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SUB2004-00023 SUB2004 - 00023 HANSEN PARK SUBDIVISION (Coral Street Townhouses ) NOTICE OF TYPE II DECISION - SUBDIVISION (SUB) 2004-00023 ' CITY OF„ , COL.STREET TOWNHOUSES ommunity 120 DAYS = 6/7/2005 SECTION I. APPLICATION SUMMARY FILE NAME: CORAL STREET TOWNHOUSES CASE NOS.: Subdivision (SUB) SUB2004-00023 Adjustment (VAR) VAR2004-00090 Adjustment (VAR) VAR2004-00091 Adjustment (VAR) VAR2004-00092 REQUEST: The applicant is requesting approval for a 5-lot single-family attached dwelling unit Subdivision on approximately .38 acres. The applicant is also requesting approval for an Adjustment to reduce the setbacks between the proposed homes on lot #3 and lot #4 from five feet to four feet and the eastern side yard setback of proposed lot#5 from five feet to four feet. APPLICANT: Amato Development Corp. OWNER: June A. Hansen Attn: Ted Amato By Amato Development Corporation 5151 SW Santa Monica Ct. 5151 SW Santa Monica Ct. Portland, OR 97221 Portland, OR 97221 COMPREHENSIVE PLAN DESIGNATION: R-12; Medium-Density Residential. ZONE: R-12; The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9395 SW Coral Street; WCTM 1S126DC, Tax Lot 3600. 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 '►� *rtr ereby iveo- that the -City, of;IIgard, Commu ` Developme t" Directg `designee r t y,$t sion:_and two=Adlus ents, The; fi ngs antl,`oonclusions4oh rivhich the �"' for rs o'asetl ahe�noted in Section VI<of this Decision: 14,NOTICE OF DECISION PAGE 1 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 2428) for review and approval: 1. Prior to commencing site work, the applicant shall submit cash or other security for the equivalent value of mitigation required (number of caliper inches times $125 per caliper inch). If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash or other security 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 cash or security, for two years following final plat approval. After such time, the applicant shall pay the remaining value as a fee in-lieu of planting. 2. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The "Tree Protection Steps" identified in Teragan & Associates Letter of November 19, 2004 shall be reiterated in the construction documents. 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. 3. 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. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 4. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 5. 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. 6. 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. NOTICE OF DECISION PAGE 2 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 7. 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 Coral Street. The improvements adjacent to this site shall include: A. City standard pavement section for a half street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Coral Street in a safe manner, as approved by the Engineering Department. 8. A profile of Coral Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 9. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 10. Prior to construction, the applicant's design engineer shall submit documentation, for review by the City (Kim McMillan), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. 11. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on-site detention facility. 12. The applicant's engineer shall submit revised storm drainage plans and calculations that incorporate the requirements of Washington County and Clean Water Services pertaining to downstream improvements. 13. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 14. 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." 15. The applicant's engineer shall submit preliminary sight distance certification with a list of improvements required to meet the standard with the PFI application. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 2428) for review and approval: 16. Provide an access plan showing the driveway configuration to the proposed units. 17. Provide legal evidence that establishes joint access between the proposed units. NOTICE OF DECISION PAGE 3 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 18. Provide a plan showing a street tree from the Tigard Street Tree Planting List that is suitable for a five foot planter strip, and implement. 19. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 20. Provide and implement a tree mitigation plan for eight inches. 21. 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. 22. A note will be lolaced on the final plat that restricts fences to be placed in the visual clearance intersections of the proposed driveways and SW Coral Street. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 23. Prior to final plat approval, 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). 24. Prior to final plat approval, the applicant shall pay an addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 25. Prior to final plat approval, the applicant's engineer shall submit final sight distance certification to the engineering department. 26. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed common driveways will be jointly owned and maintained by the private property owners who abut and take access from it (them). 27. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 28. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. NOTICE OF DECISION PAGE 4 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 29. 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. 30. 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 Coral Street shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 2428) for review and approval: 31. 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. 32. 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. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 33. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 34. 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). NOTICE OF DECISION PAGE 5 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 35. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 36. The applicant shall either place the existing overhead utility lines along SW Coral Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $3,330.25 and it shall be paid prior to issuance of building permits. 37. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance acreement with Stormwater Management, or another company that demonstrates they can meet fie maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. NOTICE OF DECISION PAGE 6 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF DECISION PAGE 7 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES SECTION III. BACKGROUND INFORMATION Site History: No land-use cases were found to be associated with the subject property. Site Information and Proposal Description: The applicant is requesting approval for a 5-lot single-family attached dwelling unit subdivision on approximately .38 acres. The applicant is also requesting approval for an Adjustment to reduce the setbacks between the proposed homes on lot #3 and lot #4 from five feet to four feet and the eastern side yard setback of proposed lot #5 from five feet to four feet. Vicinity Information: The proposed development is on the north side of SW Coral Street between SW Greenburg and 92nd Avenue. The abutting parcels are zoned R-12 and developed with multi-family units to the east, and single-family homes to the west and north. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No comments were received. 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 :. • variances an. ' .justments 18.510 Residential Zoning Districts 18.705 Access, Egress and Circulation) 18.715 Density) 18.745 Landscaping and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.775 Sensitive Lands Review) 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) The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.730 (Exceptions to Development Standards), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming situations), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. NOTICE OF DECISION PAGE 8 OF 29 SUB2004-00023—CORAL STREET TOWNHOUSES SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The minimum lot size of the R-12 zoning district for attached dwelling units is 3,050 square feet. The largest lot in the subdivision is 4,197 square feet and therefore cannot be re-divided. Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The minimum lot size for the R-12 zoning district is 3,050 square feet. The applicant has proposed lot #2 to be 2,844 square feet, which is 206 square feet or seven percent below the minimum lot size. The average lot size for the project is 3,351 square feet. Therefore, this standard has been met. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b.) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development; therefore, this standard does not apply. 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). This proposal is for 5 lots and is .38 acres in size; therefore this standard does not apply. Approval Standards — 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 evidence that a plat name has been approved by the Washington County Surveyor's office and is reserved for this property (Hansen Park). Therefore, this standard has been satisfied. NOTICE OF DECISION PAGE 9 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. FINDING: Based on the analysis above, the Subdivision criteria have been met. B— APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Variances and Adjustments (18.370) Section 18.370.020.B.1.b provides that up to a 20% reduction of the dimensional standards for the side and rear yard setbacks required in the base zone may be approved as a Type I Development Adjustment. Section 18.370.020.B.2, Approval Criteria, provides that a development adjustment shall be granted if there is a demonstration of compliance with all of the applicable standards: The applicant is requesting a 20 percent reduction to the eastern side yard setback of proposed lots #3 and #5 and the western side yard of proposed lot#4. A demonstration that the adjustment requested is the least required to achieve the desired effect; According to the applicant, the adjustment is necessary due to the narrow shape of the parent parcel. The applicant is required to provide a 10-foot buffer on the west side of the proposed units. However, the applicant would also like to provide a separation between the proposed units. Therefore, a reduction to the side yard setbacks is the least required to achieve the desired effect. The adjustment will result in the preservation of trees, if trees are present in the development area; The requested adjustment will not result in the removal of any more trees than those already proposed for removal. The trees to be saved are located toward the front and rear portions of the property. A 20 percent adjustment to side yard setbacks in either direction will not help nor hinder the retention of trees. The adjustment will not impede adequate emergency access to the site. The request is for side yard setback adjustments. Access to the home will remain unchanged. Therefore, emergency access to the site will not be impeded. There is not a reasonable alternative to the adjustment, which achieves the desired effect. The desired effect is to break the monotony of five attached units. Providing a separation between units through an adjustment will allow an eight foot separation between proposed units three and four, which is the desired effect. FINDING: Based on the analysis above, Staff finds that the development adjustment criteria are satisfied. NOTICE OF DECISION PAGE 10 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-12: Medium-Density residential zoning district. The R-25zoning district has the following dimensional requirements: STANDARD R-12 Minimum Lot Size Detached unit 3,050sq. ft. Attached unit Duplexes Average Minimum Lot Width None Minimum Setbacks Front yard 20 ft. Side facing street on corner & through lots 10 ft. Side yard 5 ft. [1] Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft. Maximum Height 35 ft. Maximum Lot Coverage 80% Minimum Landscape Requirement 20% [1) Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. The proposed lots range in size from 2,844 square feet to 4,197 square feet. Other than the approved reduction to side yard setbacks of proposed lots 3, 4 and 5; the applicant is required to comply with all other setbacks, height and lot coverage/landscape requirements during the building permit review process for the homes on individual lots. FINDING: Based on the analysis above, the residential zoning district 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. The proposed units will have driveways that access directly to SW Coral Street. However, staff cannot distinguish the width of the proposed driveways. An access plan showing driveway width meeting the minimum access width will be required as a condition of approval with the next criterion. Therefore, this criterion will be met. 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. The applicant has not provided an access plan. Therefore, the applicant will be required to provide an access plan showing the driveway configuration to the proposed units. 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 11 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES The applicant has indicated in the narrative that proposed lots 1-3 will share a common driveway and lots 4 and 5 will share a driveway onto SW Coral Street. As mentioned above, the applicant is required to provide an access plan showing the driveway configuration. The applicant will also be required to provide legal evidence that establishes joint access between the proposed units. 