of residential lots. 7.2 R-4.5 Units x 80% = 5.76 minimum number of building units. The application proposes 7 residential lots. Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non-point source pollution control and contained in the Oregon Administrative Rules shall by this reference be made a part of this chapter. Applicants Response: The applicant understands that compliance with state, federal, and local environmental regulations are the continuing obligation of the property owners,and will abide by the applicable standards. Chapter 18.745 LANDSCAPING AND SCREENING 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Applicants Response: The street trees will comply with the standards as set forth in 18.745.040C. 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. Created on 11/29/2004 10:14 PM 14 C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of the sidewalk), fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; f. Tree pits shall be located so as not to include utilities(e.g.,water and gas meters) in the tree well; g. On-premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; j. Where there are overhead power lines,the street tree species selected shall be of a type which,at full maturity,will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and 1. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates,bricks on sand, paver blocks and cobblestones; and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. Created on 11/29/2004 10:14 PM 15 D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street,and 18 feet above arterial street roadway surfaces. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020.C.4.a. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18390.030, using approval criteria in Section 18.370.020.C.4.b. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized, provided the provisions of Chapter 18.795, Visual Clearance,are satisfied. Applicants Response: All landscaping shall include trees as specified in the requirements stated in Subsection 2. The specified spacing of street trees shall be stated in subsection 2 a-h. Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE Applicants Response: Waste and recyclables management will function in the same manner as any other single-family detached residential development with curb side service. Created on 1.1/29/2004 10:14 PM 16 Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Applicants Response: The off-street parking requirements are exceeded by having at least two spaces per lot. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); Applicants Response: Each lot will have a minimum of two off-street parking spaces to serve the detached single family residential homes. Created on 11/29/2004 10:14 PM 17 Chapter 18.790 TREE REMOVAL 18.790.030 Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. Applicants Response: Steven Peacock, a Certified Arborist, performed an on-site tree inventory and assessment. A copy of the assessment report is enclosed with this application. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; Applicants Response: The tree plan identifies trees by location, size, condition.and species. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. --Th Applicants Response: The arborist's report ident ies eleven (10) viable subject trees greater than 12" DBH. A maximum of one (1) tre may need to be removed. At least 75% of the viable 12" DBH trees have beeli identified for retention, therefore no mitigation is required. Created on 11/29/2004 10:14 PM 18 3. Identification of all trees which are proposed to be removed; Applicants Response: The tree protection and removal plan clearly identifies which trees will be saved, trees that maybe saved,and trees that will be removed. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Applicants Response: The tree plan clearly identifies the standards and methods that will be employed and be used to protect applicable trees to he saved or maybe saved. 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. 18.790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees,the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan,a 1% bonus may be applied to density computations of Chapter 18.715. No more than a 20% bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas of floodplain, slopes greater than 25%, drainageways, or wetlands that would otherwise be precluded from development; 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone; 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20% of that required by the underlying zone; 4. Commercial/industrial/civic use parking. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off-Street Parking Requirements, a 1% reduction in the amount of required parking may be granted. No more than a 20% reduction in the required amount of parking may be granted for any one development; Created on 11/29/2004 10:14 PM 19 5. Commercial/industrial/civic use landscaping. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% reduction in the required amount of landscaping may be granted. No more than 20% of the required amount of landscaping may be reduced for any one development. B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. C. Site development modifications granted as incentives. A modification to development requirements granted under this section shall not conflict with any other restriction on the use of the property, including but not limited to easements and conditions of development approval. D. Design modifications of public improvements. The City Engineer may adjust design specifications of public improvements to accommodate tree retention where possible and where it would not interfere with safety or increase maintenance costs. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system,either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment- laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. Created on 1.1/29/2004 10:14 PM 20 B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production, or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A2.,excluding B.4 above,is not permitted. 18.790.060 Illegal Tree Removal A. Violations. The following constitute a violation of this chapter: 1. Removal of a tree: a. Without a valid tree removal permit; or b. In noncompliance with any condition of approval of a tree removal permit; or c. In noncompliance with any condition of any City permit or development approval; or d. In noncompliance with any other section of this title. 2. Breach of a condition of any City permit or development approval,which results in damage to a tree or its root system. B. Remedies. If the Director has reason to believe that a violation of this chapter has occurred,then he or she may do any or all of the following: 1. Require the owner of the land on which the tree was located to submit sufficient documentation, which may include a written statement from a qualified arborist or forester,showing that removal of the tree was permitted by this chapter; Created on 11/29/2004 10:14 PM 21 2. Pursuant to Section 18.390.050., initiate a hearing on revocation of the tree removal permit and/or any other permit or approval for which this chapter was an approval standard; 3. Issue a stop order pursuant to Section 18.220 of this title; 4. Issue a citation pursuant to Chapter 1.16 of the Municipal Code; 5. Take any other action allowed by law. C. Fines. Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Section 1.16 of the Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include,but not be limited to,the following: 1. Replacement of unlawfully removed or damaged trees in accordance with Section D below; and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. D. Guidelines for replacement. Replacement of a tree shall take place according to the following guidelines: 1. A replacement tree shall be a substantially similar species taking into consideration site characteristics; 2. If a replacement tree of the species of the tree removed or damaged is not reasonably available,the Director may allow replacement with a different species of equivalent natural resource value; 3. If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one or more replacement trees to be planted on other property within the City, either public property or, with the consent of the owner, private property; 4. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. E. In lieu-of payment. In lieu of tree replacement under Section D above, a party may, with the consent of the Director,elect to compensate the City for its costs in performing such tree replacement. F. Exclusivity.The remedies set out in this section shall not be exclusive. Created on 11/29/2004 10:14 PM 22 1 8.790.030 Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. Applicants Response: Stephen Peacock, a Certified Arborist, performed an on-site tree inventory and assessment. A copy of the assessment report is enclosed with this application and included in the proposed site plans. B. Plan requirements. The tree plan shall include the following: I. Identification of the location, size and species of all existing trees including trees designated as significant by the city; Applicants Response: The tree plan clearly identities existing trees including trees designated as significant by the City. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. Applicants Response: The arborists report identifies 10 healthy viable subject trees. One of the ten is proposed to be removed. Therefore, 75% of the trees have been identified for retention and no mitigation is required. 3. Identification of all trees which are proposed to be removed; Created on 11/29/2004 10:14 PM 23 Applicants Response: The tree plan identifies all the trees which are proposed to be removed. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Applicants Response: The tree plan provides chain link fencing detail that meets protection requirements. This will be installed prior to site work and be maintained throughout building construction. Chapter 18.795 VISUAL CLEARANCE AREAS 18.795.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.330, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18390.030, using the standards in this chapter as approval criteria. 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 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. A. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. Applicants Response: The applicant has placed vision clearance triangles on the site plans illustrating the visual clearance requirements being met. The intersection of SW 97th and SW Mountain View Lane will have no vegetation, structures, walls, fences, and hedges placed in the vision clearance triangle. Created on 11/29/2004 10:14 PM 24 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. Applicants Response: All Lots have direct access to public streets via SW Mountain View Lane or for lot#1.a corner lot,may obtain access from SW 97°i ave. 2. No development shall occur unless streets within the development meet the standards of this chapter. Applicants Response: SW Mountain View Lane will be constructed to local skinny street standards for slope,width,and cross-section. 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. Applicants Response: The pavement section of SW Mountain View Lane will be constructed in its entirety, from curb to curb. No half-street improvements are proposed with this development. 4 Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; Applicants Response: SW Mountain View Lane will be constructed with sidewalks, planter strips,and curb on the north side,and the full pavement width to meet the skinny street standard and curb along the south side as per Figure 18.810.5 B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation: Created on 11/29/2004 10:14 PM 25 3. All deeds of dedication shall be in a form prescribed by the City and shall name "the public,"as grantee. Applicants Response: Ownership of the public streets and additional right-of-way will be transferred from the developer to the City of Tigard at plat recording. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; Applicants Response: There is no access easements proposed with this development, therefore this criterion does not apply. 2. Access shall be in accordance with Sections 18.705.030.H and 18.705.030I. Applicants Response: There is no access easements proposed with this development, therefore this criterion does not apply. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions,to public convenience and safety,and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in accordance with Subsection M below; and Applicants Response: The proposed grade of the SW Mountain View Lane is between 4% and 7% but will not exceed 12% maximum,therefore this criteria is met. 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas,or b. Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. Applicants Response: The construction and completion of SW Mountain View Lane will complete the connection between SW 93"and SW 97th Ave. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan,or as needed to continue an existing improved street,street right-of-way and Created on 11/29/2004 10:14 PM 26 roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter-Functional Street Classification; Applicants Response: The Comprehensive Plan Transportation Chapter - Functional Street Classification identifies SW Mountain View Ln as a local residential street. The limited number of new lots (6 new dwellings, 1 existing dwelling) and the projected number of trips generated by existing surrounding dwellings totals 123 vehicle trips per day,which is well under the 499 allowed by the skinny street option. No parking signs will be posted in compliance with the skinny street criteria for intersections and to provide traffic flow. The applicant requests approval for a "skinny street" option. The proposed street, SW Mountain View Lane, width meets the skinny street standard on Table 18.810.5 for 500<vpd. b. Anticipated traffic generation; Applicants Response: The total anticipated traffic generation numbers are 123 vehicle trips per day. Projected traffic generation by 2015. is anticipated to be 171 vehicle trips per day, which is still well under the 499 allowed with the skinny street option. c. On-street parking needs; Applicants Response: The subdivisions off-street parking is calculated by Table 18.765.2, is 7. The proposed on-street parking demand is minimized due to at least 21 off-street parking spaces, 3 per proposed residential lot. In addition, there will be at least 8 on-street parking spaces giving a total of at least 29 parking spaces for the development,therefore this criterion is met. d. Sidewalk and bikeway requirements; Applicants Response: Sidewalks will be provided on the North side of SW Mountain View Lane and East side of SW 97th Ave. A City constructed improvement(bike lane and parking)currently exists on SW 97th Ave. e. Requirements for placement of utilities; Applicants Response: All utilities will be placed in the rights-of-way or easements and will be provided to the property lines of each newly created lot. Created on 11/29/2004 10:14 PM 27 f. Street lighting; Applicants Response: Street lighting will be shown on the combined utility plan which provides 150 foot illumination in either direction. g. Drainage and slope impacts; Applicants Response: Street surface water will flow to an approved collection point and be treated. All lots will have approved storm drain connections that will be piped to an approved system. Slopes are less than 8% on-site and do not impact any specific points off-site. No significant grading is being proposed to direct surface water across lots onto other properties. h. Street tree location; Applicants Response: Quercus rubra(Northern Red Oak)or an approved other tree will be planted within the parking planter strip, wherever practicable at a maximum of 40'on center. i. Planting and landscape areas; Applicants Response: There are no planting and landscape proposed,therefore this criterion does not apply. j. Safety and comfort for motorists,bicyclists,and pedestrians; Applicants Response: Vehicular traffic (motorists) will be utilizing a road that complies with City standards. Bicyclists have access to an existing bike route on SW 97th Ave. Pedestrians will be able to utilize the proposed sidewalks. k. Access needs for emergency vehicles. Applicants Response: No parking signs will be installed within 30' of the intersection of SW Mountain View Ln and on one side. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 750 unless there is special intersection design,and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. Created on 11/29/2004 10:14 PM 28 Applicants Response: The proposed extension of SW Mountain View Lane is at or near right angle to SW 90`h Ave. at the intersection point. 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. Applicants Response: The applicant will dedicate ROW sufficient to obtain a 46' total ROW. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County,except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. Applicants Response: No new street names are being proposed with this development. 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 Applicants Response: SW Mountain View Lane will not have a grade that exceeds 12%. 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: I. 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. Applicants Response: Concrete curbs and driveway approaches will be built to City design standards. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; Created on 11/29/2004 10:14 PM 29 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications,primary access should be from the lower classification street. Applicants Response: The development does not abut or have an arterial or collector road traversing the proposed development. SW 970 Ave.is classified as a neighborhood route,therefore this criterion does not apply. 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. Applicants Response: Survey monuments will be re-established if necessary and protected during and upon completion of the subdivision site work. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Applicants Response: The developer agrees to reimburse the City for street signs installed by the City on behalf of the developer. W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/US Post Office prior to final approval. Applicants Response: Applicant shall execute a contract with the United States Postal Service for the installation of mailbox structures upon joint approval for location by the City of Tigard and LISPS. V. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. Applicants Response: Street lights will be installed according PGE schedule 91, option B as required by City engineering design standards. Created on 11/29/2004 10:14 PM 30 Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Applicants Response; The developer agrees to reimburse the City for street signs installed by the City on behalf of the developer. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final City acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. The final lift shall also be placed no later than when 90% of the structures in the new development are completed or three years from the commencement of initial construction of the development,whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to City final acceptance of the roadway; however, not before 90% of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 4. No lift shall be less than 1-1/2 inches in thickness. (Ord.99-22) Applicants Response: Specific construction details to these standards will be addressed, met, and shown with the submission of the Subdivision Improvements and as approved by the City Engineer. AB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the City to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the City for a period of five (5) years from the date of issuance of certificate of occupancy, or in the case of a subdivision,the date of final plat approval. Any funds not used by the City within the five-year time period will be refunded to the developer. Applicants Response: Since SW Mountain View Lane is anticipated to serve <200 vpd, traffic calming measures should not be required. AC. Traffic study. Created on 11/29/2004 10:14 PM 31 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. when they generate a 10% or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the City street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development 0-3,000 vpd 2,000 vpd 3,001-6,000 vpd 1,000vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the City engineer: (1) High traffic volumes on the adjacent roadway that may affect movement into or out of the site (2) Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s) (3) Inadequate horizontal or vertical sight distance at access points (4) The proximity of the proposed access to other existing drives or intersections is a potential hazard (5) The proposal requires a conditional use permit or involves a drive- through operation (6) The proposed development may result in excessive traffic volumes on adjacent local streets. Applicants Response: A traffic study was completed as part of the proposed subdivision and is part of the Appendix. The projected vehicle trips will be less than 200 trips per day. In 2015,the estimated traffic peak trips are calculated to be 171 trips per day,which is well below the 500 trip threshold for the skinny street standards. 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. Created on 11/29/2004 10:14 PM 32 B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands or other bodies of water,or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For non-residential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by B.1 above. Spacing between connections shall be no more than 330 feet,except where precluded by environmental or topographical constraints,existing development patterns,or strict adherence to other standards in the code. (Ord.02-33) 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. Applicants Response: There are existing 15' public sanitary sewer easements. The applicant is not proposing any new public easements. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated,and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; Applicants Response: The proposed lots shown on the preliminary plat are not derived from or contain any public right-of-way. Created on 11/29/2004 10:14 PM 33 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district; Applicants Response: The narrowest lot being proposed is not more than the 2.5 times its average width; max. depth= 114' average width=60' depth/width= 1.9 B. Lot frontage. Each lot shall abut upon a public or private street,other than an alley,for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050 (C) applies, or unless the lot is for an attached single- family dwelling unit,in which case the lot frontage shall be at least 15 feet. Applicants Response: All lots have a minimum of 25' frontage on a public street. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation,and: 1. A planting buffer at least ten feet wide is required abutting the arterial rights-of- way; and 2. All through lots shall provide the required front yard setback on each street. Applicants Response: There are no through lots proposed with this development. 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. Applicants Response: The side lot lines for lots 1-7 are at, or close to, right angles to the street upon which they front. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided, the Commission may require that the lots be of such size and shape, and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. Applicants Response: There are no lots proposed for future division into smaller size. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City standards along at least one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street Applicants Response: The applicant will construct sidewalk adjacent to their frontage. Created on 11/29/2004 10:14 PM 34 B. Requirement of developers 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian routes within 1/2 mile of their site to all transit facilities and Neighborhood Activity Centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. Applicants Response: This criterion does not apply because the vehicle trip threshold is not reached. 2. If there is an existing sidewalk, on the same side of the street as the development, within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality(even if the sidewalk does not serve a neighborhood activity center). Applicants Response: There is existing sidewalk on the same side of the street as the development within 300'. The proposed development assumes all foot and bicycle traffic to utilize the existing striped widened asphalt section currently to the south of the proposed development,therefore meeting this criteria. If the City requires this development to construct side walk, in place of the existing widened asphalt bike/pedestrian way to the south, then the applicant will ask the City to enforce the Restrictive Covenant (Recording #2003-104409) signed by the City Engineer,June 25th,2003. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities, there are significant natural features (large trees, water features, etc) that would be destroyed if the sidewalk were located as required, or where there are existing structures in close proximity to the street (15 feet or less)Additional consideration for exempting the planter strip requirement may be given on a case by case basis if a property abuts more than one street frontage. Applicants Response: The applicant is requesting a modification to allow curb tight sidewalks adjacent to SW 97`h Ave. All existing sidewalk along SW 97th Ave. is curb tight and SW 97th Ave. is improved through the limits of the proposed development. The City constructed a wider than current standard road width on SW 97th Ave. The required dedication leaves inadequate space, do to the wider than current standard improvements, to accommodate the minimum 5' wide planter strip and 6' wide sidewalk. F. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. Applicants Response: Maintenance requirements for sidewalks and planter strips are memorialized in the City municipal code. Created on 11/29/2004 10:14 PM 35 18.810.090 Sanitary Sewers B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. Applicants Response: The applicant will submit preliminary plans for approval by the City Engineer prior to the issuance of development permits. 18.810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. Applicants Response: Storm and sanitary sewers are proposed as separate systems. Surface water drainage patterns will be shown on the proposed development plan. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and: 1. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Applicants Response: Existing storm sewer facilities exist upstream of the proposed development. All drainage is currently conveyed by existing storm sewer systems. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Created on 11/29/2004 10:14 PM 36 Applicants Response: The proposed development will construct water quality and water quantity facilities to City standards. 18.810.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all Arterial and Collector routes and where identified on the City's adopted bicycle plan in the Transportation System Plan (TSP). Applicants Response: There are no identified arterial or collector routes adjacent to or within the areas comprising this application. 2. Developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. Applicants Response: The nearest proposed bikeway is on SW McDonald Ave., which is currently not striped as such. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. Applicants Response: No bicycle lanes are required adjacent to/within the proposed development. 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above,and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; Applicants Response: All utilities will be under ground as a part of this development. 2. The City reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and Created on 11/29/2004 10:14 PM 37 Applicants Response: All utilities within the pavement section will be installed prior to the surfacing of the streets. 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Applicants Response: All utility service stubs will be extended to avoid disturbing the street improvements when service connections are made. C. Exception to under-grounding requirement. 1. The developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of undergrounding. Applicants Response: The applicant does have existing utilities located on SW 97th Ave. across from the proposed development and chooses to pay the fee-in-lieu of undergrounding for these utilities. 3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in Subsections 1 through 3 of this section shall apply only to existing utility lines. All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The City Engineer shall establish utility service areas in the City. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this code. Created on 11/29/2004 10:14 PM 38 2. The City Engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front-foot basis. Applicants Response: The applicant's frontage,after dedication on SW 97`" Ave.. is 114.4'. The fee paid shall be based of this calculated frontage measurement times $35 per lineal foot which equals $4,004.00. The applicant will pay $4,004.00 prior to plat recording. 18.810.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City Council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.430.090. Applicants Response: All requirements for guarantees of construction and maintenance shall be met by the applicant. 18.810.140 Monuments A. Replacement required. Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. Applicants Response: See 18.810.S. Survey Monuments 18.810.150 Installation Prerequisite A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City,permit fee paid,and permit issued. B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the City for construction and other services in connection with the improvement. The permit fee shall be set by Council resolution. Applicants Response: Applicant agrees not to undertake any public improvements without prior approval until plans have been approved,permitted,and paid for. Created on 11/29/2004 10:14 PM 39 18.810.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance. All such plans shall be prepared in accordance with requirements of the City. Applicants Response: Applicant agrees not to commence work until such time as a construction estimate has been submitted and approved by the City of Tigard. 18.810.180 Notice to City A. Commencement. Work shall not begin until the City has been notified in advance. B. Resumption. If work is discontinued for any reason, it shall not be resumed until the City is notified. Applicants Response: Applicant will cause the contractor to notify the City in advance and prior to the start of work and if a stoppage occurs. 18.810.190 City Inspection A. Inspection of improvements. Improvements shall be constructed under the inspection and to the satisfaction of the City. The City may require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. Applicants Response: Applicant accepts City Inspection Clause and agrees to make minor changes as field conditions may warrant. 18.810.200 Engineer's Certification A. Written certification required. The developer's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. Applicants Response: Applicant agrees and will cause its engineer to provide in writing a Certificate of Compliance prior to City acceptance. Created on 11/29/2004 10:14 PM 40 NEIGHBORHOOD MEETING NOTES AFFIDAVIT OF MAILIN(,ii OSTING NEIGHBORH00b MEETING NOTICE I '"OORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAILTHE CITY OF TIGARD A COPrOF THE 'HBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY NERS ARE MAILED NOTICE, TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: ll� 4G I,G',��f11c / , being duly sworn, depose and say that on the 2y -- day of Au cJS T 2O ,! , I caused to have mail pd to each of the rsfr s op the attached list, a notice of a meeting to discuss a proposed development at(or near) / YZOO �C ) 77 — AVC . a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed o s rsons and were deposited on the date indicated above in the United States Post Office located at / /70 r-cf Li J.G'3 with postage prepaid thereon. 0 4/1-- Sig f ture (In the presence of a Notary Public) POSTING: I, Et... - e P. i, L2L-e , do affirm that I am (represent) the party initiating interest in a proposed -5-z)/66,, ri,S/an affecting the land locateCat (state the approximate location(s) IF no ress(s) and/or talc lot(s) currentjy registered) /4 Ze " 5LO 77 /j,/e .J did on the Z t/-F'' �f day of 01 Os I' , 20 Oct personally post notice indicating that the site may be proposed for a 5�bct'e d/hi CPI application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at "IL Dn c o S w i 7 (state location you posted notice on property) - PiK-1 i) e;..- Signat a (In'the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF Ok&.L N ) County of Lok9A(NC&77A ) ss. 1-0 Subscribed and sworn/affirmed before me on the 2`l lday of l ,US-C , 20 0 4 'r OFFICIAL SEAL - _ SUE S I NOTARY PUB ROSS COMMISSION NO.375152 MY COMMISSION EXPIRES DEC.1,2007 i c_21:;;) NOTA- ;UBLIC OF OREGON My Commission Expires: (a l -a-00-3- Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: i KMpi.E.rort 1ktu(�c S TYPE OF PROPOSED DEVELOPMENT: So3v%■■516N Address or General Location of Subject Property: 141.-co ')..4 -114,- PivE Subject Property Tax Map(s)and Lot#(s): a.s t+t e& T L Oa i oC Q h:Uogin\pattylmasters\affidavit of mailing-posting neighborhood meeting.doc (SIGNS ARE AVAILABLE FOR PU ASE AT THE DEVELOPMENT SERVICES JNTER AT THE PRICE OF$2.00 EACH.) N OT I CE Developer to hold NEIGHBORHOOD MEETING concerning proposed development of this property. Meeting Date Time Location PROPOSED PROJECT: For More Information Contact: Developer Name: Address: Telephone: NOTICE CONCERNING NEIGHBORHOOD MEETING August 20, 2004 RE: Proposed Templeton Heights Subdivision Dear Interested Party: Diloreto&Associates is representing he owner who is purchasing the property located at 14200 SW 97t Ave_ Tigard,OR. 97/3, TL02s111ba00147. We are proposing a seven. lot subdivision at this location. Prior to applying to the City of Tigard for the necessary permits,: would like to discuss the proposal in more detail with the surrounding propert) owners and residents. You are invited to attend a meeting on: September 8th,2004 at 6:15pm Tigard City Hall 13125 SW Hall Blvd Tigard OR 97223 Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. P"case call me at 503-771-8475 if you have any questions. Sincerely, Eugene Diloreto, P.E.,P.L.S. Principal 4 FREQUENTLY ASKED city of Tigard NEIGHBORHOOD MEETING QUESTIONS S pi t ercom ratty What. Is. The Purpose Of This Neighborhood Meeting? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. What Ha.pen$ 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 hearng at which citizens are given the opportunity to provide comments or concerns. For all types of applications, property owners within 500 feet of the subject parcels receive notice of *he public hearing (f applicable), notice of the decision, and are given the opportunity to appeal the ecision. What If The Proposal Presented i The f ighborhood Meeting Is Not Whit Ii Actually iubmittes? 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 entirely different, a new neighborhood meeting would be required. In any case, notice of decision is sent to property owners within 500 feet of the proposed development allowing them the opportunity to appeal. How Doti.Know What Issues Are Valid? A decision is reviewed based on compliance with the Tigard Development Code. Review the 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 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. •'1H q'!.. .RT'71T5" C.. i N Of.1, R 7!• �..►,� n�'C {KR to. 1..��^',._.,St J+/. �y-�. rTrT +r`R'W�^"•�K f �� (�. 0 A F S I { 1 1 7 J 6 P1� f 4 , y YAW. 1 1.r �] * Ior"'l.'":° *y.'3MS.j�� � X4T ..dR>,�, •" + . M11 g}.'x. � •ate': . �. t t�, a.. ,'t ti/G v rµ-7-N .r �• Y' � }�.I e n a l:. .1 ..1 1�! 0 1 , �.'�±_ a_; r'..`/ w ' `I. ; 1-w t .4,14 iv i� q� r rr...,d" _ :" i:1cu rp r n\j u!i s\a ti nfo 2.d o c r, r r s "�Cppyyi� ��J*•�r. p... _. _ AMA n� �y, FY! t.„ 7 n' tr-ti. 7..,'a' + ��; 7', ��r iF '. 4 ?�f lltiy+,Y f ,%'l7T2 i ,.L ; . I pr { }�('{ � 4 !►' J ;i r; , 47 to. i,, .. : „�".;';� .y.!fi., y'r t 1."7 �L r a i WP.4t'P:LII l� H,.. ' • -:, I 1:--,, 1,,1 R+ 4). l 4` i` Y` ,', ,y :. k .i21„ ^e y e,I w +S� y i :.,..:7.:L"#•, 4 �.,'Imo'` r ^t� '^" ,ti a i.:qr+�lti�.Lr .13�!� �[� ,�‘. k l r, C '.: 9 The following is a list of questions developed by a subgroup of the Citizen involvement Team. These questions are 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 neighbcrs 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? V Have any preliminary requirements been addressed or have any critical issues been identified? 1 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). • 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 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 density allowed in the zone? DRAINAGE AND WATER QLAUTY • 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? LEES AND NNAM • 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? 2S 1 1 1 BA 2' '1 BA / 2,?:":f;• 1..rog. Nam . . .. f ,6■ M,,,,,A. .u . Solzit aeOnoe 60t67 Oe 31 114. i9P8Bitg A2.',.'t ri:.:Vs.a-,.-:v eo;.V-:.‘;•I. PAi , „„„„„,1„,,„„„„„„„„MQ_DO NA LD Aittgi,..--:-.-.-1.:-.-.,:-- (CR 430) .,..:4;\•,,,iiiip,v,t.....:-...>iiiik j MO •. , . ,. ""-It -,,,. SW..i:.,..i., .45.1',4:::A r. .-...,.17.:■''...•-2.?,A,A, ... .... 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TIGARD 2S 1 11I3A 2S 1 1 1 BA esuilwil 111BA-106 S111BA-08800 199 - 1:fARTITION PLAT B YN OODS OWNERS OF OW LOTS 1 &2 LOTS 000 000 S111BA-12110 28111BA-11400 20• -04; 'ARTITION PLAT BROWN KATHRYN L/RONALD R OWN;eS OF LOTS 2-3 9678 SW ELROSE 84000 TIGARD,OR 97224 2S111BA-11300 2811113A-08500 ADAMY NICHOLAS E& BURKE PATRICK M& JENNIFER K BURKE AGATHA L 9540 SW ELROSE ST 9445 SW MOUNTAIN VIEW LN TIGARD,OR 97223 TIGARD,OR 97224 2S111BA-05900 25111AB-08700 AGNEW THEODORE J JR CARLSON ALBERT L 14135 SW 97TH PL 14415 SW 94TH CT PORTLAND,OR 97224 TIGARD,OR 97224 2S111BA-06800 2S111BA-08400 BEDARD ROBERT P&CAROLYN J CARLSON MICHAEL PAUL 9541 SW INEZ ST 9455 SW MOUNTAIN VIEW LN TIGARD,OR 97224 PORTLAND,OR 97224 .-3111 BA-04901 2S111BA-00304 BICKER STEPHEN CARLSON SCOTT A/JANICE E 14235 SW 97TH AVE 9747 SW ELROSE ST TIGARD,OR 97224 TIGARD,OR 97223 281118A-04900 2S111BA-10700 BICKER STEPHEN G&MARGARET J CARTER JAMES FREDERICK& 14235 SW 97TH AVE CARTER KATHALEE ANN TIGARD,OR 97224 9675 SW ELROSE ST TIGARD,OR 97224 2S111BA-11800 2S111BA-05600 BINGHAM WAYNE W& DORIS CLARKE ANDREW W&STEPHANIE J 14320 SW BARLOW CT 14150 SW 97TH PL BEAVERTON, OR 97008 TIGARD,OR 97224 2S111BA-05700 2S111BA-08700 BOYCE RANSOM K&MYRNA P COURTNEY RONALD B&VICKI 14155 SW 97TH PL 9450 SW ELROSE ST TIGARD,OR 97224 TIGARD,OR 97224 Sill BA-04000 2S111BA-03600 RACK RICHARD J AND DORENE DICKSON LINDA E 14100 SW 98TH 14180 SW 98TH CT TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-03800 2S111BA-04100 DOERR LESLIE B GORHAM KAYCE R DOERR JANET N 14060 SW 98TH AVE 1140 SW 98TH CT TIGARD,OR 97224 3ARD,OR 97224 2S111BA-01800 2S111BA-03700 EVANS JAMES WARD&JOYCE I GRAY DEBBIE ANN 14285 SW 97TH 14160 SW 98TH CT TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-11500 2S111BA-10000 FEKETE STEPHEN&GEORGINE GREENWOOD EDWARD C& KIMBERLY A 9453 SW ELROSE ST 9459 SW BROOKLYN LN TIGARD,OR 97224 TIGARD,OR 97224 111BA-0010 2S111BA-01901 FE TE EPHEN&GEORGINE GREER EVERETT W 945 ELROSE ST PHYLLIS M ARD, 97224 9845 SW VIEW COURT TIGARD,OR 97223 25111 AB-08600 2S111AB-03000 FERGUSON DONALD W GRIFFIN CHARLES R AND BARBARA K JULIE A 14175 SW 93RD AVE 14425 SW 94TH CT TIGARD,OR 97224 TIGARD,OR 97223 3111BA-10400 2S1 BA-07100 FOX THOMAS J HANAUSKA ANTHONY JOHN& 9520 SW MCDONALD ST PEGNONE CARRIE LOUISE TIGARD,OR 97224 9465 SW INEZ ST TIGARD,OR 97224 2S111BA-01500 2S111BA-00115 FREDERICK SCOTT G&KATHLEEN R HARBOUR KELLY DIANE 9755 SW INEZ 14152 SW 97TH AVE TIGARD,OR 97223 TIGARD,OR 97224 2S111AB-03300 2S111BA-10300 FRENI THOMAS E AND HARLEY ROBERT A&NATALIE J LYNNE-FRENI TRACIE 14440 SW 97TH AVE 9430 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-09700 2S111BA-01902 FROEBER JEFFREY D&CARI L HASSON MICHAEL L AND ANNE 9527 SW BROOKLYN LN 9835 SW VIEW COURT TIGARD, OR 97224 TIGARD,OR 97224 1S 1 11 A B-02900 2S1 11 BA-07400 JODHOUSE JOHN JAY HEATON JOHN C x345 SW MOUNTAIN VIEW LN 14350 SW 97TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-02400 2S111AB-02500 HERN MICHIKO KLUEMPKE RICHARD G AND 9340 SW MOUNTAIN VIEW LN ROSEMARY E BARD,OR 97224 9380 SW MTN VIEW LN TIGARD,OR 97223 281118A-11900 2S111BA-08100 HOUCK FAMILY LIMITED PARTNERSHIP KOHLMAN ED HERMAN &KRISTIE JO P 0 BOX 4114 9558 SW JUBILEE SALEM,OR 97302 TIGARD,OR 97224 2S111BA-08600 2S111BA-04300 HUGHES DAVID A AND VICKIE M LANGER BARBARA D 9435 SW MTN VIEW LN 14020 SW 98TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-10800 2S111BA-00500 HUMPHREY THAD D&WENDY W LECLERC CYNTHIA J 9543 SW ELROSE ST 9780 SW MCDONALD ST TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-10900 2S111BA-09800 JACKSON LIVING TRUST LIAO JIANMIN BY JACKSON ROBERT M/NITA J TRS PAN CHEN 9547 SW ELROSE ST 9519 SW BROOKLYN LN TIGARD,OR 97224 TIGARD,OR 97224 ,I11AB-08900 2S111BA-09400 JORDAN JO A MACHKOVICH TIMOTHY S 9395 SW VIEW TERR 9760 SW MCDONALD TIGARD,OR 97224 TIGARD,OR 97224 111 BA-08300 2S111AB-09000 JUB E CE OWNERS OF MAGEE THOMAS G AND LOT ND 7-9 DODGEN-MAGEE DOREEN 000 9365 SW VIEW TERRACE TIGARD,OR 97223 2S111BA-07200 2S111BA-05200 KANBERGS KARLIS& MARTIN WILLIAM L&DEBORAH A STEYAERT LYNN L 9730 SW ELROSE ST 9443 SW INEZ TIGARD,OR 97224 TIGARD, OR 97224 2S111BA-11200 2S111BA-11100 KERKERING RODNEY B&DONNA MARTINELLI KEVIN&JENNIFER 13759 SW WALNUT AVE 9526 SW ELROSE ST TIGARD, OR 97223 TIGARD,OR 97223 ^S111BA-05000 2S111BA-06500 NG ROBERT BRIAN AND MAWHIRTER ARLIE L TR ANDREA DEWEY 13960 SW 100TH AVE PO BOX 12224 TIGARD,OR 97223 ZEPHYR COVE,NV 89448 25111 BA-06300 2S111BA-06000 MAWHIRTER IRENE TR MERRIGAN MICHAEL B&JEAN M 13960 SW 100TH AVE 14125 SW 97TH PL '3ARD,OR 97223 TIGARD,OR 97224 111 BA-06600 2S111BA-07900 MA IRT IRENE TR MILKOWSKI RYAN&LESLIE 1396 100TH AVE 9480 SW VIEW TER T ARD, 97223 TIGARD,OR 97224 11BA-0610' 2S111BA-07800 MA R " ' IRENE TR MORAN PHILIP H&JOAN H 13961 • 00TH AVE 9471 SW VIEW TER T ARD,OR •7223 TIGARD,OR 97224 111 BA-06200 2S111BA-09500 MA IRT IRENE TR MORSE FAMILY TRUST 13960 100TH AVE BY PAUL W/MEREDITH M MORSE TRS T RD, 0 97223 ATTN:MARILYN CROVER PO BOX 8 HALSEY,OR 97348 111 BA-06400 2S111AB-09200 MA HR IRENE TR MYERS ERIC D& 139 W 100TH AVE NORMA J ARD, R 97223 14365 SW 93RD TIGARD,OR 97224 1116A-07700 2S111BA-10500 MCGRAW JOAN E NGUYEN CAO THAI& 9502 SW VIEW TER NGUYEN MINH HOANG THUY TIGARD, OR 97224 9510 SW MCDONALD ST TIGARD,OR 97224 28111BA-07000 2S111BA-07300 MCKITTRICK LADD C&LYNNE M NGUYEN DANH T& 9487 SW INEZ ST BUJ NHUNG K TIGARD, OR 97224 14320 SW 97TH AVE TIGARD,OR 97224 2S111BA-04200 2S111BA-05300 MCMILLAN ROBERT L AND NICHOLSON JAMES W& MARGARET R CATHERINE C 14040 SW 98TH AVE 14120 SW 94TH PL TIGARD, OR 97223 TIGARD,OR 97223 25111AB-08400 2S111BA-04500 MCNAMEE PAUL G&BARBARA A O'BRIEN RONALD 14420 SW 94TH CT 9740 SW MCDONALD ST TIGARD, OR 97224 TIGARD,OR 97224 S111BA-04700 2S111BA-05400 EDEARIS JEFFREY V OSTROW LEONARD C&KATHRYN A .4025 SW 97TH AVE 14130 SW 97TH PLACE TIGARD, OR 97224 TIGARD,OR 97224 2S111BA-00100 2S111BA-11600 OTTO AASE B ROSS JEFFREY A&GAYLA 14200 SW 97TH AVE 9515 SW ELROSE ST 'ARD,OR 97224 TIGARD,OR 97224 -111BA-0010 S1118A-09008 0 • A• B ROS- - REY A&GAYLA 1420. . 97TH AVE 951 : -OSE ST T :ARD,O' •7224 ARD,OR • 24 2S111BA-01700 2811113A-05100 PALM FRANK L DORIS 0 RUSSELL LORETTA N 14325 SW 97TH AVE 14115 SW 97TH AVE TIGARD, OR 97223 TIGARD,OR 97224 2S111BA-01600 2S111BA-05801 PALM ROY D SANCHEZ WILLIAM K&SANDRA J 20830 NE BIG FIR LN 14145 SW 97TH PL DUNDEE, OR 97115 PORTLAND,OR 97224 2S111BA-07600 111BA-05800 PASERO MARK G &SHARON M SA ..EZ • LIAM K&SANDRA J 9567 SW JUBILEE CT 1414 :I. •7TH PL TIGARD,OR 97224 Ps-TLAND, ■R 97224 11AB-09100 2S111BA-04800 PETERMAN ALAN L AND SCHNEIDER DIANE L TRUSTEE MITCHELL STEPHANIE J 14015 SW 97TH AVE 9335 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-10100 2S111BA-05500 PRESLEY TIMOTHY R& SCHOESLER RONALD D PRESLEY TEMARA SANDERS 14140 SW 97TH PL 9441 SW BROOKLYN LN TIGARD,OR 97224 TIGARD,OR 97224 2S111 BA-00303 2S111AB-02600 PREWITT LINDA SUE SCHOOLER DAVID K 14077 SW 97TH AVE 9420 SW MOUNTAIN VIEW LN TIGARD,OR 97223 TIGARD,OR 97223 2S111 BA-03900 2S111AB-03100 PRIESTER JEFFREY M &MELISSA D SCHWARZ CHARLES& 14120 SW 98TH CT DIZNEY CARROLL TIGARD, OR 97224 14135 SW 93RD AVE TIGARD,OR 97224 -C111BA-11700 2S111AB-03200 NSDELL DAVID&SALLY SCHWARZER GERTRUD E&PETER H .4270 SW 97TH AVE TRUSTEES TIGARD, OR 97224 9330 SW MCDONALD TIGARD,OR 97224-5932 2S111BA-00114 2S111BA-01903 SHADE GARY F&DEBORAH SUE TWETE MYLES A 9525 SW ELROSE ST 4936 SE FLAVEL DR \RD,OR 97224 PORTLAND,OR 97206 2S111BA-09900 2S111AB-08500 SHANKLES H THOMAS&N JEAN VANGORDON DORIS 9501 SW BROOKLYN LN 14430 SW 94TH CT TIGARD,OR 97223 TIGARD,OR 97224 1118A-1020s 2S111AB-02800 SH N• MEADOWS VOLK VIRGIL V RUTH OWNr'S OF LOTS 1-6 9385 SW MTN VIEW LN , :1000 TIGARD,OR 97223 2S111AB-02700 25111 BA-08000 SHROCK WALTER W& WARREN RANDOLPH G&JANET L COOK DONALD PHILIP CO-TRUSTEES 9534 SW JUBILEE CT 9425 SW MOUNTAIN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-07500 2S111BA-00111 SMITH DAVID H& WASHINGTON COUNTY BATCHELOR WENDY A ATTN:TERESA WILSON PROP MGR 9582 SW JUBILEE PL 169 N FIRST AVE MS-42 TIGARD,OR 97224 HILLSBORO,OR 97124 ■11BA-00105 2S1118A-06900 STROHECKER LARRY S& WEBB DARWIN H DIANE L 9529 SW INEZ ST 14050 SW 97TH AVE TIGARD,OR 97224 PORTLAND, OR 97224 2S111AB-08800 2S111BA-11000 TAKEDA JENNY& WHITE PAUL A&MICHELE K TAKEDA CHIJO 9533 SW ELROSE ST 9435 SW VIEW TERR TIGARD,OR 97224 TIGARD,OR 97224 25111 BA-04600 2S111BA-09600 TAM YIK CHEUNG&CHUNG MING WHITEMAN RICHARD A 14005 SW 97TH AVE 9535 SW BROOKLYN LN TIGARD,OR 97224 TIGARD,OR 97224 111BA-08200 2S111AB-08300 TIG D Y OF WORTH PHILLIP S D&LYNN E M 13125 HALL 8431 GLEN VIEW CT TI RD, 97223 ORLANDO,FL 32819 S1118A-06111 251118A-00501 • 'D • TY OF WYFFELS ROBERT C&PATRICIA A .312 W HALL 9777 SW ELROSE ST T'ARD, 97223 TIGARD,OR 97224 Josh Thomas ,95 SW Bonanza . .,drd, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 „uhn Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: 5-Aug-04 NEIGHBORHOOD MEL . iNG ATTENDANCE PROJECT:7�,r�ir,,a,) aSk � ROSTER �SSu6Aivts►off_ MEETING DATE: 9 $ Zd __ PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS CITY, STATE ZIP CODE PHONE E # /ii VA"-'1><, f�/.r l'il't, .6! r 4.r !v. O SA> "4.. 'his.) La..,.. . ,4 (�� INEI 444e- ?sr? A_U,iJ L.1, IPITI, Na_70 5w trX\16t--W__ ,/ NM 6y3 -3 431,0 INEM41671.4-ss' ,) ----r • t 52__ ,1--)?Di-t S—vg- 00 4 A S w 51 ras.e r S-I- —I—( 5 a rcl Olt- 9 712 q 057-S�o3 f ?, FEr..4 w.,...= L.3 2(4-to e "i 1 /_A` 'AMMER 707 a N"- I DAVE, STACIE A '7 JeC/ / :;,,M nu3 wiz SCk• OLE' MO SLA) OvAaelIN VIF_ ik T Gila.1) ®K 972 Zii - c, 503 603-o52Z Da� 5 cLJ�s Z��3 S� � � aL Gw P P'- Z —�or�r-moo a� - 7 Zo �" S� 7 i a ' a, ILI12,-sw 73ifeAie_, --- 3 7z0./4 y.ar-,te 772z. ii sT3--&24ii-76; i: c:::.„. c E Neighborhood Meeting Minutes—TEMPLETON HEIGHTS 9/8/04 Start 6:30pm Question and answer session related to the Templeton Heights Subdivision application that will be forthcoming. 1. Question was asked regarding the next step in the procedural land use process. Answer was once the application was complete; it would be submitted to the City of Tigard for review. The review process would be 30 days for the City to deem complete, then 120 days for review of code and application compliance. 2. Question was asked regarding street width(SW Mountain View). Answer was the applicant intends on submitting plans with a skinny street shown. The street width would be 24' of pavement which allows for parking one side and two way traffic. 3. Question was asked if sidewalks would be built. Answer was yes. 4. Question was asked regarding water(storm)collection system. Answer was storm water would be detained and water quality would be handled through a Stormwater Management vault. Most of the facilities would be located underground. It was mentioned the storm water design was based upon a 10 and 25 yr event occurring. 5. Question was asked regarding lot sales. Answer was given the owner intends on selling all lots to one builder. 6. Question regarding who to call at the City. Answer was given anyone in current planning should be able to help and answer questions. 7. Question regarding access for the two flag lots was asked. Answer was off a private driveway between lots 3 and 4 of the drawings. 8. Question was asked regarding the existing house and whether or not is going to be removed or stay. Answer was the existing house would stay and existing outbuilding would probable be removed. 9. Question was asked regarding lot sizes. Answer was the lots sizes would range from 6000 sqft to 11000 sqft. 10. Question was asked regarding the property line trees along the north property line. Answer was these trees are shared trees that would be saved. Tree protection measures would be shown on the approved construction drawings and in the land use application. 11. Question was asked regarding the"drip-line" of a tree. Answer was no,but the project arborists recommendations were being adhered to and that the though of the drip line might be at the end of a tree branch. 12. Question was asked regarding setbacks along the north property line. Answer was if the rear of the house was facing the property line the setback would be 15'. If the side of a house was facing the north property line then the setback would be 5'. 13. Question was asked regarding the lot line adjusted parcel and what was going to be built there. Answer was we did not know. The lot had been sold to a single-family residential home builder and the thought was they intended on building a master on main home. End 7:30 pm Traffic Study 1 i iJune 22, 2004 Project: OR04.050.T07— Mtn View Subdivision ENGINEERS 1 Kim McMillan, P.E. f Development Review Engineer City of Tigard Development Review Department 13125 SW Hall Blvd i Tigard, OR 97223 i IRE: Mountain View Subdivision—Traffic Flow Plan 1 Dear Ms. McMillan, 1 Based on your request, we have performed an analysis of the potential flow il t patterns and queuing impacts associated with the proposed Mountain View Subdivision development. The site is located in the northeast quadrant of the • intersection at SW Mountain View Ln/SW 97th Ave (see Figures 1 and 1A.) This proposed development will contain 7 new single-family homes joining with 1 existing home on a 1.59 acre parcel. The applicant is proposing to extend SW Mountain View Ln along the site's south frontage, to connect with SW 97'h Ave via the City of Tigard's "Skinny Street Option." As shown on Figure 1A, lots 1 thru 6 will have direct access onto this new portion of SW Mountain View Ln with the existing home on lot 7 continuing to directly g access SW 97th Ave. Lots 5 and 6 are mirrored "flag lots" abutting one another to form one shared access private drive approximately 200 feet west of SW 97th Ave on to the new section of SW Mountain View Ln. Both of these lots will use this access. The layout and construction of all single family home driveways will meet the standards and specifications as set forth by the City of Tigard. ll R i; The City's criteria required for this "Skinny Street" option along SW Mountain View Ln are: • A Traffic Flow Plan • Less than 500 vehicles per day traveling along the proposed roadway i • No parking within 30 feet of an intersection 1 • Only allowed adjacent to single family detached development • Must provide a minimum of 1 off-street parking space for every 20 feet 3 of restricted street frontage 20085 NW TANASBOURNE DR. g As shown in the attached site plan (Figure 1A), and based on the following HILLSBORO OR 97124 analyses we have performed, the proposed development meets these * PH 503. 