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. The proposed lots will have direct access to SW Coral Street, which is a public 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. Walkways: 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; 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. The proposed project is for attached single-family dwellings. No on-site walkways are specifically required. Therefore, 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 subject site is approximately 400 feet from the intersection of SW Coral and 92nd Avenue. The subject site is also 450 feet from the intersection of SW Coral and Greenburg Road. Due to the location of the site and required site certification by the City's Engineering Department, the development of the subject site will be reviewed to ensure that no hazards exist. 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. All lots will take access from SW Coral Street, which is classified as a local street in the Tigard Transportation Systems Plan. Therefore, this standard does not apply. NOTICE OF DECISION PAGE 12 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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. No service drives are associated with this development. This criterion does not apply. 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 address this section in the narrative. The applicant's engineer shall provide preliminary sight distance certification with a list of any improvements required to meet the requirement with the PFI application. The applicant's engineer shall provide final sight distance certification upon completion of the frontage improvements. 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. The project is located 450 feet east of Greenburg Road, an arterial. This criterion is therefore met. 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 be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Coral Street is classified as a local street and therefore this criterion does not apply. 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; All of the proposed lots have frontage on SW Coral Street. Individual access will consist of combined driveways to each unit. This will be reviewed as part of the building permit application. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; Individual driveways will be reviewed at time of building permit. Therefore, this standard is satisfied. Section 18.705.030.1.4 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%. NOTICE OF DECISION PAGE 13 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES None of the proposed homes will have an access drive in excess of 150 feet. Each of the proposed homes will have direct access to SW Coral Street. No internal streets have been proposed. Therefore, this standard does not apply. To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Staff does not foresee any need to restrict the location of access. Tualatin Valley Fire and Rescue has reviewed the proposed access and has no objections to it. Comments are provided under Section VIII (Agency Comments). Access will be reviewed by the Engineering Department. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. If the applicant complies with the conditions below, this section will be met. CONDITIONS: Provide an access plan showing the driveway configuration to the proposed units. Provide legal evidence that establishes joint access between the proposed units. 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. According to the Residential Density Calculation provisions within the code, the number of dwelling units permitted on this site can be calculated by dividing the net area by the minimum lot size, which in this case is 1,480 square feet. The net area, in this development, is derived by subtracting the public right-of-way from the gross acreage. The density computations for Coral Street Townhouses are as follows: Net Area Calculation for Subdivision Plat Gross square feet 16,757 square feet (.38 acres) Minus rights-of-way None Equals Net Area subtotal 16,757 square feet/3,050 square feet Maximum Dwelling Units = 5 units Minimum Dwelling Units Required: 5 X .80 = 4 units Total Units Proposed: 5 units FINDING: Based on the analysis above, the Density Computations and Limitations standards have been satisfied. NOTICE OF DECISION PAGE 14 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES Environmental Performance Standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is 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 an attached single-family project, which is permitted within the R-12 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. Compliance with state, federal, and local environmental regulations are the continuing obligation of the property owner. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 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. Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible (for example, areas not to be disturbed can be fenced as in snow fencing which can be around individual trees). According to the existing conditions plan, the subject site's landscaping consists of mostly scattered fruit trees and lawn. The applicant has not indicated that any of the existing vegetation will remain except for a few select trees, which are addressed in greater detail below under Chapter 18.790 (Tree Removal). Front and rear yards will be landscaped according to the open space shown on the plans. NOTICE OF DECISION PAGE 15 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES Section 18.745.040.A states that 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. Section 18.745.040.0 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 shown Sweet Gums to be planted along SW Coral Street. However, the proposed planter strip is only five feet in width. In order to use Sweet Gums as street trees, a project must have a minimum ten foot planter strip due to the expansive shallow root system. Therefore, the applicant is required to provide a plan showing a different street tree from the Tigard Street Tree Planting List that is more suitable for a five foot planter strip. Section 18.745.050 contains the provisions and requirements for buffering and screening. The proposed subdivision is attached single-family. The adjacent property to the east is considered multi-family, which does not require screening: The properties to the north and west are single-family detached, which require a minimum ten foot buffer consisting of lawn ("A buffering Option). There is an existing wood fence that separates the subject site and the property to the west. The applicant has proposed a ten foot landscaped area between the existing fence and the proposed units. The northern property line has an existing chain link fence and the applicant has proposed to landscape a ten foot strip and 46 feet of lawn. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the proposed buffering is consistent with the Buffering and Screening Matrix (Section 18.745.1) of the Tigard Development Code. However, the proposed street trees are not consistent with the Tigard Street Tree requirements. Therefore, if the applicant meets the condition below, the Landscaping Standards will be met. CONDITION:Provide a plan showing a different street tree from the Tigard Street Tree Planting List that is suitable for a five foot planter strip, and implement. 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. The proposed units will be provided with driveways, which will ensure at least one parking space for each unit. Therefore, this standard has been satisfied. FINDING: Each individual home will be reviewed for compliance with this standard during the building permit phase. Therefore, the Off-Street Parking Standards are met. Signs (18.780): chapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. The applicant may apply for sign permits to erect subdivision entry signs as authorized in Section 18.780.130(A)(3). 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. NOTICE OF DECISION PAGE 16 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal (18.790): Chapter 18.790 requires mitigation of trees over 12-inch diameter at breast height (dbh) removed as part of the development of the site. A tree plan has been developed and reviewed by a certified arborist, which includes the location and species of all existing trees six inches or greater. The plan identifies individual trees for removal or retention. According to the arborist report, there are a total of 10 trees located on-site, two of which are in fair condition and equal 44 inches (Tree #1 28" Black Walnut and Tree #3 16" Plum). The other eight are in poor condition and are not counted in the mitigation calculation. One of the two viable trees is to be retained. Therefore, the applicant is retaining 50 percent of the viable trees greater than 12-inches and is required to mitigate 50 percent of the viable inches removed (16" ± 2 viable trees = 8"). Based on the analysis above, the applicant is required to provide a mitigation plan for eight inches. 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. The applicant will need to record a deed restriction for the one remaining tree on-site. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions below. CONDITIONS: • Provide and implement a tree mitigation plan for eight inches. • Prior to commencing site work, the applicant shall submit a bond for the equivalent value of mitigation required (number of caliper inches times $125 per caliper inch). 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 bond may be correspondingly reduced. Any trees planted on the site or off site in accordance with Section 18.790.060 (D) will be credited against the bond, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the bond as a fee in-lieu of planting. • 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 17 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES • Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The "Tree Protection Steps" identified in Teragan & Associates Letter of November 19, 2004 shall be reiterated in the construction documents. 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 sit e 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. Construction plans for the proposed driveways will need to be reviewed and approved that satisfies the visual clearance requirements. Subsequent grading and vegetative removal may be imposed during construction to assure that this standard is met. A note will be placed on the final plat that restricts fences to be placed in the visual clearance intersections of the proposed driveways and SW Coral Street. FINDING: Based on the analysis above, the vision clearance criteria have not been met. If the applicant complies with the condition below, the vision clearance criteria will be met. CONDITION:A note will be placed on the final plat that restricts fences to be placed in the visual clearance intersections of the proposed driveways and SW Coral Street. NOTICE OF DECISION PAGE 18 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES C — STREET AND UTILITY IMPROVEMENTS STANDARDS (18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a minimum 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 Coral Street, which is classified as a local on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. SW Coral Street is currently partially improved. The applicant has shown SW Coral Street to include 16 feet of additional pavement from centerline, curbing, a five foot wide sidewalk, street trees and street signs (Exhibit A). The applicant is conditioned to provide these improvements. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The existing development and lot sizes preclude a new street connection between Coral and Lehman Streets. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The grades on Coral Street are less than 5%, 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. NOTICE OF DECISION PAGE 19 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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. There are no interior streets proposed with this project. 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. No blocks are created with this project. The applicant is required to provide a sidewalk along the frontage of SW Coral Street. 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 lot depth of the proposed parcels is more than 2.5 times the average lot width. However, according to the standard, lot depths can exceed the average lot width as long as the parcel is less than 1.5 times the minimum lot size. The minimum lot size for the R-12 zoning district is 3,050 square feet. The largest lot is proposed to be 4,197 square feet. Therefore, this standard has been satisfied. 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. The applicant is proposing attached single-family units. According to the standard above, the parcels need a minimum of 15 feet of frontage. The smallest of the proposed parcels has 16.17 feet of frontage. Therefore, 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 be constructing sidewalks along the frontage of Coral Street, thereby meeting this criterion. 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 is a public sewer line in Coral Street. The applicant has indicated that each townhouse will be provided with a separate sewer lateral. NOTICE OF DECISION PAGE 20 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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). Drainage flows in the southeast direction. The applicant's plans show that runoff from the property to the west will be directed towards Coral Street via a shallow drainage swale. 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 plan indicates they will be installing a detention pipe to control the storm water release rate from this development. Because there are drainage problems downstream, more specifically near the intersection of 92" Avenue and Coral Street, the applicant will have to coordinate their design with not only the City of Tigard, but Washington County and Clean Water Services. Any downstream improvements required will be incorporated into the engineer's PFI plan submittal. Permits may be required from all three jurisdictions. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the NOTICE OF DECISION PAGE 21 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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 Coral Street. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 95.15 lineal feet; therefore the fee would be $3,330.25. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant shows each parcel with its own water meter. There are two fire hydrants within close proximity to this development. The applicant shall submit their plans to TVWD for review and approval. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS 6esign 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. NOTICE OF DECISION PAGE 22 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. Survey Requirements: The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). E. - IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. 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 private streets 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 $13,450 ($2,690 x 5 NOTICE OF DECISION PAGE 23 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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 $42,031 ($13,450 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $13,405, the unmitigated impact can be valued at $28,581 ($42,031 - $13,405). Given that the estimated cost of the half-street improvements on SW Coral Street is $19,030 (95.15 (ROW) x $200.00), the value of these improvements is less than the value of the unmitigated impacts, the exactions are proportionate. SECTION VII. OTHER STAFF COMMENTS City of Tigard Public Works Department has reviewed the proposal and offered the following comments: Storm, bypass to existing Man Hole is 10" adequate. City of Tigard Long Range Planning Department has reviewed the proposal and has no objection to it. City of Tigard Building Department has reviewed the proposal and has no objection to it. City of Tigard Urban 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, 10 in 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. 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 Existin, 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. NOTICE OF DECISION PAGE 24 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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 a standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10h 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; 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. NOTICE OF DECISION PAGE 25 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES As required, the applicant submitted a tree plan that was conducted by Ray Myer of Tree Care & Landscapes Unlimited. The plan contains all four of the required components of a tree plan, and is therefore, acceptable. • Plant only 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. • The Landscape Plan was not included in the packet of information I received for this project. I need to see this before approving the application • Is tree #1 going to be removed or preserved? The applicant forgot to clarify the fate of this tree in the submitted report. Below are my suggestions for the applicant to follow for tree protection guidelines: 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. • 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. NOTICE OF DECISION PAGE 26 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES RECOMMENDED CONDITIONS OF APPROVAL: 1. Prior to commencing site work, the applicant shall submit a bond for the equivalent value of mitigation required (number of caliper inches times $125 per caliper inch). 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 bond 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 bond, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the bond as a fee in-lieu of planting. 2. 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. 3. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The "Tree Protection Steps" identified in Teragan & Associates Letter of November 19, 2004 shall be reiterated in the construction documents. 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. 4. 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. 5. 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. 6. Prior to issuance of building permits, the applicant shall submit sit e 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. SECTION VIII. AGENCY COMMENTS Oregon Department of Fish and Wildlife has reviewed the proposed and has no objection to it. Beaverton School District #48 Demographics and Planning Department has reviewed the proposal and offered comments. • Comments can be found under the Request for Comments tab located in the land-use file. NOTICE OF DECISION PAGE 27 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES • City of Beaverton Planning Manager has reviewed the proposal and has no objection to it. Tualatin Valley Water District has reviewed the proposal and has offered no objection to it. Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: 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 if 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) No turnarounds will be required at the ends of the private access roads. The intersections with Anna Lane will provide the required turnarounds. • 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) • Where there are 25 or more dwelling units, vehicle congestion, adverse terrain conditions or other factors as determined by the Chief of the fire department not less than two approved means of access shall be provided to the city/county roadway or access easement. Exceptions may be allowed for approved automatic sprinkler system. (UFC Sec. 902.2.1) • 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) • 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) • The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3) — (See diagrams on back) • Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4) Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) The private drives shall both be posted as fire lanes on both sides of their entire length. • Private fire apparatus access roadway grades shall not exceed an average rade of 10 percent with a maximum grade of 15 percent for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. Public streets shall have a maximum grade of 15%. (UFC Sec. 902.2.2.6) • 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) • Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) • 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) • 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-III-A-1. (UFC Appendix III-A, Sec. 5) NOTICE OF DECISION PAGE 28 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES . 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) 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 APRIL 1, 2005 AND EFFECTIVE ON APRIL 16, 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 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. ITHE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 15, 2005. I 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. April 1, 2005 PREPA E :. . athew SpI 6egger DATE Associate Planner ' - 0 � ' �' April 1, 2005 APPROVED BY: Richard BewersdP' DATE Planning Manager is\curpin\mathew\sub\sub2005-00023(Coral Street Town Homes)\sub2005-00023.decision.doc NOTICE OF DECISION PAGE 29 OF 29 SUB2004-00023—CORAL STREET TOWNHOUSES • rr GEOGRAPHIC INFORMATION SYSTEM . 11111 t L VICINITY MAP T- 1ST w' w Ii: I m Q�- SUB2004-00023 BORDERS VAR2004-00090 V - VAR2004 AR2004-00091 00092 I I4 .- — ][_ _ LI/ CORAL STREET 1111111111 III LEHMANN TOWNHOUSES,,v> .upri6:0414-4.-SFERR r a ins 0) MEM / .0iiiri.IP . . iii . -,u * '44 ( / , CORAL ; e i 4' Vt - 111647: . lliPP WR :• ( .-- 1 1 LOCUST N ST 0 100 200 300 400 Feet 1'=314 feet r — — MAPLELEAF ST w \f 1L� 'I(I City of Tigard GO�� Information on this map is for general location only and \� should be verified with the Development Services Division. v 13125 SW Hall Blvd Q Tigard,OR 97223 Q� '� - -� ' (503)639-4171 hapa/w+w.Octigard.or.us - - - / /Plot date:Feb 8,2005;C:trrlagicWlgGIC03.APR Community Development ems► „,/,' I / I I i i •-'".. � rj , / • • a Z ^ IOC I Q pm per' • .-v NI= I IN J I -4 fi ■ Mi I., 1/ I. I , • ---- 0 1 /' I , II w►-�-+-w. LI f I ; nw— /� j I,I J / /r� ��1 • oi/ I i I i _'c .I .;L I Z __ f • - a I!----r- --1-_ • I I -i -r- +r-=•r-r- -11 I ,/I I I // J r III • / • 1 -_ i 1 1 CL 1 I, I I I p ,/ id i i i �I N 1I I I I Q ! I ` I r C� / I , /a I I ,--v H t I I 116 I h �� 0 / / I / I �r I I 1 i- 1,!/er i i � >- II „a..._ I I II I ,)SW CORAL ST.;, 1 . _ ,,220' , _q19 (Iii' OF TIGARD f SUB2004-00023/VAR2004-00090, 91 & 92 SUTE PLAN (Map is not to scale) CORAL STREET TOWNHOUSES REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: 3/10/05 TO: Matt Scheidegger, Associate Planner FROM: Kim McMillan, Development Review Engineer t RE: SUB2004-00023 CORAL STREET TOWNHOUSES 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 address this section in the narrative. The applicant's engineer shall provide preliminary sight distance certification with a list of any improvements required to meet the requirement with the PFI application. The applicant's engineer shall provide final sight distance certification upon completion of the frontage improvements. 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. The project is located more than 150 feet east of Greenburg Road, an arterial. This criterion is therefore met. 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. ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 1 Coral Street is classified as a local street and therefore this criterion does not apply. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a minimum 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 Coral Street, which is classified as a local on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. SW Coral Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half street improvements. 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. ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 2 Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The existing development and lot sizes preclude a new street connection between Coral and Lehman Streets. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The grades on Coral Street are less than 5%, 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 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 ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 3 topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will be constructing sidewalks along the frontage of Coral Street, thereby meeting this criterion. 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 is a public sewer line in Coral Street. The applicant has indicated that each townhouse will be provided with a separate sewer lateral. Storm Drainage: ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 4 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). Drainage flows in the southeast direction. The applicant's plans show that runoff from the property to the west will be directed towards Coral Street via a shallow drainage swale. 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 plan indicates they will be installing a detention pipe to control the storm water release rate from this development. Because there are drainage problems downstream, more specifically near the intersection of 92nd Avenue and Coral Street, the applicant will have to coordinate their design with not only the City of Tigard, but Washington County and Clean Water Services. Any downstream improvements required will be incorporated into the engineer's PFI plan submittal. Permits may be required from all three jurisdictions. ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 5 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Coral Street. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 95.15 lineal feet; therefore the fee would be $ 3330.25. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 6 Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant shows each parcel with its own water meter. There are two fire hydrants within close proximity to this development. The applicant shall submit their plans to TVWD for review and approval. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 7 from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 8 water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tiqard.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. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 9 will construct a half-street improvement along the frontage of Coral Street. The improvements adjacent to this site shall include: A. City standard pavement section for a half street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Coral Street in a safe manner, as approved by the Engineering Department. A profile of Coral Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. Prior to construction, the applicant's design engineer shall submit documentation, for review by the City (Kim McMillan), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on-site detention facility. The applicant's engineer shall submit revised storm drainage plans and calculations that incorporate the requirements of Washington County and Clean Water Services pertaining to downstream improvements. ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 10 The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." The applicant's engineer shall submit preliminary sight distance certification with a list of improvements required to meet the standard with the PFI application. 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 provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Prior to final plat approval, the applicant shall pay an addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). Prior to final plat approval, the applicant's engineer shall submit final sight distance certification to the engineering department. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed common driveways will be jointly owned and maintained by the private property owners who abut and take access from it (them). Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 11 the final plat, that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). 