690. 8080 criteria. FX 503. 645. 5930 WWW.CTSENGINEERS.COM i STUDY AREA LAND USES PARATI CORPORATE OFFICE M The vast majority of land surrounding the site and its vicinity consists of HILLSBORO, OREGON residential uses or underdeveloped land zoned for residential uses. ADDITIONAL PARATI OFFICES TILLAMOOK, OREGON VANCOUVER, WASHINGTON BELLEVUE, WASHINGTON COEUR D'ALENE, IDAHO , c aCRAMENTO, CALIFORNIA 0 CLERMONT, FLORIDA 1 4.050.T07—Mountain View Subdivision Page 2 June 22 2004 EXISTING TRAFFIC VOLUMES To assess the potential queuing impacts resulting from full buildout of the proposed Mountain View subdivision development, traffic operations were analyzed during both AM and PM weekday peak hours because these periods represent reasonable `worst case" traffic scenarios for purposes of this study. This also corresponds with the time periods that the proposed development will generate most of its traffic. Figure 3 shows recent weekday AM and PM peak hour volumes obtained at the intersections of SW 97th Ave/SW Elrose St, and SW 97th Ave/SW Mountain View Ln. These traffic volumes were obtained from actual weekday peak hour traffic counts conducted during June 2004. Traffic volumes greater than 25 were rounded upward to the nearest five vehicles. These data revealed that the morning peak hour typically occurs between 7:30-8:30 AM at SW 97th Ave/SW Elrose St, and between 8:00-9:00 AM at SW 93`d Ave/SW Mountain View Ln. The afternoon peak hour typically occurs between 4:45-5:45 PM at SW 97th Ave/SW Elrose St, and between 4:30-5:30 at SW 93`d Ave/SW Mountain View Ln. Peak Hour Traffic Operations Traffic conditions at the above stated key intersections in the immediate vicinity of the site were analyzed during both AM and PM peak hours. Intersection operational analyses were conducted using the procedures in the 2000 Highway Capacity Manual(HCM)for evaluating signalized and unsignalized intersections, which describe the traffic operations of an intersection in terms of its Delay, Queue Length, and Level of Service (LOS.) Table T presents calculated estimates of the existing LOS for the intersections of SW 93rd Ave/SW Mountain View Ln, and SW 97th Ave/SW Elrose St based on the weekday peak hour traffic volumes shown in Figure 3. Traffic operations at these intersections are estimated to operate at acceptable LOS A during both peak hour periods with no more than one vehicle expected for the 95th percentile queue length at any approach. Table 1: 2004 Current Levels of Service AM Peak Hour PM Peak Hour Minor Street Stop Control Intersection Avg Vehicle 95th% Avg Vehicle 95th Delay LOS Queue Delay LOS Queue (SecNeh) (Vehicles) (SecNeh) (Vehicles) SW 93`d Ave/SW Mtn View Ln 8.9 A 1 9.1 A 1 Critical Leg: EB Approach SW 97th Ave/SW Elrose St Critical Leg:WB Approach 9.6 A 1 9.1 A 1 FUTURE BACKGROUND 2005 TRAFFIC VOLUMES To account for future growth in traffic due to sources outside the study area, current traffic was adjusted by a 3 percent per year growth factor. Using this factor, existing volumes in Figure 3 were increased by 3 percent to account for other increases in traffic due to sources outside the study area during the next year (to 2005.) Thus, future background 2005 traffic volumes were estimated by multiplying existing peak hour traffic volumes by 1.03. The resulting estimates for future 2005 background traffic volumes are shown in Figure 4. 4.050.T07—Mountain New Subdivision Page 3 June 22, 2004 SITE GENERATED TRAFFIC VOLUMES The applicant is proposing to subdivide a 1.59 acre parcel in the northeast quadrant of the intersection that currently contains one single family home into a subdivision containing 8 single family home lots. The existing home will remain, thus the development proposed will consist of 7 new single family homes, and one existing home. It should be noted that because the site contains an existing home, and its trips are already traveling the roadway system, estimated trips from this home have been deducted from the overall site generated trips, and the applicant should receive Traffic Impact Fee credit for this home. Thus, a net increase of 7 single family homes will be used for purposes of calculating the estimated trips that will be generated by the proposed Mountain View Subdivision. The net number of new vehicle trips were estimated using standard trip generation rates for Single Family Detached Housing (ITE Land Use Code 210) presented in the ITE Trip Generation Report (7a' Edition.) As shown in Table 2, it is estimated that based on these rates, this development will generate approximately 67 vehicle trips throughout a typical weekday, including 5 vehicle trips during the AM peak hour, and 7 vehicle trips during the PM peak hour. Table 2: Estimate of Weekday Trip Generation for Full Buildout of Mountain View Subdivision Daily AM Peak Hour PM Peak Hour Land Use Trips Total In Out Total In Out Mountain View Subdivision:8 Homes 77 6 2 4 8 5 3 1TE Land Use Code 210 Minus Existing Home on Site: 1 Home -10 -1 -0 -1 -1 -1 -0 ITE Land Use Code 210 Mountain View Subdivision 67 5 2 3 7 4 3 Net Trip Generation Estimate DIRECTIONAL DISTRIBUTION AND ASSIGNMENT OF SITE GENERATED TRIPS Residential traffic generated by the proposed Mountain View subdivision was assigned to the roadway network by considering existing travel patterns to/from homes along SW Mountain View Ln, SW Elrose St, SW 93`d Ave, and SW 97th Ave. To estimate travel patterns away from the development area, we obtained and analyzed recent traffic volumes at the intersections of SW 93`d Ave/SW Mountain View Ln and SW 97th Ave/SW Elrose St. Based on these patterns, and considering the applicant will be extending SW Mountain View Ln to SW 97th Ave, we estimated that the majority, about 80 percent, of vehicle trips to/from the Mountain View subdivision will be traveling to/from the west along SW 97th Avenue, and that about 20 percent would be traveling to/from the east. The resulting assignment of site generated traffic during both peak hour periods is presented in Figure 5. TOTAL FUTURE 2005 TRAFFIC VOLUMES AND TRAFFIC OPERATIONS Total future 2005 peak hour traffic volumes were estimated by first re-distributing a portion of the traffic associated with existing homes along SW Mountain View Ln. We assumed that about 50% of the traffic along SW Mountain View Ln that would otherwise use SW 93rd Ave would now use SW 97th St via the proposed connection. We also assumed a 10% increase to SW Mountain View Ln traffic volumes due to cut through traffic. The impact of this redistribution is shown on Figure 5. Thus, adding the future background 2005 traffic volumes displayed in Figure 4 to the volumes that would be generated by full buildout of the proposed Mountain View subdivision in Figure 5 yields the estimated total future 2005 traffic volumes. These volumes are presented in Figure 6. Table 3 summarizes the results of the intersection LOS and queuing analyses for this total future 2005 buildout scenario. Even with these conservative assumptions, these intersections will still operate at LOS A or better during both peak hour periods with no more than one vehicle for the 95th percentile queue. 4.050.T07—Mountain View Subdivision Page 4 June 22,2004 Table 3: Total Future 2005 Levels of Service and Queuing with Buildout of Mountain View AM Peak Hour PM Peak Hour Minor Street Stop Control Intersection Avg Vehicle 95"'% Avg Vehicle 95th% Delay LOS Queue Delay LOS Queue (SecNeh) (Vehicles) (SecNeh) (Vehicles) SW 93`d Ave/SW Mtn View Ln 8.9 A 1 9.0 A 1 Critical Leg: EB Approach SW 97th Ave/SW Mtn View Ln 9.6 A 1 8.9 A 1 Critical Leg:WB Approach Notably, with the re-routing of existing traffic that would otherwise use SW 93`d Ave to travel north/south, and would now use SW 97th Ave with the new connection, the LOS results at the intersection of SW 93rd Ave/SW Mountain View Ln will actually slightly improve. We have also calculated an estimate of the projected average daily traffic(ADT) along SW Mountain View Ln for this total future buildout scenario. From the single family detached housing (ITE Land Use Code 210) rates in the ITE handbook, it was assumed that the PM peak hour would be approximately 10.6% of the ADT (1.01 PM rate/9.57 ADT rate = 10.6%.) Thus, the projected future PM peak hour volumes traveling along SW Mountain View Ln were divided by 10.6%, which yields an approximate ADT of 123 weekday trips(13 PM peak hour trips/10.6% = 123 daily trips.) An additional analysis was performed on the built out 2005 traffic volumes to represent a 2015 scenario. The results indicate that even if the 2005 traffic were increased by 30%, these intersections will still operate at acceptable LOS A, and would still only have 1 vehicle as the 95th percentile queue, the ADT would still not exceed 500 vehicles per day along SW Mountain View Rd (18 PM peak hour trips/10.6% = 171 daily trips.) Table 4 below presents the results of these analyses and are based on the volume data contained in Figure 7 displaying the 30 percent increase in traffic volumes. Table 4: Total Future 2015 Levels of Service and Queuing with Buildout of Mountain View AM Peak Hour PM Peak Hour Minor Street Stop Control Intersection - - Avg Vehicle 95th% Avg Vehicle 95th Delay LOS Queue Delay LOS Queue (SecNeh) (Vehicles) (SecNeh) (Vehicles) SW 93`d Ave/SW Mtn View Ln 9.0 A 1 9.2 A 1 Critical Leg: EB Approach SW 97th Ave/SW Mtn View Ln 9.7 A 1 9.1 A 1 Critical Leg:WB Approach 4.050.TO7-Mountain View Subdivision Page 5 June 22, 2004 SKINNY STREET OPTION The applicant is proposing to construct a full width improvement extension of SW Mountain View Ln to connect with SW 97th Ave via the City of Tigard's Skinny Street Option (<500 vpd) to better serve future residents of the proposed Mountain View subdivision, as well as existing residents in the vicinity. As demonstrated in the attached Traffic Flow Plan, and in the analyses contained in this report, the improvement proposed meets the City's criteria for constructing the Skinny Street Option. The alternative to the Skinny Street Option would be to only construct half width improvements along the site's frontage based on the existing Neighborhood Route cross section standards. Instead, this Skinny Street Option will provide a full width improvement with 24 feet of pavement to accommodate parked and traveling vehicles (to include emergency vehicles), as well as sidewalks along both sides of the street for pedestrian safety. The half width improvement alternative would only provide approximately 20 feet of pavement, and sidewalk along the site's frontage only. CONCLUSION In conclusion, the new "Skinny Street" option proposed by the applicant to extend SW Mountain View Ln to SW 97th Ave should not present any adverse operational or safety conflicts. In fact, it is a better transportation option compared to a more traditional half street improvement. The new intersection of SW 9711h Ave at SW Mountain View Ln will operate at acceptable LOS A or better during both peak hour periods when considering total future traffic (i.e. re-routing of traffic as a result of the new intersection improvements.) Specifically, queuing will be minimal, if any, along this proposed new street as indicated in our analyses and drawings attached. Furthermore, even if vehicles are parked along the south side of this new street, emergency vehicles should not experience any conflicts. If you have any questions related to the data or analyses discussed in this report, please do not hesitate to contact me directly. Sincerely, 6�ED PRop4. ENG I NE.E•4)% [u y 17,045 Y a Howard Stein, P.E. Senior Transportation Engineer v OREGON SCOTT S� RENEW DATE Figure 1: Site Area and Vicinity Map Mountain View Subdivision Site e \ l .1i. 1111/ f !i ,/ min .4 Ali s'N , !.] -,..,.• ,..,, p - „_._ Ne4 : i .__.] _4_, i I •Jr ..,---,_ s-in ,4s-a- ."--- . „,,....._ i I Bonita. ! .----7 \-_, -.*--..% ' , —.-- Alla J7 :1 "-.■;•16% ail .4. 4 i MIN I ,, i 11: • J _ 0111111."1111.414 pints* = [Mt=7 -A-11.2), _I Ives; = ni / .........17„._ • . . ,......„--7--. vo : i, ,,,_ .44.45i, '!.`.- ' ! and , Ti 0 it in 5,1 / „-- --- 0 „• ., H . Ni.4111141.4;1z:wen -. f 1 ( '-- -1111 - )) N Drawing Not To Scale Proposed Site El Proposed Roadway •... (c----- _) ENGINEERS OR04.050.T07-Mountain View Subdivision Figure 1A: Proposed Site Plan for Mountain View Subdivsion I - I I I I I I I I I I II I I 1 I I) I `.w. ,am I I T 6 I I w I 1 2 3 4 5 + g ! ... 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Proposed Site Proposed Roadway ■■■■ Cc� AM(PM)Peak Hour Volumes ENGINEERS 0R04.050.T07-Mountain View Subdivision Figure 4: Future Background 2005 Weekday Peak Hour Traffic Volumes At Study Area Intersections k.--5(3) k._2(2) (1)4i �o(o) (0)0—' r6(3) GO id -4—O(0) (o)o� r1(0) O CO M 1 t r .9 .r timinz:# -N.. Chi y Ai t A } ........... J vI' Tigard M a< 4ti.0.0a rrri-i =- tez at .----1\ .4.1.,11. ..:T7:171,11LN N Drawing Not To Scale Traffic Signal Stop Sign :- Proposed Site Proposed Roadway suss (c� AM(PM)Peak Hour Volumes ` J ENGINEERS OR04.050.T07-Mountain View Subdivision Figure 5: Weekday Peak Hour Site Generated, +10% Cut-Through, and Re- distributed Existing Traffic Volumes at Study Area Intersections c. 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Z z u, N O _ -ID NC O 0 rn rn 0 ° m Au m - m- �1 V m0 xi P 1 Yy _ 2.5 to 2 I LA v C) <I £ O N 0D g -4m eg m o X N) �- OZ 0 O C tn D A ; m0 24'– mc0 Q 0 ri o r� ) ° zm • 48' -<xz U.) m inn CA A nz,,c (.4 M K mN-I (/)J v o \ Co Z 0m Z K < / 00 - m zc z r -D z m z Z m 28— — P1 rn 48' –t5'-26'— (11 n at + K) y _I I I m S Z )1/1111.'- N AASHTO II 0 ...... 1 !.., N. CIVIL MBM HOLDING COMPANY, LLC �� TRANSPORTAION .00n �� 4.050.107 P.O.BOX 120 STRUCTURAL MOUNTAIN NEW SUBDIVISION TRAFFIC FLOW PLAN LANG SURVEYING 25111BA NEWBERG,OR 97132-0120 (971)570-4795 ,° io 70444=3.4174�rr°` 251119A00107 1 ENGINEERS =,..r....° OTY OF 11GAR0 4.0.5410°- .m.4. 1 4/11/04. •1 No 0 % / BoyerT. Plotted: Jun 16. 2004 - 3:34pm, 0:\Projects CTS\4.050 Misc Projects\4.050.107 Mountcin View Flow Plan\CAD\4.050.T07 - Flow PIan.OWG WATER QUALITY DET. CALCULATIONS January 14, 2005 Preliminary Storm Drainage Calculations Templeton Height Tigard, Oregon Prepared For: Matt Harrell P.O. Box 120 Newberg, OR 97132 Prepared By: SR Design LLC 8196 SW Hall Blvd, Suite 301 Beaverton, OR 97008 Templeton Heights Preliminary Drainage Calculations City of Tigard January 14, 2005 Templeton Heights Proposed Subdivision Drainage Calculations January 14, 2005 DRAINAGE CALCULATIONS Purpose: The purpose of this report is to evaluate the existing storm runoff, and water quality requirements of the proposed Templeton Heights. Based on Chapter 3 of the CWS Design and Construction Standards and the Tigard Public Improvement Design Standards, the rate of runoff from the developed site during a 25-year recurrence interval storms shall not exceed the rate of runoff from the existing conditions. The water quality will be designed to accommodate treatment for 100% of the newly created impervious surfaces and the existing impervious surfaces. Pre-Development Conditions: The site is located east of existing SW 97th Avenue and south of SW Elrose Street. The existing site is currently vacant with an existing house located on the parcel accessing from SW 97th and is a paved driveway. The existing site's drainage is via overland flow draining from the southwest to the northeast. The pervious area curve number (CN) used is equal to 74, representing an open space and lawn areas. Pre-development site characteristics and runoff summaries: Existing Site Impervious Area(House/asphalt/concrete): 0.14 ac (CN=98) Pervious Area(trees/grass): 1.28 ac (CN=74) 02 = 0.17 cfs 010 = 0.37 cfs Q25 = 0.48 cfs Post-Development Conditions: The post-developed site conditions and areas are shown on the Exhibit Basin Map. The site is to be developed with residential attached housing. Post-development site characteristics and runoff summaries: Area Impervious Area: 0.52 ac (CN=98) Pervious Area: 0.90 ac(CN=84) Q2 = 0.35 cfs Q10 = 0.59 cfs Q25 = 0.71 cfs Templeton Heights Preliminary Drainage Calculations City of Tigard January 14,2005 Detention Calculations: Detention for the proposed development consists of a in-ground detention pipe. The detention pipe was designed to detain and discharge the design storm flows at the pre-developed flow rates for the site. The peak stage and volume for the detention facility are show in the table below. Water Quality: Based on Clean Water Services Standards, the storm water quality facility was designed to meet the removal efficiency for a mean summertime storm event totaling 0.36 inches of precipitation falling in 4 hours with an average return period of 96 hours over the impervious surface. The impervious area for the water quality was assessed at a rate of actual square feet for each lot. The remainder of the impervious area was calculated from the actual public and private improvements. Water quality will be done by using water quality catch basin by StormWater Management. Conveyance System: The piping system has been sized to convey runoff during a 25-year storm event. The SCS Type 1A method was used for pipe sizing and a summary of the results are included in this report. DETENTION SYSTEM CALCULATIONS Templeton Heights • Pre Event Summary: BasinlD Peak Q Peak T Peak Vol Area Method Raintype Event (cfs) (hrs) (ac-ft) ac /Loss Pre 0.17 8.17 0.0907 1.42 SCS/SCS TYPE1A 2 yr Pre 0.37 8.17 0.1649 1.42 SCS/SCS TYPE1A 10 yr Pre 0.48 8.17 0.2037 1.42 SCS/SCS TYPE1A 25 yr Drainage Area: Pre Hyd Method: SCS Unit Hyd Loss Method: SCS CN Number Peak Factor. 484.00 SCS Abs: 0.20 Storm Dur: 24.00 hrs Inty: 10.00 min Area CN TC Pervious 1.2800 ac 74.00 0.30 hrs Impervious 0.1400 ac 98.00 0.33 hrs Total 1.4200 ac Supporting Data: Pervious CN Data: Pre Developed Lawn 74.00 1.2800 ac Impervious CN Data: House/Driveway 98.00 0.1400 ac Pervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Sheet Flow Lawn 300.00 ft 6.00% 0.1500 18.77 min Shallow Shallow Flow 110.80 ft 5.42% 11.0000 0.72 min Impervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Fixed Fixed from Pery 0.00 ft 0.00% 19.5000 19.50 min Post Event Summary: BasinID Peak Q Peak T Peak Vol Area Method Raintype Event ------- (cfs) (hrs) (ac-ft) ac /Loss Post 0.35 8.00 0.1430 1.42 SCS/SCS TYPE1A 2 yr Post 0.59 8.00 0.2283 1.42 SCS/SCS TYPE1A 10 yr Post 0.71 8.00 0.2713 1.42 SCS/SCS TYPE1A 25 yr Drainage Area: Post Hyd Method: SCS Unit Hyd Loss Method: SCS CN Number Peak Factor: 484.00 SCS Abs: 0.20 Storm Dur: 24.00 hrs Inty: 10.00 min Area CN TC Pervious 0.9000 ac 74.00 0.26 hrs Impervious 0.5200 ac 98.00 0.09 hrs Total 1.4200 ac Supporting Data: Pervious CN Data: Post Developed Lawn/Landscape 74.00 0.9000 ac Impervious CN Data: Lots/ Streets 98.00 0.5200 ac Pervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Sheet Flow Lawn 236.00 ft 4.90% 0.1500 15.40 min Impervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Lawn to Street 25.00 ft 2.00% 0.1500 3.66 min Channel Gutter/ Pipe Flow 669.00 ft 2.24% 42.0000 1.77 min Pipe Inflow Event Summary: BasinlD Peak Q Peak T Peak Vol Area Method Raintype Event (cfs) (hrs) (ac-ft) ac /Loss Pipe Inflow 0.28 8.00 0.1202 1.24 SCS/SCS TYPE1A 2 yr Pipe Inflow 0.48 8.00 0.1937 1.24 SCS/SCS TYPE1A 10 yr Pipe Inflow 0.59 8.00 0.2309 1.24 SCS/SCS TYPE1A 25 yr Drainage Area: Pipe Inflow Hyd Method: SCS Unit Hyd Loss Method: SCS CN Number Peak Factor: 484.00 SCS Abs: 0.20 Storm Dur: 24.00 hrs Intv: 10.00 min Area CN TC Pervious 0.8200 ac 74.00 0.31 hrs Impervious 0.4200 ac 98.00 0.09 hrs Total 1.2400 ac Supporting Data: Pervious CN Data: Post Developed Lawn / Landscape 74.00 0.8200 ac Impervious CN Data: Lots 98.00 0.4200 ac Pervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Sheet Flow Lawn 236.00 ft 3.00% 0.1500 18.73 min Impervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Lawn to Street 25.00 ft 2.00% 0.1500 3.66 min Channel Gutter/ Pipe Flow 669.00 ft 2.24% 42.0000 1.77 min Street Event Summary: BasinlD Peak Q Peak T Peak Vol Area Method Raintype Event (cfs) (hrs) (ac-ft) ac /Loss Street 0.06 8.00 0.0228 0.18 SCS/SCS TYPE1A 2 yr Street 0.10 8.00 0.0347 0.18 SCS/SCS TYPE1A 10 yr Street 0.12 8.00 0.0405 0.18 SCS/SCS TYPE1A 25 yr Drainage Area: Street Hyd Method: SCS Unit Hyd Loss Method: SCS CN Number Peak Factor: 484.00 SCS Abs: 0.20 Storm Du r: 24.00 hrs Intv: 10.00 min Area CN TC Pervious 0.0800 ac 74.00 0.04 hrs Impervious 0.1000 ac 98.00 0.09 hrs Total 0.1800 ac Supporting Data: Pervious CN Data: Street Scape Landscape 74.00 0.0800 ac Impervious CN Data: Street 98.00 0.1000 ac Pervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Sheet Flow Lawn 20.00 ft 4.90% 0.1500 2.14 min Impervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Lawn to Street 25.00 ft 2.00% 0.1500 3.66 min Channel Gutter/ Pipe Flow 669.00 ft 2.24% 42.0000 1.77 min Control Structure ID: Orifice - Multiple Orifice Structure Descrip: Multiple Orifice Start El Max El Increment 100.0000 ft 105.0000 ft 0.10 Orif Coeff: 0.62 Bottom El: 0.00 ft Lowest Diam: 2.1826 in out to 2nd: 1.7000 ft Diam: 2.6953 in 2nd to 3rd: 0.7300 ft Diam: 1.5820 in Node ID: Detention Pipe Desc: Detention Start El: 100.0000 ft Max El: 104.1600 ft Contrib Basin: Contrib Hyd: Length Diam Slope UpNode DnNode Num 80.0000 ft 4.0000 ft 0.20 % 1 Node ID: Rip Desc: Detention Start El: 100.0000 ft Max El: 104.2000 ft Contrib Basin: Contrib Hyd: Storage Id: Detention Pipe Discharge Id: Orifice WATER QUALITY CALCULATIONS Templeton Heights SR Design. Engineering-Planning-Surveying Subject: Pn,Q By: S(-e__, Date: )//9/0 Project No: kf B$YA. ( Sheet: of La.o-depA,P-k-t - -- Lois C 6eot a, coio) = /er fig° s• ( 0, iI2-ac,A Sh 4, 420 S. F = D ,/a Qc_4.ro _ o, s'Z, a peg-- WO ,' ,,Qa, = 4, /81 y 80 WQv v - gal fix 4- (0.03) = & ge . ; R CQ r6to - _(0131 — D, Osf GFs , jpe, 57-0f2-44. 1T„ � J o 8196 SW Hall Blvd., Suite 232 • Beaverton, OR 97008 • tel(503)469-1213 • fax(503)469-8553 MISCELLANEOUS Templeton Heights Chapter 2 Estimating Runoff Technical Release 55 Urban Hydrology for Small Watersheds Table 2-2a Runoff curve numbers for urban areas 1/ Curve numbers for Cover description hydrologic soil group Average percent Cover type and hydrologic condition impervious area V A B C D Fully developed urban areas (vegetation established) Open space(lawns,parks,golf courses,cemeteries,etc.)3/: Poor condition(grass cover<50%) 68 79 86 89 Fair condition(grass cover 50%to 75%) 49 69 79 84 Good condition(grass cover>75%) 39 61 74 80 Impervious areas: Paved parking lots,roofs,driveways,etc. (excluding right-of-way) 98 98 98 98 Streets and roads: Paved;curbs and storm sewers(excluding right-of-way) 98 98 98 98 Paved;open ditches(including right-of-way) 83 89 92 93 Gravel(including right-of-way) 76 85 89 91 Dirt(including right-of-way) 72 82 87 89 Western desert urban areas: Natural desert landscaping(pervious areas only) 63 77 85 88 Artificial desert landscaping(impervious weed barrier, desert shrub with 1-to 2-inch sand or gravel mulch and basin borders) 96 96 96 96 Urban districts: Commercial and business 85 89 92 94 95 Industrial 72 81 88 91 93 Residential districts by average lot size: 1/8 acre or less(town houses) 65 77 85 90 92 1/4 acre 38 61 75 83 87 1/3 acre 30 57 72 81 86 1/2 acre 25 54 70 80 85 1 acre .. 20 51 68 79 84 2 acres 12 46 65 77 82 Developing urban areas Newly graded areas (pervious areas only,no vegetation)3/ 77 86 91 94 Idle lands (CN's are determined using cover types similar to those in table 2-2c). I Average runoff condition,and Ia=0.2S. 2 The average percent impervious area shown was used to develop the composite CN's.Other assumptions are as follows:impervious areas are directly connected to the drainage system,impervious areas have a CN of 98,and pervious areas are considered equivalent to open space in good hydrologic condition.CN's for other combinations of conditions may be computed using figure 2-3 or 2-4. 3 CN's shown are equivalent to those of pasture.Composite CN's may be computed for other combinations of open space cover type. 4 Composite CN's for natural desert landscaping should be computed using figures 2-3 or 2-4 based on the impervious area percentage(CN= 98)and the pervious area CN.The pervious area CN's are assumed equivalent to desert shrub in poor hydrologic condition. b Composite CN's to use for the design of temporary measures during grading and construction should be computed using figure 2-3 or 2-4 based on the degree of development(impervious area percentage)and the CN's for the newly graded pervious areas. (210-VI-TR-55,Second Ed.,June 1986) 2-5 120 SOIL SURVEY [Absence of an entry indicates the feature is not a concern. See TABS 13., Glossary S0�`' Soil name and Y for descriptions of map symbol Hydro- logic Flooding group __________ Frequency Duration Months Aloha: Amity: None 2 Astoria: -- None _ Briedwell: B None _ --- - - --------- -- 56, 5C, 5D ---- Carlton: None _ ---- ---------------------- 613, 6C Cascade: _ B None _ ---__ 76, 7C, 7D, 7E, 7F ChehaIem: - None _ '------- i 8C Chehalis: - None _ ----__ ------------ Cornelius: -------- Common ______ ____ Brief ■ 1 I I B, ' 1 1 C, 1 1 1 D, 1 1 I E, 1 1 I F: _-_- -------- - Nov-Mar -- Cornelius part --____-- -------- ----____-_ Kinton None Pam ---------------- cornelius Variant: None _____ ______________ 12A, 126, 12C --- - - ------------- --------. Cove: None _ ---------_ 13, 14 __ ----------- ------------ Dayton: D ----------- Common -------- ---- Brief --------- Dec-Apr----- Delena: None _ ---------- ------------ Goble: None _ --- 176, 17C, 17D, 17E, 16 E, 18F____________ C ---------------------- Helvetia: None - 198, 19C, 19D, 19E ____ Hembre: None --- ------------- B -------- ------ - Hillsboro: None _ - ---- 21A, 21 B, 21 C, -- - ------------- Huberly: None -- 22 dory: None __ 238, ----------- 23C, 23D, ------------ 23 E, 23F __ ---'-------- ____ Kilchis: -- C None _ - -------- 124G: ----- ---- Kilchis ______________ _ part _________ _ Filickitat C None __--------------- Part __ None --- ---- --- 122 SOIL SURVEY TABLE 13.-Soil and Hydro- Flooding Soil name and logic map symbol group Frequency Duration Months Klickitat: 25E, 25F, 25G B None Knappa: 26 B None Labish: 27 D Frequent Very long Dec-Apr Laurelwood: 28B, 28C, 28D, 28E, 29E, 29F B None McBee: 30 B Frequent Brief Nov-May Melbourne: 31B, 31C, 31D, 31E, 31F B None Melby: 32C, 32D, 32E, 33E, 33F, 33G C None Olyic: 34C, 34D, 34E, 35E, 35F, 35G B None Pervina: 36C, 36D, 36E, 36F C None Quatama: 37A, 37B, 37C, 37D C None Saum: 386, 38C, 38D, 38E, 38F C None Tolke: 39E, 39F B None Udifluvents: 40 B Frequent Very brief Nov-Apr Verboort: 42 D Frequent Brief Dec-Apr W apato: 43 D Frequent Brief Dec-Apr Willamette: 44A, 448, 44C, 440 B None Woodburn: 45A, 45B, 45C, 45D C None Xerochrepts: 1 46F: Xerochrepts part B None Haploxerolls part C None 1 47 D: Xerochrepts part D None Rock outcrop part. 1 This mapping unit is made up of two or more dominant kinds of soil. See mapping unit description for the composition and behavior of the whole mapping unit. ARBORIST REPORT SEP-15-2004 08 :58 PM PEACOCK TREE PRESERVA 5032380850 P. 01 _.---- _— Page 1 of 3 Corncast Message Center From: peacocktree(comcast.net ,v. F, .......- _...____..._- Subject: SW 97th Av Tree inventory, assessment, and preservation plan Date: Thu, 9 Sep 2004 00:44:18 +0000 Matt Harrell September 8, 2004 Herein is the inventory, assessment, and recommendations for preservation of trees at SW 97th Av in Tigard. I have used the same numbers on the trees from the topographic survey that was provided to me. tree#1932 - Pear-12" dbh with minor problems tree#1939 and 1943 - English Holly -stems less than 12" - invasive species tree#1921 - Spruce - 14.5" minor problems, co- dominant top and lean tree#1924 - Cryptomeria - 17" no apparent problems tree#1922 - Birch - 15" minor problems tree#1935 - Birth - 14" minor problems tree#1925 - Birth - 21" minor problems tree#1931 - English Holly - 4 stems less than 7" invasive species tree#1928 - Goldenrain - 9" major problems tree#1905 - Douglas Flr- 42.5" minor problems tree#1936 - Douglas Fir- 41" minor problems tree#1929 - fruiting pear - 10" minor-major problems tree#1926 - Deodor Cedar - 25.5" no apparent problems tree#1937 - Apple - 2 stems 18" extreme problems tree#1920 - Persimmons - 6" minor problems tree#1934 - Holly - 3 stems - invasive species tree#1947 - Apple- 3 stems 9.5" or less major problems tree#1906 - Hawthorne - 9.5" minor problems tree#1901 - Douglas Fir- 29.5" minor problems, co-dominant top http://mailcenter.comcast.net/wmc/v/wm/413FA77B00043 F6300002A9B22007358340A0A... 9/8/2004 SEP-15-2004 08 :59 PM PEACOCK TREE PRESERVA 5032380850 P. 02 Page 2 01 3 Comeast Message Center tree#1918 - Cryptomeria - 16.75" no apparent problems tree#1912 - Cherry - 11.5" no apparent problems tree#1908 - Bigleaf Maple - 35" extreme problems tree#1914 - Douglas Fir- 18.5" major problems tree#1913 - Port Orford Cedar - 6 stems of 6" extreme problems tree#1904, 1915, 1909, 1916, 1902, with 8", 11.5", 16", 7", 18" dbh respectively, all Port Orford Cedars either dead or dying tree#1911 - Bigleaf Maple - 4" major problems tree#1907 - Cherry - 10" minor problem tree#1919 - Maple - 5" major problems The total amount of diameter inches of the inventoried trees , excluding the holly, is 605.75". The total amount of diameter inches of trees exceeding 12" is 456.25". The trees that I recommend removing due to major problems that exceed 12"dbh are: #1937 - apple - 2 18" stems = 36" #190t3 - maple -35" #1913, 1904, 1915, 1909, 1916, 1902, all Port Orford cedars, dead or dying. Significant diameter inch of the Pt. Orfords to be removed is 130". I am not clear as to whether or not dead and dying trees are included for mitigation reasons. If they are not, then I believe that no mitigation is required. And, if so, then 50% of the trees to be removed be mitigated in accordance with Section 18.790.060D. Tree Protection Plan My recommendation is that critical root zone areas beestblished as wide affects practical to include the drip line and beyond. Any digging 9 roots 2" or greater needs to be hand dug and roots cut cleanly, if they need to be cut. If grades need to be raised or lowered within the critical root zone, then provisions need to be made to accommodate the continued health of the roots. Consult with me prior to making those type of changes. I suggest exceeding the fencing requirements by using either 6' chain-link fencing and , or 4x4 wooden posts and 2x4s to establish a no entry zone. The plastic orange fencing is too easily moved and breached. I further suggest that all trees to be retained be fertilized and properly pruned, in accordance with ANSI A300 Pruning Standards, prior to any construction activities. This will best prepare the trees for changes in their immediate environment. Peacock Tree Preservation LLC is available to perform these services at the highest level of quality. I hope this information is satisfactory so you may proceed with your project. Sincerely, http://mailcenter.comcast.net/wmc/v/wm/413 FA77B00043 F6300002A9B220073 58340A0A... 9/8/2004 SEP-15-2004 08 :59 PM PEACOCK TREE PRESERVA 5032380850 P. 03 Page 3 of 3 Comcast Message Center Stephen Peacock, Certified Arborist PN0525 Peacock Tree Preservation LLC [ Back ) ;c;2004 Comcast Cabte Communications,Inc.Alt rsghts reserved. http://mailcenter.comcast.net/wmc/v/wm/413FA77B00043 F 6300002A9B22007358340A0A... 9/8/2004 CLEAN WATER SERVICES „AU& . I b`�LUU43 4;Z4PM1��3,l;LtAN WAltli StKVi b 9U3 btl1443c,t NO • L ISM P . I_ @, q--1‘ i:7:Ti:. .71.i:P.- ;111, AUG 0 6 2004 '1, FileN 957e# Clean Water Services t. Our commitment I. clear. EI tiertsitiveA rseniny Site Assessment Jurisdiction Oil 4 Tly,rd tooter Date S/2404 Map&Tax Lot -r_L___2,s,.- 04 00107 Owner A sic n}}-o SiteAddres3 i too c 41+i ;it __ _ ., a . • r . • Contact /Yl9m 0.104 oily !^�49an r , cc c Proposed Activity - Address P.0. 8.x It e IC_4-or 5_41±AC Motor ._•rsio,,ri..r8 0c 17432-0o/so j Phone _ • --- — ....__...- Av1.1.Z6* 0040 5o3 - 42.--;;a22.2%2. OMOCwoolvytammifttift Y N NA Y N NA Sensitive Area Composite Map Storrnwater Infrastructure maps I ED Map# 2 i/a! ❑ ❑ ivt QS* / 0 ❑ or Locally adopted studies or maps ❑ ❑ Other ik Specify Specify Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No.04-9: a Sensitive areas p tentiatly exist on sits or within 200'of the site.THE APPUCANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMR.If Sensitive Areas exist on the site or within 200 feet on sd*scent properties,a Natural Resources Assessment Report may also be required. 0 Sensitive areas do not appear to exist on site or within 200'of the she, This pre- screening sits assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS ” REQUIRED.THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. [] The proposed activity does not most the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: Reviewed By; Date: $ ! 0 Returned to Applicata Mail Fax (x Com/der Darr //6/Q' RY_ Feb 04 05 08:58a TVF&R SOUTH DIV. (5031612-7003 p• 1 • TUALATIN VALLEY FiRE & RESCUE • SOUTH DIVISION ' ' ' COMMUNITY SERVICES • OPERATIONS • FiRE PREVENTION Tualatin Valley Fire & Rescue February 4,2005 Attn: Matt Harrell Re: Templeton Heights Subdivision Dear Matt, 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) Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required it the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec.902.2.1) 2) Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved turnarounds are available from the fire district. (UFC Sec.902.2.2.4) No turn-arounds will be required. 3) 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 Chief. (UFC Sec. 902.2.1 Exception 1) 4) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet(15 feet for one or two dwelling units and out buildings),and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec.902.2.2.1) When serving two or less dwellings the access road driving surface may be reduced to not less than 12 feet. 5) 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 50,000 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. Documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code may be requested.(Design criteria on back)(UFC Sec. 902.2.2) 6) 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. (UFC Sec.902.2.2.3)-(See diagrams on back) 7) Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) A fire hydrant installed at the intersection of SW 97u'&SW Mountain View Ln will be adequate to satisfy this requirement. 74.01 SW Washo Court,Suite 101 •Tualatin,Oregon 97062•Tel.(503)612-7000•Fax(503)612-7003•www.tvfr.com Feb 04 05 O8: 58a TVFB,R SOUTH DIV. (5031612-7003 p. 2 8) Fire hydrants shalt be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 9) Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line,then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 10) The minimum available fire flow for single family dwellings and duplexes 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 UFC Appendix Table A-Ill-A-1. (UFC Appendix Ill-A, Sec. 5) 11) Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) Please contact me at(503)612-7010 with any additional questions. Sincerely, eu T-ta'/it..ua.v Eric T. McMullen Deputy Fire Marshal Page 2 of 2 REDUCED PLAN SETS --- Nt n TEMPLETON HEIGHTS , ``,e �G,2 soon n Si s.Cook Ln �, Qa •,G1 ct Sw Own°l... 2 / ii A 7-L 0 T SINGLE FA MILY SUBDIVISION �� �� .Me....•..t , CO sw umeo.w et -1 1 rr I I L07 D F _ SwEeew S . TRACT .1•I I 1:;' n: } Sr Maunaw VFer.Ln a �. 3 2 o Sw I TL 11400 LALlTTSIII TERRACE I- I I N.__. �OTN••51 °g moil. 41 r=�y1 Inky 7L 92001 I I - sw Canlw:.r/Ln Sw Mq7..S� m .. , w T Q J 4 i 11. 5'. LOT 7 I I (Or$ LOT 3 I ,— j t;w NUS ' ._.. ism 4 I r aer 3 LOT 4 LOT 3 { ;wpm raw,i.L q t I I I I I 9w Lady Matron Dr = �,'``\� TL 115' 11 11300 I I TL 11200 1 L 11150 I ...... ew°ren 51 _ b'o""` 1 \� ai Ir fK.P 'T\ ts3.d *L E700 — a r / N DOST. 15'I b SS EASEMENT J I n saoo g 4 5 a I f N Q W 16' 7.087 SF 11,947 SF C II I , I I w al 3 LOT z L O, 1 707• S0.W ,., ^1 �� -taro—"��Mr I 1 SITE INFORMATION SHEET INDEX o - 1-T4.I I A -_ 55at, ZONING: R-4.5 I I -_, I TOTAL SITE AREA: 61,934 S.F. Cl COVER SHEET T, 490. rn 1 2 I I I I i ` ' (1.42 ACRES) C2 EXISTING CONDITIONS PLAN M I z eon g a 3 6 7 0 C3 TREE REMOVAL MITIGATION PLAN o, vi I I °•804 g ooze SF I e,1+a g N 7,tae SF a x e DEDICATED ROW AREA: 7,984 S.F. / '� I P I= NET AREA: 53,950 S.F. C4 GRADING/TREE PROTECTION PLAN a Ili 200 TRIAN I I 11604 I Lor r I C5 STREET STORM MOUNTAIN VIEW 5 +� I I a AVERAGE LOT AREA: 7,707 S.F. � j m C6 STREET/STORM 97TH Q cc R�14.0' I L-az� I L-1se• I L-1s.8 to �-L,�IE C7 SANITARY/WATER o -s7_a---1_-O =_-I-__sO - .71 0 1---Tar-- 75.0'1-- 7' 84" ----- p N C8 PLAT W/ FOOTPRINT PLAN ^ w w S.W.M0 / ' GENERAL LOCATION C9 SIGNAGE/LIGHTING/S BEET TREE PLAN o 0 TL 1800 I - - - A 1.42 ACRE SITE 8 a x s LOCATED SOUTH OF McDONALD (J F m �--'r STREET, NORTH OF MOUNTAIN VIEW 8 TL 11800 y-- IL 1180:1 T.12000 „. LANE AND EAST OF 97TH IN THE CITY OF TIGARD, IN K; WASHINGTON COUNTY, OREGON. co I LEGAL LOCATION 2 I I TAX MAP: 2S1W11BA TAX LOT: 00107 N.E. 1/4, SECTION 11, T. 2S., R. 1W., W.M. LOCATED IN WASHINGTON COUNTY, OREGON I ' i i TE?� BENCH MARK: DEVELOPER/APPLICANT CITY OF TIGARD BENCHMARK NO. 162 MBM LLC CONTACT: BENNY BANYARD DESCRIPTION: PO BOX 120 BRASS DISK IN THE SOUTHEAST CORNER OF THE NEWBERG, OR 97132 INTERSECTION OF 97TH AVENUE AND MCDONALD STREET, PHONE - (503) 625-7079 6.7 FEET EAST OF FIRE HYDRANT CIVIL ENGINEER "/e (comic aLVenw s eauL to mF a CURE R/" Rh R/h ELEVATION: SR DESIGN LLC. adrui e.dP.UL _� CITY OF TIGARD DATUM: 249.65' TVN lad 10041-(FANy KV nar-CF-ur -- - CONTACT: STEVE ROPER, P.E. f DATE: 10/29/87 8196 S.W. HALL BLVD., SUITE 232 ci ox— ed u zd Ilk MO'M.L 95 ad SS ILO' zd n.d-- 1 � � I X111 I PHONERTO X503) 469-1213 1- g '"z ��_I -1{.x ,,,� `s' H 21_1 1 we r$ TEMPORARY BENCHMARK (IBM): is7x FAX - (503) 469-8553 c, "' -- fir:•=•:%= =='�"' •'•'•'�� s.::...1" °` Y1 rµ „� EXISTING SANITARY MANHOLE (SS11B-001) EMAIL - steverOsrdllc.com K a ST ' 'Gee COSTRG COl%te ST STNON✓a a,t® rntrxt[aye SW. MOUNTAIN VIEW LANE SW MOUNTAIN VIEW LANE DESCRIPTION: SURVEYOR DESIGNED I S ROPER MANHOLE COVER 7 FEET NORTH OF CENTERLINE OF G & L LAND SURVEYING ENGINEER 1 S ROPER NOM STA: 2+24.08 - 4+64.28) (FROM STA: 0+00.00- 2+24.08) SW MOUNTAIN VIEW LANE AT STA 3+72. CONTACT: PAUL PERRY CHECKED I 8116 S.W. Nimbus Ave. SHEET T1TLE ELEVATION: Beaverton, OR 97008 COVER CITY OF TIGARD DATUM: 255.85 PHONE - (503) 641-0308 SHEET NUMBER FAX - (503) 671-0877 (--- . , I I --iN\ 1QT 4 1 m j 1 1 LOT ; / /// C1(.4 �, f/ 't I h 4 LOT 3 I I I U ' 5jo� —'--------------------- I / m 1 f � I cow..� - - I 9 )0.--1 I EI I LQT B 4�n 1{ . I Ili TRACr A" _qq �Q �I (I 6 r—r--i. `?y , a 11 f I Q v� w TL 5200 I 11400 LAUTT 5 11 TERRACE -- -- I a �I __J LEGEND TL 5100 19 I )) $ N › LOT 7 t LOT fi LOT 5 EXISTING BOUNDARY UNE III I '�. - EXISTING LOT CENTERUNE ` III LOT 4 LOT 3 - EXISTING 1' CONTOUR UNE EXISTING 5' CONTOUR UNE Ii: 1 EXISTING FENCE UNE rs. EXISTING OVER HEAD WIRE UNE M R. q TL 115 � 11300 a 112 \ TL 1 0 EXISTING BUILDING UNE r 0 . - r- --.-_..— COSTING SIDEWALK UNE "- .. Y 8700 —— COSTING CURB UNE ortmAti 1 SS EXISTING SANITARY UNE O '`< r _ COSTING STORM UNE . ! . , (� v/ —v— —v— EXISTING WATER UNE - 'v y E)aST1NG STORM MANHOLE a OZ w TL 5000 A' _ ri f 0 \ o �', = ,a EE G SANITARY MANHOLE ^ W .i ' '"# i ' G WATER METER O LOF 2___ ; ltt 3 I I G CATCH BASIN ti*1 t�t _ ;. }r i L, 1 EXISTING DECIDUOUS TREE Q F m li s 'f£ O�`� O � �w 8500 EXISTING STAND PI ES a Li � ii a \ - A-.- '..t `,%; +,;,'.'<;<r?2<S" !✓�{�",ig EXISTING CONCRETE 3 TL 4900 t I I, I EXISTING CONCRETE 1 x e 0011V • �O SOT i x I— I LQr ; I Q gyp i i m U ; _ ..i p4 '" a Iit _____• ii oo , .I\EWj#`, _ _ II`�#��' A �+ da m A •F•E it. 1800 1 • .v1 " y Y; - •.• + [tt tC y I i I ` TL z06 i �`�.,� TL 1Tt3QO 12OO• j 41111100 J I\ STORM SEWER NOTES: I I 1I} SANITARY SEWER NOTES: P' 2 ,F 1 CATO/BASN ! I + I ,( SANITARY NANHO.E AZ-4: i O I GRATE ELEV. 270.11 T t6M EtF.V..1:i;S.89' I.E.5.267.41'(12'IOU LC.W.2M.!S9''!0`:X1NC A Z LE.E 267.01'(16`CONK) I i E.N =246.49'(+0'C(AlARCF_1 TRACT A BOTTCY=246.iW' PARC_;1.3 G:❑ C G 3° BO' s 2 STORM MANHOLE: } ! 'SANITARY MANHOLE A2-4:RIM ELEV..270.34' 1164 E..cti..260.63' • I.E.S•264.42' 16`CONK I,E N.253.39'(6•CCNC I.E E. 264.36' 16'CWC)) I 1( S ) U LE W.264.36'(16'CONCX 1 + E.E•YZ32.6f a10"cam) I.E.N.264.30'(16'CONK I i AOTTOII.253.OS ROTTEN. 264.34 1 SANITARY MANNQE A4-3 i DESIGNED 1 S ROPER >' ! I Eiiti..271.47 i ENGINEER I S ROPER 3 CATCH BASE ` N.264.42'(10 cINC) CHECKED ('RATE EJ.EV.. 269.62' I 1) 3OTT0M.264,66 I.E. S• 266.92'(10`CONK j I G SANITARY MANHOLE 44-1; SHEET TITLE I.E. W. 266.92'(16 CONK) I j 1164 6106..254.6r f :.E N.245.36'Ala'CONK:) LE 6.246.4r(10*cc«c.) EXIST 1 BOTTOM.244.42' I 25' HI I i SHEET NUMBER 1 , e C2 LOT 4 . LOT r N LOT 3 I ii co + .O y 5 p^n ---_—_— _ 1 q mcc u a CSQ "4 O I ` I x a< /II \�►1 I II I LOT 8 1 / TRACT A" `��. n _ t \ft 'Twnolelon Helynle Tree 4tl,aalton Ca•eW011an II > 9 r T-- --_- u-\ W tree/ >,2•<t2' Site OBR Remewd Dew/TJtewew/ Nolen I7 II i Ones Naive 11 I I I ! c? a 1901 TRC , z9-s x Omani i:.mno nraaeme _ I TL 11400 L A U r r' S ' T E R R A C E I Q" W T90+ net t t 16 X ,lot e,ea ceao,owe 11_ 5200 I InII ] 1905 19C I 423" eooew IV,minor 0r0WwnX 1 5100 t i I J I,909 TRO 1907 1RP , d LOr 7 I LOT 6 LOT 5 1909 1111 1 35 X Ma teal mage,eetrerne c.rot,19m(, 1909 7110 I to X riot orrara rode.dead I r i 1 ■I LOT 4 LOT Z ,9,0 TIRO , ,9„ TRC TM) , 1:13 110 +9+4 ,110 + MO X anew re,Tap.,.oawne - N 7L 115 t9 TL 1?HOC t 7 7_ TL 1 •C n JjJ , - -I ,0.75 br::: I, , 9 B 905 �' '\. \ 1910 �..� —t 195'��.- �It {� 91• A �V I 1 rnC 14.5 ! t 194° 923 I �,90E� 1907 I tn. I Q LUX 1922 TIRO 1 15 Wen.minor arotiwne j -, 1► 1901 \ W 19N MC t 17 - 9` 1 Q T o,ater..wly no woat.•••9 TL 5000 • ] ;p 1�iT 1. .�, .. 190,4. .` i _c 3 +925 TR0 1 21 bitch.,.,nv orolneme X44--C,.4 \ 33 • 4 ' I ,•.• � �1`' 6919 5 I I y ^ tr z 1926 TRC 1 25.5 anode/code,no orodwne 1 t rj —_`\ I\ 1 ' 'el%✓=_.11 1 C ! Z Q) o +926 TRO , - I , 1_ __-.1942 _ "192 . I \, I i' \ '9, ^ d.D4 I 5 LO r 2 I ` O 1 ( o 1929 1110 , \ 'r� O 19 31 ,RD 1 ] ad —_ •__. _ - t r•v. , 19, Yom•` yJ a' 1932 1110 _ - -I� - - ,-<���1 - -J _ L (J''[� o 1934 1110 1 •�. ..2---.°7-f _/ - _-� •% —�_ V m 1935 MO t 14 pylon,mine oroMemt 1`. -Al r•.,• .O . .-? \ ' t �/ N d 1936 TRC I at do•••nr,minor armteme I • .* \ 1935 ° P.'93 1 ♦ ,934 N •t7 1937 TIRO 1 I ,6.; X mot e.lrwne arablemie �_> .V. ,92 1' 4 t 8500 tea] p :* / 3'939_ ��. '4.. CI i 1 I , w J W rL J ;9940 TRO TL 4901 ��! I \ 1 ' 2� 1937 3.20, ,, 1I I w 4-1-4-11-„? \. Di e I z < W 1951 1110 . 1 n the ROW- o1Mle r'1 1 Z m. +»2 T110 1 , b; X58 \ •• ° `� 1 2 LOTS 1953 TIRO , >f 6fi I• \\ ' 1 • � � ti 1155 TIRO 1955 1110 t L. ,956 1110 N. I ' ►il',%0 \ , / � , I ill 7 1956 TIRO t e '- +f90 TIRO > , ' 1 " 1 I i!,949VI_�o• 1N1 TRO t n the ROM-While II `{ 1 , 400 \�w .I A' Total U .b IS 13 l 1r II h, % - d�� .� s RwnereI hn96 1 �� �.�. • - - fir'_•°'>><t.�I `�S�s��..' 9...-'r' -._._ - _: -.. 1•v �_ 3.07 s Retanae I v• T1®f7��/1la�L � �►e�'easa� a ��mt.�aee+r�►� .o���ave�� P � wumuet I ) �s���wi ��7L1J2Mei��1•I ®�1t�lA� c:ham'-_//V/,I///�.� MS RtnlYee 7 0 0 0 0 0 .. i 1 ,4�i��� ,; �_"�• i— /�— �_ PrAr. � ' ;, I -. T L 7 800 -- �_ �- _- -� G °� \' '�. i—_ .�•i...w d 1 LEGEND • 1( -� �_ �■ _- Ti iii ►rtAl► : . _Y �' L, EXISTING LOT UNE ] SW MOUNTAIN VIEW \ \ • EXISTING BOUNDARY UNE - -- EXISTING CENTERUNE I I 1 TL 11800 -- \ TL 11800 TL 12000 -CO - —Y —- Y — EXISTING WATER UNE i — — •— — — EXISTING STORM UNE SS • EXISTING SANITARY UNE ] ' 262------ EXISTING I. CONTOUR UNE I __._..-.......-260..-_.......-...-..... EXISTING S CONTOUR UNE „ D EXISTING DECIDUOUS TREE II ] 1,_r EXISTING CONIFER TREE t I I O i I z,/ EXISTING DECIDUOUS TREE TO BE REMOVED I � 4 f EXISTING CONIFER TREE TO BE REMOVED 81 > 0 60r oo N V Y t a cal `Lt PROPOSED CENTERUNE 0 0- 0 0 PROPOSED TREE PROTECTION FENCING DATE i 1/7/99 --- — PROPOSED LOT LINE > DES/GNED1 S .ROPER 262 PROPOSED I. CONTOUR UNE ENGINEER S ROPER 260 PROPOSED 5' CONTOUR LINE I I CHECKED I — — — — — PROPOSED EASEMENT UNE > 1 I SHEET 1171.E -- I _ I!I - I I REM./MIT. PLAN -� 1 I _.___.._—.______ __.__--__—_ __ SHEET NUMBER i - I 1 C3 ....„--, , siN\ 1 ( 1 LOT 2 g E C f ;!I 1 Lor r LOT 4 I Lor 3 I A 3 0 Luce 1 f ril F.'s`c Ok '.....\\ 1 1.‘,v 41., ! :::: _4.10:.:\ . 41u, F I ) LOT B Tr- TRACT A" 30 6G• Ij qq r I I TL11400 LAUTT-S (i TERRACE TL 5200 : —J TL 5100 LOT 7 �i LOT 6 LOT 5 DING NOTES M } 1 INSTALL EROSION CONTROL FENCE r I LOT 4 Lor 3 at 1 2 INSTALL INLET CONTROL PROTECTION Ib 115 leis,. TL 11300 ! • 112" `4T L \ 1It0❑ Q crow" 1 iv ____ � � c 4_ __ _ �, 8700 i — -1 ^ W w Z 1910 Z Cl O o V I I Ii9ae 0-) I LEGEND 7VC ° TL 5000 i �*� riL t �� 1901#. I �� C I E%ISnNG BOUNDARY UNE x0 l� I 1 1 1 r Cv 4 °6919 .S O I EXISTING LOT UNE CONTOUR UNE (� EXISTING 1'CON 1l�3,--,.. ...y_� 'IJ 1 191•jr�" 1 I 0 COSTING S. CONTOUR UNE C M 942 1927(y' '- — ,. I !ii LOT 2 I COSTING STORM UUNE Z MI� � '•� 19 . ` _z� - 401w,I — ,- - - L ------ PR PROPOSED OPOSED LOT UNE UNE m y� .� # 7a —, 1. .. T — — 1 - 0 - - PROPOSED TREE PROTECTION UNE g Q r } ;F � �, _ j:.� 0 --'If - - PROPOSED BUILDIG ENVELOPE UNE Q 934 r--�-- r PROPOSED CURB UNE J '.=• 0 I 1 90 d 1. 8500 PROPOSED SIDEWALK UNE 1 3r I' I I I �� �� PROPOSED 1' CONTOUR UNE — I � I , , PROPOSED EROSION CONTROL r tar-1-_.. I i I I i 2 '1137\,.. I i I I'���� z U 1 . 1 I --„, Tilil 1 I 6 1 1 1 7 .. a FENgNG rI *• - 11 1•>. 0 I 1 I I I I LOT r 1-"p ' I I I , I I .. $ 1■, R ��� 1 I `\ i I I 2 1 ,� 1.' •\1 --- 1 \I L _ _-\�J I 1_ ,, _ C� 1 L 1946+M`'��C ..jiil ► t _.94W •�UNTAlN VfEW19 , 004 9 � -- —— Al�1 quo © . E .i ' '''71‘''} ��� 11 @its..: u �'�'d� \E _id _ 1. 1214,w- �' tl•-- P�/,,, i ..IrrlYr; ��a� .'1 �tI e _ � `1117 _00 _-�_a ��� .... v ,fit-v ° .4' " �� - _ TL 1800 a li "i��_ �— w w --� Wig W 1 . ---~'" I I , TL 11800 '•.• 7L 11$00 T1. 12000 00 • U I t I DATE 1 1/7/99 DESIGNED 1 S ROPER _ ( ENGINEER 1 S ROPER $1 I CHECKED 1 SHEET TITLE I GRADING 1 i SHEET NUMBER ' ' C4 F-1 H 00 r I- a 0 w o ft N Al N N N Al N N SW 97TH ♦ ♦♦ R1 0 T. a N 7,.. ♦ O N O P O v 8 _ .5+111 i i -- v A�...:=V—V V—V V—V --V V--- ' I a®■ rtes: - I.._.................._.. ......_....__..___.—._. BVCE: 269.58 I t S v �_! 1 "— S J - - --- -- �ou�° i .. a� • 0+92 ...i•J•- I_ + - IIpji::27 �!#.65.66 I .�' I I'Al II 0 I _A I O 111 50 Z . s o '�omH D -: < v U � 1 11! D1\N ii 0 iiiiii ! _ )1 i ! EI1 « I I y • s ► EI ICI �II III liii _ x r 5 ;: g. : -------- 1 cn ............e=-_ AI lib ' , <s E a e � 1 . �+u+ I- I I •ua al - E I ' V ' • E I , .-.___.L.___„-� ,,_.ice„^.1 •g 03 (XI --- -- - EI g 11:1LC:3 BREL Y N N o WOODS 0 — r E t� �' - I 0. 7,„ .. 4-\\:‘, Tit N O 0 '71* "likk t \ TRACT -A-1 i. t 11111110111111111 t I:i — f 1 t 1 ■ t I 0 0 ,F ti Ig g m y j PROJECT NO. REY.1 DESCTAPRON LATE MOUNTAIN VEW PLAN/PROFILE A € - CASE FILE NO. 1 TEMPLETON HEIGHTS e1:1”�` SR Design LLC C?1 (4 in LEGAL ' I I 14200 SW 97th AVE. 8196 SW HALL BLVD.. STE. 232 0 I TIGARD. OREGON / • BEAVER TON, OR 97008 I I IAN LLC. PO BOX 120 NEWBERG, OR 97132 EXPIRES 12-31-01- PHONE: (503)469-1213 FAX (503)469-653J/ fr- _ .....\ 12 ft 1 A k' 2 Z a at v v a: 287.6 ...... v co ig i' 7..... 2"...... ...k'_..... g co A I 1 I 11 1111 II 11_........1 1 , 1 _ :1 __._ _ 1 , 279.0 I . I i i _ 0 Ii 111 I IC 1 1- 2764 T g • 273.9 1111111111111L1 , i I I i I I . .'‘.17 I fI' I (ma li 1 ' 1 - I 1 1 I I 1 .......___.m......._..._..._ _____ ____. _ II! < __,. II 48- O., II 008 I. 11 ul 111: 4/1 1111.„, _ •m. ___ . 270.9 8 00+1 Ili' - —'1 -1..*:'..;-1--, • . • - MO i 1 I li-it (1) 257.1 _ ........ 1 _... 1111111111111 1111 . 1 1 N 0 (0 M31/11 NIVIICOPV MS I I I 1 2 i + 263.0 11 ill c: 8 110 , Zo _ 1 i f ih: ! '061 11 til _ _ • 1111111 111111 II ( ii- 000„, -11 1 1 I , / _.........._....._......._ _ ,1 II 1 .i. 254.6 -/ c i L 11 • < I 1 II ; -I- i 1 — — . Arc- 71 5 .1111111 la 00 ig -Ii. 270.0 C ii 1 00ZS' -1.1. •'VCE: 2b2 2.3.- •I 11111110 A _......_. .—. 00V t 11 I q < 1 R.107 0) + 270.0 —...... _ ._......_ _ _ _ .._ _. ......... ...._...... ,..._ it 1 \.-----._ 7----------______. / r \1 / / I / i // / I 107 / I 01 --- ill■ -4.- .. , al 2 u)y 2 2 ,c,), 0). PROJEC T NO. REY.i DESCR1P NON i DA TE i 9 _1 t_Ti PcV, ci m MBM001 , ■ 97TH PLAN/PRORLE 4 Ao PRofftr 0 1 61 2 D- CASE ALE NO. —I I-- igrs 16E4 4. RI _i t TEMPLETON HEIGHTS <41.452 4-- . SR Design LLC • Y3 ,• .....': LEGAL 1 1 14200 SW 97th AVE. tt.°S.• 8196 SW HALL BLVD., STE 232 en rn io I I al A TIGARD. OREGON •■• • BEAVERTON, OR 97008 \---.. I I MBIA LLC. PO BOX 120 NEWBERG, OR 97132 EXPIRES 12-31-01— PHONE: (503) 469-1213 FAX: (503)469-8553 I \ r-� r-.. Co toj in O C a 0 to O o O N N N N N N N ° 270.9 U. a IT oI N __,�.._ -,...._._._.._`_ N CAI 0 1. m N .._-_-.._..__._._.._._._ _ 8 S+01 I irt .i �, _ _ 1 YI---s' _...__.. __...r..__ _..._ —11f W V '�a _ r ,, µ_ ms • __...__ BVCS: 0+42 268.1 1 , BVCE: 269.58 v r= .- 9-..-2 `................................_.......-_......................._..........._...._...___......._..._...................._............_.........._ �... 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OREGON BEAVERTON, OR 97008 \ I I MBM LLC, PO BOX 120 NEWBERG, OR 97132 EXPIRES 12-31-01- PHONE: (503) 169-I213 fAx (503)X69-6553 PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES - ('ommmOrisy(Development y Shaping A(Better COMM unity (Pre-Application Meeting Notes are Valid for Six (6) Months) RESIDENTIAL AUFFE Cam,Krh -- —__ APPLICANT: JT6v, fAcC\%n c v AGENT: Phone: (x 3) aM -3119 Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: k 0 5 9'13' c\dE_ TAX MAP(S)/LOT #(S): DS 1.3121 7L OO 100 Tt Me NECESSARY APPLICATIONS: �go��ls�otl • PROPOSAL DESCRIPTION: ‘)rnDASfi -Eo St.A41.t>;r\e 1.S9 QCc'es ��n\� $-Lo-vs RIA,S 3O% 4%\ e�skc�c4. COMPREHENSIVE PLAN MAP DESIGNATION: laces ens p,71 l�es,dert-W . ZONING MAP DESIGNATION: •S CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: a-30--,k.‘ ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. l MINIMUM LOT SIZE: sq. ft. Average Min. lot width: ft. Max. building height: ft. Setbacks: Front 40 ft. Side ft. Rear i `_ ft. Corner ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: - %. GARAGES: aO ft. [] NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), 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 . • a NARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. I A IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ❑ ACCESS (Refer to Chapters 18.105 and 18.765) Minimum number of accesses: , ' 11(1.14 Minimum access width: . Minimum pavement width: ❑ WALKWAY REQUIREMENTS (Refer to C de Chapter 18.7051 Within all ATTACHED HOUSI (except two-family dwellings) and multi-family developments, each residential dwelling SHALL E CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. 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: All sensitive lands areas including: (cli I)68 Y Land within the 100-year floodplain; - i51' Y. Slopes exceeding 25%; Y Drainageways; and S'' d` ' r15 03 Y Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. 9 m424 Public right-of-way dedication: (9 ms r‘ Y Single-family allocate 20% of gross acres for public facilities; or ), Multi-family allocate 15% of gross acres for public facilities; or `r If available, the actual public facility square footage can be used for deduction. I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: I 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) 11A Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit_NO ROUNDING UP IS PERMITTED. Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY It CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section I A SPECIAL SETBACKS (Refer to Code Section 18.1301 STREETS: feet from the centerline of ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.) ❑ FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.0.2 are satisfied. I 1 BUFFERING AHD 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: cr, Jev�U� I YI LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.1051 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. v.1 RECYCLING (Refer to Code Chapter 18.7551 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 Appkcation/Planning Division Section [_1 PARKING [Refer to Code Chapters 18.765 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ,� Y Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. Y Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: D Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. D Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. D 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 J BICYCLE RACKS [Refer to Code Section 18.765) BICYCLE RACKS are required FO MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall e located in areas protected from automobile traffic and in convenient locations. Li SENSITIVE[ANDS [Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS THIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, N SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attem to preliminary identify sensitive lands areas at the pre- application conference based on avail le information. HOWEVER, the responsibility to precisely identify sensitive land areas, and th r 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. (1 STEEP SLOPES [Refer to Code Section 18.715.070. When STEEP SLOPES exist, prior to i uance of a final order, a geotechnical report must be submitted which addresses the approv standards of the Tigard Community Development Code Section 18.775.080.C. The report shaVbe based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. U CLEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R a 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 • • TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION a ORDER 96-44 SLOPE ADJACENT WIDTH OF VEGETATED SENSWargAREA 1 CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 1 10 to <50 acres 15 feet 1 >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 0 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service *' Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. 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. LI TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential ApphcatioNPlanning Division Section THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION (Refer to Code Section 18.190.060.E.1 REPLACEMENT OF A TREE shall take place according to the following guidelines: A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. • If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. I I CLEAR VISION AREA [Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.1 A FUTURE STREET PLAN shall: Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of exis .ng and proposed future streets from the boundaries of the proposed land division and shall nclude boundaries of the proposed land division and shall include other parcels within 200 et surrounding and adjacent to the proposed land division. Identify existing or proposed bOs 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. LI ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. • The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. BLOCKS (Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) _ 18.765(Off-Street Parking/Loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) 18.705(Access/Egress/Circulation) 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) , 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) - 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) .18.798(Wireless Communication Facilities) - 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) ._/18.810(Street&Utility Improvement Standards) _ 18.410(Lot Line Adjustments) 18.740(Historic Overlay) _ /18.420(Land Partitions) 18.742(Home Occupation Permits) ✓// 18.430(Subdivisions) 18.745(Landscaping&Screening Standards) __3/ 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) - 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recyding 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 COMMENTS: oLd .,s'10n —tai lQ-� U�± 4, c'e Le"ie ,'�M,mac y deui on nave c4L coir*I Ova gs been &emelt Corni3e6. 6 1 wires netgL60chocc rneee,rnel =DS p-3z cc ko .'s �Rbo��s4 9e.PO4 • aaetis a1 (9 ' s � �rc cs o�e� ,„ �, ar,..�ed�ec- ark `-� -s �'•�O�-. - -C P pear CJ S Se�.►'�c.e N=C-od•c\er leer (?° ) GS1 -3(000 ( vc` 9��siOYs �JO �k ay }ar Gt� t���Via ` `c�csv� SQLAC. \SS Oft Lcrr Wtrai SFlac, Kok mac necessacci) 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 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 8'/2' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential Application/Planning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard 14e_A9:)./T-3 p cec . 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: CITY OF TIGARD PLANNING DIYI410N - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503) 684-1291 E-MAIL (staffs first name)@ ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:1patty\masters\Pre-App Notes Residential.doc Updated: 26-Jun-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section PRE-APPLICATION 4814410�!� CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION Applicant: -5014 tJ C FOR STAFF USE ONLY Address: S 3 1 O o - A sr. Phone:5°3' 244.3 t t 9 Case No.: PA., y'- 0° 3 2- City: tPar--fl 4,-$$j r C1L..c. Zip: 9 1 22-1 Receipt No.: acrO 25 Contact Person: ObH Application Acce t d B Phone: so 3 • 2t4. 3119 y• Date: 17f/0 Property Owner/Deed Holder(s): ARSE o '11- DATE OF PRE-APP.: /8/tit TIME OF PRE-APP.: J t7 ' CO 4111 Address: /4 2 0° 5 w q7 � �C Phone: ‘24)' 162-9 _ PRE-APP. HELD WITH: City: 11 6A-42-1 Zip: Z 2 Rev. 11/8/2002 i:\curpin\masters\revised\Pre-AppRequest.doc Property Address/Location(s): /4 Z OD 5.'-' 4 7 L /l•+lL REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map & Tax Lot#(s): 2.1111 546010/ C Z s ill 54 eo,o-o Zoning: -. A .S R¢sOsc....rum_ ❑ Pre-Application Conf. Request Form Site Size: 1.59 A c gz. 3 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that you would like to have staff research All of the information identified on this form are required to be prior to the meeting. submitted by the applicant and received by the Planning Division a ❑ Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the- nearest streets; and the locations of pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either across the street. 1`uesday or Thursday mornings. Pre-application conferences are ❑ The Proposed Uses. dne (1) hour long and are typically held between the hours of 9:00-1 1:00 AM. ID Topographic Information. Include Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM a MONOPOLE project, the applicant 8:00-4:00/MONDAY-FRIDAY. must attach a copy of the letter and proof in the form of an affidavit of IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mailing, that the collocation protocol PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE was completed (see Section 18.798.080 INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM of the Tigard Community Development ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code). GROUP. ❑ Filing Fee $287.00 CITY OF TIGARD 4/2/2004 13125 SW Hall Blvd. 8:43:12AM• NM;,tif �A Tigard,Oregon 97223 ,T, '��� (503) 63 9-4 17 1 • Receipt #: 27200400000000001352 _ Date: 04/02/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2004-00032 [LANDUS]PreApp Conf 100-0000-438000 287.00 Line Item Total: $287.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Pa;-' Check MBM HOLDING COMPANY LLC KJP 2000 In Person 287.00 Payment Total: $287.00 MBM HOLDING COMPANY, LLC ''!'•.,:3.-'4'-^','::::1:t-t,ry ,;4-'t;,•• :°24 seoA27 t,„ _> :..A ..i e °?':r".;4;>,. P.O. BOX 120 -' s . - ; 1230 '.�' '` ' 'y4.> NEWBERG,OR 97132-0120 369864 p, 4 ;, ki; Date4 I O `f' Ti *.+r F l',0,..7%:4.., Pay to the �,�p d t >p 7« Order of �/T`!' OF rivst_o 1 �Pi20 7 yc cl , 414 li (11 e °Y. a. ,, An 410 Dollars �e 'i,'';''-r.'' - p Wells Fargo Bank,N.A ; x .,• WELLS 11760 Southwest Hall Boulevard F ARGO Tigard,OR 97223 „ r wellsfargo.com 1 Nr * ?f .fit / 1 age. ` J4 . Memo '., ...,w 4.-:. t v'11 N. . a '�y�to •1.1 t � ! a - s r ,e, rt , .. k r t t i r t'y.. � Z ,l!�i 3 . ,, f r xd1 i„� L.'x,,,,,;4,41-..,14 y L Page 1 of 1 cReceipt.rpt Subdivision Proposal - PreApp The Applicant intends on requesting the following to be employed on this proposed project. Two private driveways that will be 15' wide with 10' paved Utilize the skinny street option on SW Mt. View Lane. Water quality swale will treat the run-off of seven lots. This swale will be private and privately maintained. The street run-off will continue down the existing storm system in SW Mt. View Lane. Primary power will be pulled from SW Mt. View Lane Existing home to remain Existing paved driveway to house and garage, which is approx. 5000 sqft impervious, will be removed and access will be from SW Mt. View Lane, with new driveway being 1000 sqft impervious. I I i 14 I 68 36 0 E vv\iii_ , I bao 0 n ---- 8300 0 I 6906 3 IF 41 a 6alo * j_ io' PVMT Sz -7z/70 I54 CT 69 as /I i 25 5 .w, mouNztAvi tiIEtJ LN. - - — N oT YET imaT 11 1 of scA-LE.. I • SD z ow+ i i oUO ° zi .. m m 30' . 87.50 v 11000 21 AC ' m .18 AC m ^ .17 AC m 10700 " ' r r 27 °w .9 m I �r� u J J m g =-• , .�, , 4.11 `5 w °' '' 109 :L :. .01 0.. o� 5.73 10900 9• '� a ,5 o ,' 1 . �°acie Vie`' n 3 31 �� ....6:16 .47 AC ° % �> �,. i Rs 1 : • •w 91, j j 22 7- e.: '9 c. �,:3 ,. ;: ELR0SE z14 Q. •„ k y i 16.. z6 TR"B" r 9000 1 • ,' , , ' 73.30 73.87 3�� :'p�r6.73 0e ��T .21 AC • '% x' •-•`, `Y� ,)• 53_0 0 - 3,1 _ 5200 11400 % 3378(.3;. '29.1(3' ,1 i'• 0•v1 -' 1'S .Y, ‘) °° m ^ 8 p 18.73 8.58 c'. 1,-.... .! �;a'" _1 113.43-747"�. .`' m1 • o :...0 `' :. .I. ' . �\ ,' 'ye • 93.29 C/7 93.90 " \o\\\\\\ I I'r r� r I Y �`J ` `��''\\��'y`* //` o -�15 - ..-1130O 0112-00 : 11100 " , 18700 , �- '• c" 5400 >r� % m G .17AC i- r7 6 5) .:►- m ,ca 0 CO 5100 a° i 1 t l� r� C 4 8500, ,, ,\ � ',. 6 c� rn 3 ao� 12316 • - - t,,/ n ri ..,:•• 1! t� 85.00 N89 57-13E- 109.00�1� ^i�\\\\'�\ �\�k ' 79.50 93.90 :� j 101 -rl ▪ ,\;' ,y, \ ✓✓ A ,� 8500 m %y:▪ / • 0 5000 0 ° 0 2 � . •<' ,<' `;, 5500 m 2 % •� 107 .0 r:,' • vie • 7 :n ^ n j N 038.78 , N o ,. J '� i 1.58 AC 80i ,' . ,33 '<, �? c 93.90 j c. 355.54 „u) 1935 M �\ •�; �; \s� 1 :� N89-57-13E T! J J� a K „' 00 4900 :400 ►- `'\ • •. v 1 X 25' ° _ 1 `4, 3 L'� �:03 m --/". CO 3�' 125' i N �� �� 50.'4 35.05'6 R _ R¢� ^i SIN Y N89-58-24E / C ��tJat.teR�"='\ a\\\ \\\\-\\\-\�\\\\\\\ 86.08 93.93 SW N MOUNTAIN VIEW LANE . 3.1.69 ° , , pa. / • it i•, ., 194.79 e Y y 139.78 42.00 15.97 69 98 .i',``y''■`A', ■` 4', )0 2 0 12000 `?'2s>*xJAe TR A' NA ' .;690 . , , c c AC i a 139.78 0 0 22'x`` �.... 11700 o a 11900 V"\•m� . . , • • • , • .. -... . -, • ---s-0,--- 1 • ,--7.- \ t Ti ' 4j. \ s.___..... ......, ..., , ',.... ..---••-.. )4 \ti ‘,..,, --...,,.. --.,.. . — ••- - •..._. , . •-...... . .... .. , ..... ...... . • ------'----' s - - , •-.... . . .,..., . 4 K . .• ... ._• .......... .„.._. . 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'',.. . . \ \ '\ . . ..„., ' -.. \\, • .,_ ., • . s \ . . ..„„.., . --.. . • \ \ . , • \ • • i \ . • \ .., . \. • ... --.. ,....._ ....., \ \ • N\ •-•..„ ,.. —....,1 ....,, . \ • \ • \ ,„, --...N , . - • -_.„. • 116\\11 , \ \ • „, •. • \ . . . , • . . . . \ \ \ •„, \ \ \ \ \ • \ \ \ • \ \ \ . _. . ._ ii ( ,1:1 c A-c- ri 6 -0 PRE-APPLICATION CONFERENCE NOTES AIX Ail ➢ ENGINEERING SECTION Q omuity Tigard,Oregon Shaping A Better Community PUBLIC FACILITIES Tax Maptsl: 2S111BA Tax toitsl: 00100 Use Type: Subdivision The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: • SW 97th Avenue to 29 feet from centerline E SW Mountain View to 27 feet from centerline SW to feet SW to feet Street improvements: 7 Half street improvements will be necessary along SW 97th Avenue, to include: ® 18 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with planter strip ® street trees ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: 97th Avenue is classified as a Neighborhood Route with bike lanes CITY OF TIGARO Pre-Application Conference Notes Page 1 of 6 Engineering Department Section Z 3/4 street improvements will be necessary along SW Mountain View, to include: ® 24 feet of pavement (16' from centerline to the north, 8' from centerline to the south ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with planter strip ® street trees ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: Mountain View is classified as a local street. The applicant may apply to construct the improvements to the Skinny street standards of 18.810. 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 street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement I I concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb I storm sewers and other underground utilities I I -foot concrete sidewalk street trees I I 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 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: ® 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 97th Avenue. Prior to building permit, 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 SW 97th Avenue and another line located along the east property line. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide a public sewer to serve each lot separately. 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. Storm Sewer Improvements: CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section All proposed development w the City shall be designed such ' storm water runoff is conveyed to an approved public draina�.. system. The applicant will be reciu.red 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. Detention is required. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created 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 new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. There is a storm line in 97t`'Avenue and another line stubbed to this property from Elrose Street. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the TIF CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section • PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PH Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Other Permits. There other special permits, such as n ianical, electrical and plumbing that may also be requii,..,. Contact the Development Service 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: (1LL— 4 .0'01 ENGI ER NG DEPARTMENT STAFF DATE Phone: (5031639-4171 Fat (503)624-0752 document3 Revised: September 2, 2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 016 Engineering Department Section 1 j AL 1 CITY Of TIGARD Community Development 1 Shaping t7 Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 8/19/2005 FILE NOS.: SUBDIVISION (SUB) 2005-00006 AD USTMENT VAR 2005-00017 AD'USTMENT VAR 2005-00018 AD'USTMENT VAR 2005-00019 AD'USTMENT VAR 2005-00020 FILE TITLE: TEMPLETON HEIGHTS SUBDIVISION APPLICANT/ MBM Development Corp., LLC OWNER: Attn: Benny Banyard PO Box 120 Newberg, OR 97132 REQUEST: The applicant is requesting approval for a seven lot single-family Subdivision of approximately 1.41 acres. The applicant has also applied for three development Adjustments to reduce the front yards of proposed lots one through three and for one Adjustment to reduce the side yard of proposed lot one. LOCATION: 14200 SW 97th Avenue; WCTM 2S111 BA, Tax Lot 107. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. 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: ❑ TYPE I © TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: APRIL 22,2005 DATE COMMENTS ARE DUE: MAY 6, 2005 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM LI PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:30 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ®STAFF DECISION (TENTATIVE) DATE OF DECISION: JUNE 9, 2005 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION I ® VICINITY MAP ® TREE PLAN ❑ GEOTECH REPORT ® SITE PLAN ® GRADING PLANS ® IMPACT STUDY ® NARRATIVE ® DRAINAGE REPORT ® ARBORIST REPORT STAFF CONTACT: Mathew Scheideqqer, Associate Planner (503) 639-4171, x2437 l April 4, 2005 CITY OF TIGARD MBM LLC Attn: Benny Banyard OREGON P.O. Box 120 Newburg, OR 97132 RE: Notice of Incomplete Submittal/SUB2005-00006NAR2005-00017NAR2005- 00018NAR2005-00019NAR2005-00020. Dear Mr. Banyard: The City received your request for Subdivision Review (SUB) approval for the above- referenced project. Based on a preliminary review of your application materials, Staff has determined that your submittal is incomplete for the purposes of continuing with Subdivision Review. Please submit the following information in order for staff to begin your review: Two sets of pre-stamped, pre-addressed envelopes. (Contact Patty Lunsford at the City of Tigard x2438) Submit 15 copies of complete application. Make sure plans are folded to 8 1/2 x 11. If you have any questions, please feel free to contact me at 503-639-4171, x2437. Sincerely, Mathew Scheidegger Associate Planner is\curpin\mathewsub\sub2005-00006.incomplete.doc c: SUB2005-00006 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 7 ( 674 07 PUBLIC FACILITY PLAN Project: ►empleton Heights SUB COMPLETENESS CHECKLIST Date: 3/23/05 GRADING ® Existing and proposed contours shown. ® Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. _ ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. [ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ® Traffic Impact and/or Access Report ® Street grades compliant? ® Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES ❑' Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? ® Existing/proposed fire hydrants shown? ® Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE Li INCOMPLETE By: it<C Date: 3/23/05 REVISED: 03/23/05 A CITY OF TIGARD April 21, 2005 OREGON MBM LLC Attn: Benny Banyard P.O. Box 120 Newburg, OR 97132 RE: Notice of Complete Submittal for Templeton Heights Subdivision/SUB2005- 00006NAR2005-00017NAR2005-00018NAR2005-00019NAR2005-00020. Dear Mr. Banyard: The City has received the additional information necessary to begin the review of your Subdivision application. Staff has, therefore, deemed your application submittal as complete as of April 21, 2005, and will begin the review process. The estimated time for rendering a decision from the date an application is deemed complete is six-eight weeks. If you have any questions, please feel free to contact me at (503) 639-4171, x2437. Sincerely, rem athew fm-idegger Associate Planner i:lcurpin1mathewsublsub2005-00006.complete.doc c: SUB2005-00006 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 PACIFIC NORTHWEST TITLE TRI-COUNTY 9020 SW Washington Sq. Rd., Suite 220 Tigard, OR 97223 A Title:503-671-0505 Fax:503-643-3746 PACIFIC NORTHWEST TITLE Escrow: Fax: of Oregon,Inc. Visit us at:www.pnwtor.com PRELIMINARY COMMITMENT FOR TITLE INSURANCE February 24, 2005 Order Number: 05263837-W Property Address: 14200 SW 97th Avenue Tigard, OR 97224 MBM Holding Co. LLC P.O. Box120 Newberg, OR 97132 Attention: Matt Harrell Reference: MBM Holding Co. LLC Amount Premium ALTA Owner's Policy(1992) $TO COME $TO COME ALTA Loan Policy(1992) $TO COME $TO COME Government Service Charge $ 50.00 City Lien Search—City of Tigard $ 35.00 Endorsements 7.4, 7.11 & 7.31 $ 50.00 This is a preliminary billing only; a consolidated statement of all charges, credits, and advances, if any in connection with this order will be provided at closing. Pacific Northwest Title is prepared to issue on request and on recording of the appropriate documents, a policy or policies as applied for, with coverages as indicated, based on this preliminary commitment that as of February 15, 2005 at 5:00 p.m. title of the property described herein is vested in: MBM HOLDING COMPANY, LLC Subject only to the exceptions shown herein and to the terms, conditions and exceptions contained in the policy form. This commitment is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued, and the full premium paid. Description: See Exhibit A Attached hereto and made a part hereof Page 1 of Preliminary Commitment Order Number: 05263837-W r SCHEDULE B GENERAL EXCEPTIONS: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interest, easements or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. (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. 4. 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. 5. Statutory liens or other liens or encumbrances, or claims thereof, which are not shown by the public records. SPECIAL EXCEPTIONS: 6. City liens, if any, of the City of Tigard. NOTE: We have requested a search and will advise when we have received a response. 7. The herein described premises are within the boundaries of and subject to the statutory powers, including the power of assessment, of Clean Water Services. 8. Rights of the public in and to any portion of the herein described premises lying within the boundaries of streets, roads or highways. 9. Easement, including the terms and provisions thereof: For : Underground sewer line Granted to • City of Tigard, a municipal corporation Recorded • December 7, 1981 Fee No. • 81040724 Affects • The Southerly 20 feet and the Easterly 15 feet 10. We are in receipt of a copy of the Operating Agreement and Articles of Organization of MBM HOLDING COMPANY, LLC, an Oregon limited liability company. Any conveyance or encumbrance by said Company should be executed in accordance with the Operating Agreement of said Company. 11. Parties in possession, or claiming to be in possession, other than the vestees shown herein. For the purpose of ALTA Extended coverage, we will require an Affidavit of Possession be completed and returned to us. Exception may be taken to such matters as may be shown thereby. 12. Statutory liens for labor or materials, including liens for contributions due to the State of Oregon for unemployment compensation and for workmen's compensation, which have now gained or hereafter may gain priority over the lien of the insured mortgage where no notice of such liens appear of record. NOTE: Washington County Ordinance No. 193, recorded May 13, 1977 in Washington County, Oregon, imposes a tax of$1.00 per$1,000.00 or fraction thereof on the transfer of real property located within Washington County. Page 2 of Preliminary Commitment Order No.Order Number: 05263837-W SCHEDULE B—CONTINUED NOTE: Taxes paid in full for 2004-2005: Levied Amount : $6.52 Account No. : 2S111 BA-00100 Levy Code • 023.74 Key No. • R501362 (Affects a portion and other property also) NOTE: Taxes paid in full for 2004-2005: Levied Amount : $3,411.39 Account No. : 2S111 BA-00107 Levy Code • 023.74 Key No. • R973076 (Affects a portion and other property also) NOTE: Taxes paid in full for 2004-2005: Levied Amount : $0.00 Account No. : 2S111 BA-00116 Levy Code : 023.74 Key No. • R2132183 (Affects a portion and other property also) NOTE: We find no judgments or Federal Tax Liens against MBM HOLDING COMPANY, LLC, an Oregon Limited Liability Company. NOTE: The Oregon Corporation Commission disclosed that MBM HOLDING COMPANY, LLC, is an active Oregon limited liability company: Filed : September 22, 2003 Member • Matthew Harrell Registered Agent : John T. Carr If you have any questions regarding this report please contact Jim Goodbaudy at (503) 671-0505, located at 9020 SW Washington Sq. Rd., Suite 220 Tigard, OR 97223. Email address: jimgood @pnwtor.com PACIFIC NORTHWEST TITLE OF OREGON, INC. By _ i i ik Ji oodbaudy Commercial Title Officer Telephone No.: (503) 671-0505, Ext. 2048 Fax No. : (503) 646-2009 E-mail : jimgoodto7pnwtor.com JG:mlj Page 3 of Preliminary Commitment Order Number: 05263837-W • • Exhibit A A tract of land being a part of Lot 28, TIGARDVILLE HEIGHTS, located in the Northwest one-quarter of Section 11, Township 2 South, Range 1 West,Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, more particularly described as follows: BEGINNING at a point lying South 01°19'00"West, 95.03 and North 89°57'13" East, 125.54 feet from the Southwest corner of PARTITION PLAT NO. 1994, 019,Washington County Survey Records, said point being 95.00 feet Southerly of, when measured at right angles to, the North line of that tract of land conveyed to Aase B. Husvar in Document No. 79-46096, Washington County Deed Records, said point being a 5/8-inch iron rod with yellow plastic cap marked "G & L Land Surveying, Inc."; thence North 89°57'13" East, 229.71 feet to a point on the West line of the Plat of BRELYNN WOODS; thence South 00°40'20"West, along said West line, 195.44 feet to a point on the South line of said Lot 28; thence South 89°57'13"West along the South line of said Lot 28, a distance of 356.40 feet to a point that is 25.00 feet Easterly from, when measured at right angles to, the centerline of S.W. 97th Avenue (County Road No. 1982); thence North 01°18'16" East along the East right-of-way line of said S.W. 97th Avenue, 135.46 feet to a brass tack with %-inch brass washer marked "G & L Land Surveying, Inc."; thence leaving said East right-of-way line, North 89°57'13" East, 125.55 feet to a 5/8-inch iron rod with yellow plastic cap marked "G & L Land Surveying, Inc."; thence North 00°19'00" East, 60.00 feet to the point of beginning. Page 4 of Preliminary Commitment Order Number: 05263837-W . EXHIBIT LOCATED IN THE NW 1/4, • OF SEC. 11, T2S, R1W, WM, OTY OF 'IMARD, WASHINGTON CO., OREGON ill- SCALE 1' s 60' L A u T r s T E R R A C E POINT OF BEGINNING NEW PARCEL 1 LAUTTS TERRACE 25 1 116A. TL 115 LOT7 LOT6 LOT5 OCC.Pk Miril we in Y N89'57'13"E 354.25' N89'5713"E 125.54' 229.71' POINT OF BEGINNING NEW TRACT _°o ;'1 REMAINDER PARCEL - o In o' (7501 SF) o oo 72, , ( , NEW PROPERTY UNES o o 125.55 z y to ' ._ N89!.5.7'13-E. , Ln cn _;- Id OLD TRACT 1 * .