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 Coral Street shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 12 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. The applicant shall either place the existing overhead utility lines along SW Coral Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 3330.25 and it shall be paid prior to issuance of building permits. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 13 Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 14 Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 15 temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS SUB2004-00023 Coral Street Townhouses PAGE 16 1 Aek REQUEST FOR COMMENTS CITY OF TIGARD Community(DeveCopment ShapingA Better Community DATE: February 8,2005 RECEIVED PLANNING TO: Mall Stine,Urban Forester/Public Works Annex MAR 0 2 2005 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311 Phone: [5031639-4171/Fax: [5031684-1297 SUBDIVISION[SUB)2004-00023/DEVELOPMENT ADJUSTMENTS[VAR)2004-00090,918 92 .- CORAL STREET TOWNHOUSES REQUEST: A request for approval for a five-unit attached single-family Subdivision of an approximately 16,757 square foot parcel. The applicant has also requested approval for three Adjustments to the side yard setbacks (five feet to four feet) of proposed lot five and the adjoining property to the east and between proposed lot three (easterly side yard) and lot four (westerly side yard). LOCATION: 9395 SW Coral Street; WCTM 1S126DC, Tax Lot 3600. ZONE: R-12: Medium- Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 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: FEBRUARY 22, 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: MEMORANDUM I4, TO: Matt Scheidegger FROM: Matt Stine, City Forester RE: Coral Street Townhouses DATE: February 18, 2005 As you requested I have provided some comments on the "Coral Street Townhouses" project. If you have any questions or concerns regarding my comments please contact me anytime. 1. LANDSCAPING AND SCREENING 18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. • 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: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o 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: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). 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: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o 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; 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. • As required, the applicant submitted a tree plan that was conducted by Ray Myer of Tree Care & Landscapes Unlimited. The plan contains all four of the required components of a tree plan, and, is therefore, acceptable. • Plant only 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. • The Landscape Plan was not included in the packet of information I received for this project. I need to see this before approving the application • Is tree #1 going to be removed or preserved? The applicant forgot to clarify the fate of this tree in the submitted report. Below are my suggestions for the applicant to follow for tree protection guidelines: • 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. • 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. RECOMMENDED CONDITIONS OF APPROVAL: 1 . Prior to commencing site work, the applicant shall submit a bond for the equivalent value of mitigation required (number of caliper inches times $125 per caliper inch). 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 bond 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 bond, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the bond as a fee in lieu of planting. 2. 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. 3. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The "Tree Protection Steps" identified in Teragan & Associates Letter of November 19, 2004 shall be reiterated in the construction documents. 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. 4. 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. 5. 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. 6. 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. If you have any questions please call me anytime. Thank you for requesting my comments on this project. DATE: February 11, 2005 TO: Richard Sattler, Water Operations Supervisor X Howard Gregory, Streets Supervisor E Eric Hand, Wastewater Operations Supervisor FROM: Brian Rager, Engineering manager;".- RE: REQUEST FOR COMMENTS FOR LAND USE APPLICATION SUB 2004-00023 Coral Street Townhomes Attached is a "Request for Comments" for the above-named project. Please route these materials between you for review. In order for me to provide a composite set of comments back to Planning by March 1, 2005, I will need to get your comments or questions back to me no later than February 22, 2005. If you would like to discuss this project in more detail, please let me know. We can meet individually or as a group. Ja i"13/!� �rors-c b p.¢55 1111. '4o .1C . s4N1-71- /S / ' �� v Jet- Aonsinovi -dust 61, / PAGE 1 11" MAt • ,,p*1 iJ' b REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: February 8,2005 119b✓ TO: Barbara Shields,Long Range Planning Manager 12(2-7 FROM: City of Tigard Planning Division � STAFF CONTACT: Mathew Scheidegger,Associate Planner(x2431) Phone: [5031639-4111/Fax: [5031684-1291 SUBDIVISION(SUB)2004-00023/DEVELOPMENT ADJUSTMENTS(VARI 2004-00090,918 92 CORAL STREET TOWNHOUSES REQUEST: A request for approval for a five-unit attached single-family Subdivision of an approximately 16,757 square foot parcel. The applicant has also requested approval for three Adjustments to the side yard setbacks (five feet to four feet) of proposed lot five and the adjoining property to the east and between proposed lot three (easterly side yard) and lot four (westerly side yard). LOCATION: 9395 SW Coral Street; WCTM 1S126DC, Tax Lot 3600. ZONE: R-12: Medium- Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 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: FEBRUARY 22, 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 CITY OF TIGARD Community wevetopment Shaping,1 Better Community DATE: February 8,2005 TO: Mark Vandomelen,Residential Plans Examiner FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner[x2431) Phone: [5031639-4111/Fax: [5031 684-1291 SUBDIVISION[SUB)2004-00023/DEVELOPMENT ADJUSTMENTS[VAR)2004-00090,918 92 CORAL STREET TOWNHOUSES REQUEST: A request for approval for a five-unit attached single-family Subdivision of an approximately 16,757 square foot parcel. The applicant has also requested approval for three Adjustments to the side yard setbacks (five feet to four feet) of proposed lot five and the adjoining property to the east and between proposed lot three (easterly side yard) and lot four (westerly side yard). LOCATION: 9395 SW Coral Street; WCTM 1S126DC, Tax Lot 3600. ZONE: R-12: Medium- Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 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: FEBRUARY 22, 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: niV REQUEST FOR COMMENTS CITY F 'GARD Community Development ShapingA Better Community DATE: February 8,2005 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner(x24371 Phone: [503)639-4171/Fax: (503)684-7297 SUBDIVISION[SUB)2004-00023/DEVELOPMENT ADJUSTMENTS[VAR)2004-00090,91a 92 •- CORAL STREET TOWNHOUSES REQUEST: A request for approval for a five-unit attached single-family Subdivision of an approximately 16,757 square foot parcel. The applicant has also requested approval for three Adjustments to the side yard setbacks (five feet to four feet) of proposed lot five and the adjoining property to the east and between proposed lot three (easterly side yard) and lot four (westerly side yard). LOCATION: 9395 SW Coral Street; WCTM 1S126DC, Tax Lot 3600. ZONE: R-12: Medium- Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 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: FEBRUARY 22, 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: rY OF TIGARD REQUEST FOI OMMENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: .5 ( Qr1'SZ FILE NAME:, �_�,-J, �/ CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ❑Central Fast ❑South ❑West CITY OFFICES LONG RANGE PLANNING/Barbara Shields,Planning Mgr. _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. POLICE DEPT./Jim Wolf,Crime Prevention Officer 03 BUILDING DIVISION/Gary Lampella,Building Official ENGINEERING DEPT.iKim McMillan,Dvipmnt.Review Engineer UBLIC WORKS/Matt Stine,Urban Forester _CITY ADMINISTRATION/Cathy _ATION/Cathy Wheatley,City Recorder PUBLIC WORKS/Brian 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 * XTUALATIN VALLEY WATER DISTRICT a _ 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,Deu 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 ManagemertCoordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(sups only) _ Mel Huie,Greanspacescoodinator(CPArzoA) Larry French(Comp Plan Amendments Only) Routing CENWP-OP-G _CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D. Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY* _ OR.DEPT.OF ENERGY(Powerlines in Area) _OR.DEPT OF AVIATION(MonopoleTowara) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue CITY OF LAKE OSWEGO * Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Steve Conway(GeneraiApps.) Lake Oswego,OR 97034 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) —CITY OF PORTLAND (Notify for wetlands and Potential Environmental impacts) Marah Danielson,Development Review Coordinator _Doria Mateja(zcA)Ms 14 Planning Bureau Director Regional Administrator _Carl Tolland, Right-of-Way Section(vacations) _Sr.Cartographer(CPNZCA)t Sr. 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders N , ur oyor,ZA,MS,s _Jim imsS 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)"sit"mo. —ro...el Sam Hunaidi,Assistant DistndManager (Notify if ODOT RJR-Hwy.Crossing Is Only Access to Land) PRESERVATION OFFICE PO Box 6375 5440 SW Westgate Drive,Suite 350 Dave Lanning,sr Crossng Safety Specialist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland.OR 97221-2414 555-13`h Street, NE,Suite 3 1115 Commercial Street, NE Salem,OR 97301-4179 Salem,OR 97301-1012 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Robert I. Melbo, President&General Manager 110 W. 10th Avenue Albany, OR 97321 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _COMCAST CABLE CORP. i>L TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Randy Bice see M.y• Area Corun, (If Project is Within%Mee 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 K PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY _VERIZON _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 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.See Map'or Arse Contact, Diana Carpenter.AppsEa1 as.ofWWI 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 uodate:is\curoln\setuo\labeis\annexation utilities and franchises.doc when uodatino this document) MAILING RECORDS t 464 AFFIDAVIT OF MAILING CITY OF TIGARD Community(Development Shaping Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: {Check Appropnate Box(s)Below} F3 NOTICE OF DECISION FOR: SUB2004-00023/VAR2004-00090/VAR2004-00091/VAR2004-00092 — CORAL STREET TOWNHOUSES ❑ 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 1,2005, and deposited in the United States Mail on April 1,2005, postage prepaid. - ainallb*hsk■ (Perso th- -r-pare. Neti e) STATE OF OXEGON ) County ofWas Washington )ss. City of Eg ard ) PI Subscribed and sworn/affirmed before me on the IV day of , 2005. OFFICIAL SEAL r SUE ROSS NOTARY PUBLIC-0REGON COMMISSION NO.375152 MY COMMISSION EXPIRES DEC.1,2007 NOTAI RUC OF OREGON My Coin sion Expires: /0`�� 7 EXHIBIT A NOTICE OF TYPE II DECISION -tak SUBDIVISION (SUB) 2004-00023 ` CITY OF TIOARD CORAL STREET TOWNHOUSES CpingAitetter Communt y Shaping Better Communit 120 DAYS = 6/7/2005 SECTION I. APPLICATION SUMMARY FILE NAME: CORAL STREET TOWNHOUSES CASE NOS.: Subdivision (SUB) SUB2004-00023 Adjustment (VAR) VAR2004-00090 Adjustment (VAR) VAR2004-00091 Adjustment (VAR) VAR2004-00092 REQUEST: The applicant is requesting approval for a 5-lot single-family attached dwelling unit Subdivision on approximately .38 acres. The applicant is also requesting approval for an Adjustment to reduce the setbacks between the proposed homes on lot #3 and lot #4 from five feet to four feet and the eastern side yard setback of proposed lot #5 from five feet to four feet. APPLICANT: Amato Development Corp. OWNER: June A. Hansen Attn: Ted Amato By Amato Development Corporation 5151 SW Santa Monica Ct. 5151 SW Santa Monica Ct. Portland, OR 97221 Portland, OR 97221 COMPREHENSIVE PLAN DESIGNATION: R-12; Medium-Density Residential. ZONE: R-12; The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9395 SW Coral Street; WCTM 1S126DC, Tax Lot 3600. 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 APPROVES the Subdivision and two Adjustments. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES ti CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 2428) for review and approval: 1. Prior to commencing site work, the applicant shall submit cash or other security for the equivalent value of mitigation required (number of caliper inches times $125 per caliper inch). If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash or other security 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 cash or security, for two years following final plat approval. After such time, the applicant shall pay the remaining value as a fee in-lieu of planting. 2. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The "Tree Protection Steps" identified in Teragan & Associates Letter of November 19, 2004 shall be reiterated in the construction documents. 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. 3. 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. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 4. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 5. 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. 6. 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. NOTICE OF DECISION PAGE 2 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 7. 