- S - OLD..PROPERTY UNES (69434 SF) ° DOC. NO 96-022439 3E z• •-. OLD -TRACT 2 • (2S 1W 118A, TAX LOT 107) ' tai (552 SF) _ &I � `. DOC. NO. 78-050218 REMAINDER TRACT ° (2S 1W 118A, TAX LOT 100) (61840 SF) b 1:13 -,,, N89'57'13'E 0 5.00' o O m cn 589'57'13"W - 356.40' a 7J S.W. IIOUNTACi MEW LANE s I PARCEL 1 PARCEL 2 TRACT A IPARTITION PLAT Na 2 0 0 3 - 0 4 5 EXHIBIT PREPARED BY: G & L LAND SURVEYING, INC. 8116 S.W. NIMBUS AVENUE BEAVERTON, OREGON 97008 PHONE: 503.641.0308 THIS MAP IS FURNISHED AS A CONVENIENCE BY PACIFIC NORTHWEST TITLE N This map is not a survey and does not show the location of any improvements. -IZ4,/ The company assumes no liability for errors therein. ' MAP #2S111BA 00107 ADDITIONAL DOCUMENTS NOTICE TO MORTGAGEE, LIENHOLuiR,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 !! CITY OF TIGARD SUBDIVISION Community Devefopment Shaping Better Community DATE OF NOTICE: April 22, 2005 FILE NUMBERS: SUBDIVISION (SUB) 2005-00006 AD USTMENT AR 2005-00017 AD USTMENT AR 2005-00018 AD USTMENT AR 2005-00019 AD USTMENT AR 2005-00020 FILE NAME: TEMPLETON HEIGHTS SUBDIVISION PROPOSAL: The applicant is requesting approval for a seven lot single-family Subdivision of approximately 1.41 acres. The applicant has also applied for three development Adjustments to reduce the front yards of proposed lots one through three and for one Adjustment to reduce the side yard of proposed lot one. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. 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. LOCATION: 14200 SW 97th Avenue; WCTM 25111 BA, Tax Lot 107. 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 r°airs°-� DE All comments should be directed to Mathew Scheideqqer, Associate 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 Matts(a ci.tigard.or.us. 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 JUNE 9, 2005. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14-DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." ST !4 _ VICINITY NM v. 4‹:::CT '----- 46111111 _ SUB2005 00006 AMMO VAR2005-00017 S VAR2005-00018 U = "�� VAR2005-00019 - 11111111 r �" I I VAR2005-00020 ,$I I TEMPLETON HEIGHTS �N.■ . mai . P.ROSECT SUBDIVISION ., ,..s.w� sW M.UN At -Iry II i / VIEW TERR ■.. , n....r , Pi L... T µbk 11111111 11 i Cay of Tigard PEMBROOK ST , f-1 I I I I 1 T-- • ----==--- Itto , - NOTICE OF TYPE II DECISION rew,,,,,...,,,.„ -,., ` = SUBDIVISION (SUB) 2005-00006 Al._ Jl'!. i• CITY OF TIOARD Community Development TEMPLETON HEIGHTS SUBDIVISION Shaping A Better Community 120 DAYS = 8/19/2005 SECTION I. APPLICATION SUMMARY FILE NAME: TEMPLETON HEIGHTS SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2005-00006 Adjustment (VAR) VAR2005-00017 Adjustment (VAR) VAR2005-00018 Adjustment (VAR) VAR2005-00019 Adjustment (VAR) VAR2005-00020 REQUEST: The applicant is requesting approval for a seven unit single-family subdivision. The applicant has also applied for three development adjustments to reduce the front yards of proposed lots one through three and an adjustment to reduce the side yard of proposed lot one (setback adjustments do not include garages). APPLICANT/ OWNER: MBM Development Corp., LLC Attn: Benny Banyard P.O. Box 120 Newberg, OR 97132 COMPREHENSIVE PLAN DESIGNATION: R-4.5; Single-Family, Low-Density Residential. ZONE: R-4.5: Low Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single- family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 14200 SW 97th Avenue; WCTM 2S111 BA, Tax Lot 00107. 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. 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 JUNE 28, 2005 AND EFFECTIVE ON JULY 14, 2005 UNLESS AN APPEAL IS FILED. Peal: 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 confii the specific issues identified in the written comments submitted by the parties during the comment p Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any during the appeal hearing, subject to any additional rules of procedure that may be adopted from time t( by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 13, 2005. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideqqer at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. S �� `-� VICINITY MAP LI c '■ - �' SUB2005-00006 ' ,`....■ VAR2005-00017 III - VAR2005-00018 _=' Ivan, NZEN�•,�� TEMPLETON HEIGHTS _ : 0„cT SUBDIVISION ) 1111.11,00,111111\BIN It 7 likihriall AL WIWI wog irk! I a ` _1w *Jim ANA IEW TERR AM *.ill'-- ----- --- I I.I T .--• lEe ■ LI, i 11 I L -— - I ELRrT I ._ I °a--�4 r 1 i "" ri.1 IT__fr, W j iLI, II, ;li 1 '�`, --it !l1 1 - '/� . r� •;~ o, ..,.: �,�, =�� $W MOUNTAIN VIEW IN { I Ii r 1 C C I® CITY OF T1GARD I SUB2005-00006/VAR2005-00017/VAR2005-000181 s><re vwv N VAR2005-000I9/VAR2005-00020 )Map Is not to scale) TEMPLETON HEIGHTS SUBDIVISION I 0 N N LOT 4 I al •' LOT 1 est I7.3. F31 43 LOT 3 a PRELIMINARY q z m ta t ,2 J° ------------------ CITY�OFpTIGARD PLANMI. 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M < w 1 +I a DATE 1 U DE GNEDI S 1/7/99 ROPER 1 ENGINEER, S ROPER iI - CHECKED, SHEET T1 TLE J FOOTPRINT PLAN SHEET NUMBER — _ I I 1 C8 I - n J LOT 4 . .... I LOT 1 N .� N for 3 x I �$� 1 a s^O n N ...OI- ----------- go �'g .1 I LOT 8 1 r TRACT A" r -��`\ f TL 11400 ` I TL 5200 I L A U T T S T£RRAC£ ` I Q a TL 5100 t •- J LOT 7 LOT 6 LOT 5 r LO 4 LOT 3 IL 115 TL 11300 TL 11200 \TL 11100 n as I g I } ` I TL 8700 - r----� I r I v I\ �LI g I I _ i I ,. i TL 5000 , ;, p I c� 4 I 5 I n I p I o 6,251 S.F. I 10.772 S.F. O F co l - - - - J ----� 3 car 2 I o 3o so' T3 N a. g " O I O �' O IV lz,, I _ J�• r-- --- - TL 8500 ci .TI • , 1 1 �- , 1 2 t-- ----� l i I I 2 T_ 440 1 3 6 7 z u 54.6' i 50.0' 50.0' ' in 50.0' — 50.0' LOT 1 Z 6,137 F. 6.846 SF. 6,700 S.F. Si Ii46:: f 7,198 S.F. y 1 5 I^I 6.601 S.F. W n ----J--- I Z---J i -L__-J I m u cn SW MOUNTAIN VIEW - I TL 8400 Ir__ oo a _ 1+00 2+00 3+00 4+00 4 z� TL "800 - �- - - - t - + - -�— - 1 — t — t 1 - '�-I' _- a -- I TL 11800 T_ 11800 TL 12000 IL 11900 • I ci oZ e U 1 DATE 1 1/7/99 DESIGNED 1 S ROPER ENGINEERI S ROPER I I I HEGKED I f SHEET TITLE FOOTPRINT PLAN SHEET NUMBER I I I-- _ I - 1 I C8 } - . . . �,,. 'soon m s••;c.._6 i y.I a 1 7 9w E0 i N y dig-wood 91 .. N h - i,S911 • SN/Htiew Ct o s // /772 sw e,s,Ct" z I X / : _ g sw Mcoon 19 St Z W Q7 _ p i SW flrme Cr i. .+ 3 9 r j o a Sw m....,W.w,. 7 `1'-' f`ry P. ... .......... J 2 J CS- Sw N.w Terac�q _ ... n` S!I/C664 Y 9w Pembr>vK 9i� it , W =0 0 . TEMPLETON HEIGHTS �.. ,._.._ _7+v Nu0x4.9t 8n Od Monte Or sae C �1 A 7-LOTSINGLEFAMIL YSUBDIVIS/ON �6 oon 6w w' m 1. TL 5200' I 1 �� TL 51001 I VICINITY MAP N Sri off' 2 tin LOT 7 LOT 6 LOT 5 i NTS 1 I I I LOT 4 LOT 3 11 I I IL 11300 I I I TL 11200 TL 11100 I '��jJdr `�� W TL 115 1\14_ __... T \ J L` ` 1 SHEET INDEX 1' I v: I Cl COVER SHEET IL 5000 Sr II c: I C2 XISTING CONDITIONS/DEMOLITION PLAN I t0.691 o I C3 TREE REMOVAL/INVENTORY PLAN w LOT 2 I C4 GRADING/EROSION CONTROL PLAN "1 I �` — — — �— Ft— ,. _ __ LOT I C5 EROSION CONTROL DETAILS ��i .` !! — _ I C6 PRELIMINARY PLAT EXHIBIT o II M L 8500 C100 MT. VIEW STREET/STORM PLAN & PROFILE i 1 _, C101 97th STREET/STORM PLAN & PROFILE Q Z w TL 4900 I II 1 I 2 I 3 I 6 I z C102 STREET DETAILS W = .. ° ,i I' 7,64e Sr I 6866 5$ I 6.919 Sr 6.760�r 709!SF z < C103 STORM DETAILS I n Z 2 - )- LOT I C104 STORM DETAILS Z 01 ° o I! a I C200 WATER PLAN & PROFILE 0 3 3 I I I J C201 WATER DETAILS o 1 I TL 8400 SANE C300 SIGNAGE/LIGHTING/STREET TREE PLAN o W I � j ' _.._....._.._..1._.—__'iii I--........_..---- --t-_17 ,-.---" p�N U c -. �1E a 3 , — S.W. MOONS% ' i TL 1800 f ----- ..... -_ - I `e E____ _. _ DEVELOPER/APPLICANT m r�-' SW MOUNTAIN VIEW _- MBM LLC 500 j `L 11500 L 1200. IL 11900 CONTACT: BENNY BANYARD 1 PO BOX 120 r----r--���—' NEWBERG, OR 97132 PHONE - (503) 625-7079 SITE PLAN N CIVIL ENGINEER SCALE: 1'=40' J SR DESIGN LLC. 1 CONTACT: STEVE ROPER, P.E. 8196 S.W. HALL BLVD., SUITE 232 BEAVERTON, OR 97008 0 PHONE - (503) 469-1213 a TEMPORARY BENCHMARK (TBM): GENERAL LOCATION LEGAL LOCATION BENCH MARK: FAX - (503) 469-8553 W EMAIL - stever@srdllc.com ° EXISTING SANITARY MANHOLE (SS11B-001) A 1.42 ACRE SITE TAX MAP: 2S1W11BA CITY OF TIGARD BENCHMARK NO. 162 DESCRIPTION: LOCATED SOUTH OF McDONALD TAX LOT: 00107 DESCRIPTION: SURVEYOR STREET, NORTH OF MOUNTAIN VIEW N.E. 1/4, SECTION 11, T. 2S., BRASS DISK IN THE SOUTHEAST CORNER OF THE G & L LAND SURVEYING MANHOLE COVER 7 FEET NORTH OF LANE AND EAST OF 97TH IN R. 1W., W.M. LOCATED IN INTERSECTION OF 97TH AVENUE AND MCDONALD CONTACT: PAUL PERRY CENTERLINE OFSW MOUNTAIN VIEW LANE AT STA 3+72. THE CITY OF TIGARD, IN WASHINGTON COUNTY, OREGON STREET 6.7 FEET EAST OF FIRE HYDRANT 8116 S.W. Nimbus Ave. ELEVATION: WASHINGTON COUNTY, OREGON. CITY OF TIGARD DATUM: 255.85 ELEVATION: Beaverton, OR 97008 CITY OF TIGARD DATUM: 249.65' TVN PHONE - (503) 641-0308 6 3 i DATE: 10/29/87 FAX - (503) 671-0877 ,- O t7► CALL BEFORE YOU DIG a m < W (i. ` OREGON UTILITY NOTIFICATION CENTER J 1-800-332-2 344 (503) 246-6699 DATE 1 8/15/05 DESIGNED 1 S ROPER REPAIR EMERGENCIES ENGINEER S ROPER NORTHWEST NATURAL GAS - 800-882-3377 CHECKED 1 GENERAL TELEPHONE - 1-800-628-2088 PORTLAND GENERAL ELECTRIC - 50} 570-4407 SHEET TITLE COMCAST CABLEVIS ON (503) 60.'i-4834 COVER CLEAN WATER SERVICES - (503) 681-7044 TIGARD WATER - (503)639-4171 SHEET NUMBER THE CONTRACTOR, IN LOCATION AND PROTECTING UNDERGROUND UTILITIES, Cl■`/_ UST COMPLY WITH THE REGULATIONS OF O.R.S. 757.541 TO 757.571. ' I DEMOLITION NOTES 10 LOT 4 U REMOVE EXISTING FENCE AND DISPOSE OF OFT-SITE, e LOT 1 © REMOVE EXISTING AC AND DISPOSE OF OFT-SITE. ,1`+.1 0 I w © REMOVE EXISTING OVERHEAD POKER LINE AND DISPOSE OF OFF-SITE. / I (AFTER UNDERGROUND SYSTEM HAS BEEN ACTIVATED) 4 LOT 3 - o REMOVE EXISTING BUILDING STRUCTURE.FOUNDATION,AND t •O •T • ASSOpATED APPURTENANCES INCLUDING ALL UNDERGROUND a ry W m 4 O1 PLUMBING AND DISPOSE OF OFF-SITE. -TO., —_—'---------_—__._.__.___ I__ 0 REMOVE EXISTING WALL AND DISPOSE OF OFF-911. '� Q =2n �`-' 0 REMOVE EXISTING AREA DRAIN DISPOSE OF OFF-SITE. h CZ S.W. el-POSE f U REMOVE EX0S11NG CONCRETE AND DISPOSE OF OFT TE. N Q oi cn\ - I n AND VEE SSTINF CURB O MATCH PROPOSED CURB RETURN I� w m 4 EXISTING HOUSE TO REMAIN I LOTS c}` �pn a 2 Y U• ^1 I II 7 ���� TRACT it' G- g 7' n w 1 Ti_ 11400 LAUTT•S TERRACE I W TL 5200 III } 7'L 5100 V J LEGEND LINE 11 II I LOT i LOT 6 LOT 5 - STING BOUNDARY UNE II LOT 4 LOT 3 EXISTING 1l'CONTOUR UNE I '• - • EXISTING 5'CONTOUR LINE EXISTING FENCE LINE 115 L 113x0 II 1 i2i TL 1 iQ - H FISTING OVER HEAD PARE UNE _- © � o'� NB9SY1• fL .._,•� w — _ EXISTING BUILIXNC UNE ` + — i EXISTING SIDEWALK LINE 0 `�- �1. w w 8700 EXISTING CURB LINE 0111%11% T 0 f 1 SS EXISTING SANITARY UNE 0 EXISTING STORM UNE ,'� 0 i ��, i I V © V EXISTING WATER UNE ��' h EXISTING STORM MANHOLE TW L �Z I�±u� TL 5000 I 0ob>� Nklii 1 O I 0 EXISTING SANITARY MANHOLE _ _ j O Z �� © i`•i (� 4 �� I I EXISTING WATER METER O p on • IiL1 s _ .-- - _• �'_ �' `S �i '7y� I �''S 3 LOT 2 I ® Ez15nNG CATCH BASIN (f) ¢ x �i 0 I ..0 _- "�• -� T• I EztSnNG DECIDUOUS TREE Q m L_ V - `�_` X �'�' 0 �.� I ++yam y�`` - --- # ' �-�p7��_,L[\/�, EXISTING CONIFER TREE c T 102 ''', .41,r icy ~�� I. j 7,,. 0\ irillitila 8500 EXISTING STAND PIPES 11.?0,14 1 1 1 a 1 1 I I� .. v, i,: EXISTING CONCRETE IL 4900 -1. I 'Lip a � + I i I EXISTING CONCRETE z 2 v ,�' a' 0 4 1 \2'7 I • 2 !7'f i ` ' _ '' LOT 1 I I alti 1 `!r,`� r4 � '�' 400 ©" ���� V�" �I A� `"� d - - oM� r�© q 9 ~i- ►J-- S. i+� A L ma,. ���� v L—. .—. r r TL 1800 ---- milk.', - 1' o - �, J�/ ,d►�1,_ _ f U 1. © ,�,A7'' �r y ��9� N � �Canus ' I TL .0* , `, a \ TL 11800 12009 -00 - - STORM SEWER NOTES: I } II ._- O1 CATCH BARN I GRATE ELEV.-270.11 I.E 5-267.41'(12'ML) SANITARY SEWER NOTES: LE.E-267.01'(16'CONC) } 01 SANATARr MANHOLE A2-3: p O STORM MANHOLE: i RN ELEV. -255.85' O Z RIM ELEV..270.x4' LE.W•246.59' 10'GONG) GRAPHIC SCALE z J I.E.5-264,42' 16'CONC) I.E.N-248.49'c10•CONC) ■ cc immmm CZ I.E.E-264.38' 16'CONC SANITARY MANHOLE 42-4, JO ` �+ U I.E.W-264.36' 18'CONC)) I.E.N-264.30' 16'CONC) } RIM ELEV.-260.63' O m N BOTTOM-264.34 I I.E.N-253.39'(j8'CONC)) (/lV F£ET) a Lai I.E.C-253.43'(8"CONC) 1 inch = .JO ft. DATE I 8/15/05 O3 CATCH BASIN E-252 x'(10'CONC) BO GRATE ELEV.-269.82' BOTTOM.256.3.03' I.E 5.266.92' 10'COW) 7 0 SANITARY MANHOLE A4-2: DESIGNED, S ROPER I.E.W-266.92' 16'CONC) R;IA ELEV.-271.47' I I.E.N-264.42',10'CONC) ENGINEER 1 S ROPER BOTTOM.264.55 1 Q4 SANITARY MANHOLE A4-1: CHECKED .4 ELEV.-254.67' SHEET TITLE R ' LE.H.245.36' 10_GONG) I.E.5.4 245.47'1(10 CONC) DEMO BOTTOM-246.42' �» SHEET NUMBER 1._ -- 1 1 I I C2 LOT 4 m' e, LOT 1 to u tV n I I LOT 3 I a ��� t U O 3 IQ J W J co 7 _-_- - I �r Z q 01 I � J `zz� I c Y 1 ` \ ` ~ to rnQo II ' — — 47 ca a B I � � I >. LOT 8 - T--l --- / n TRACY "A" ts=r §- ♦ w U Templ.la,Heights try Mitigation CdcNOlbn t;;Note I doudas n I TL 11400 L A U T T' s II I TERRACE I I f7�� `'~ 1902 IRC 1 I6 x pat o Toed coda TL 5200 1 II I I J 1903 1R6 I 6.16 x bid I.o moose 1904 TRC 1 12 ao/t olo/d Dada TL 5100 II I 1905 TRC 1 42 X 0.401 re 1906 TRD 1 7 hawthorn. LOT 7 LOT 6 LOT 5 1907 TRD ' '° ChM,. Y II I I I I LOT 4 LOT 3 1908 TRD 1 35 X big seal mode . r II 1909 me 1 9.10 pat aI'd Gees TL 11300 I I IL 11200 TL 11100 I Z 1910 TRD 1 7.6 darn 1 2 19+1 TRC 1 7 bq lepl mode I +912 TRD I 12 Mary t 1913 TRC 111.12.+6 x pat alga redo/ O �j� �', L 115 11N57� L. ... Ih 1914 TRC t to z .wade r. ,9+5 TRC 1 - n vat alga cwa I 3 it ■ r r �ii&!`� -1f ire \\q , 8700 — z 0'• 19+6 MC t 7 Port o/lad eda ' i �` ice- ^� re+e TRC 1 n x wtan.w 'I yx 905 �' 1910 O o 19+9 TRD 1 7 F +920 1RD I 6 oerllmmon ^ cc 921 Re 1 u x ape!Vac. TL 5000 I• �s _ \o .4 I W Q Z mill+922 1710 1 15 x ketch ��tFs'' + - 1901 k. p O +926 TRC , 17 x pptom.ia '�.� � I' 190?t•••••�v/4 5 , O "" w w 1925180 1 21 x barn 198• 919 I . I 6 TRC 1 26 x aøIfil_ __ - n Q I 191 i^. •11 k 0 z O O 1928 TRD 1 9 odder toe, .i 1.4li —■ _ . .._ o� I' I �e�04 I •, 3 LOT 2 I 1929 TRD I 10 baiting pep D,t -� I 198•, 191 ♦a I,� I ` 0 0 1931 TRD , A 7.6 halt' - P",�1 . —. — . I"- ..... -1!!'i lw'- .�,GV - --- �I - L ` ca.D o 1931 7170 1 12 crab appif �I�i 01 , 1 ` •.■�d � -� _! / S F.- O 19.32 TRD t 0. 1 6 holly 1+��I+�y'''['I(yy(��► ■ 1933 TRD t . x barn _._�r +4!4 r O �� i�t 93 �_-I �4 �• 934%% �1 41 X douay fr 1', ` }4 i� � ki . u 1 • 8500 1937 TRD 1 141 +9 X opp. a ��la.i`. • T 4 +- -►i^:' I , I �•- J 1939 TRp 1 <6 nosy I� \. 4s ,: rir 1 1 I�� s W 1943 TWO f <6 OW I I i�4. ' a 1 �j, e op +946 TRD f bid lyl moose n RD :!;: apde TL 4900 46 TRD 1 maple,not on poowtr 949 TRp 7 mod.,nos m woperlr 1 !:' L 950 1710 1 LOT i 951 7Rp I M Ire ROW- offsite I 1 - 1952 TRD I 9 bid Hel mode 1{+953 TRD I I W 1954 MD 1 0,.., SII!.. y 960 I '• 1 I 6 _- 6.7.9.12 U,frrY 7955 7RO 1 7.6 Gn PrY \ 1956 7720 I 7,e Oia seal mad. ;t a!q _ 949 4 +957 TRD 1 173,1 1 • [ ,-,W—. I 1 1►. , Rf'fiA�� a�► <6 �h,; �� �UNT'y_ VIE ►-'ss � z=+, .1+y _aoo - ''`1�E +956 TRD t <6 7 �_ `-`� ♦ CI'. 1 ���.�� EL k�r V •� Imo" 19601RD 1 <6 10.L4 .�la�. , � t�►M+' ►.4�'�s���/�iC� ��iama\4dora�arr� .c P.\� �r - '1 1961 TRC 1 1 <29 x d+-ebmq public ROW m n +lE���MMalrAaC® mi∎ ,ir �®��w/5N6e'� 1n••al _P—<a1C/,/A�/���, moth- -- 1963 TRC 1 I�IIII9 , 1� T��.� i K x pine 9 pubs' ROW .111 .k�� .-� -I.--�� IL� T e � R!•_-IIIT - -- i i�_—���\'�� �� � .r,• -s- e.ntn K l- V•Total 31 18 7 11 +• •. ~� _ ` r •— y' i `� °• v�. IL 1800 n 1�VIw*rrr �\_ �� I ��I'l � � �� d J � Removed t Retained y GD .. � 11'���jlw�m� a+ .. �/1 ` x Removed Vt ) 1962 — W MOU TAIN VIEW................ Q ov ,,, • •Retained � 1+4 l_ 11800 1963 \ TL 11800 TL 12000 ,/0 • LEGEND III _ I .EXISTING LOT LINE _ - - EXISTING BOUNDARY LINE EXISTING CENTERLINE ;�—V—- V— EXISTING WATER LINE EXISTING STORM LINE }' SS EXISTING SANITARY LINE d 5 Z I 262 EXISTING 1' CONTOUR LINE 260 EXISTING 5' CONTOUR LINE 2: O J 0 EXISTING DECIDUOUS TREE o0 1 1 O 0 .30 60• w 4 EXISTING CONIFER TREE • I I Ff. M 6 W W. EXISTING DECIDUOUS TREE TO BE REMOVED 1 ) DATE 1 8/15/05 • Jj7r EXISTING CONIFER TREE TO BE REMOVED ENGINEERI 5 ROPER fY''�� I ENGINEER I S ROPER - PROPOSED CENTERLINE • CHECKED I e o 0 o PROPOSED TREE PROTECTION FENCING } SHEET TITLE —-- — PROPOSED LOT LINE 262 PROPOSED 1' CONTOUR LINE -__-- —_ REM./M1T. PLAN 260 PROPOSED 5' CONTOUR LINE SHEET NUMBER — — — — — PROPOSED EASEMENT LINE - --0• I I • O C3 n I I - LOT 2 ( a I eN c, N u) LOr 4 1 r•-/ I) LOT r CO 1 a m grn0 ry a I i LOT 3 =in I: Q °� — — I �I W rn¢o ------- ---- _ soma \ 0 30 60' 411 I _= s n W II si9,4, X I g LOT 8 `Tr I TRACT 'A" GRADING GENERAL NOTES W 1 II II (- 1. ALL DISTURBED AREAS TO BE RE-SEEDED WITH PRO 100 OR EQUAL GRASS MIX AND STRAWED. TL 5200 I TL 11400 L A U T T'S II I TERRACE I I II I -- __I TL 5100 III I II LOT 7 II I LOT 6 LOT 5 I GRADING NOTES CV t I LOT 4 LOT 3 0 INSTALL EROSION CONTROL FENCE rn II I I O INSTALL INLET CONTROL PROTECTION ," • O III O INSTALL GRAVEL CONSTRUCTION ENTRANCE Cj 'L L 115 TL 11300 ' 112. TL 1 '0 I O EMPLOYEE & CONSTRUCTION VEHICLE PARKING < w 8 1�^� - _ ....._._. '� -���Z�T`t�� ` 8700 W = L O 3 O w .,� - a-- - - oo o CV ■ � lt igi� I LEGEND 3 _, : < x TL 5000 r('ii I �� p I EXISTING BOUNDARY LINE w [')t m `l ^ , '1 A y� 5 •- EXISTING LOT LINE J a J/ -- I : + O I - EXISTING 1' CONTOUR LINE N O jr j EXISTING 5' CONTOUR LINE CC a 4,5�' _ I ' k EXISTING CURB LINE i r Nit EXISTING I `- -- 0 _1 f U }� ———— 1 3 LOT 2 I PROPOSED LOTMLINEE J Z %It Pd■I�I �I�.� . -' --a " rC,,C,� .1—__ L PROPOSED EASEMENT LINE IT AMICI ii"� ,--"1 1 vfm �__ 0 o 0 . PROPOSED TREE PROTECTION LINE m � r _r r� yyyy , , 1 0 • ��1 — — —__ Q - - PROPOSED CUILDIC ENVELOPE LINE ,'1� r r` �. ' — -- —� r PROPOSED CURB LINE _ "\ V ( 1 �;r 8500 ------ ---- PROPOSED SIDEWALK LINE � I 1 NIP 11 PROPOSED 1' CONTOUR LINE a �� 1 A� •A. 1 .4121 1 I A 4 PROPOSED 5' CONTOUR LINE �� I \ , 1 1 0 0 0 o PROPOSED EROSION CONTROL FENCING TL 4900 1, i 1 2 1 3 1 I,tb i 6 i 1 I • z e �� 1 R p; 1 z C!j �� � � � O iIi I� � 11 � Lorr ~I I , 1 1 , I 1 ... O O W ill N 1;1 W AUNT VIE �_�-• �� �� "" t.AN o s_a _.',- 7 or�i•l1�7��VI∎��i��MINIII .'LIMVA ZIIIM∎A1 1' iM S.w. NS ° '—'.1 i::. ♦ • +W lA)�� ' `1�1 'J�^'__- ��__" 4+00 - a s IL 1800 �', . ,o .,r.. ..—_ _�. ! I - Vp \ 1 L IL 11800 0 0 — �` \ TL 11&00 IL 12000 TL 11 00 _ o U S I- W I 8 C] N N 6 M E C • I 11 11 V DATE I 8/15/05 DESIGNED I S ROPER 0o I ENGINEER I S ROPER CHECKED i. SHEET TITLE GRADING SHEET ADI NUMBER C4 K F2 g EROSION CONTROL NOTES CITY OF TIGARD GRADING NOTES '0.' .2.. o a - I. OWNER OR DESIGNATED PERSON SHALL BE RESPONSIBLE FOR PROPER INSTALLATION AND 1. THIS GRADING PERMIT IS NOT TO BE CONSTRUED AS FINAL APPROVAL OF SITE GRADING. 'q,.0 ....;;;;•;.",- .4fi1.",,• T . i MAINTENANCE OF ALL EROSION AND SEDIMENT CONTROL MEASURES.IN ACCORDANCE 111TH EMBANKMENT OR STRUCTURAL FILL WORK;IT MERELY PROVIDES FOR INITIATION OF WORK AND ;'j!;./' ""'4 = x 4,'0• ►/ c -, zo e. LOCAL.STATE,AND FEDERAL REGULATIONS IS SUBJECT TO CIHANCE PENDING are APPROVAL OF THE ENTIRE CONSTRUCTION-DEVELOPMENT INN 0 *' = PUN SET. u N ,'' H�iH N 2-6� 75 6�LAJ a In .9 ' gy 2. THE IMPLEMENTATION OF THESE ESC PLANS AND CONSTRUCTION,MAINTENANCE• 2 'P/. J 4 o g',, g .v REPLACEMENT,AND UPGRADING OF THESE ESC FACILITIES IS THE RESPON9BIUTY Cr THE 2• SPREADING OF MUD OR DEBRIS UPON ANY PUBLIC ROAD 5 PROHIBITED. THE CITY NAY ORDER ,P D p ��` i q CONTRACTOR UNTIL ALL CONSTRUCTION IS COMPLETED AND APPROVED BY THE LOCAL STOPPAGE OF WORK TO EFFECT CORRECTNE ACTION,AT ANY TIME. e y • ' "ce �` , ��� n $ x 0 JURISDICTON,AND tiEGE TATIONAANDSCAPING IS ESTABLISHED. THE DEVELOPER SHALL BE 3. EFFECTNE EROSION CONTROL DUST CONTROL,AND DRAINAGE CONTROL 5 REQUIRED AT ALL H -co �'/ ,,,,. •T•• <Q t , 0 3 '�.� $ '. RESPONSIBLE FOR MAINTENANCE AFTER THE PROECT IS APPROVED UNTIL THE LOTS ARE SOLD. TIMES THE CITY MAY ORDER STOPPAGE OF WORK TO EFFECT CORRECTNE ACTION,AT ANY TIME. C ^O ti H^c ■Z�- a c (%7 8 S :i2 0 J n i nR 4 3. THE BOUNDARIES OF NE CLEARING LIMITS SHOWN ON THIS PLAN SHALL BE CLEARLY 4, EMBANKMENTSOF STRUCTURAL FILLS FOR ROADWAY CONSTRUCTION STANDARD OR FILLS TO BE a 8 JON \i �•/,"fti- .'%•� ;t 7/ Dal i f_ 0'S MARKED IN THE FIELD PRIOR TO CONSTRUCTION. DURING THE CONSTRUCTION PERIOD,NO CONSTRUCTED ON BUILDABLE LOTS SHLLL BE CONSTRUCTED FROM EXCAVATED MATERIALS �± W m a 1 , �'.r''% :i'i':��,• i'gP T g y� DISTURBANCE BEYOND THE CLEARING LIMITS SHALL BE PERMITTED- THE MARKINGS SHALL BE ACCEPTABLE TO THE SOILS ENGINEER AND SHAM BE BROUGHT TO GRADE IN LIFTS NOT TO •W O ;p% ,� „ . i MAINTAINED BY THE APPLICANT/CONTRACTOR FOR THE DURATION OF CONSTRUCTON. EXCEED 8"LOOSE MEASURE.EACH LIFT SIWl BE COMPACTED TO 90 PERCENT OF MAXIMUM ',/ ■ IcT $ ,• DENSItt AS OBTAINED BY AILS HT0 T-180 COMPACTION TEST, =z o •• c 4. THE ESC FAgUTIES SHOWN ON THIS PLAN D MANNER AS O N',Vy�'� •yD °, �',, UNDERDRAN MUST BE PROVIDED.THE UNDERDRAN, IF REWIRED,WILL BE CONSTRUCTED BY C/� m q 5. THE ESC FACILITIES SHOWN ON THIS PLAN ARE MINIMUM REQUIREMENTS FOR ANTICIPATED INSTALLING NONWOVEN FILTER FABRIC EOUMLENT TO EXXON OTT 12500.ALONG THE BOTTOM or •.;�.4 �- 9TE CONDITIONS DURING CONSTUC11 PERIOD.THESE ESC FAOLIOES SHALL BE UPC TIDED THE STARTING BENCH.THEN PLACING A SIX INCH LAYER OF 1 I/2'-3/4'DRAIN ROCK,FINALLY ifiti ;• :•'9/q*: AS NEEDED FOR UNEXPECTED STORM EVENTS MID TO ENSURE THAT SEDIMENT AND COVERING THE DRAIN ROCK WITH THE NONWOVEN FILTER FABRIC. SUCCESSNE BENCHES WILL BE i q"/H w. ;... ..-;;;_ 9. • SEDIMENT LADEN WATER DOES NOT LEAVE THE SITE. CONSRLICTED WITH VERTICAL FILL BETWEEN TWO TO ENE FEET AND BE COMPACTED IN LAYERS o '`•', • ` i B. THE ESC FACILITIES SHALL BE INSPECTED DAILY BY THE APPLICANT/CONTRACTOR AND NOT TO EXCEED 8 INCHES. EACH 8-INCH LAYER SHALL BE COMPACTED TO A MINIMUM OF 90 Sc\ �' t;S::::•::t / PERCENT AASHTO 7-180 DENSITY. THE FILL ROPES STILL NOT IXCEED 2:1 AT FINISH GRADE. •`. 4. '7, • MAINTAINED AS NECESSARY TO ENSURE THEIR CONTINUED FUNCTIONING :..,.� z I NO ROCK OR SMR.AR MATERIAL EXCEEDING A 12-INCH DIAMETER SHALL BE ALLOWED IN THE W N w° 7. AT NO THE SHALL SEDIMENT BE ALLOWED i0 ACCUYUUTE MORE THEN I/3 THE STRUCTURAL FILL ° _ VIEW . a . BARRIER HEIGHT. ALL CATCH BASINS AND CONVEYANCE UNES SHALL BE CLEANED PRIOR TO d%'° o 2 w PLAN VIEYV "r'` ;- PAVING THE CLEARNG OPERATIONS 91ALL NOT FLUSH SEDIMENT-LADEN WATER INTO THE 6. THE GEOTECHNMIL ENGINEER FOR STRUCTURAL FILL SHALL BE NOTIFIED 24 HOURS IN ADVANCE. NTS ''•A'i ;,:;;:` a LL_I ` : DOWNSTREAM SYSTEM. BY THE CONTRACTOR,OF STARTING BENCHWORK TO DETERMINE THE NEED FOR AN UNDERDRAIN 'r/,J'4 �i' x `^ Li_I 8 STASIUZED GRAVEL ENTRANCES SHALL BE INSTALLED AT THE BEGINNING OF CONSTRUCTION LAYER AND TO VERIFY EXISTING CONDITIONS. w • > o AND MAINTAINED Hof THE DURAIXBI OF THE PRO,ECT, ADDITIONAL MEASURES MAY BE 7. THE CITY SHALL BE PROVIDED WITH A COPY or THE GEOTECHNICAL ENGINEER'S REPORT/ - ••••••4 F-- y vl / ■ REWIRED TO INSURE THAT ALL PAVED AREAS ARE KEPT CLEAN FCR NE DURATION OF THE Z w - • /RECOMMENDATION CHANGES. PROJECT. 6'pIEaLAP � z 8. IF SPRINGS OR GROUND WATER ARE ENCOUNTERED DURING CONSTRUCTION,THE CONTRACTOR •i w j, ,o O N Q 9. STORY DRNN INLETS,BASINS,AND AREA DRAWS SHALL BE PROTECTED UNTIL PAVEMENT SHALL IpTFY THE SOILS AND CML ENGINEERS OF THE CONDITIONS FOUND MD COORDINATE HfS w a SURFACES ARE COMPLETED AND/OR VEGETATION IS RE-ESTABLISHED. 6 v i z HIS ACTIVITIES IN A MANNER THAT WILL ALLOW THE TIME TO RENEW THE SITUATION AND PREPARE --- --- it �:'r::�?:'t:'• ���'� _.. • 10. PAVEMENT SURFACES AND VEGETATION ARE TO BE PLACED AS RAPIDLY AS POSSIBLE A PUN TO PROPERLY MITIGATE THE WATER ENCOUNTERED. • _. 1 w • II. SEEDING SHALL BE PERFORMED NO LATER THAN SEPTEMBER 1 FOR EACH PHASE OF 9. THE CONTRACTOR SHALL HAVE THE SOILS ENGINEER TAKE COMPACTION TESTS. A MINIYUY OF ° .... ..... ' u'' • CONSTRUCTION. THREE TESTS WILL BE REQUIRED FOR 2 FEET OF FILL. tv w I� w 10. EXCAVATOR MUST COMPLY WITH ORS 757.541 THROUGH 757.571 NOTES: 12. IF THERE ARE EXPOSED SOILS OR SOILS NOT FULLY ESTABLISHED FROM OCTOBER IN cn L n �^ THRQUCH APRIL 30TH, THE BET WEATHER EROSION PREVENTION MEASURES WILL BE IN EFFECT, (UTILITY PER-NOTIFICATION.ETC.). 1. STAKING OF BAGS REQUIRED USING / i,ul x SEE THE EROSION PREVENTION AND SEDIMENT CONTROL PUNNING AND DESIGN MANUAL CC (2) 1-X2- WOOD STAKES OR APPROVED _Q, ZS a CHAPTER 4)FOR REQUIREMENTS O !,PROFILE 6� o ( ) SEDIMENT FENCE INSPECTION et TUTS EQUAL PER BAG. 2'-6• 1'-6' - ¢ a 11 THE DEVELOPER SHALL REMOVE ESC MEASURES WHEN VEGETATION IS FULLY ESTABLISHED. 6 I. INSPECT ONCE PER WEEK ON ACTIVE SITES,ONCE EVERY TWO LA 2. SURFACE MUST BE SMOOTH „o Q ce BEFORE APPLICATION. 4•-0• 3 lV Zd WEEKS ON IN-ACTIVE SITES.AND YATHIN 24 HOURS FOLLOWING W Z SEDIMENT FENCE NOTES A 0.5-INCHES RAIN EVENT. = - ° u CHECK DAM I. SEE TABLE 4-B ON THIS SHEET FOR SEDIMENT FENCE FABRIC SPEOFICATIONS D' z Detail Drawing 4-14 2 IMMEDIATELY REPAIR ANY DAMAGE. O O o 810 FILTER BAG SEDIMENT FENCE Detail Drawing 4-16 2. SHOW SEDIMENT FENCE INSTALLED ALONG GROUND CONTOURS ACCORDING TO TABLE 4-7. 3 REMOVE ACCUMULATED SEDIMENT ONCE IT HAS REACHED 1/3 THE C] "- HEIGHT OF THE SEDIMENT FENCE CR 1-FT MAXIYUY. CO tr 3. SEDIMENT FENCE SHOULD ONLY BE USED FOR SHEET AND RILL EROSION. m H. INSPECT FOR CHENNEL FORMATION PARALLEL TO THE FENCE, 4. STANDARD OR HEAVY-DUTY SEDIMENT FENCE FILTER FABRIC SHALL HAVE MANUFACTURED STITCHED WHICH INDICATES THE GEOTEXTILE IS ACING AS A FLOW BARRIER. O LOOPS MTH 2'.2'.4'POSTS STITCHED LOOPS SHALL BE INSTALLED ON THE UPHILL SIDE OF THE N a WY BE USED SNORT TERM Ty/UTUTY WORK AND w/ SLOPED AREA. 5. REPLACE DETERIORATED CR CLOGGED GEODE%TILE. PHASING OF DEVELOPMENT :-v--? J 5. SEDIMENT FENCES SHOULD BE INSTALLED A MINIMUM OF 3-FEET FROM TOE OF ROPE N ORDER TO 6. CHECK FOR UNDER QUTTNC OR PIPING UNDER FENCE. Ullaillr.M.I.Rell Ai '/ MAMI E STORAGE m °iiiii, ,,,.;;I. /r 6. A TRENCH SHOULD BE EXCAVATED 6-INCHES DEEP ALONG THE LINE OF THE POSTS co FLOW :i:°:R •,.:.T I I '; � // CITY OF TIGARD COMPACTION REQUIREMENTS w „• . IIII,III F ATM"; IIIIIII uINN' 1 fN. y. --- .. '�4'4:: 'AIR - - rani r, ,hY 7, TRENCH SHOULD BE BACKFlLLLD AND THE SOIL COMPACTED ON BOTH SIDES OF THE SEDIMENT FENCE. "+::L :"'H-1�' ;•. '; uu l'u. pF 1� STRUCTURAL LOT FILL - --_.__ �.7iiIL1iL -- 4�.1iilHjilr -- jt • ==-- _ �'KIN.:�• s-___==_.:. niR. y.�� * B POSTS SHOULD BE SPACED A MAXUUUM OF 6-FEET APART AND DRIVEN SECURELY INTO THE GROUND MINIMUM PERCENT COMPACTION REWIRED 904 uu Lplb w!...y -=... :. :;z�__.:.::.; ':!:)o.l'I, •'r-°= +-->F,.. E� •'o :...'A...... UM DEN9TY - -----'• •nv.e ------ A MINIMUM OF 12-INCHES - ::_-�__-_.... .-___�_.,-..:. .:�__ -' .., ;:'.•• TES ME W EARED DETERMINE MA T 180 ..,_-- _:_. 'Pa::: .__._ .:.... _ ��_:•i::. .�:'.i.i.; rl,R�4'•.. FREQUENCY OFRDEH9ttT1E5TNG IN LOTS XI4 B'11F T5 3 TEST FOR • _�� // � :4.. : A.1: ' 9. WHEN SEDIMENT FENCE APPROACHES IFS TERMINATION PONT.TURN FENCE UPHILL AND EXTEND ONE EACH 2 FEET OF FILL '.�-.'•: •.1...4.4.., FULL PANEL(6-FEET). CATCH BASIN AREA DRAIN //I// ':v•'::;:a.•-:.• 4•.,. ROAD SECTION-EMBANKMENT:• / . P.�:.•,.1.',.