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 Coral Street. The improvements adjacent to this site shall include: A. City standard pavement section for a half street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Coral Street in a safe manner, as approved by the Engineering Department. 8. A profile of Coral Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 9. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 10. Prior to construction, the applicant's design engineer shall submit documentation, for review by the City (Kim McMillan), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. 11. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on-site detention facility. 12. The applicant's engineer shall submit revised storm drainage plans and calculations that incorporate the requirements of Washington County and Clean Water Services pertaining to downstream improvements. 13. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 14. 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." 15. The applicant's engineer shall submit preliminary sight distance certification with a list of improvements required to meet the standard with the PFI application. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 2428) for review and approval: 16. Provide an access plan showing the driveway configuration to the proposed units. 17. Provide legal evidence that establishes joint access between the proposed units. NOTICE OF DECISION PAGE 3 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 18. Provide a plan showing a street tree from the Tigard Street Tree Planting List that is suitable for a five foot planter strip, and implement. 19. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 20. Provide and implement a tree mitigation plan for eight inches. 21. 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. 22. A note will be placed on the final plat that restricts fences to be placed in the visual clearance intersections of the proposed driveways and SW Coral Street. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 23. Prior to final plat approval, 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). 24. Prior to final plat approval, the applicant shall pay an addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 25. Prior to final plat approval, the applicant's engineer shall submit final sight distance certification to the engineering department. 26. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed common driveways will be jointly owned and maintained by the private property owners who abut and take access from it (them). 27. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 28. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. NOTICE OF DECISION PAGE 4 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 29. 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. 30. 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 Coral Street shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 2428) for review and approval: 31. 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. 32. 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. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 33. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 34. 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). NOTICE OF DECISION PAGE 5 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 35. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 36. The applicant shall either place the existing overhead utility lines along SW Coral Street underground as a art of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $3,330.25 and it shall be paid prior to issuance of building permits. 37. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. NOTICE OF DECISION PAGE 6 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF DECISION PAGE 7 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES • SECTION III. BACKGROUND INFORMATION Site History: No land-use cases were found to be associated with the subject property. Site Information and Proposal Description: The applicant is requesting approval for a 5-lot single-family attached dwelling unit subdivision on approximately .38 acres. The applicant is also requesting approval for an Adjustment to reduce the setbacks between the proposed homes on lot #3 and lot #4 from five feet to four feet and the eastern side yard setback of proposed lot #5 from five feet to four feet. Vicinity Information: The proposed development is on the north side of SW Coral Street between SW Greenburg and 92nd Avenue. The abutting parcels are zoned R-12 and developed with multi-family units to the east, and single-family homes to the west and north. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No comments were received. 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 :. • variances an. A •justments 18.510 Residential Zoning Districts) 18.705 Access, Egress and Circulation) 18.715 Density) 18.745 Landscaping and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.775 Sensitive Lands Review) 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) The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.730 (Exceptions to Development Standards), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming situations), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. NOTICE OF DECISION PAGE 8 OF 29 SUB2004-00023—CORAL STREET TOWNHOUSES SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The minimum lot size of the R-12 zoning district for attached dwelling units is 3,050 square feet. The largest lot in the subdivision is 4,197 square feet and therefore cannot be re-divided. Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The minimum lot size for the R-12 zoning district is 3,050 square feet. The applicant has proposed lot #2 to be 2,844 square feet, which is 206 square feet or seven percent below the minimum lot size. The average lot size for the project is 3,351 square feet. Therefore, this standard has been met. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b.) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development; therefore, this standard does not apply. 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). This proposal is for 5 lots and is .38 acres in size; therefore this standard does not apply. Approval Standards — 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 evidence that a plat name has been approved by the Washington County Surveyor's office and is reserved for this property (Hansen Park). Therefore, this standard has been satisfied. NOTICE OF DECISION PAGE 9 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. FINDING: Based on the analysis above, the Subdivision criteria have been met. B— APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Variances and Adjustments (18.370) Section 18.370.020.B.1.b provides that up to a 20% reduction of the dimensional standards for the side and rear yard setbacks required in the base zone may be approved as a Type I Development Adjustment. Section 18.370.020.B.2, Approval Criteria, provides that a development adjustment shall be granted if there is a demonstration of compliance with all of the applicable standards: The applicant is requesting a 20 percent reduction to the eastern side yard setback of proposed lots #3 and #5 and the western side yard of proposed lot #4. A demonstration that the adjustment requested is the least required to achieve the desired effect; According to the applicant, the adjustment is necessary due to the narrow shape of the parent parcel. The applicant is required to provide a 10-foot buffer on the west side of the proposed units. However, the applicant would also like to provide a separation between the proposed units. Therefore, a reduction to the side yard setbacks is the least required to achieve the desired effect. The adjustment will result in the preservation of trees, if trees are present in the development area; The requested adjustment will not result in the removal of any more trees than those already proposed for removal. The trees to be saved are located toward the front and rear portions of the property. A 20 percent adjustment to side yard setbacks in either direction will not help nor hinder the retention of trees. The adjustment will not impede adequate emergency access to the site. The request is for side yard setback adjustments. Access to the home will remain unchanged. Therefore, emergency access to the site will not be impeded. There is not a reasonable alternative to the adjustment, which achieves the desired effect. The desired effect is to break the monotony of five attached units. Providing a separation between units through an adjustment will allow an eight foot separation between proposed units three and four, which is the desired effect. FINDING: Based on the analysis above, Staff finds that the development adjustment criteria are satisfied. NOTICE OF DECISION PAGE 10 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES • Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-12: Medium-Density residential zoning district. The R-25zoning district has the following dimensional requirements: STANDARD R-12 Minimum Lot Size Detached unit 3,050sq. ft. Attached unit Duplexes Average Minimum Lot Width None Minimum Setbacks Front yard 20 ft. Side facing street on corner & through lots 10 ft. Side yard 5 ft. [1] Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft. Maximum Height 35 ft. Maximum Lot Coverage 80% Minimum Landscape Requirement 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. The proposed lots range in size from 2,844 square feet to 4,197 square feet. Other than the approved reduction to side yard setbacks of proposed lots 3, 4 and 5; the applicant is required to comply with all other setbacks, height and lot coverage/landscape requirements during the building permit review process for the homes on individual lots. FINDING: Based on the analysis above, the residential zoning district 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. The proposed units will have driveways that access directly to SW Coral Street. However, staff cannot distinguish the width of the proposed driveways. An access plan showing driveway width meeting the minimum access width will be required as a condition of approval with the next criterion. Therefore, this criterion will be met. 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. The applicant has not provided an access plan. Therefore, the applicant will be required to provide an access plan showing the driveway configuration to the proposed units. 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 11 OF 29 SUB2004-00023—CORAL STREET TOWNHOUSES The applicant has indicated in the narrative that proposed lots 1-3 will share a common driveway and lots 4 and 5 will share a driveway onto SW Coral Street. As mentioned above, the applicant is required to provide an access plan showing the driveway configuration. The applicant will also be required to provide legal evidence that establishes joint access between the proposed units. 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. The proposed lots will have direct access to SW Coral Street, which is a public 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. Walkways: 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; 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. The proposed project is for attached single-family dwellings. No on-site walkways are specifically required. Therefore, 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 subject site is approximately 400 feet from the intersection of SW Coral and 92nd Avenue. The subject site is also 450 feet from the intersection of SW Coral and Greenburg Road. Due to the location of the site and required site certification by the City's Engineering Department, the development of the subject site will be reviewed to ensure that no hazards exist. 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. All lots will take access from SW Coral Street, which is classified as a local street in the Tigard Transportation Systems Plan. Therefore, this standard does not apply. NOTICE OF DECISION PAGE 12 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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. No service drives are associated with this development. This criterion does not apply. 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 address this section in the narrative. The applicant's engineer shall provide preliminary sight distance certification with a list of any improvements required to meet the requirement with the PFI application. The applicant's engineer shall provide final sight distance certification upon completion of the frontage improvements. 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. The project is located 450 feet east of Greenburg Road, an arterial. This criterion is therefore met. 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. Coral Street is classified as a local street and therefore this criterion does not apply. 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; All of the proposed lots have frontage on SW Coral Street. Individual access will consist of combined driveways to each unit. This will be reviewed as part of the building permit application. 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. 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 18.705.030.1.4 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%. NOTICE OF DECISION PAGE 13 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES None of the proposed homes will have an access drive in excess of 150 feet. Each of the proposed homes will have direct access to SW Coral Street. No internal streets have been proposed. Therefore, this standard does not apply. To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Staff does not foresee any need to restrict the location of access. Tualatin Valley Fire and Rescue has reviewed the proposed access and has no objections to it. Comments are provided under Section VIII (Agency Comments). Access will be reviewed by the Engineering Department. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. If the applicant complies with the conditions below, this section will be met. CONDITIONS: • Provide an access plan showing the driveway configuration to the proposed units. • Provide legal evidence that establishes joint access between the proposed units. 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. According to the Residential Density Calculation provisions within the code, the number of dwelling units permitted on this site can be calculated by dividing the net area by the minimum lot size, which in this case is 1,480 square feet. The net area, in this development, is derived by subtracting the public right-of-way from the gross acreage. The density computations for Coral Street Townhouses are as follows: Net Area Calculation for Subdivision Plat Gross square feet 16,757 square feet (.38 acres) Minus rights-of-way None Equals Net Area subtotal 16,757 square feet/3,050 square feet Maximum Dwelling Units = 5 units Minimum Dwelling Units Required: 5 X .80 = 4 units Total Units Proposed: 5 units FINDING: Based on the analysis above, the Density Computations and Limitations standards have been satisfied. NOTICE OF DECISION PAGE 14 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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 F•rthTigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is 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 an attached single-family project, which is permitted within the R-12 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. Compliance with state, federal, and local environmental regulations are the continuing obligation of the property owner. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 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. Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible (for example, areas not to be disturbed can be fenced as in snow fencing which can be around individual trees). According to the existing conditions plan, the subject site's landscaping consists of mostly scattered fruit trees and lawn. The applicant has not indicated that any of the existing vegetation will remain except for a few select trees, which are addressed in greater detail below under Chapter 18.790 (Tree Removal). Front and rear yards will be landscaped according to the open space shown on the plans. NOTICE OF DECISION PAGE 15 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES Section 18.745.040.A states that 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. Section 18.745.040.0 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 shown Sweet Gums to be planted along SW Coral Street. However, the proposed planter strip is only five feet in width. In order to use Sweet Gums as street trees, a project must have a minimum ten foot planter strip due to the expansive shallow root system. Therefore, the applicant is required to provide a plan showing a different street tree from the Tigard Street Tree Planting List that is more suitable for a five foot planter strip. Section 18.745.050 contains the provisions and requirements for buffering and screening. The proposed subdivision is attached single-family. The adjacent property to the east is considered multi-family, which does not require screening: The properties to the north and west are single-family detached, which require a minimum ten foot buffer consisting of lawn ("A buffering Option). There is an existing wood fence that separates the subject site and the property to the west. The applicant has proposed a ten foot landscaped area between the existing fence and the proposed units. The northern property line has an existing chain link fence and the applicant has proposed to landscape a ten foot strip and 46 feet of lawn. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the proposed buffering is consistent with the Buffering and Screening Matrix (Section 18.745.1) of the Tigard Development Code. However, the proposed street trees are not consistent with the Tigard Street Tree requirements. Therefore, if the applicant meets the condition below, the Landscaping Standards will be met. CONDITION:Provide a plan showing a different street tree from the Tigard Street Tree Planting List that is suitable for a five foot planter strip, and implement. Off-Street Parking and Loading Requirements S18.765): 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. The proposed units will be provided with driveways, which will ensure at least one parking space for each unit. Therefore, this standard has been satisfied. FINDING: Each individual home will be reviewed for compliance with this standard during the building permit phase. Therefore, the Off-Street Parking Standards are met. Signs (18.780 : Chapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. The applicant may apply for sign permits to erect subdivision entry signs as authorized in Section 18.780.130(A)(3). 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. NOTICE OF DECISION PAGE 16 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal (18.790): Chapter 18.790 requires mitigation of trees over 12-inch diameter at breast height (dbh) removed as part of the development of the site. A tree plan has been developed and reviewed by a certified arborist, which includes the location and species of all existing trees six inches or greater. The plan identifies individual trees for removal or retention. According to the arborist report, there are a total of 10 trees located on-site, two of which are in fair condition and equal 44 inches (Tree #1 28" Black Walnut and Tree #3 16" Plum). The other eight are in poor condition and are not counted in the mitigation calculation. One of the two viable trees is to be retained. Therefore, the applicant is retaining 50 percent of the viable trees greater than 12-inches and is required to mitigate 50 percent of the viable inches removed (16" _ 2 viable trees = 8"). Based on the analysis above, the applicant is required to provide a mitigation plan for eight inches. 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. The applicant will need to record a deed restriction for the one remaining tree on-site. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions below. CONDITIONS: • Provide and implement a tree mitigation plan for eight inches. • Prior to commencing site work, the applicant shall submit a bond for the equivalent value of mitigation required (number of caliper inches times $125 per caliper inch). 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 bond may be correspondingly reduced. Any trees planted on the site or off site in accordance with Section 18.790.060 (D) will be credited against the bond, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the bond as a fee in-lieu of planting. • 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 17 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES • Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The "Tree Protection Steps" identified in Teragan & Associates Letter of November 19, 2004 shall be reiterated in the construction documents. 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 sit e 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. Construction plans for the proposed driveways will need to be reviewed and approved that satisfies the visual clearance requirements. Subsequent grading and vegetative removal may be imposed during construction to assure that this standard is met. A note will be placed on the final plat that restricts fences to be placed in the visual clearance intersections of the proposed driveways and SW Coral Street. FINDING: Based on the analysis above, the vision clearance criteria have not been met. If the applicant complies with the condition below, the vision clearance criteria will be met. CONDITION:A note will be placed on the final plat that restricts fences to be placed in the visual clearance intersections of the proposed driveways and SW Coral Street. NOTICE OF DECISION PAGE 18 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES • C — STREET AND UTILITY IMPROVEMENTS STANDARDS (18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a minimum 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 Coral Street, which is classified as a local on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. SW Coral Street is currently partially improved. The applicant has shown SW Coral Street to include 16 feet of additional pavement from centerline, curbing, a five foot wide sidewalk, street trees and street signs (Exhibit A). The applicant is conditioned to provide these improvements. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The existing development and lot sizes preclude a new street connection between Coral and Lehman Streets. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The grades on Coral Street are less than 5%, 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. NOTICE OF DECISION PAGE 19 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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. There are no interior streets proposed with this project. 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. No blocks are created with this project. The applicant is required to provide a sidewalk along the frontage of SW Coral Street. 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 lot depth of the proposed parcels is more than 2.5 times the average lot width. However, according to the standard, lot depths can exceed the average lot width as long as the parcel is less than 1.5 times the minimum lot size. The minimum lot size for the R-12 zoning district is 3,050 square feet. The largest lot is proposed to be 4,197 square feet. Therefore, this standard has been satisfied. 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. The applicant is proposing attached single-family units. According to the standard above, the parcels need a minimum of 15 feet of frontage. The smallest of the proposed parcels has 16.17 feet of frontage. Therefore, 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 be constructing sidewalks along the frontage of Coral Street, thereby meeting this criterion. 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 is a public sewer line in Coral Street. The applicant has indicated that each townhouse will be provided with a separate sewer lateral. NOTICE OF DECISION PAGE 20 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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). Drainage flows in the southeast direction. The applicant's plans show that runoff from the property to the west will be directed towards Coral Street via a shallow drainage swale. 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 plan indicates they will be installing a detention pipe to control the storm water release rate from this development. Because there are drainage problems downstream, more specifically near the intersection of 92n Avenue and Coral Street, the applicant will have to coordinate their design with not only the City of Tigard, but Washington County and Clean Water Services. Any downstream improvements required will be incorporated into the engineer's PFI plan submittal. Permits may be required from all three jurisdictions. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the NOTICE OF DECISION PAGE 21 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES • 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 Coral Street. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 95.15 lineal feet; therefore the fee would be $3,330.25. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant shows each parcel with its own water meter. There are two fire hydrants within close proximity to this development. The applicant shall submit their plans to TVWD for review and approval. 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 ercent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS 6esign 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. NOTICE OF DECISION PAGE 22 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. Survey Requirements: The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). E. - IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. 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 private streets 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 $13,450 ($2,690 x 5 NOTICE OF DECISION PAGE 23 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES 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 $42,031 ($13,450 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $13,405, the unmitigated impact can be valued at $28,581 ($42,031 - $13,405). Given that the estimated cost of the half-street improvements on SW Coral Street is $19,030 (95.15 (ROW) x $200.00), the value of these improvements is less than the value of the unmitigated impacts, the exactions are proportionate. SECTION VII. OTHER STAFF COMMENTS City of Tigard Public Works Department has reviewed the proposal and offered the following comments: Storm, bypass to existing Man Hole is 10" adequate. City of Tigard Long Range Planning Department has reviewed the proposal and has no objection to it. City of Tigard Building Department has reviewed the proposal and has no objection to it. City of Tigard Urban 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 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. 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 Existinp 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. NOTICE OF DECISION PAGE 24 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES • 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 a 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; 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. NOTICE OF DECISION PAGE 25 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES • As required, the applicant submitted a tree plan that was conducted by Ray Myer of Tree Care & Landscapes Unlimited. The plan contains all four of the required components of a tree plan, and is therefore, acceptable. • Plant only 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. • The Landscape Plan was not included in the packet of information I received for this project. I need to see this before approving the application • Is tree #1 going to be removed or preserved? The applicant forgot to clarify the fate of this tree in the submitted report. Below are my suggestions for the applicant to follow for tree protection guidelines: 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. • 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. NOTICE OF DECISION PAGE 26 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES RECOMMENDED CONDITIONS OF APPROVAL: 1 . Prior to commencing site work, the applicant shall submit a bond for the equivalent value of mitigation required (number of caliper inches times $125 per caliper inch). 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 bond 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 bond, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the bond as a fee in-lieu of planting. 2. 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. 3. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The "Tree Protection Steps" identified in Teragan & Associates Letter of November 19, 2004 shall be reiterated in the construction documents. 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. 4. 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. 5. 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. 6. Prior to issuance of building permits, the applicant shall submit sit e 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. SECTION VIII. AGENCY COMMENTS Oregon Department of Fish and Wildlife has reviewed the proposed and has no objection to it. Beaverton School District #48 Demographics and Planning Department has reviewed the proposal and offered comments. • Comments can be found under the Request for Comments tab located in the land-use file. NOTICE OF DECISION PAGE 27 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES • City of Beaverton Planning Manager has reviewed the proposal and has no objection to it. Tualatin Valley Water District has reviewed the proposal and has offered no objection to it. Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: 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 if 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) No turnarounds will be required at the ends of the private access roads. The intersections with Anna Lane will provide the required turnarounds. • 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) • Where there are 25 or more dwelling units, vehicle congestion, adverse terrain conditions or other factors as determined by the Chief of the fire department not less than two approved means of access shall be provided to the city/county roadway or access easement. Exceptions may be allowed for approved automatic sprinkler system. (UFC Sec. 902.2.1) • 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) • 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) • T(UFC Sec. 902.2.2) he inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3) — (See diagrams on back) • Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. UFC Sec. 902.2.4) Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) The private drives shall both be posted as fire lanes on both sides of their entire length. • Private fire apparatus access roadway grades shall not exceed an average grade of 10 percent with a maximum grade of 15 percent for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. Public streets shall have a maximum grade of 15%. (UFC Sec. 902.2.2.6) • 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) • Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) • 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) • 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-III-A-1. (UFC Appendix III-A, Sec. 5) NOTICE OF DECISION PAGE 28 OF 29 SUB2004-00023-CORAL STREET TOWNHOUSES . 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) 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 APRIL 1, 2005 AND EFFECTIVE ON APRIL 16, 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 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 APRIL 15, 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. April 1, 2005 PREPA-E∎ : '. athew S ei6egger DATE Associate Planner _,:,,,,7____) /OW ' Ap ril 1, 2005 APPROVED BY: Richard Bewersd DATE Planning Manager i:\curpin\mathew\sub\sub2005-00023(Coral Street Town Homes)\sub2005-00023.decision.doc NOTICE OF DECISION PAGE 29 OF 29 SUB2004-00023—CORAL STREET TOWNHOUSES I . i A n;ITY of TIGARD n' GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP -___, 91ST w w Q >a m _ SUB2004-00023 BORDERS VAR2004-00090 VAR2004-00091 VAR2004-00092 LEHMANN CORAL STREET 1111/4:j 1111 �� ■ l U■R = TOWNHOUSES•111 .11111111111.11 4 111111111111 CORAL /l r 4 / 1 .; .3.L!F I TN 1 1,1_.,,__i,' ...Li. BEEF BEND RD NIP 1 .a I I . 1 A LOCUST . ST N %IIIIIIIIIIIIIIIIIIIIIIIooqr \ — 0 100 200 300 400 Feet ISLI r=314 feet A ) MAPLELEAF ST �,L lit �•�t City of Tigard 0C! Information on this map is for general location only and should be verified with the Development Services Division. J NI 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 \ I http:gwwa cii.tigard.or.us Community Development Plot date:Feb 8,2005;C:.magic\MAGIC03.APR . hliat ---I--x rye" I / I r�- i / 1 I / I I / � , ..— .a— a.• MII /I InIr- Sul ?INLi I �� ?'�r(,r II)/' Z K tl- ' ' �� S� o o O� C..),\,_*;- I J' J N Jt) ; JMj � r CO I / > Ii 11- I , . — 0 1i i , , h i- , I z 1 - :'s— -r f i'l �/ I' 1., i• 1 'L 1 1 ry� Z s _ _i,/ -�� Q I r, --f-- f-=---T.- F irr r' I ' ( I I / 1 CL /'� / I , 1 11 i Ce . 1 11 / Q 0 / ' I . , / / / } V tk'l LL - i r J � . s - 1, ! ' / / I ' I I �/ I I I',t"' - >-- c----_ _-�_. = -s_ _ ter ntf IL Eik/B 11 I �1 �. 1 raK- I I - - -- —T I �'SW CORAL ST. =) = -- 220 21 ClivOF TIGARD T SUB2004-00023/VAR2004-00090, 91 & 92 suTE PLAN (Map is not to scale) N CORAL STREET TOWNHOUSES Amato Development EXHIBIT Attn: Ted Amato SUB2004-00023 5151 SW Santa Monica Court CORAL STREET TOWNHOUSES Portland, OR 97221 June A. Hansen By Amato Development Corporation 5151 SW Santa Monica Court Portland, OR 97221 AFFIDAVIT OF MAILING CITY OF TIGARD Community Development Shaping Better Community 1, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City ofTigard;Washington County, Oregon and that I served the following: {Check Appropriate Box(s)Below} © NOTICE OF DECISION FOR: SUB2004-00023/VAR2004-00090/VAR2004-00091/VAR2004-00092 — CORAL STREET TOWNHOUSES El 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 1,2005, and deposited in the United States Mail on April 1,2005, postage prepaid. Akeihr /_MIWA /4/Z:d (Pe -on - -r-.ar-. No ice) r STATE OAF OREGON ) County of Washington )ss. City of ward ) 11 Subscribed and sworn/affirmed before me on the /U day of , 2005. e OFFICIAL SEAL SUE clOSS NOTARY PUBLIC-OREGON COMMISSION NO.375152 MY COMMISSION EXPIRES DEC.1,2007 46M) NOTAR BLIC OF OREGON My Com ssion Expires: 102-1-07 EXHIBITL NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2004-00023 CITY OF TIOARD CORAL STREET TOWNHOUSES �pingAOettereoommunt y Shaping Better Communit 120 DAYS = 6/7/2005 SECTION I. APPLICATION SUMMARY FILE NAME: CORAL STREET TOWNHOUSES CASE NOS.: Subdivision (SUB) SUB2004-00023 Adjustment (VAR) VAR2004-00090 Adjustment (VAR) VAR2004-00091 Adjustment (VAR) VAR2004-00092 REQUEST: The applicant is requesting approval for a 5-lot single-family attached dwelling unit Subdivision on approximately .38 acres. The applicant is also requesting approval for an Adjustment to reduce the setbacks between the proposed homes on lot #3 and lot #4 from five feet to four feet and the eastern side yard setback of proposed lot #5 from five feet to four feet. APPLICANT: Amato Development Corp. OWNER: June A. Hansen Attn: Ted Amato By Amato Development Corporation 5151 SW Santa Monica Ct. 5151 SW Santa Monica Ct. Portland, OR 97221 Portland, OR 97221 COMPREHENSIVE PLAN DESIGNATION: R-12; Medium-Density Residential. ZONE: R-12; The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9395 SW Coral Street; WCTM 1S126DC, Tax Lot 3600. 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 APRIL 1, 2005 AND EFFECTIVE ON APRIL 16, 2005 UNLESS AN APPEAL IS FILED. AAp eal:� The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by 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 APRIL 15, 2005. 1 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. nci MI. ..._ uTY MAP "1111 11,1 -< SUB2004-00023 R l BORDERS VAR2004-00090 I VAR2004-0009I VAR2004-00092 I — - �" LEAH CORAL STREET AI IIUIH TOWNHOUSES 111111 U1I!: :111: — n/ 1 I I �'� �1, T ( -1 LOCUST ST N \ I — NAPLELEAF ST —��f/- Ai R .. 4M ws t _.....7_ _._...� - -- ' , w 1 vi ti NH M v` ;v)ni Z o° lob I or I O-'. I - .'.4 i:-,,r N i,J in' --1,,1 Y illll� M !' > 0 J t, i 1 a i' i j i C I i 1 a - 0 1 /I 1,''' I 41;1- O I I y' I >. -.L1--_-.1.7:_:,:---,--2-7--_--_-:=7:==-;,-:-:---_----- _ s �ss� �i rye !.��irmw 1 11I t • v.. _. -L. f ■ t 1 I.SSW CORAL ST -‘ M1 anOF TIGARD T SUB2004-00023NAR2004-00090,91 &92 5.T! PLAN --- iMap is not toscale) CORAL STREET TOWNHOUSES • • f 260C-06800 1 S126DC-04100 199 - 4 TITION PLAT CORYELL JACK M&ALICE 0 EXH I B IT8 OW F LOTS 1-3 REVOCABLE LIVING TRUST 9900 SW 92ND TIGARD,OR 97223 1 S 126DC-01002 1 S 126 DC-02700 ANAST ANGELINE V CORYELL JACK M ALICE 0 9355 SW LEHMAN 9900 SW 92ND PORTLAND, OR 97223 PORTLAND,OR 97223 1 S 126DC-03300 1 S 126C D-00100 ATHERTON REALTY PARTNERSHIP CRESCENT GROVE CEMETERY ASS 2100 S WOLF CRESCENT GROVE CEMETERY DES PLAINES, IL 60018 9925 SW GREENBURG ROAD TIGARD,OR 97223 1 S126DC-04800 is 126DC-03301 BAKER JAMES& CROFT LIVING TRUST MATHESON ROBERT T& Go GARRISON PETER BAKER DIANE R 9420 SW LEHMAN 9495 SW LOCUST#A TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126 DC-04801 1S1 35AB-00900 KER JAMES& EOP-LINCOLN LLC MA ESON R•-ERT T& LINCOLN CENTER COMPLEX BAKE- • • 1E R [16231-16237] 949 •CUST#A PO BOX#A-3879 '•RTLAND, •R 97223 CHICAGO, IL 60690 1 S 126 DC-01201 1 S 135AB-00700 BOWMAN DIANE M E•--LINCOLN LL 9705 SW 92ND AVE LINC•. CE1 R COMPLEX TIGARD, OR 97223 [16231-1. -1 PO :'. #A-3. 9 CAGO, IL 60690 1 S 126 DC-01100 1 S 135A B-04400 BRAAM PIETER H M 1992 TRUST E•' LINCOLN LLC 9315 SW LEHMAN ST LING*. CENT ' OMPLEX PORTLAND,OR 97223 [16231-1.- PO B• #A- : 9 CAGO, IL 60690 1 S126DC-04200 1 S126DC-03200 CHAVEZ ALFRED& ERICKSON 0 K&ARDIS R TRUSTEES CORYELL ALICE 0&JACK W 9350 SW LEHMAN ST 9900 SW 92ND TIGARD,OR 97223 PORTLAND, OR 97223 1S126DC-05201 1S126DC-06500 COBB GREGORY J&MICHELLE M EVANS RICHARD&TRANSITO 9245 SW LOCUST ST 9275 SW LOCUST ST PORTLAND, OR 97223 TIGARD,OR 97223 1 S126DC-05501 1S126DC-03800 COOLEY ERIC& RUTH FISHER MICHAEL Q 9107 SW HILL ST 9255 SW CORAL TIGARD, OR 97223 TIGARD,OR 97223 1 S 126 DC-03900 1 S 126 DC-01003 GAMMON LYNNE M&JERRY W LAYMAN DEBORAH J S TRUSTEE 9225 SW CORAL ST 3216 SW SCHOLLS FERRY CT PORTLAND, OR 97223 PORTLAND,OR 97221 1S126DC-00901 1S126DC-07800 GETHSEMANE EVANGELICAL LEHMANN SQUARE HOMEOWNERS LUTHERAN CHURCH ASSOCIATION 9640 SW GREENBURG RD 19305 ROBIN CIR#55 PORTLAND, OR 97223 WEST LINN,OR 97068 1 S 126DC-03600 1 S 126DC-02600 HANSEN JUNE A LONG BRIAN C BY AMATO DEVELOPMENT CORP 9170 SW LEHMAN ST 5151 SW SANTA MONICA CT PORTLAND,OR 97223 PORTLAND, OR 97221 1 S126DC-02602 1 S126DC-05100 HARDIN EDNA Q REVOC LIVING TRUS LOOS BEVERLY A BY HARDIN EDNA Q TR 9365 SW LOCUST ST 4806 SW WEMBLEY PL TIGARD,OR 97223 BEAVERTON,OR 97005 1 S 126DC-05101 1 S 126 DC-06700 HARRIS GREGORY E LUNDMARK ALBERT C 9036 NW BENSON ST 3381 COEUR D'ALENE DR PORTLAND,OR 97229 WEST LINN,OR 97068 1S1 26 DC-04000 1 S 126DC-08400 HEFFLER ROBERT ARNOLD LUNDMARK ALBERT C&ELIZABETH A 9260 SW CORAL 3381 COEUR D'ALENE DR PORTLAND,OR 97223 WEST LINN,OR 97068 1S126DC-01101 1 126DC-08500 HERBST BRANDON UJANA M LU BERT C&ELIZABETH A 9245 SW LEHMAN ST 3381 E 'ALENE DR TIGARD,OR 97223 W ST LINN,OR 97068 1 S 126 DC-04001 1 S 126 DC-04400 HORNE ELMORE JR&FLORA M MARTIN BUILDING LLC 8775 SW LOCUST ST#9 1672 WILLAMETTE FALLS DR TIGARD, OR 97223 WEST LINN,OR 97068 1S126DC-02701 1S126DC-01102 HUNT WILLIAM TRUSTEE MILLER THOMAS M DOROTHY 8038 NW HAZELTINE ST 9745 SW 92ND AVE PORTLAND, OR 97229 PORTLAND,OR 97223 1 S 126 DC-01006 1 S 1260C-04900 JOYCE DON H MMRR LLC 226 NW HERMOSA BLVD ATTN: ERIC R MILLER PORTLAND,OR 97210 9445 SW LOCUST ST PORTLAND,OR 97223 1 S126DC-03500 1S126DC-03100 MORROW KENNETH C AUDREY RICHARDS M DALE& 9411 SW CORAL ADAMS HEATHER M PORTLAND, OR 97223 20675 SW LEBEAU RD SHERWOOD,OR 97140 1 S126DC-03302 1 126DC-03000 MURRAY DOUGLAS J RIC• •'DS M D• & TILLIE A ADAMS '-t ER M 9450 SW LEHMAN 2067 LE: •U RD PORTLAND, OR 97223 RWOOD,OR •7140 1 S 126 DC-04601 1 S 126 D C-01004 O'DAY SUSIE& BRIAN LIV TRUST ROTH JEFFREY A&BETTY A BY O'DAY FRANCIS B/SUSAN A TRS 9445 SW LEHMANN 9970 SW GREENBURG RD TIGARD,OR 97223 TIGARD, OR 97223 1 S126DC-05900 1S126DC-05202 PERRY CARL W AND GLORIA M RUFF MICHAEL L JOYCE E 9250 SW LEHMANN ST 12150 SW 124TH AVE PORTLAND, OR 97223 TIGARD,OR 97223 1 S126DC-03002 1S126DC-05603 PERRY STEPHEN W SCHARBROUGH DONALD 9885 SW 92ND AVE JOYCE I TIGARD, OR 97223 10050 SW 92ND PORTLAND, OR 97223 1 Si 26 DC-09000 1 S 126 DC-05200 PERRY STEPHEN WILLIAM AND STITT DEANE A&CAROLYN M LORINDA C 10025 SW 92ND AVE 9885 SW 92ND TIGARD,OR 97223 PORTLAND,OR 97223 1 26 DC-08800 1 S 126 D C-01005 PE''Y STEPH ILLIAM AND THOMAS HARRY LORIN•• 1783 NW 143RD AVE UNIT#17 9885 7.1 92 1 PORTLAND,OR 97229 Pc'TLAND,O' 97223 1 126DC-08900 1 126DC-07900 PE—Y STEP • WILLIAM AND TIG D C OF LORIN. • 1312 HALL 988 • 9 • T ARD. 97223 "!RTLAND,O` 97223 1 S 126DC-04700 1 S 126 DC-01001 PHOENIX INNS LLC TOBEY MARSHA L BY VIPS MOTOR INNS INC 9335 SW LEHMAN ST 29757 SW BOONES FERRY RD TIGARD,OR 97223 WILSONVILLE,OR 97070 1 S126DC-03700 1 S126DC-05000 RASMUSSEN DARLA REV LIV TRUST TSE INVESTMENTS LLC 603 SW LARKSPUR CT PO BOX 1754 SUBLIMITY,OR 97385 LAKE OSWEGO,OR 97035 1 S 126 DC-04500 VIP'S MOTOR INNS INC 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 1 S 126DC-07600 WEEKS H&D LIFETIME TRUST BY HOWARD B/DOROTHY M WEEKS TRS 12900 SW 9TH ST#321 BEAVERTON,OR 97005 1 126DC-07500 W - S H&D LIF TIME TRUST BY HO1 •RD ' DOROTHY M WEEKS TRS 12900 • ST#321 • ERTON,O' 97005 1 S126DC-07100 KS H&D LIFETIME TRUST BY H WARD OROTHY M WEEKS TRS 12900 9TH ST#321 VERTO , R 97005 1 S126DC-07200 W S H&D LIFE r• E TRUST BY HO • •RD ' •OROTHY M WEEKS TRS 12900 • ST#321 B ERTON, •- 97005 1 S126DC-07300 W . KSH&D LIF- E TRUST BY H•WA:% :/DOROTHY M WEEKS TRS 12900 A 9TH ST#321 :• •VERT•• •R 97005 1 .126DC-07400 W' KS &D IME TRUST BY H• •-• B/DOROTHY M WEEKS TRS 1290 ST#321 :• AVERTON, OR 97005 1 S 126 DC-07700 EKSH&DLIF ETRUST BY o AR• : DOROTHY M WEEKS TRS 12900 .