• 10.WHEN JOINING TWO OR MORE SEDIMENT FENCES TOGETHER,JUN THE TWO END STAKES BY WRAPPING MINIMUM PERCENT COMPACTION REQUIRED 9OK-BELOW 3'Cr SUBGRADE i RA01US -25'MW. •.R•- .� THE TWO ENDS AT LEAST ONE AND ONE HALF TURNS AND DRIVING THE JOINED STAKES INTO THE A 'A' 4Q>' 954-IN THIN 3'OF SUBGRADE ��i GROUND TOGETHER CLEAN PIT RUN OR 2•-MINUS GRAVEL -RIO CF Cap1- TEST METHOD RELXRED TO DETERMINE MAXIMUM DENSITY T-99 OR T-180 �� MG+VH,r0" 11.HEIGHT CF A SEDIMENT FENCE SHOULD NOT EXCEED 3-FEET. STORAGE HEIGHT AND PONDHNG HEIGHT 1'1111'1, SUBGRADE REINFORCEMENT HIA�. SHOULD NEVER EXCEED 1.5-FEET. FREQUENCY OF DENSITY TESTING OF EMBANKMENT 8•UFTS 3 TEST FOR .'Milli Ill GEOTEXTILE,AS REWIRED EACH 2 FEET OF EMBANKMENT BIHRI' TABLE 4-7 BARRIER SPACING I n4u rl a MIN. DEPTH ROAD SECTION-SUBGRADE: a , :I;„ .. FOR GENERAL APPUCA TION ...MC'� FLOW •20'MM. FOR SINGLE FAMILY AND DUPLEX RESIDENTIAL MINIMUM PERCENT C011PACTOH REWIRED 954 r.'11i0I it INSTALL PARALLEL ALONG CONTOURS AS FOLLOWS PERCENT COMPACTION REWIRED TO WHAT DEPTH BELOW SUBGRADE I FOOT Wo Ruu. imll'1'I' %SLOPE SLOPE 4AxIMUM SPACING ON SLOPE TEST METHOD REUIRED TO DETERMINE MAXIMUM DENSITY AASHTO T-99 "�t'i� 6"overl0• 01 bogs. CARAVEL CONSTRUCTION loz FLATTER 10 l aR FLATTER 300' !Id�il lUli ENTRANCE Cl1RB RAMP FREQUENCY OF DENSITY TESTING OF SUBGRADE AS NEEDED I.RUN. 10>%<15 10 T >.<zsa 150' ROAD SECTION-AGGREGATE BASE: ce PLAN VI EW '1.11,1F1.,,'."18111N, , �n •�%•�I'-���/vI' �, LRMIR PAVEMENT IS>%<20 7.5:1>x<5:1 100 4∎ ,4 Rt-L-11.•Bt14/1: mum 20>%<30 `X I >s<3.5:1 50' MINIMUM PERCENT COMPACTION REWIRED 95x �..x•.#41:4 i`t!'s1" ram 30>X<50 15:1>K<2:1 25' TEST MEDICOS REWIRED TO DETERMINE MAXIMUM DENSITY O9HD 11I 106 OR 1-99 .-. NJIMIlet FLOW / /\\/\/�� ��1�• �1.4� %,1���Ir ASPHALT ROAD SECTION: BASE AS NEEDED o •.:1 �� .11i o s z TABLE 4-8 SEDIMENT FENCE YIN1MUY PERCENT COYPACnON REQUIRED 924 Z O w ' • FRABlC SPECIFICATIONS TEST METHODS REWIRED TO DETERMINE AAXAIUU DENSITY MHO DI 306 w ° FREQUENCY OF DENSTY TESTING CF AGGREGATE BASE 5 TESTS MINIMUM 3 CO ,'i WOVEN POLYPROYLENE SEDIMENT FENCE FABRIC AVERAGE DEN9tt St. M a PROPERTY TEST PROCEDURE MINIMUM FABRIC VALUE •1••'T '• NOpIMENSI F FULL TIME INSPECTON OR SPOT CHECKING OF COMPACTON SPOT SINr.IF FAMILY GRAB TENSILE STRENGTH ASTM D-4632 180 lbi DATE l 8/15/05 • DITCH INLET 20' LONG BY 20'WIDE CRAB EL0NGATON AS111 0-4632 15% UTILITY TRENCH BACKFiLL: (BENEATH PAVEMENT OR SIDEWALK) DESIGNED 8'DEEP OF X'MINUS CLEAN ROCK. I S ROPER NOTES: COMMEROIB. TRAPEZOID TEAR ASTM D-4533 70 lbs. _ MINIMUM PERCENT COMPACTION REQUIRED 904 ENGINEER 1 5 ROPER 1. ADDITIONAL MEASURES MUST BE 50' LONG BY 20'WIDE YULLEN BURST ASTM D-3786 300 Psi MINIMUM PERCENT COYPACTIDII REQUIRED FOR PIPE ZONE 905 CONSIDERED DEPENDING ON SOIL TYPES. .I-6'CLEAN ROCK. CHECKED I 2. BINSIDER BAGS SHOULD ON STAKED GOVERNING AUTHORRY MAY REQUIRE PUNCTURE ASTM D-4833 80 lbw. MINIMUM PERCENT COMPACTION REWIRED ABOVE PIPE ZONE 954 E( ) GEODE%TLE FABRIC TO PREVENT PERMITATY A51M D-4491 .07 sec-1 SHEET TOLE wHERE WOODEN STAKES OR APPROVED EQUAL PER BAG. sus-spL PUMPING. PERMEABILITY ASTM D-4491 .005 cm/see TEST METHODS REQUIRED TO DETERMINE MAXIMUM DENSITY 1-99 EROSION DETAILS DIFFERENT REQUIREMENTS FOR PVC NO A.O.S ASTM 0-4751 50 U.S SIEVE SHEET NUMBER INLET PROTECTION Detail Drawing 4-24 GRAVEL ENTRANCE UV RESISTANCE(500 HRS) ASTY D-4355 90% IN LANDSCAPE AREA 85% TYPE 4 NOT TO SCALE C5 ----\\ I (77 -______ - / 0 < I LOT 8 __..__..____.�....... __._ O TRACT °4" 9^oN r— a mqa•TL 11400 L A U T T S TER R A C E I =2n TL 5200 I Q 3 IL 5100 t to--w LOT 7 LOT 6 LOT —5 I LOT 4 LOT 3 1 Cn m m a t TL 11300 TL 11200 TL 11100 I 229.9 1 ;� yin 46 I b-2 e . U N s1.n _ \ I 138.9' TL 8700 a- : ✓ W n • 0 30 60' TL 5000 `i I 5 F. 6.500 S.F ' ' 10,591 S.F `�121.7 H 66.6' 60.0' cr-4 g--J I 1 J' L ___ 'T1T.T 7.5' '{ 6 ^ ,--1, ' .! I 1 41.2. 70.0' �._..._...._...... M 6-( f I - V �, I �J I't? I rtfi 51 wl ^ � r 1L 8500 rn s1 I. r � I II 1 - mo I '0 1 I I I ■ I • 1 '¢ y IL 4900 Io 2 4 1 3 1 • 6 I 7 Q O �. , _ � I I z 1 ZW I- 7,648 SF CI 6,866 SF I Ii 6,919 S.F w 6,784 S.FI 7,198 S.F ¢ O 1 1 I� t~ L' o `~ w w I l i 1 I I :m;: i- I I I IN >" LOT 1 I ^ o 2 • I I co, II ro .a O 1 I � iI I ^ I I w L — 6 3 0 ? T __J I --- ---- - L L J 4 U x0 I --s-- z---J I z— I I g m I� �____...__...__... =L 840D U a° 53.3 60.0 ■ 70.0 0 69 3 70.0 l_ g+� go+NO 7+00 2+00 •. 3+00 4+00 ie W -J TL 1800 + – - - I, -+ — — I - -t— 'i � a- - I 1■ - -' 1 � � / m M 1 TL 11800 IL 11800 IL 12000 TL 11900 .r.. tI 1 I A 1 4.1 I 0 ! I 1 0 = g W I- J 1 � • C d C U t U DATE 1 8/13/05 DESIGNED I S ROPER ENGINEER S ROPER CHECKED I SHEET TITLE PLAT PLAN SHEET NUMBER C6 r TL 11300 ,kill I TL 11200 IL 11100 1 11 :• TL 115 1 8 I 10 PRIVATE STORM DRAINAGE MOM I w FOR THE(OEM 6 LOTS I-9 - I�! _ STREET NOTES N T (A : H m :-U • i 8700 - - ❑S1 CMO Q. 1N n I L.... .......... _.___ _..... ._._ ._.._ ..._.- __ -- -- -- -- -.. 2 MATO1 EMSTRO PAIEIENT 41 •• -.CO -.., i All., i;,-: 4 ROA .1008 `... SD Sik 0+31124 I 4 _. E:WI.m Polk 25190 TV OE LATERAL Q! STANDARD Q. RADIUS•241.7 + 0D •1- 3 F .. C N(4•>:247.00 E:ST1.1 O* 24 I ■ 'Z) 0 STk 2.4.08.12 Rr MIN IKON „ U a O 01 TL 5000 E N(24 S):24100 ry I 101 O. 1RAN91N)M. S - ° PPoYA1t CABBIE I E OUT:N300 9.3 if 4'PYC• `7 ��iiii J 01•- I 50 Sik 04!024 , JJ ( 5 4.202111 V I E5 51k 2424.28.14'RI MM IDO m c r q 1"'°` B 247.19 II (PRIVATE 10I O. TRAM110N. MATOI -7 p to 1 23 11 4'P C•• I 60- DET�NTION PIPE 1 1 t sII$C O1R8 0 30 60' "'+ 4.2.02 Mk ' 42LF Cr 60 0 1/2U 3 LOT 2 I y =2%' ay. -�' TE STORY(AMAZE EAFMENT-j• �t 24•E,1p1 pp•1 a•U5� 10'STORM CRANA4L EASEMENT I I ©STk ON166.12 RI MM ECM 3 p O f01 D[KNOTT a LOT 7 •° TC O1 STANDARD CWfl x7111 9(D LEFT I- ° '� _. -_ - __ OF 10151- i' ® -- C --- L TC ELEr.171140 q 0c, T - L E7 FUTURE SOE.AUI Dr HIDER o z I I , ' - I NStING T'GE VAlkT TO BF PR01ECItD OAtIO[OM51Ml0r10N Cl) p m a i •L . . . I . 1r�'� -. ...__ PRI1'AlE LATERAL i ❑6 E �-4J= Ur U1Urr EASEMENT 17 UTUT9 EASEMENT SD 5rk 0481.24 SD STA:0•81.24 FOR THE MEN Of FOR ME DOEI1r Cr RIM 25550 PRIVATE U1EAN 5::4880 TL 8500 REMOVE EASING cuRe LOTS 2 d 4 LOT 4 E II 4•E);141.00 ®; - I SD STA:0461.24 I 662 If i Pg 1 •E•((4•SI,SEk 250.47 I D•10 - '� f0 RL1q.E EXOTIC WALK 40 NSTALL •__ I I F N[10'SE):241151 I E:a1.e I ..__ THEW 5 WALK TO MATCH Er51MO O I I 1 I I E our(14'):24126 I 720 V 4•PVC K �4� TL 4900 I I 2 3 ( D ti t1 cA.1Y HIVE Sik 2.34 98 MN WTI c"Y . i1 1N6VA7E uIERAL I I 7 I I Z (� INSTALL 15'COMITCCIAL p6KMAT APPROACH Wry pzo PPoVAIE LATERAL 5D STA:048124 I a i v W KEP N 1 E SD SIk 0.84.1 Q • V E 2600 I 4, 4•PVC i 2 t1 Sik 1401.11.7•p• EMD PRIVATE O u- o Z N Il &.I It 4•PVC I 0.10 I 4 7NOI �, I >- L _ CN. 4464.2. 16'LT MIN fMI0EM1 COhiRUCN1ll ,1�i° SAC. T 9 R I I 5 SoE1Nx I • I (!� EN. CURB MA CM b N J�/2 Y� a D•LO I- I I I E Dix(6'J[25]06 I •:11: I - ( N51AU In1 LI 6'T^IC 1 "4i • w 0) g 3 I SRIh 761 Ate'11 IT ION I •a-LOS I STA:+ 8.IRADIIS I ° a r.,, k II ^.• I 1 E01F.4722 i • ��� I Y RC(or) 0 0 I 14.7 U 10'Pvt 1 0 6'PILE(Tw. CO ca a + {`,11 li I Z ••a-as2 i !� ` I IL 8400 � .4r1 ----I:5, ItotA, �� 1 00 I wl' 61�W■!J r 3+00 , © 4+00 © © V �•=1. _• • /��+ 4 NB93T1 J'E T. .v'� __.._. .............. �_ .1 1�c_�. TL 1800 - `• - 1 ..'Ir!r!I! - _' v ._ my ._...;:M ' J�'�� �+./I nww rn • _.. ,� SW MOUNTAIN VIEW .:• - ■ -, g . SM.5.0000 511 97TH. - W STA:0+0100 ST1 MIN YEW I I TL 11800 0 O © m w 11e-I05 TI. 11800 L 1200• TL 11900 > ti ik 4+71... • Q CC 3 I S1„A:3.3ANOi PMr 1 Mai MAIOI W W L ZO L!.I Lci J O IS�1 Z rn0o 0 36 ° PVI STA ■ 0+67 `r PV1 ELEV - 268.71 ui ^ U O VY r= 0 A.D. - -2.25 PN STA - 1+65 K - 22.19 P61 ELEV - 263.07 Q. C1 d Z ` T 0 • I A.D. - 277 - J R s -50.00' VC- �' K - 31.77 g R I- 90.00' VC I 9011 9SUMCE POW Al CD 97TIL 4a•ABOVE sN¢t.� t^dR o N PVI STA ■ 3+32 r. bN� N W a N o b 901T DISTANCE PCN1 AT PM ELEV - 25&19 hi`W m i + N • 5TH f O/TRAVEL LU[. A.D. = -1.44 272----- m 4A K - 69.50 • 4ri 1 - ( I 101100• VC_ 2681 - -..,, M II ;�� 1 :=J1 i A® 264 1_I 1.11111.1111111 NILE 1 260 ( _ iI•-, 1- A , 516 3.8:.00 ffd1 r/7 two ! 1. .t. 256 �I 4703;, _- -,� 9plr psrAtEt Ilia Ar - - _ _ x 250,4 a'AB01E sTREEr. PIM 252 � i - I- j RMk 25120 I --:-.•-- - --"-'- O Z 2481 EP-61 �.e I -. �^� - ---.. z OUT(E)}x70 _ 0•EN(10'MR):47.15 - -_--. --- c {A1I W ry�1/�1 yW/ =else .........._-- 000 03 U • 244•-- Tf-r 1R4 1 a c U DATE I 8/15/05 • DATUM ELEV ' DESIGNEDI S ROPER 240.00 - - ENGINEER 1 S ROPER CHECKED 11+ �N ^m o^o mo 1151 _O N."ti n o - ,.7 a 1 d n� .. .� °� ,°�'� �� N N N o r SHEET TITLE • �� Nn �N �N N N N N N N STRT/STRM SHEET NUMBER 0+00 1+00 2+00 3+00 4+00 5+00 6+00 0100 t w! + 267.6 8 U. "' O "' o ., v g m 0 N a N of 4• __. o H 4f. 284.0 ' J 0 0 1 a t 9 A: N",vnIr I g'1431„ M xr-��� rn 14 ..�.. $4" k + 281.5 I +' $ $°- - - " °o I}°o ''..1:' . N D O I 1 8 a w n , 4 —.....L___. — 1 ,--— _ r °y 2790 ■ E I I I I C E E ❑" 0 2 +• 276.4 1 + Uypf o •'.,AI m._ I 2417 a I —1 .—— a ;_• a„ C 1 ii> 6 i 8 4a e 273.9 _ 88 B S: — C V%I iFF F — ?zo ap B E: P73.52 1 S.11 j'Y4 ▪ •",1 f _._...._......_ . _..._ x'" " 008 t i l.l. I—_—_._-- �._.._...._°m a 3U1 Nlb[N(lOW M S• �yc n f''pjv▪'R q�! U 1 N t :3 N N N+4. + 270.9 v N N N © .' 0081 it cVC • 5,08 �_ 00 L I - Y EVCIE 271.29 I�C ......331311333131113P31311131611311C mow.. 1 // - yy I 1 , '\� 11 1 I 1 ig 267.1 41.,/ u! I ,I ii f // >LA STA c S+1.7.9° Y A I II T ..._�..—_._-- ._._ 1-- � LEV ' 2$5.73 .... .....----.........----- I I C II IT .i. . z ` A 1 I II 90E411 + 263.0 i I C II o o II _ �_....._..._.....—_ _�—.— " t I i edill 258.6 C I j .... �— u FJVCE: 258 16 1 ._—_._...._,..-_.^-------- C M OOOS 11 + 254.6 / o II IL;,,,r1 ' C II 8 U N M A I I o V P"" J Stl li V N p f N8 = II II EVCS, 7+15 I OO tS ii 252.0 ._—.—.—..— C +I ICVCE: 252 20 _ 00Z 11 00V H. 11 C II II RI+ 249.7 '-' El a l07 C !I I o. is II -_o ili I 0G� s 1 qy 247.4 \ 245.1 ° t 107 I - 2429 / I wo 4, m 0 N y2 2 Z m 0 PROJECT NO REV.I DESCRIPTION DATE x i g m MBM001 I � 97T1—I AVENUE STREET / STORM s0 PR(Yf, nm In p °A_°- CASE FILE NO. TEMPLETON HEIGHTS ``61.452, SR Design LLC 1 m Orn XI VI A CO I I OREGON ENGINEERING-PLANNING 13 m p LEGAL 14200 SW 97th AVE. .I'.46T.141 ' q- 8196 SW HALL BLVD., STE. 232 z u TIGARD, OREGON 'N C. BEAVERTON, OR 97008 I I MBM LLC, PO BOX 120 NEWBERG, OR 97132 EXPIRES 12-31-06 PHONE: (503) 469-1213 FAX: (503) 469-8553 ry EXISTING DRIVEWAY - h MATCH WIDTH & GRADE m STOP SIGN LOCATION I �_ _ R/W LINE (INSTALL 4" PVC SLEEVE UNTIL CROSSWALK Y 6. SEE NOTE 3 0.46'-1---I PERMANENT SIGN INSTALLATION) STRIPING N CURB JOINT _ .. / PC/PT ° N n S'MIN. SEE NOTE 5 ROW SEE NOTE 4 T B, z 5 MIN SIDEWALK / \J SIDEWALK CURBSIDE ♦ - x ao /\ v i -O i=a=li=nFil='1111=11=�11 , SEE ,' �� .::.TONS _ rc U u o ry �,.,?II=11=II=`I=11 11=11- LANDSCAPE SEE NOTE 2 NOTE 3 LA SrnSCP PE - 0.90' - ':r.- a Le g `�'e:'n. d - STRIP `a Le J Co-•// 2.OF 3/a•-0'BASEROCK TRUNCATED DOME •..L 3 J p e COMPACTED SUBGRADE J �- _�� 'C/ DETAIL y `T".• * TJ W a SIDEWALK ADJACENT TO CURB 3 10' MIN 3 1 ® ® ® 5 JQ •ry •r �1 ..( EXPANSION f1! z Li_rnao•S'IAN. ROW PLAN R/W P-4 ■ QJ @ ® §IY q-P 45' --d.,.. x. .` ' JOINT(7V➢) (/D FO ED O. 6 PROJECTED TOP 6• ORW� 1 ® O °Og `�a:1i f-2x 3/a• 2R MAX °.. of :4:-..3d- a,,. PC/PT ROAD 5[r.?:w;.: .:. --:::Z - OF CURB - _ •,4111,7 to n u=II=LIP 11=IIKII. I a _ "tIrE5 H �°; .:•iri: \ o ._:;,;,�;�'H II II 11=II�II 11=11 ' STREET li=fin�= • R, p-:� W n., 11= W1 �K'O RAMP TEXTURE 0W^' § • N 2"OF 3/4'-0•BASEROCK ,wYtar`M ! 'Ipi 'I H� PATTERN DETAIL PLAN VIEW �' COMPACTED wecRADE ,',,,:f.„.".%" 11 °a% g ' W °oo.o°%" . 6" X 6' 10 CA MESH •jf a SIDEWALK AWAY FROM CURB • I SEE NOTE NO 4 /�_ w NOTES: 2. OF AGGREGATE 4 I 4- -{6�r ° •c°o SECTION A-A (3/4•-0•) COMPACTED - - - I FLUSH 1, CONCRETE SHALL BE 3000 P.S.I. AFTER 28 DAYS, 6 SACK MIX.SLUMP RANGE 5 F2:7 T1 OF 1-I/2" TO 3". TI,u=R_II .. _ , .... r NOTES - JIFIL lJL" -N-._ 2. PANELS TO BE 5 FEET LONG. -11=I_,.'' `° •1. CONCRETE COMPRESSIVE STRENGTH SHALL BE A MINUMUM OF 3300 PSI AFTER 28 DAYS. 4• P.C. CONCRETE -111��;3.1- o °°opOpa 3. EXPANSION JOINTS TO BE PLACED AT SIDES OF DRIVEWAY APPROACHES, =11=1I °°°° o°o°°°00 4 UTIUTY VAULTS. WHEELCHAIR RAMPS, R AT SPACING NOT TO EXCEED 45 FEET. C ,o°°o.°°°oca d' 2. CURB JOINT SHALL BE TROWELED PATH A MIN 1/2•RADIUS ALONG BACK OF CURB. 2" 3/4'-0' AGG. BASEROCK 4. FOR SIDEWALK ADJACENT TO THE CURB AND POURED AT THE SAME TIME AS THE CV M CURB. THE JOINT BETWEEN THEM SHALL BE A TROWELED JOINT WITH A MIN. 1/2'RADIUS. 3. EXPANSION & CONTRACTION JOINTS SHALL BE 1/2" PREMOLDED ASPHALT IMPREGNATED SECTION A-A MATERIAL OR EQUAL EXTENDING FROM SUBGRADE TO FINISH GRADE. n CX 5. SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF 6 INCHES IF MOUNTABLE NOTES: CURB IS USED OR IF SIDEWALK IS INTENDED AS PORTION OF DRIVEWAY. 4. 6" X 6" 10 GA MESH REQUIRED FOR COMMERCIAL DRIVEWAYS ONLY. 1. CONCRETE SHALL ATTAIN A MINIMUM COMPRESSIVE STRENGTH OF 3000 P.S.I. IN 28 DAYS, cr OTHERWISE SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF 4 INCHES. O 2. CONTRACTION JOINTS SHALL BE SCRIBED 3/4• DEEP AND RAMP PANELS SHALL BE BE 6. DRAIN BLOCKOUTS IN CURBS SHALL BE EXTENDED TO BACK OF SIDEWALK WITH 3• EDGED ON 4 SIDES. UI d DIAMETER PLASTIC PIPE AT 2K SLOPE. CONTRACTION JOINT TO BE PLACED OVER PIPE. 3. EXPANSION JOINTS SHALL BE 1/2' ASPHALT IMPREGNATED MATERIAL OR EQUAL J O= 4. SURFACE SHALL HAVE A MEDIUM BROOM FINISH. W Q Z w 5. COLOR OF DOME AREA SHALL BE SAFETY YELLOW. T 8 L ND SCALE �°�" NO SOMA "�i°'" KO SCALE y 1`. Z A WHEELCHAIR RAMP O.O Na O.um.c an4.nor "UV"'�O A"' CONCRETE .......0O4"°" on STANDARD DRIVEWAY DWG NO. molm.cm•..401r •`.•••-.1....."--+r Z ° o C.0 NO. ua...ram IAD It MU.RM LLw SIDEWALK 1 '` � Oop w LANDSCAPE STRIPS STANDARD CORNER 2p Oft^wrlame ''' IZir"" WNQIL r. I O Orr O11GARD 'u s( 0.�,.rs. ..w.e.. m/LANDSCAPE ®M.MD 'aVm"y��.-r.a ...m..as LO a O P•• U 07 a_ N o RA RA .- (1 T 6.0'P.U.E. C3 -- 460'moo-6-tar J JI 0.5 m.,11 t*,1-1Mr1I.Y,L, 21 I--03 ]13% XIXS I yl YAi •--- !:I:.i.:�.:-YYS.4.:.:.::I.:.:.:e :•::...;:,. ,.!'---_• •SRNC axe 3/4' R I- -6•-..4/ STREET CONSTRUCTION NOTES STMfI 0 1=11=11 '11=11.i -..'• 11DIr SEXWAI% T CONCRETE ORB EX6rAIG CCNC7EIE i1 ,. STANDARD CUM 5 __' -e` 6- _-f� �-DRAINAGE BLOCKOUT SW. MOUNTAIN VIEW LANE 3-1/2"ASPHALT INSTALLED N 21FT5 'r 3 I.D. PLASTIC 1. STATIONING IS BASED UPON STREET CEN7ERUNE UNLESS OTHERWISE 9'EOFIEO. PIPE W/COUPLING NIX (TROY s1/¢I.IIOfi-4.u.2e) (1-1/2'CLASS'C pl Y CLASS•B•) � --�:-: 2. ADJUST ALL MANHOLES UDS AND YALVE BOXES TO FINISHED GRADE. 2'3/4'-0 AGGREGATE BASE t)H ff%j'• • •••••• 3 ALL UTILITIES SHALL BE INSTALLED UNDERGROUND. a 7'1-1/2•-0 AGGREGATE BASE p• 16- °•0° • 4• 4, STREET UGHTING SHALL BE IN ACCORDANCE WITH THE OTT OF TIGARD APPROVED LAYOUT. o o• • Q 0 O O°o 5. SAWCUT STRAIGHT MATCHLINES TO MEET EXISTING PAVEMENT WITH NEW PAVEMENT. RA RA • O 0 , -- 6. USE 3.000 PSI CONCRETE FOR ALL SIDEWALKS,CURBS.AND DRIVEWAYS PER CITY CF TIGARD O • ENGINEERING STANDARDS 'fi.0'P.U.E.I M.O.Flair-Cr-WAY I �Q 0 00 A ••.K 7. CONTRACTOR TO PROVIDE TRAFFIC CONTROL PER OTY OF TIGARD, AND M.U.T.C.O.REQUIREMENTS g II q 1 I F 8. ACCESS TO EXISTING TRACTS OF LAND SHALL BE PROVIDED FOR AT ALL TIMES I aV- I 120' 120' 11,0' 9' STRIP I 9. EROSION CONTROL.DRAINAGE CONTROL AND DEBRIS CONTROL SHALL BE PROVIDED FOR AT ALL TIMES; 1 M4A -�I-0.S' + AND SHALL BE IN PUCE PRIOR TO COMMENCEMENT OF CONSTRUCTION.UNSATISFACTORY PERFORMANCE y.1A IS CAUSE FOR TERMINATION OF ALL WORK AT THE SITE,UNTIL CORRECTION UNTIL CORRECTION OCCURS St HAIL SCOIIOEE Cum SATISFACTORY TO THE OTT AND CMS rt CTNCRE1E CTIRB 10. ALL CONSTRUCTION AND MATERIALS SHALL CONFORM TO THESE PLANS AND THE APPLICABLE 3-1/2'ASPHALT NSTALLED IN 2 UFTS NOTES: REWIREMENTS a THE CITY CC F TIG TGARD. SW MOUNTAIN VIEW LANE (T-0'CLASS•C'CN 2•CLASS'E') IT NOTIFY ENGINEER.CITY NSPECTCR(639-4171) 2 BUSINESS DAYS 2'3/4•-0 AGGREGATE BASE ON 1. TRAVERSE EXPANSION JOINTS TO BE PROVIDED AT EACH POINT OF TANGENCY BEFORE COMMENCING WORK. N15 (ACM VIA 0.0000-2.2406) 7.1-1/2--0 AGGREGATE BASE OF THE CURB k AT OTHER LOCATIONS AS REQUIRED TO LIMIT THE SPACING TO A MAXIMUM OF 20 FT, 12. ALL SIGNING,PAVEMENT STRIPING AND MARKINGS MID PERMANENT BARRICADES TO BE INSTALLED, O REMOVED AND/OR REINSTALLED BY THE CONTRACTOR. o s z 2. TRAVERSE EXPANSION MATERIAL TO BE PRE-MOLDED NON-EXTRUDED MATERIAL 13 THE AREA CF THE SITE DESIGNATED ON THE PLAN TO BE REGRADED SHALL BE STRIPPED TO REMOVE I-WITH A MINUMUM THICKNESS OF 1/2•. ORGANIC MATERIAL I` 3. TRAVERSE CONTRACTION JOINTS TO BE SPACED NOT MORE THAN 10 FEET APART 14. ALL EMBANKMENT REWIRED SHALL BE STRUCTURAL FILL MEETING THE REWIREMENTS AND SPEOHCATGNS OF CI cTc tn 6.0 P.U.E. 6.0'P.U.E. WITH A DEPTH OF AT LEAST ONE FOURTH OF THE CROSS SECTIONAL AREA, THE CITY CF TIGARD. THE CONTRACTOR SHALL RETAIN A CERTIFIED TESTING FIRM AND PROVIDE TESTING AS a ` u I 15'1RACr I REWIRED BY THE PROJECT ENGINEER. 4. CONCRETE BREAKING STRENGTH TO BE 3000 PSI AFTER 26 DAYS. IS A PRECONSTRUCTION MEETING IS REQUIRED: CONTACT(503-639-4171)OTY CF TIGARD DATE 1 8/15/05 1 E0' I 5. DRAINAGE ACCESS THROUGH NEW CURBS SHALL BE PLACED A MIN. OF 2 FEET FOR TILE,DATE AND PLACE. DESIGNED) S ROPER 6,MAY 5.0 5.0' I AND MAX. OF 3 FEET FROM PROPERTY LINES. 16. OWNER TO PROVIDE ALL TESTING RESULTS AS REWIRED BY THE CITY CF TIGARD ENGINEER I S ROPER ns'-I I--y.1 I07. CHECKED I 1140X. 1.1 YAX SHEET 71 TILE ''11=11=1.••.:.•.-. sr/NDARI) memo"` ��� ' ICI sox( STREET DETAILS 3-1/2"ASPHALT INSTALLED N 2 LIFTS A pi°'m°w 110WIR a' e..m ow ND SHEET NUMBER (T-1/Y C L A S S ON 2'C L A S S PRIVATE DRIVEWAY Ll�`IJ ..•*';. STANDARD CURB �i Oman 2'3/4'-0 AGGREGATE BASE ON NOV an CO' .,- '-'n' MICR Me 125 C102 Y 1-1/Y-0 AGCREW ° TE BASE "• ammo' ` - N, TO I ET N r:Y u N ',2 PLAN z PRMTY EASEMENT V f ,N 7 5 1/a• � ����� � MI�COIECiIOk ' J U [_.,O^ I1 I e'OITLET PIGS 1'0 I w -' - �1 0 �� I;r CNNECT TO ENLARGER I -II� all(•(� ^(�_ YMN LARGER MAN e ` W J O• 1 5 1/4 5 ZE AS SPEOFI D SECURE AGAINST PLUG WI BACKFILL 2 p O oID 0 Q III TO PREVENT PLUG BLONOFF ���B1BU4�U�I q �h LOW >W L1•01 STANDARD CAST IRON CRATE STORM MAIN Of TM O pyyl (1"T1110N-RATED 15,000 LBS) 1MU-12 GA S,A11LESS STEEL, rr/^� M LTTIOI EXTRA NERVY DUTY CAST 2 I/2 OPEN VIM /2"KMJCKLE. "AJ CO 4 ON ORATE(2-3/a•NKR-RATED 10"LONG RA.1/11 PIN(FASTEN NE 50.000 LOS)00TH M APPROVED EDUK NON e•I/a'sm.ST_BOLTS) 2x4 T O S� I DEPTH TO MATCH e I/3 ��I HEIGHT: TOTAL LENGTH OF 2xa AT END CF LATERAL 12 ��P RATE DERTN (RATE FRAME 3 I/Y-1 1 I-2• w ry lit I J_ LOT/. AS SHOWN ON APPROVED SET OF PLANS 1 2 `' N I 1■ III MARKINGS TO FACE STREET 1 ,..�15 �Q' -i-F—J- 12" HEM r MIN �1'J�o '7' K r MIN 2xa COLOR CODE SURFACE 36 �f T, a III TACITNESS EWIL �I I 3'CENT. 35 LOTS (WHHITE-STORM) 17/p x I I .A OUTLET 3/16 .' GROUND IA ACNE DC w 3/16 11/;-1 Y_D' I. SURFACE TAPE TrP _I•_D• -- L_ /' .� i I �� SEE OE1AE"A" 3/16•• ' S'BENDS I T GROUND �I , 1//"RATE(TYP.) '. _____ _ !' ,iN SIDES AW BOTTOM \ _______ I _ T 9E AE TCT. pAY. METAL(TYP,) 6" MMP.3 401 MAC/TAPE % N I— •-o I/1'SO. —I I.E. ON PLANS (T`p.) !16 G / R •NEVATO( ( CATCH BASIN) Ol rie CLEANOUT Y O•ti PLUG (ZNFRK MOTES ` (.5 cc 1.BASIN STALL BE CCNTNUOUSLY WELDED. SUES MO BOTTOM SHALL 15- /�411'/ Z DE BUTT*ELMO OR MEINBERS WAY BE OKRSZLD AND FILLET'WELDED. 41 2 ALPHKT COAT CR GALVAMZE ALL SURFACED OF CATCH BASIN AND Q CLEW Olt. 11111111010F. W .L 3 WEAR SHARP CORNERS ASTER IIELDMGS y APPROVED MANAGE AREA(SOIARE FEET) F _ �V D= w ♦.6'Ol1TLET PIPE(10.000 SF.)) •R•.�11•' 41 SLOPE FOR V/ O Z IF OUTLET PIPE(11.500 SF.) /. f8�A• 3/1-0 PIPE ZONE Z O l 6• PIPE - 0.010 MATERAL AS SPECIFIED N ACCEMPAMED BY CALCULATIONS(STAMPED BY MI OREGON REOSTERED •�!!0 4' PIPE 0.020 5,ANY SUBSTITUTION SEREST OF CATOI BASIN COVERS SHALL BE O O 3 Q PROESSHONK EMOIVEER} ��� ��� BEDDING GRAVEL.. STORM SERVICE LATERAL CO 0 CO° PRIVATE LYNCH CATCH BASIN �`� MINIMUM 2.O' WIDE DRANING NO. 170 a NOT TO SCALE N O Q M Tr a U _1 CO CO M VROE REARING SLRFACE SDIN R(aBY) ■ ` sow(I(a6".)CURET CONTROL STRUCTURE 12ga STEEL SEE SHEET C100 FEB OUTLET CENTRAL BULKHEAD )IRUCRIRE DATA CBI CJ441 Z O _ OR EQUAL AL 44.11 qP 11I 0 II=M \ T 0 DODO CHMNELS 2 LE 2!PP \ 42 LF OF se OP 0 A•0.50F a SL-0.501 PAST PPE EDGE 4 111 1f OP- - - - PLACE OMANELS 011 I e SL-0.500 AL °Una Cr SYSTEM C SEWED AND SECURED - E OUT:24101 T • VAN 10-C CORRUGATED BAND E M.24103 AT ALL,ONI'S ALL MELDED LOU1gNS lEr a_. 4 o s Z I3 32 p—t O , co S1A1pPiE GENERAL NOTTS DATER1AL NOIT; w C CONTRACTOR TO SUBMIT PROPOSED 50.OP PPE TO BE 12 GAUGE ALUANLM COATED STEEL TYPICAL REINFORCED BULKHEAD DETAILS CONNECTION PROFILE VIEW PKOUCT MATERIALS MANUFACTURE'S o° 6 SCALE: NTS SCALE: NTS 50(OPEATOIS.CUT WETS.ETC..TO a L INFORMATION PROVIDED BY CONTECH INFORMATION PROVIDED BY CONTECH E0 a DETENTION PIPE n KN�A ON a FEB DATE 8/15/05 CONSTRUCTION PRODUCTS INC. SHEMATIC DETAIL 1 CONSTRUCTION PRODUCTS INC. DESIGNED) S ROPER ENGINEER 1 5 ROPER CHECKED I SHEET TITLE STORM DETAILS SHEET NUMBER C103 n N In STORAA CONSTRUCTION NOTES . q b 1. HYDROSTATIC AND VIDEO TESTING OF THE STORM SEWER SYSTEM SHALL BE Ne CONDUCTED IN ACCORDANCE WITH CLEAN WATER SERVICES STANDARDS R&O 04-09. N ALL NECESSARY TESTS SHALL BE PERFORMED BY THE CONTRACTOR AND WITNESSED R') o BY A REPRESENTATIVE OF THE CITY OF TIGARD AND THE ENGINEER. B SEE STANDARD DRAWING NO.255 N FOR FRAME AND COYER. 2. LOCATION OF EXISTING UTILITIES ARE BASED ON AVAILABLE INFORMATION. IT IS THE ti CONTRACTORS RESPONSIBILITY TO FIELD VERIFY DEPTH AND LOCATION OF EXISTING a v1 03 4 UTILITIES PRIOR TO CONSTRUCTION AND INFORM THE ENGINEER OF ANY DISCREPANCIES IN THE PLANS. CALL FOR LOCATES A MINIMUM OF 48 HOURS PRIOR TO CONSTRUCTION. 1Ji J te 0 O H • LINE LOCATE 246-6699 A}L I 3. FINISHED RIM ELEVATIONS OF MANHOLES WITHIN PAVEMENT ARE APPROXIMATE. FINAL W FINISHED RIM ELEVATIONS SHALL MATCH FINISHED PAVEMENT GRADES. RIMS OUTSIDE �r g i J O - OF PAVEMENT SHALL BE SET 6--12' ABOVE FINISH GRADE. 1 fi4 .•, Q 4. PIPE BEDDING AND BACKFILL SHALL CONFORM TO CLEAN WATER SERVICES =O a STANDARDS. ^ 3 .'^.. 5. STORM SEWER MANHOLE CONSTRUCTION SHALL CONFORM TO CLEAN WATER SERVICES m CI b Q Z STANDARDS. I on a o 6. ALL STORM SEWER SERVICE LATERALS SHALL TERMINATE 2• BEYOND THE PUBLIC COO CO 03 a UTILITY EASEMENT UNLESS OTHERWISE NOTED, AND SHALL BE PLUGGED TO PREVENT PLAN VIEW RECESSED CURB INLETS DIRT AND DEBRIS FROM ENTERING PIPE IN ACCORDANCE WITH CLEAN WATER TO BE REINFORCED CONCRETE INSTALLED IN SERVICES STANDARDS. THE ENDS OF THE LATERALS SHALL BE MARKED WITH A WOOD I ACCORDANCE MIN 2-%4e SET VERTICALLY AND EXTENDING A MINIMUM OF 36" ABOVE FINISH GRADE. g 4AU DRAPING NO.226 ,y�. 100 THE WOOD MARKER SHALL BE PAINTED AND MARKED AS DIRECTED BY A REPRESENTATIVE NIT S\`T' d I FROM THE CITY OF TIGARD. (SEE DRAWING 170 FOR DETAILS) IIIMENISHEIN \ r ���p ¢, n 7. A MINIMUM OF TWO FEET(2') HORIZONTAL SEPARATION IS REQUIRED BETWEEN WATER y d.r is.l& cj AND SANITARY AND STORM ONES WHEN CROSSING. ALL CONSTRUCTION SHALL MEET CWS, - DEO, AND STATE WATER RESOURCES BOARD REQUIREMENTS FOR SEPARATION. ■ mum > O �\ ,fie 8. THE STORM SEWER SYSTEM SHALL BE CONSTRUCTED IN ACCORDANCE WITH THESE I �N.�/ �,2 ..; x PLANS AND THE DESIGN AND CONSTRUCTION STANDARDS. R&O 04-09, OF THE CLEAN T I N+. I '� w WATER SERVICES. '' I 1•;/ 9. ALL C.S.P. SHALL BE ASTM C-14. CLASS 3. UNLESS OTHERWISE SPECIFIED ON PLANS. �••' e•FOR POURED N xAOE .b 10 THE CONTRACTOR SHALL AT ALL TIMES ABIDE BY APPLICABLE SAFETY RULES OF O.S.H•A. _ 5'DIN ' RFRiWCEMOFT•AND IN PARTICULAR THOSE PERTAINING TO ADEQUATE SHORING AND TRENCH GRPREUSr I - it•' • PROTECTION OF WORKMEN. _ �' '.41 .. . • A!• 11. ALTERNATIVE STORM DRAINAGE PIPE MATERIALS MUST HAVE APPROVAL BY THE ENGINEER & HILLSBORO PRIOR TO USE. PIPES WITH LESS THAN 3' OF COVER SHALL BE REINFORCED SECTION A-A SECTION B-B CONCRETE OR PVC C-900(C 900 TO HAVE MIN. 12- TO SUBGRADE). NOT. ,.CATCH LASH DI..SE N BE CONSTRUCTED ACCORDANCE rTN Oslo C-476. N 12. ALL STORM SEWER PIPE SHALL BE GASKETED PIPE CONFORMING TO CLEAN WATER 2 STALL STEPS M PSTANCL FROM TOP OF MATE TO ROMUNE OF PIPE IS '? INSTALL GREATER DUN AB'.SEE STANDARD CRAVING NO.100 LET FNSi STEP 1Y;RCN R SERVICES STANDARDS. TDP OF GRATE 1 INSTALL STRUCTURE ON WNW/OF E CF)1,0'COMPACTED BASE MATERIAL g . 13. ALL STORM LATERALS TO BE 4- PVC WHITE IN COLOR AT SL=2.0x UNLESS OTHERWISE A.REINFORCEMENT�FOR PRECAST GTLN BARN DUO.BE ROAR MEOW ASTM NOTED ON THE PLANS. - RIDDED SIRE MEETNG ASTM A-An. D_ ALL POURED PLACE CONCRETE SHALL NAVE A 25 DAY STRENGTH v SDDD P.S.I. • 0 ANO A SUMP OF 2'TO A. 14, ALL LATERAL STATIONING IS BASED ON STORM STATIONING. LAP°NEL MOP.THE OW P . L PPO AIN.S,PI SEAP VED.ALL OTHER N�INVERT 15. WHEN USING NUCLEAR GAUGE, TWO READINGS AT EACH SITE, THE SECOND AT Q Z w RIGHT ANGLES TO THE FIRST. THE TWO READINGS WILL BE AVERAGED TO GUTTER & CURB OBTAIN TEST DENSITY. INLET CATCH BASIN c-� N. ° z Clean Wei JCC VICE w w 16. OWNER TO PROVIDE ALL TESTING RESULTS AS REOUIRED BY CLEAN WATER SERVICES DRAWING NO. 225 (CG-2) RE`ASED OT-OS e••uenIe•^II.•I••. W z 0 o Z AND THE CITY OF TIGARD. N 17. ANY PIPES CLOSER THAN 5.0' OF BUILDING ARE TO BE ABS OR APPROVED EQUAL. co ,.„(2. x o m N °. r•GRIT sNa Mk Za l cR WALL ( E NOTE 5) WIET CRATE ACCESS 1 1 1 U REINFORCING BARS COYER(1TM LyFJ ran-wiimmommimmi O' (SEE NOTE R) J`L �`"`�� �" 1 Tp GENERAL NOTES m. - l- L� / .i.,._ •.• S - - • ( 1,SRRNRLTER BY SIORNIATER MANAQMERT NC.,Fi7FT(AAp,OREGON DO3J 401--106?. ' A 4. "'R-•x I FILTERS TO BE SIPHON-ACTUATED AND SELF-0,EAMNG••i•g%+, ir, . j. ,1 (T}.�� 88 I 11 STEEL_SP.RUCTURE TO T£FANNIFACTLRED OF I1 STEEL PLATE. e L.+wNlTf! INSCEA OM STOR MFLTEA REQUIRES 2.5'OF DRIP RICAN PM TO CUTLET.INLET(IF APPLICABLE)AND �IIIII,.I../�'�. • ( �'^`"^- I 15 P1R[T PIPING To BC YCV1EO 1T ENGINEER*NO PROVO.,Br CONTRACTOR. _ ii 888888�8888BB , 5.1 ND MIA PPED YAM 4.•LING SLABS FOR INLET(IT APPLICABLE)AND OUTLET PPNC. 4 .. STANDARD OUTLET SC.8 IS A'N DIME1E0..CONNECTION TO COLLECTION WINO CAN BE ��® . . O A - MADE UAW FlE1TTSE COLPUMO BT CONTRACTOR. ` 4 A •. M /i' GI FOR 11-TO LOAD RATING,CONCRETE COLLAR IS REWIRED.CORONET:COLLAR MIN SD__INVILE .°•4 WARREN(I)IN REINFORCING FORCNG OARS M BE PRWIDED BY CONTRACTOR. INLET STLB(CPTONA9 TY-M Y-4' 7-4' 7.)ALL STOROLTERS REOJ'RE REGULAR MANTENANC_. REFER TO CPEAATDN AND NSW MI NODE RIM tOOE WY (SEE NOTE 7 AWNIFNANIE CUDCUNES FOR DUALS. 7-1' a)STANDARD DETAIL STEERS MAMMUM IAAGER OF i.AR7ROCE5 DUCT NUMER KCURE2 i 2-CART. C ATCHBASIN - PLAN VIEW O OUTSIDE RIM =O TO BE SPECIFIED ON SITE PLANT SCALD EL T 2-GIRT. CATCHBASLN - TOP VIEW y ....2-017.... ra A.xc O Q. xl U crn R mil � 2-CARTRIDGE CATCNBASIN o 1 •••vERIIIL LIFTING EYE STORMFILTER DATA I (TIP A) DESIGN WATER DUALITY ROW RATE NT) S �: r r•M+•� I t 7 PEN(FLOW RATE(cr1)I 5tµ1PAIPENT 1. A L9 N PEAK ILOW&NI I*l -J Po , ./ I cr GARTROGS REWIRED XR "7qN tiI I I CARTRIDGE FLOC RATE(15 GPM STD) XX(SE NOTE E) STERNIFILTFR CARTRIDGE LEAA R CAN TRIDCE -1 7-3 J/L• AIRPORT � ,I AN QI 4AigN (rem I I r-y (CHEER:RIM-E-OUT-b1) LE OIAMEIER :�FTTTTTTTTTT� I� • �/- / CUTLET$) NM MCC X.01 I. I IMtET STIAI !ISM 111111111111 WRET RASc NM %)OI VOERBRNH (TWA (OPTONAL) �L••CUTLET STUN CONFl4JRARQN; p MANIFOLD r-r r (SCE NOTE S) OUTIEI Z S J INSIDE NSIDE 2•L OUTLET r CLEANWI r•OUTER EVE PPE FROM --NLOEr r�■`. V I- ACCESS PLUG (!Q NOTE 5) UNDERDRNN l J J J 1'-1 I_r-O lir_a m a . O 0E JTorK 4175 INLET c NOTES/WEQAL REQUIREMENTS: _ DATE ( 8/15/05 . 2-CART. CATCHRASIN - SECTION Y7EW I 2-CA.R,T. CAI-CHRISM-SECTION OUVF 2-CARE.CATCROASIN-SECTION Wcw SEAL AT. T '�+• ®T 'I`RCA DESIGNED' S ROPER WIZ MOM YILOOOfr see.ArMI.I no WOE=YL ; T . `''6��IRR ILA' 'T ENGINEER) S ROPER CA WWI IN.MUM. a1aePAr A.SMEFN.N.A1TT,ITI D./.P1:7N1 N.N$N WN, DA.INTRO NA e�51% CHECKED N.51NOT1.ire 0711E C.1 NN.ANEW,A.DAEMON lF.S.TTF_N AR LT2 I B.I. ) AE/7GOG1 01)1,111'OGT10 IC 11NA71.MC EMI U. 1F_L.OA.N.AU DRY:GOM 'LATE:,Mil S.' !MENISCI. ' STEEL LATLH&lSIR STORMFILTER " �L P�� a+aT DATE w *BISON ro 7A.�Nn?WOK SHEET TITLE SEE,DAR m REM,<lL -WI STEEL CATCHBASIN S7ORYFIL TER STORM DETAILS 1/3 i -_ PLAN AND SECTION VIEW STANDARD STEEL CATCH8A5lN 57DRMFILTER d/J NOTES AND DMA BLOCK SHEET NUMBER i - ,2/3 TOP AND SECTION WEN - - STANCARD DRAWING - 2-CARTRIDGE UNIT d7X717MN617�t STANDARD DRAWING - 2-CARTRIDGE UNIT 1 YDAiE PR6ECR ND, 'OWING FIT •ya w.ArArrAr rrRT. I STANDARD DRAWING- 2^CARTRIDGE UNIT Z ATE, iP, M ,, OR7.RAUC R_E wwuu I I 2 :Tf A 1Ar r INC. J ovc cnF y ou.M P.,Ai, as GRID IONARrfWIT INC. MLYA R. eNA_enb TnR7p ® m_,_ARMG '-- .T� P.AM.BY.,L T M-aiDPC 1d4L/SW1tlYT -- - /'2toi ■ A� C104 r) I I TL 11300 I I I TL 11200 T. 11100 I m TL „5 I I T I WATER NOTES w - 3 ' - I = - . .� - . . . I TL 8700 - — � I WAIL 1 MCI 9:R1ICE(TIP.) N N. \ __I 1 O2 INSTALL 1'DOIBIE SFAWE(TW.) �� W n 4 n R --- — ....— -- — — — -- I O! REIOCAR DOW WATER SERNCE „ v~i 03 I• • TL SUUU fi I • I Oi sire as a wM vcr N R I ; �' 5 1 ' `� ASST OLY 770 IECT 10AN10 T -`T.1 m a^i q I I ExTmc 1EE RES1RNt s L7. 3 I // I q I r0. • ! if I 3 LOT 2 O+auu 7*MEM HYDRANT t ta�lTMiar� =p o X21;. w—w \ I i� — _ — — -- t('� i� ® --------- 0 L O MULL 2101707 C OP OERECAO 1'�1 N�� T s i i I —� iii — _1_1_ –1 wls.w.RM v Y. CI) rn_a 6 I I I (�' ♦` 1 1 _ _ _ _\ I M O sTk 2•27.*7A1'RT Y01M1AM VIM vl 1b t2]a '�I� I I IL 8500 M COMM TO �sSERar = 1 _ 1 I 1 i •T - - a O S1kON1.12 faY RT MOAN MI e I I 1 1 1 1 I----111' X NSW.1'CARY \01 0 T1 49O I 2 3 6 ( 7 Z ¢ 0 WARD SUER o E PUCED BY on �`` 4� I 1 2 I 1 i I R ). LOT 1 � '�' IN I I I I I n 13 _ "f'�� W a. 00 I a1 M T T 0 F , © © �� 0� �© ) L 8400 r-I s _ 1.._...-io'r.�Iii O 1 00 _1 w• ��� s ~3+00 I 4+00 Ali'y 1 -. • ...... TL 1800 + t_. w w w I��� � �� �""It�� "N' - i ',� SW MOUNTAIN VIEW W.. .. .. .. � 1 �+/'" 4 o ss0 SWAMI r[C I IL 11800 0 TL 11800 L 12009 wj TL 11900 1r Z f�pi ti K Z Z in! O 30 ° PVI STA - D+67 PN ELEV - 26&71 Q� p A.D. - -2.25 PVI STA - 1+65 m • K - 22.19 PVI ELEV - 263.07 Cr Q CV d I.^ 1 A.D. - 2.83 a .'.' -- K - 31.77 if Ls �4 J 90.00 VC I 3 m o N PVI STA - 3+32 M r. m N ,0 PVI ELEV - 258.19 + n n A.D. - -1.44 272 m m r N - n K - 69.50 W - 1 ..a I f ' 0 10 I 100 00' VC— ■■ ` _ iI + 268 N N m 6 cot \� ) i 70•G► i g IN ry k' :"_. W a 264 ��. I m i2_2 .1 , _.. N -�` - _ _ IA- 260 ® __ W 256 ~' - - X 252 --'"..` - ilingn' _ 248 'aI■' ,'`1` t`�-� . Z z -_- YAMrAW YEW -- o M J1 ti . suit•t .X 1q¢ cc C7 244 P-S'1ltt , ••~_�_ 4 i V DATE I 8/15/05 DATUM RSV I I I DESIGNED 1 S ROPER ENGINEER• 240.00 1 S ROPER a 1. r.a o CHECKED 1 • w ,^�� rv+ ad No n N , H N . . SHEET TITLE "' N N e• '�i N N N WA T SHEET NUMBER 0+00 1+00 2+00 3+00 4+00 5+00 6+00 C200 I-21 „1 SIDEWALK ADJACENT TO CURB ITµ ml 0 II BREAK FLANGE SIDEWALK 18' CAST IRON 910 BROOKS I 37 METER B0% •g 18• 3' MIN. CVALVE BOX TOP (2) BOTTOMS REQUIRE MIN 1 6 MAX, \ 6_ MAX , N n„,-7,,, I 1' STREET z V Ii�e:r lY - t�t�l;.G^rXi = 1• UNION 12- MIN a '''/<. q-<< ?15∎ 4;14 4w. M=i:{}T 1' AIR VALVE 18' MAX X ✓/ -w '4My ""`�'-' (COMBINATION AIR &VACUUM) / Vf 4 I 1/2 '4' DRAIN .TAR PAPER (MOISTU' = '•':?6 DUCTILE IRON PIPE _ 7 v� �' •�•=��'f'tea RESTRAIN ALL JOINTS W/ `` ��� rl y�2-%f'•.yy 'FIELD LOW OR EQUAL GASKETS v I �'`�x lip' %■ I!NAV-*R,,`� �I`p i WATER SYSTEM GENERAL NOTES %VIII-. .III���;� �O �j1� ` 7 �`�`j,\� C/3i =o" W./ 6' MEGALUG RETAINER "/ \\ .\Q�\' ! � ' N a GLAND (EBAA IRON) 1' x 3' BRASS NIPPLE 1'90' ELL ��N/ 10 `" 1, AN ESTIMATED 12%OF THE WATER SYSTEM COSTS MUST BE ON DEPOSIT PRIOR TO BEGINNING CONCRETE PIER 6' GATE VALVE , � ^'�I W CONSTRUCTION ON WATER LINES.AND TO RECEIVE A CITY OF TIGARD PUBLIC WORKS(TPW) BLOCK FLG. x M.J. .1�I�%!s/ Cn is Ib M.J. x 6' FIG. TEE -� ��� STAMPED APPROVAL ON CONSTRUCTION PLANS SIDEWALK WITH PLANTER -1 2.0' - 1• BRASS 90 ELL 2. THE CONTRACTOR SHALL MAINTAIN ONE SET OF TPW STAMPED APPROVED PLANS ON THE STRIP AT CURB -6-1) 1- COPPER TUBING r x 6' BRASS NIPPLE CONSTRUCTION STE AT ALL TIMES \_a1V I I CURBS MUST BE IN PLACE PRIOR TO INSTALLING WATER MANS WITHIN NEW$U801VI90H5 SIDEWALK 3' MIN. 1' BRASS COUPLING 1-6"r6' MAX,BREAK FLANGE 'z= �, 4. NOTIFY IP1Y,WATER DIN9ON.48 HOURS PRIOR TO C04MENCING CONSTRl1CTI0N TO SET UP A .s.":4•... ..,.' T'' fL 1' CURB STOP a, w • a PRE-CONSTRUCTION MEETING TELEPHONE 639-4171. :- = -z=>s°'r 4::'x^1w.00 \eO�`... �.�-i. o n g.NOTE: "../41"1-4., „ ?���I\\'.c \✓IZya��'L`�:�•_r�:'• .1'.• OFF CORP 9V ELL 'd . ¢ 5 ALL WORX SHALL BE IN ACCORDANCE WITH AWWA STANDARDS 0\_-1" 18' x 12' x 2' CONCRETE PAD �r/f X 1. HYDRANTS TO BE MODERN MUELLER CENTURION. A-442.(OR APP•D EOUAL) 6' MJ, 5 1/4' 1' CORPORATION STOP W 6. ALL WORK WILL BE INSPECTED AND APPROVED BY TPW,WATER DIVISION. MVO 3 PORT - TWO 2 1/2' PENTAGON OPERATION NUT, OPEN LEFT WITH THE FOLLOWING: A. OIL RESERVOIR 7. ALL PIPE AND FITTINGS SHALL BE DUCTILE IRON,CEMENT-UNED,OF NEW MANUFACTURE AND B. BRONZE ACTUATION NUT MADE IN THE USA PIPE PALL BE IYTCN JOINT DUCTILE IRON,CLASS 52. ALL FITTINGS SHALL C. BRONZE SEAT RING NOTES: BE MJ(MECHANICAL JOINTS)UNLESS OTHERWISW SPECIFIED. D. WEATHER SHIELD CAP 6 COVER FOR ALL WATER MAINS IN STREET AND ROTS-OF-WAY SHALL BE 36'.BACNFlLL E. SAFETY SLEEVE COUPLING 1. FOR 12-AND SMALLER WATER MAINS SHALL BE 3/4'-0'GRAVEL F. THREADED NOZZLES WITH '0' RINGS G. NATIONAL STANDARD THREADS 2. VENT PIPING TO BE GALV. 9. ALL VALVE OPERATING NUTS 91011 BE WITHIN 36'OF FINISHED GRADE.OTHERWISE VALVE 2. SAFETY CHAINS TO I REMOVED. 3. HYDRANTS TO BE PAINTED USING R-1317 SAFETY YELLOW OR AN ALTERNATE APPROVED 3. SLOPE COPPER TUBING FROM M OPERATING NUT EXTENSORS WILL BE REQUIRED. BY DISTRICT FIRE MARSHALL. MAIN UP TO AIR VALVE 17C MIN. � 4. HYDRANT TO BE INSTALLED TRUE AND PLUMB. LOCATE AS NEEDED OR REQUIRED R 1Q POURED CONCRETE THRUST BLOCKS O AT LEAST 8 SQUARE FEET OF BEARING SURFACE ARE 4, 01 REQUIRED AT EACH TEE,CROSS,AND BEND LOCATION.(SEE DETAILS FOR MINIMUM BEARING AREAS) 5. NO OBSTRUCTIONS WITHIN 3' 0" RADIUS OF HYDRANT, OI 6. IF SUBJECT TO VEHICLE DAMAGED, PROTECTIVE POST TO BE PROVIDED. 5. CONTACT WATER DEPARTMENT FOR ACCEPTABLE DEVICES. a 11. FIRE HYDRANT ASSEMBLY CONSISTS OF AN 4Jx6'FLG TEE.6'FLGdAJ GATE VALE.6•MJxNJ 7. VALVE BOX TO BE IN ACCORDANCE WITH STANDARD DRAWING NO. 503 OR AS APPROVED p HOLDING SPOOL,AND A MODERN MUELLER CENTURION FIRE HYDRANT,A-442,6'4J,5-I/4 BY ENGINEER. 6. PROVIDED BY DEVELOPER, INSTALLED BY THE CITY. MVO. 3-PORT(2-2-1/2•NST HOSE CONNECTION,I-4-I/2'NST PUMPER),1-1/2' 8. THRUST BLOCKS SHALL NOT BE PLACED AT HYDRANT LOCATIONS. y PENTAGON OPERATING NUT,OPEN LEFT.COLDR: YELLOW. APPROVED EQUAL: MUELLER 9. INSTALL A STORZ HPHA50-45NH PERMANENT HYDRANT ADAPTER (OR EQUIVALENT) < Z w CENTURION A-423,WATEROUS PACER 6790. CLOW MEDALLION.AND STORTZ ADAPTOR. ON THE 4 1/2- PORT. TWT L Op 12. EACH FIRE HYDRANT SHALL BE INSTALLED UPON A PRE-FORMED CONCRE1E BLOCK WITH 1-1/2 ANNE.Int No SCALE i w w CUBIC YARDS OF CRUSHED 3/4'DRAIN ROOK. TARPAPER WILL BE LAID ON TOP OF ... •-' 1wTL OUOUS N..= No SCALE CD a Z ""C 1:00.1111000 FIRE HYDRANT No AGUSTIN P. 1 OAS w Z C1 p p THE DRAIN RDI7L TO SEPARATE THE ROCK FRO/EARTH COYER. ,sus as as °^O1°'m wocONN mue..ENT 1 COMBINATION DWG Na 0 -. N 13. ALL SANITARY SEWER UNES WTHIN 10 FEET LATERALLY OR 3 FEET VERTICALLY OF A WATER 'J,-I11 1.' ..�.'1Z OATE ASSEMBLY .r...22111”..i.111..7- Dry OMAN IAA.- 542 �.yl OTY..., p ' MARCH 1YN AIR VACUUM VALVE r� MAN STALL BE ENCASED IN A REINFORCED CONCRETE JACKET 6'THICK FORA DISTANCE OF ...,o.a w. or a ncArm "` �"�"" 590 ¢ p I0 FEET CAI BOTH SIDES GE THE CROSSING. WHERE CROSSNGS ARE NECESSARY,THEY MUST aamr AApa•rx: ^ m BE MADE AT APPROXIMATELY 90 DEGREES WITH AT LEAST 18.OF SEPARATION BELOW THE WATERLINE. V]C 14, ALL MAINS WITH A STATIC PRESSURE UP TO 100 PSI SHALL BE TESTED AT 150 PSI FOR ONE - . Q N 0- (1)HOUR WITH A MAXIMUM LOSS OF 5 P9. WATER MAINS WITH A STATIC PRESSURE GREATER SAWCUT I I ' (. THAN 100 PSI SAa BE PRESSURE TESTED AT 1.5 TIMES THE STATIC PRESSURE FOR CNE(1) Ir 7'-D' 8' PuE Cj HOUR WTH A MAXIMUM LOSS OF 5 PSI. SURFAC NG -� z MATCH EXISTIN MATERIAL 5'-6' J 15 CONTRACTOR SHALL T-PATCH OR REPAIR ANY EXISTING AC.PAVING OR PRIVATE DRIVES f ICOSCIL CR AS le DISTURBED DUE TO PROPOSED WATER LINE CONSTRUCTION.REPAIRS SHALL BE MADE TO THE DIRECTED m LOT TO BE ID SATISFACTION OF THE INSPECTOR. 'L1 BASE MATERIAL ..e a Q SERVED M 7 L.Y u w 16. UPON SATISFACTORY COMPLETION OF TESTING, THE NEW MAINS AND CONNECTIONS TO EXISTING F ,, °- z MAINS SHALL BE QEANED AND FLUSHED WITH POTABLE WATER PRIOR TO DISINFECTION. FLUSHING a z �' ( - i VELOORES SHALL BE Al LEAST 2.5 FEET PER SECOND. DISINFECTION SHALL BE IN ACCORDANCE k � i 0 = 0 lam) u WITH AWWA STANDARD 0651-92,THE STATE HEALTH ENVISION AND OTT REQUIREMENTS THE I I a 1- u o 1'-0' w CCNTNUDUS FEED METHOD OF DISINFECTION SHALL BE USED. DISINFECTING MIXTURE SHALL BE A `F . cl., a PROPERTY LINE CHLORINE-WATER SOLUTION HAVING A FREE CHLORINE RESIDUAL OF 40-SOPPM. THE DISINFECTION 7� g1 a ¢ • - MIXTURE WILL BE PREPARED BY INJECTING A CALCIUM SODIUM HYPOCHLORIIE AND WATER SOLUTION do �, d1 hg z `'' _ o u N INTO THE PIPELINE AT A MEASURED RATE WHILE FRESH(POTABLE)WATER IS ALLOWED TO FLOW i I I 5 I s3 v 1"-0' THROUGH THE PIPELINE SO THAT THE CHLORINE-WATER SOLUTION IS OF THE SPECIFIED STRENGTH. 3 (�1 r o TREATED WATER SHALL BE RETAINED IN THE PIPELINE LONG ENOUGH TO DESTROY ALL NONSPORE- J = (- 1 J I u FORMING BACTERIA. TYPICAL RETENTION PERIOD IS 24 HOURS AT THE END OF THE 24 HOUR 1_ PERIOD,THE PIPELINE IS TO HAVE A CHLORINE LEVEL OF A LEAST 10 PPM. AFTER CHLORINATION, j:� l n FLUSH THE WATER FROM THE LINE UNTIL THE WATER THROUGHOUT THE PIPELINE IS EQUAL >y •k`37"}� w PROPERTY LINE AND LOT o a CHEMICALLY AND BACTERIOLOOCALLY TO THE PERMANENT SOURCE OF SUPPLY, Nw NUMBERS MARKED IN WHITE 17. DISPOSE OF THE DISINFECTION WATER IN AN APPROVED MANNER. DO NOT ALLOW DISINFECTION 3 o U W PAINT ON FACE OF CURB u o WATER TO ROW INTO A WATERWAY WITHOUT ADEQUATE DILUTION OF OTHER SATISFACTORY (SEE NOTE 1) a METHOD OF REDUCING CHLORINE RESIDUALS TO A SAFE LEVEL AS MANDATED BY DEL. AFTER . 0_• o PLAN u DISPOSAL AND FLUSHING O THE DISINFECTION SOLUTION, THERE WILL BE ANOTHER 24 HOUR -:a w RETENTION PERIOD PRIOR TO THE TAKING CF WATER SAMPLES FOR BACTERIOLOGICAL TESTING. ... ° BACTERIOLOGICAL TESTS WILL BE TAKEN BY WW. wilt ri 11 WATER METERS WU.BE INSTALLED BY TPW UPON INDIVIDUAL REQUESTS AND 6' MIN illt 6' MIN o - - PAYMENT BY OTHERS(OWNERS). Al).WATER METERS CONNECTED TO AN IRRIGATION SYSTEM 6' MIN BEDDING BELDIA u w MUST HAVE THE PROPER OREGON STATE APPROVED BACKFLOW PREVENTION DEVICE(MINIMUM OUTSIDE OF PIPE BELL. - z NLa ea.wmwrN+vxo.� vvV�R S 's• "' OF A DOUBLE CHECK VALVE ASSEMBLY)INSTALLED ON THE PROPERTY SIDE Cr DIE METER. °Da �.i!!r �i\�i\�i\�\ \ - - oIY ,� \\J..�I�\\Q THE BACKFLOW PREVENTION DEVICE SHALL BE INSTALLED AND TESTED BY OWNER,WITH .v • Wm u -•".ti':E -F-:,._ .• ✓i14SG\\G\\G�� RESULTS FORWARDED TO THE WATER DIVISION.BEFORE WATER SERVICE CAN BEGIN. o u i:IV; a• l] 19. UPON COMPLETION OF INSTALLATION OF THE WATER SYSTEM.THE CONTRACTOR OR OWNER SHALL a a CUSTOMER SIDE ADVISE TPW OF THE TOTAL CONSTRUCTION COST TO WHICH ma BE ADDED 10%FOR TPW �'�j��'1��IQ'Q_?,�\�T _ r' z IN9'ECTIONS WATER LOSS,OVERHEAD.ADMINISTRATION,SAMPLING.ETC..AND 2X FOR ENGINEERING •':o07rir_I4*SJ Z S Z REVIEW,INCLUDING"As-BULLY DRAWINGS,UPDATING MASTER MAP.INTERSECTION MAPS ETC. TRENCH FOUNDATION �`` , ,� ELEVATION 1=.=-.=..� 0 THE 122 COST SHALL BE REMITTED PRIOR TO INSTALLATION. _, S c STABILIZATION, A RE SEE PLUMBING CODE NOTES: 2 _ FOR DEPTH OF COVE���jjj N . 20. OF6I*1 lCF YALI�II 1TE1B MD WATER_TWICE AQUA B F11OMM I I• G / ¢ I SURVEYOR TO INSTALL TEMPORARY),_ i a u HUB AND GUARD STAKE OR DATE I 8/15/05 • VOTE: GUARDSTAKE AT LOT LINE FOR I. SURFACING OF PAVED AREAS SHALL COMPLY WITH STREET CUT STANDARD DRAWING. METER INSTALLATION. DESGNEDI S ROPER 2. INSTALLED BY CITY OF TIGARD METER ENGINEER S ROPER • 2. JOINTS TO BE TACK AND SANDED. I 3. SAWCUT SHALL BE TACK COATED WITH BITUMINUS ASPHALT EMULSION. ANGLE STOP CHECKED TYPE 'K' SOFT SHEET TITLE COPPER TUBING WA TER ADMEN...ua•AS NO SCALE '••'0•m'" NO SCAtX ®u°'m"°mrrxNT ,,.,o,m, TRENCH ONGNn A "'om"Ca°;NCN' ,,�,�e011p1"x 3/4" & 1" p„a„u SHEET NUMBER orr or nom) ,..4...,-........... - YpI I... BACKFILL 1 80 LLJ .°gym f :::;;41 NMCN I . WATER SERVICE 520 0201 I1 q I ` M NI R tV N it En 4 • ' I LOr 8 T + _o c TRACT A" y ' N i f- %\ v g.of y 630,7 TL 11400 LAUTTS TERRACE I I „ •— Q�~ TL 5200 I 3 J 0 30 60• r."-)q) to a TL 5100 t .. n� to 'W LOT 7 LOT 6 LOT 5 " 2?w LOT 4 LOT 3 tom a T TL 11300 TL 11200 TL 11100 8 TL 115 �.� I \ I I TL 8700 — �� o \r _ w IL 5000 I I ) I in I LIGHTING LEGEND w A. 5 I p ;,• :ye�, CNANILO«TREE TIES I I 1 O Ex51RG]O'BRdT ORECr RIRm IIffAOAASI POIE■R :�. (co AS APPROVED) O I 6'ARIE ISOµIT MT 1EASE ]•.2 D.P.STARES SNQ BOx U WNE.ISOM D 0 I I 3 LOT 2 >s AIg1E Rt1Wµr 911iAtz o ) CRONN CC ROOTBALL To BE 1 I n o I 2.ABOVE PTNISItED GRADE //�� ., •, — I Z JI ————— L PROPOSED JO'BRONZE OR[CI n 2'w]UID FOR WATER BASH Ri T I I r T T - . . r ARy FLAT LORE . _ Y� 2 1/2•BARlt waat j j . SIaE AMC t tw1ERE ROAM I I-I1 jV:.^!\7/,-?I- M5N OtADE - N r" I 1 �` 23' O ROOMY SWAM L bV: C,�•_ ~1 8 I �• I IL 8500 T-B'wN. =11=11=',1411.• Aaru sot wxnmE N V n + 2 I • PROPOSED STREET TREES ID R 2 to 2 1/2 XRODTBALL E9TS1WG SJBOAOE 1 Q _t I I I I O RMNZNI NEAR'.AXED=OUR! p TL 440• 2 3 6 I 7 Z U DECIDUOUS TREE PLANTING DETAIL "' a z w .1 1,1c7, I Ott I t I Z C I O NOT TO SCALE t 0 S11REI IIE[ 1 I 1 II+xP) I I LOT I z W W B� �•;� y �zJ Z I 11E1 I On/MIMED I ill kJ CC R W Q x T sty s I i i u�i o T u sl�uas :c I o�P R at _ -1. 8400 w ;�L , Q m Ili I Illimal MN oo u. Oti 0 5+Op 3 D_ cs ! Oli Q1: ili.rl� ia O!<O W J 80+00 1 00 2+00 3+00 4+00 —t _ r / ` m •IL 1800 v+, _ mow- — I - I - I + _q_,___ - + + - —*— ----r— M STOP aw w w q pd SW MOUNTAIN VIEW LANE I (IL 11800 LEI TL 11800 TL 12000 IL 11900 1 R1-i P 1 tc...AOGRq - MDI 4JiL 2 t § + I 1 I I I 1 z z g W m 4 o m tM ci a M U _ DATE , 8/15/05 • DESIGNED1 5 ROPER • ENGINEER 1 5 ROPER • CHECKED I T SHEET TITLE LGHT/SGN/TREE SHEET NUMBER C300 T _ . 9/27/2005 Conditions Associated With 12:19:14PM TIDEMARK 11 Case #: SUB2005-00006 COMPUTER SYSTEMS, INC. Condition Status , Updated Code Title Hold ed By ag ' to By IN WRITING UNDRSTND EP STDS None Met 9/22/2005 MAS 9/22/2005 PLN 1. Acknowledge in writing that the applicant understands the Environmental Performance Standards of Section 18.725 of the Tigard Development Code shall be maintained and any violation of these standards will constitute a violation of the Tigard Development Code. 1 LANDSCAPING PLAN None Met 9/22/2005 MAS 9/22/2005 PLN 2. Provide a landscaping plan that indicates the type of tree to be used as street trees. The required street tree plan must be reviewed and approved by the City's Arborist. 1 RE-VEGETATION PLAN None Met 9/22/2005 MAS 9/22/2005 PLN 3. Submit and implement a re-vegetation plan that addresses the criteria of 18.745.060.B and C(Re-vegetation). 1 REVISE TREE PLN(REMOV/MITIGTN) None Met 9/22/2005 MAS 9/22/2005 PLN 4. Revise the tree plan(removal/mitigation)to include all trees impacted by the proposed development. The tree plan must show the caliper inches of all trees six inches or greater. The applicant is also required to submit a revised arborist report that reflects all of the trees on the tree plan. 1 LTR OF CR/CASH ASSURNCE/EQUI VALU None Met 9/22/2005 MAS 9/22/2005 PLN 5. Prior to commencing site work,the applicant shall submit a letter of credit,or cash assurance 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 assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060(D)will be credited against the assurance,for two years following final plat approval. After such time, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. 1 CONST PLN INCLD THE REM/PROT/LNDS None Met 9/27/2005 MAS 9/27/2005 MAS 6. Prior to commencing any site work,the applicant shall submit construction drawings that include the approved Tree Removal,Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices,clearing,grading,and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. 1 ESTABLISH FENCING None Met 9/22/2005 MAS 9/22/2005 PLN 7. Prior to commencing any site work,the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall 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. 1 PFI PERMIT None Met 9/16/2005 KSM 9/16/2005 KSM 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.ci.tigard.or.us). 1 PFI INC EXACT LGL NAME/ADD/PHONE None Met 9/16/2005 KSM 9/16/2005 KSM 9. 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. 1 VEHICLE ACCESS/PARKNG PLAN None Met 9/16/2005 KSM 9/16/2005 KSM 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. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicles of all suppliers and employees associated with the project. Page 1 of 5 CaseConditions..rpt - g2 - oJDoG ngton County,Oregon 2006-044862 prwilia 72� �}�� ,12006 02:14:47 PM ,`�'v I D-Rid Cnta2 Stn■7 K GRUNEWALD O /_ O h Q g9 j $10.00$5.00$6.00$11.00-Total a$32.00 After recording, recordin greturn to: N 00938962200600448620020029 Holding Com an y, LLC I,Jerry Hanson,Director of ment and Taxation •l PO Box 120 and Ex-Officio County Clark for Washington County, y , ., Crayon,do hereby certify that the wlthlmlmtrument of siw Newberg, OR 97132-0120 writing was received and recorded In the book of " •:,} records of said county. fvtrn r; Jerry R Hanson,Director mint and Taxation Ex.OffIclo County Clerk Declaration of Condition and Restriction The undersigned company MBM Holding Company, LLC being record owner of the following real property located in the City of Tigard,County of Washington and State of Oregon, more particularly described as follows; Lots#1,#2, and#3 of Templeton Heights Subdivision,exhibit"A"attached is provided for location purposes, Do hereby make the following declaration of condition and restriction covering the northerly 30 feet of lot#1,the northerly 25 feet of lot#2,and the northerly 20 feet of lot#3 of the above described real property,specifying that this declaration shall constitute a covenant which will run with the land and shall be binding on the heirs, successors and assigns of MBM Holding Company,LLC and entities claiming under them and that this condition and restriction shall be for the benefit and limitation upon all future owners of said real properties; The tree(s)greater than 12"DBH located in the northerly said portions of lots#1,#2, and #3, shall not be removed unless the tree(s)are damaged by a wind storm or any other elements of nature and/or said tree(s)become diseased and/or hazardous as determined by a licensed certified arborist, at which time a permit shall be obtained for removal of said tree(s). State of Oregon ) ss. County ofit ('�' l� On this 10-- day of (i t ,2006,personally appeared the herein Matthew W. Harrell,member of MBM Holdin Company,LLC, an Oregon limited liability company who acknowledged the herein instrument to be his voluntary act and deed. Before me: LJ By: Matthew Harrell As: a member of MBM Holding Company ate-4., OFFICIAL SEAL CHARLENE NORRIS I�NOTARY PUBLIC-OREGON , L.1 A � COMMISSION NO.393254 Notary Public for the State o Oregon MY COMMISSION EXPIRES JUNE 16,2009 My Commission Expires 4' -Id Il EXHIBIT MAP BEING A PORTION OF LOTS 1, 2 AND 3, PLAT OF "TEMPLETON HEIGHTS" LOCATED IN THE NORTHWEST 1/4 OF SECTION 11, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, f LAUTT' S TERRACE LOT 7 DOC. NO. 2003-148191 - \ \ \ \ DOC.NO. 2004-127633 4 )1/ I I I SCALE: r=30' I I I I _ I ---1---- -- .2 - 1 L \7 1 . ,:,, _ ..) .so-o_ 0. i _ _ o ii u..1 1 GEED LJNES Q h 1.< 1 2 3 rn ! U . . Q EC vi F- � , EMPLETC) N H E II. G H T S ---- 1 S.W. MOUNTAIN VIEW LANE ACITY OF TIGARD 2/16/2006 13125 SW Hall Blvd. 12:01:09PM it, r, Tigard,Oregon 97223 .E (503) 63 9-4 171 Receipt #: 27200600000000000778 Date: 02/16/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2005-00006 [EADDRE]Address Fee 100-0000-433070 400.00 Line Item Total: $400.00 Payments: Method Payer User ID AcctJCheck No.Approval No. How Received Amount Paid Check MBM HOLDING COMPANY,LLC ST 2106 In Person 400.00 Payment Total: $400.00 cReceipt.rpt Page 1 of 1 CITY OF TIGARD 4/6/2006 • 13125 SW Hall Blvd. 9:41:30AM = Tigard,Oregon 97223 I k, *\I;I) (503)639-4171 I Receipt #: 27200600000000001418 If2-3"r ���� r,���� Date: 04/06/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2005-00006 [BIKSTP]Bike Striping 200-0000-445004 291.00 Line Item Total: $291.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check MBM HOLDING COMPANY LLC ST/DLH 2114 In Person 291.00 Payment Total: $291.00 D\l-- u •C"i6� {' � w 0 cReceipt.rpt Page 1 of 1 CITY OF TIGARD 4/24/2006 - ' 13125 SW Hall Blvd. 8:32:22AM Tigard,Oregon 97223 TIGARD (503)639-4171 Receipt #: 27200600000000001828 Date: 04/24/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2005-00006 [UNGRND] In Lieu Underground 230-0000-445003 4,740.75 Line Item Total: $4,740.75 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check MBM HOLDING COMPANY,LLC ST 2130 In Person 4,740.75 Payment Total: $4,740.75 cReceipt.rpt Page 1 of 1 SuBa o05- 0000b SIGN COMPLIANCE AGREEMENT Witnesseth: This agreement dated the eighteenth day of April 2006 between the City of Tigard, as a municipality of the State of Oregon, hereinafter termed the "City", and MBM Holding Company, LLC hereinafter termed the "Developer". WHEREAS, the Developer has applied to the City for approval of Templeton Heights Subdivision located in Township Two (2) South, Range One (1) West, Section Eleven (11), Willamette Meridian, Washington County, Oregon, and WHEREAS, the City has adopted standards in the Community Development Code Chapter 18 for signs; NOW, THEREFORE, it is hereby agreed as follows: The Developer agrees that all signage both temporary and permanent will comply with City sign regulations. The Developer further agrees and acknowledges to be responsible for the rectifying of any and all sign regulation violations during the marketing and initial sale of all properties within said development. The Developer further agrees that, should sign regulations be violated, to be subject to all citations that may be issued during the initial sale and marketing of the properties. Develope : BM Ho ding •mpany, LLC By: ' * Ih $J� The City of Tigard: By: 64k# a- C'a w-az. 04/27/2006 08:58 5036351549 TREE CARE UNLIMITED PAGE 02/02 T+ • Cj�h tc� 5 u o0 5 v D 00 Is mI ARBORIST REPO T Address of the Report: Templeton Heights Date of the Report: April 27, 2006 Report Submitted To: MBM Holding Co. FX: 503-645-4872 Attn: Matt Harrell I went by the site today and the tree protection fencing is on the trees to be protected. Respectfully, -t2deposinwpgroie 1:15a14"--- Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, Lic. # PN-0160 Oregon Landscape Contractors Lic. # 11604 Oregon Dept. of Agriculture, Commercial Pesticide Applicators License # 00187 Residential and Commercial Spraying•Fertilizing•Pruning•Landscape Installation•Landscape Maintenance•Consultation MEMBER: National Arborist Association • International Society of Arboriculture• Oregon Association of Nurserymen Oregon Golf Course Superintendents'Association •Oregon Landscape Contractors Association State Licensed Tree Service#62635•Landscape Contractor#5659•Chemical Application 0000231 •insured P.Q. Box 1566 •Lake Oswego,OR 97035•503-635-3165•Vancouver 360-737-2646•FAX 503-635-1549 Visit our website at www trescarelandscapes.corn AUG-22-2005 08: 12 TREE CARE UNLIMITED 503 635 1549 P.02/02 L' d nlfrni1YC� ARBORIST REPORT Address of the Report: Templeton Heights 14200 SW 97th Ave. Tigard, OR Date of the Report: August 19, 2005 Report Submitted To: City of Tigard Attn: Matt Scheidegger As observed and assessed on July 21, 2005, on site there are 18 trees greater than 12" D.B.H. Of these, 11 are non-viable (dead, diseased, dying or hazardous) and 7 are healthy, viable specimens. Six of the viable specimens are located on site and will be protected and retained. One is located off site in existing public right of way and will be removed due to public road construction. Therefore, 86% of the healthy, viable trees greater than 12" D.B.H. will be retained and protected as a result of this project. No tree mitigation is required. Respectfully, Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, Lic. # PN-0160 Oregon Landscape Contractors Lic. # 11604 Oregon Dept. of Agriculture, Commercial Pesticide Applicators License # 00187 Residential and Commercial Spraying •Fertilizing•Pruning •Landscape Installation •Landscape Maintenance•Consultation MEMBER: National Arborist Association • International Society of Arboriculture •Oregon Association of Nurserymen Oregon Golf Course Superintendents'Association • Oregon Landscape Contractors Association State Licensed Tree Service#62635 • Landscape Contractor#5659 • Chemical Application #000231 • insured P.O. Box 1566 • Lake Oswego, OR 97035 • 503-635-3165 •Vancouver 360-737-2646 • FAX 503-635-1549 Visit our website at www.treecarelandscapes.com TOTAL P.02