• •T ST#321 BE ERTON, OR 97005 1 S 126 DC-03701 ZIMMERMAN LARRY D&DONNA J 9335 SW CORAL ST TIGARD, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:lcurpinlsetupllabels\CIT East.doc) UPDATED: 30-Dec-04 AFFIDAVIT OF MAILING CITA 11.OF Community(Development Shaping (Better Community 1, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard;Washington County, Oregon and that I served the following: (Check Appropnate Box(s)Below) © NOTICE OF PENDING LAND USE APPLICATION FOR: SUB2004-00023/VAR2004-00090, 91 & 92 — (ORAL STREET TOWNHOUSES 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 February 8,2005, and deposited in the United States Mail on February 8,2005, postage prepaid. i il idtel WO _ - Rf (Person that • -pared Notice) / STATE OAF OXEGOW ) County of Washington )ss. City of Tigard ) h d Subscribed and sworn/affirmed before me on the OC day of /-( 61- , 2005. 1* OFFICIAL SEAL c . SUE ROSS NOTARY PUBLIC-OREGON 467r3) COMMISSION N0.375152 MY COMMISSION EXPIRES DEC.1,2007 NOTARY Pd l OF OREGON My Commi - n Expires: 101—1 7 NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: EXHIBIT A 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 TIOARD SUBDIVISION Community Development Shaping Better Community DATE OF NOTICE: February 8, 2005 FILE NUMBERS: SUBDIVISION (SUB) 2004-00023 DEVELOPMENT AD USTMENT VAR 2004-00090 DEVELOPMENT AD USTMENT VAR 2004-00091 DEVELOPMENT AD USTMENT VAR 2004-00092 FILE NAME: CORAL STREET TOWNHOUSES PROPOSAL: A request for approval for a five-unit attached single-family Subdivision of an approximately 16,757 square foot parcel. The applicant has also requested approval for three Adjustments to the side yard setbacks (five feet to four feet) of proposed lot five and the adjoining property to the east and between proposed lot three (easterly side yard) and lot four (westerly side yard). ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 9395 SW Coral Street; WCTM 1S126DC, Tax Lot 3600. 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 FEBRUARY 22 2005. 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 MARCH 21, 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." mosilIMINIEN/ 111 'mammy nap IT) - SUB2004-00023 BORDERS VAR2004-00090 ■I VAR2004-00091 �AI1 I VAR2004 00092 LEH NAM ■ CORAL STREET ,111,11 1.11.111. M1 TOWNHOUSES 111111 v■.111= ■. ', w• 1 1 ► ■I 1 ( 11114 - ...w LOCUST ST A MAM.ELEAF ST 111191 IrN,M q. w...ura-.- 19926DC4 6800 TITION PLAT CORYELL JACK M&ALICE 0 EXHIBIT OW F LOTS 1-3 REVOCABLE LIVING TRUST 9900 SW 92ND TIGARD,OR 97223 1S126DC-01002 1S126DC-02700 ANAST ANGELINE V CORYELL JACK M ALICE 0 9355 SW LEHMAN 9900 SW 92ND PORTLAND, OR 97223 PORTLAND,OR 97223 1S126DC-03300 15126CD-00100 ATHERTON REALTY PARTNERSHIP CRESCENT GROVE CEMETERY ASS 2100 S WOLF CRESCENT GROVE CEMETERY DES PLAINES, IL 60018 9925 SW GREENBURG ROAD TIGARD,OR 97223 1 S126DC-04800 1 S126DC-03301 BAKER JAMES& CROFT LIVING TRUST MATHESON ROBERT T& Go GARRISON PETER BAKER DIANE R 9420 SW LEHMAN 9495 SW LOCUST#A TIGARD,OR 97223 PORTLAND,OR 97223 1S126DC-04801 1S135AB-00900 KER JAMES& EOP-LINCOLN LLC MA ESON R•-ERT T& LINCOLN CENTER COMPLEX BAKE' to • IE R [16231-16237] 949 •GUST#A PO BOX#A-3879 •RTLAND, •R 97223 CHICAGO, IL 60690 1 S 126 DC-01201 1 S 135AB-00700 BOWMAN DIANE M E•'-LINCOLN LL 9705 SW 92ND AVE LING*. CE R COMPLEX TIGARD, OR 97223 [16231-1. '4 PO #A-3: 9 r:- CAGO, IL 60690 1 S 126 DC-01100 1 S 135AB-04400 BRAAM PIETER H M 1992 TRUST E• LINCOLN LLC 9315 SW LEHMAN ST LINGO. CENT ' OMPLEX PORTLAND,OR 97223 [16231-1.. PO B• #A- : 9 CAGO, IL 60690 1S126DC-04200 1S126DC-03200 CHAVEZ ALFRED& ERICKSON 0 K&ARDIS R TRUSTEES CORYELL ALICE 0&JACK W 9350 SW LEHMAN ST 9900 SW 92ND TIGARD,OR 97223 PORTLAND, OR 97223 1 S 126 DC-05201 1 S 126 DC-06500 COBB GREGORY J&MICHELLE M EVANS RICHARD&TRANSITO 9245 SW LOCUST ST 9275 SW LOCUST ST PORTLAND, OR 97223 TIGARD,OR 97223 1 S 126 DC-05501 1 S 126DC-03800 COOLEY ERIC& RUTH FISHER MICHAEL Q 9107 SW HILL ST 9255 SW CORAL TIGARD, OR 97223 TIGARD,OR 97223 • 1 S 126 DC-03900 1 S 126DC-01003 GAMMON LYNNE M&JERRY W LAYMAN DEBORAH J S TRUSTEE 9225 SW CORAL ST 3216 SW SCHOLLS FERRY CT PORTLAND, OR 97223 PORTLAND,OR 97221 1S126DC-00901 1S126DC-07800 GETHSEMANE EVANGELICAL LEHMANN SQUARE HOMEOWNERS LUTHERAN CHURCH ASSOCIATION 9640 SW GREENBURG RD 19305 ROBIN CIR#55 PORTLAND,OR 97223 WEST LINN,OR 97068 1 S126DC-03600 1 S126DC-02600 HANSEN JUNE A LONG BRIAN C BY AMATO DEVELOPMENT CORP 9170 SW LEHMAN ST 5151 SW SANTA MONICA CT PORTLAND,OR 97223 PORTLAND, OR 97221 1 S126DC-02602 1S126DC-05100 HARDIN EDNA Q REVOC LIVING TRUS LOOS BEVERLY A BY HARDIN EDNA Q TR 9365 SW LOCUST ST 4806 SW WEMBLEY PL TIGARD,OR 97223 BEAVERTON,OR 97005 1 S126DC-05101 1 S126DC-06700 HARRIS GREGORY E LUNDMARK ALBERT C 9036 NW BENSON ST 3381 COEUR D'ALENE DR PORTLAND,OR 97229 WEST LINN,OR 97068 1 S 126 DC-04000 1 S 126DC-08400 HEFFLER ROBERT ARNOLD LUNDMARK ALBERT C&ELIZABETH A 9260 SW CORAL 3381 COEUR D'ALENE DR PORTLAND, OR 97223 WEST LINN,OR 97068 1 S 126 DC-01101 1 126 DC-08500 HERBST BRANDON UJANA M LU BERT C& ELIZABETH A 9245 SW LEHMAN ST 3381 E 'ALENE DR TIGARD,OR 97223 W ST LINN,OR 97068 1 S 126 DC-04001 1 S 126 D C-04400 HORNE ELMORE JR&FLORA M MARTIN BUILDING LLC 8775 SW LOCUST ST#9 1672 WILLAMETTE FALLS DR TIGARD, OR 97223 WEST LINN,OR 97068 1 S 126 DC-02701 1 S 126 DC-01102 HUNT WILLIAM TRUSTEE MILLER THOMAS M DOROTHY 8038 NW HAZELTINE ST 9745 SW 92ND AVE PORTLAND, OR 97229 PORTLAND, OR 97223 1 S 126 DC-01006 1 S 126 DC-04900 JOYCE DON H MMRR LLC 226 NW HERMOSA BLVD ATTN: ERIC R MILLER PORTLAND, OR 97210 9445 SW LOCUST ST PORTLAND,OR 97223 1S126DC-03500 1S126DC-03100 MORROW KENNETH C AUDREY RICHARDS M DALE& 9411 SW CORAL ADAMS HEATHER M PORTLAND, OR 97223 20675 SW LEBEAU RD SHERWOOD,OR 97140 1S126DC-03302 1 126DC-03000 MURRAY DOUGLAS J RIC• •-DS M D• & TILLIE A ADAMS '-•. ER M 9450 SW LEHMAN 2067 LE: •U RD PORTLAND, OR 97223 RWOOD,OR •7140 1 S 126 DC-04601 1 S 126D C-01004 O'DAY SUSIE & BRIAN LIV TRUST ROTH JEFFREY A&BETTY A BY O'DAY FRANCIS B/SUSAN A TRS 9445 SW LEHMANN 9970 SW GREENBURG RD TIGARD,OR 97223 TIGARD, OR 97223 1 S 126DC-05900 1 S 126DC-05202 PERRY CARL W AND GLORIA M RUFF MICHAEL L JOYCE E 9250 SW LEHMANN ST 12150 SW 124TH AVE PORTLAND, OR 97223 TIGARD,OR 97223 1 S 126 DC-03002 1 S 126 DC-05603 PERRY STEPHEN W SCHARBROUGH DONALD 9885 SW 92ND AVE JOYCE I TIGARD, OR 97223 10050 SW 92ND PORTLAND,OR 97223 1 S 126 DC-09000 1 S 126 D C-05200 PERRY STEPHEN WILLIAM AND STITT DEANE A&CAROLYN M LORINDA C 10025 SW 92ND AVE 9885 SW 92ND TIGARD,OR 97223 PORTLAND,OR 97223 1 26 DC-08800 1 S 126 DC-01005 PE"Y STEPH •• ILLIAM AND THOMAS HARRY LORIN•• 1783 NW 143RD AVE UNIT#17 9885 'I 92 I PORTLAND,OR 97229 Pc-TLAND, O' 97223 1 126DC-08900 1 126DC-07900 PE--Y STEP - • WILLIAM AND TIG D C OF LORIN. • 1312 HALL 988 : 9 • T ARD, 97223 "!RTLAND, O` 97223 1S126DC-04700 1 S126DC-01001 PHOENIX INNS LLC TOBEY MARSHA L BY VIPS MOTOR INNS INC 9335 SW LEHMAN ST 29757 SW BOONES FERRY RD TIGARD,OR 97223 WILSONVILLE, OR 97070 1S126DC-03700 1 S 126DC-05000 RASMUSSEN DARLA REV LIV TRUST TSE INVESTMENTS LLC 603 SW LARKSPUR CT PO BOX 1754 SUBLIMITY,OR 97385 LAKE OSWEGO, OR 97035 • 1 S 126 DC-04500 VIP'S MOTOR INNS INC 29757 SW BOONES FERRY RD WILSONVILLE, OR 97070 1S1 26 DC-07600 WEEKS H&D LIFETIME TRUST BY HOWARD B/DOROTHY M WEEKS TRS 12900 SW 9TH ST#321 BEAVERTON, OR 97005 1 126DC-07500 W - SH&DLIF TIME TRUST BY HO' •RD ' •OROTHY M WEEKS TRS 12900 • ST#321 • ERTON,0- 97005 1 S 126DC-07100 KS H&D LIFETIME TRUST BY H WARD OROTHY M WEEKS TRS 12900 9TH ST#321 VERTO , R 97005 1 S i 26DC-07200 W SH&D LIFE P. E TRUST BY HO • •RD ' •OROTHY M WEEKS TRS 12900 •, • ST#321 B ERTON, •- 97005 1S126DC-07300 W KSH&DLIF- - ETRUST BY H•WA:% :/DOROTHY M WEEKS TRS 12900 9TH ST#321 •VERT•• •R 97005 1 126DC-07400 W . KS &D IME TRUST BY H• •-• B/DOROTHY M WEEKS TRS 1290. ST#321 AVERTON, OR 97005 1 S126DC-07700 EKSH &DLIF ETRUST BY o AR• : •OROTHY M WEEKS TRS 12900 'T ST#321 B ERTON,OR 97005 1 S126DC-03701 ZIMMERMAN LARRY D&DONNA J 9335 SW CORAL ST TIGARD, OR 97223 Amato Development Corp. Attn: Ted Amato 5151 SW Santa Monica Ct. Portland, OR 97221 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:lcurpinlsetupllabels\CIT East.doc) UPDATED: 30-Dec-04 CITY of TIGARD I I , GEOGRAPHIC INFORMATION S■STEM AREA NOTIFIED W -C (500') BORDERS FOR: Ted Amato IS1260000901 r ,3,afi°`01701 RE: I S 12bDC 3600 �51260CmSo 131210007400 0 S 11001106 1SR60Cnn00 317880/1155 1.69t �71110 1517600010 zWL 17--5 60cou 11•21/COn°0 3760I$16eR1 // 1101000 19176000a000 daunted (i-4 _11125000MO C./ Property asraeeeer7oe LEHMANN !S116c000100 V - - -- Property owner information .1111 II is valid for 3 months from •• 1l11m: the date printed on this map. .116000320 worms ' MIN fla/1•32 III MUM. 1SIINSONSO -- &•N 2121111111 1l la 1j s1NIN11 88CIN1 HUMS • 11 1005/1111155. CORAL y 151755051511 IIIIIII _ 1015 110151, / 131188004500 1111111111141119 131260 c04700 I' 1111810111181011111 !1/006701 tiY 1511600057 • !11•11+0 2121105 011001U/00 05115 C SIN f.MIN • y - 21111 N •LOCUST — 0 100 200 300 400 Feet 111111NN11 \ / N --. _ Tti 294 feet 131151112APLELEAF Aillk City of Tigard J ' Info oration on this map is for general location onty and should be venfi ed with the Development Services Division 13125 SW Hall Blvd Tigard,OR 97223 � (503)639-4171 1 Q v http:IJwww.ci.tpard.«.us Community Development Plot date:Jan 24,2005;C:lmagic\MAGIC03.APR f 26DC-06800 1S126DC-04100 199 - 4 TITION PLAT CORYELL JACK M&ALICE 0 OW F LOTS 1-3 REVOCABLE LIVING TRUST 1b 9900 SW 92ND TIGARD,OR 97223 1 S 126 DC-01002 1 S 126 DC-02700 ANAST ANGELINE V CORYELL JACK M ALICE 0 9355 SW LEHMAN 9900 SW 92ND PORTLAND, OR 97223 PORTLAND,OR 97223 1 S 126 DC-03300 1 S 126C D-00100 ATHERTON REALTY PARTNERSHIP CRESCENT GROVE CEMETERY ASS 2100 S WOLF CRESCENT GROVE CEMETERY DES PLAINES, IL 60018 9925 SW GREENBURG ROAD TIGARD,OR 97223 1S126DC-04800 1S126DC-03301 BAKER JAMES& CROFT LIVING TRUST MATHESON ROBERT T& c/o GARRISON PETER BAKER DIANE R 9420 SW LEHMAN 9495 SW LOCUST#A TIGARD,OR 97223 PORTLAND, OR 97223 1 S126DC-04801 1 S135AB-00900 B KER JAMES & EOP-LINCOLN LLC MA ESON R•• ERT T& LINCOLN CENTER COMPLEX BAKE- ' IE R [16231-16237] 949 : •CUST#A PO BOX#A-3879 -•RTLAND, •R 97223 CHICAGO, IL 60690 1 S 126 DC-01201 1 S 135AB-00700 BOWMAN DIANE M E•--LINCOLN LL 9705 SW 92ND AVE LINC•. CE■ R COMPLEX TIGARD, OR 97223 [16231-1. PO :% #A-3: 9 e•.• CAGO, IL 60690 1 S 126 DC-01 100 1 S 135AB-04400 BRAAM PIETER H M 1992 TRUST E•' LINCOLN LLC 9315 SW LEHMAN ST LINCO CENT ' OMPLEX PORTLAND, OR 97223 [16231-1.- PO B• #A- : 9 C CAGO, IL 60690 1 S126DC-04200 1 S126DC-03200 CHAVEZ ALFRED& ERICKSON 0 K&ARDIS R TRUSTEES CORYELL ALICE 0&JACK W 9350 SW LEHMAN ST 9900 SW 92ND TIGARD,OR 97223 PORTLAND, OR 97223 1S126DC-05201 1S126DC-06500 COBB GREGORY J& MICHELLE M EVANS RICHARD&TRANSITO 9245 SW LOCUST ST 9275 SW LOCUST ST PORTLAND, OR 97223 TIGARD,OR 97223 1S126DC-05501 1S126DC-03800 COOLEY ERIC&RUTH FISHER MICHAEL Q 9107 SW HILL ST 9255 SW CORAL TIGARD, OR 97223 TIGARD,OR 97223 181266C-0390o 1 S126DC-01003 GAMMON LYNNE M&JERRY W LAYMAN DEBORAH J S TRUSTEE 9225 SW CORAL ST 3216 SW SCHOLLS FERRY CT PORTLAND, OR 97223 PORTLAND, OR 97221 1 S 126 D C-00901 1 S 126 DC-07800 GETHSEMANE EVANGELICAL LEHMANN SQUARE HOMEOWNERS LUTHERAN CHURCH ASSOCIATION 9640 SW GREENBURG RD 19305 ROBIN CIR#55 PORTLAND, OR 97223 WEST LINN, OR 97068 1S126DC-03600 1S126DC-02600 HANSEN JUNE A LONG BRIAN C BY AMATO DEVELOPMENT CORP 9170 SW LEHMAN ST 5151 SW SANTA MONICA CT PORTLAND,OR 97223 PORTLAND, OR 97221 1S126DC-02602 1S12600-05100 HARDIN EDNA Q REVOC LIVING TRUS LOOS BEVERLY A BY HARDIN EDNA Q TR 9365 SW LOCUST ST 4806 SW WEMBLEY PL TIGARD,OR 97223 BEAVERTON, OR 97005 1S126DC-05101 1S126DC-06700 HARRIS GREGORY E LUNDMARK ALBERT C 9036 NW BENSON ST 3381 COEUR D'ALENE DR PORTLAND, OR 97229 WEST LINN, OR 97068 1 S 126 DC-04000 1 S 126 DC-08400 HEFFLER ROBERT ARNOLD LUNDMARK ALBERT C&ELIZABETH A 9260 SW CORAL 3381 COEUR D'ALENE DR PORTLAND, OR 97223 WEST LINN. OR 97068 1 S 126DC-01 101 1 126DC-08500 HERBST BRANDON LJJANA M LU BERT C&ELIZABETH A 9245 SW LEHMAN ST 3381 E 'ALENE DR TIGARD, OR 97223 W ST LINN, OR 97068 1S126DC-04001 1S126DC-04400 HORNE ELMORE JR&FLORA M MARTIN BUILDING LLC 8775 SW LOCUST ST#9 1672 WILLAMETTE FALLS DR TIGARD, OR 97223 WEST LINN, OR 97068 1S126DC-02701 1S126DC-01102 HUNT WILLIAM TRUSTEE MILLER THOMAS M DOROTHY 8038 NW HAZELTINE ST 9745 SW 92ND AVE PORTLAND, OR 97229 PORTLAND,OR 97223 1S126DC-01006 1S126DC-04900 JOYCE DON H MMRR LLC 226 NW HERMOSA BLVD ATTN: ERIC R MILLER PORTLAND, OR 97210 9445 SW LOCUST ST PORTLAND,OR 97223 1 S 126DC-03500 1S126DC-03100 MORROW KENNETH C AUDREY RICHARDS M DALE& 9411 SW CORAL ADAMS HEATHER M PORTLAND, OR 97223 20675 SW LEBEAU RD SHERWOOD,OR 97140 1 S 126DC-03302 1 126DC-03000 MURRAY DOUGLAS J RIC- •'DS M D• & TILLIE A ADAMS t ER M 9450 SW LEHMAN 2067 LE:• •U RD PORTLAND, OR 97223 RWOOD,OR •7140 1S126DC-04601 1 S126DC-01004 O'DAY SUSIE &BRIAN LIV TRUST ROTH JEFFREY A&BETTY A BY O'DAY FRANCIS B/SUSAN A TRS 9445 SW LEHMANN 9970 SW GREENBURG RD TIGARD,OR 97223 TIGARD, OR 97223 1S126DC-05900 1S126DC-05202 PERRY CARL W AND GLORIA M RUFF MICHAEL L JOYCE E 9250 SW LEHMANN ST 12150 SW 124TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1 S 126 DC-03002 1 S 126 DC-05603 PERRY STEPHEN W SCHARBROUGH DONALD 9885 SW 92ND AVE JOYCE I TIGARD, OR 97223 10050 SW 92ND PORTLAND,OR 97223 1S126DC-09000 1S126DC-05200 PERRY STEPHEN WILLIAM AND STITT DEANE A&CAROLYN M LORINDA C 10025 SW 92ND AVE 9885 SW 92ND TIGARD,OR 97223 PORTLAND, OR 97223 1 26 DC-08800 1 S 126 DC-01005 PE-Y STEPH ILLIAM AND THOMAS HARRY LORIN. 1783 NW 143RD AVE UNIT#17 9885 ' 92 • PORTLAND, OR 97229 PORTLAND, O' 97223 1 126DC-08900 1 126DC-07900 PE--Y STEP • WILLIAM AND TIG D C OF LORIN. 1312 HALL 988 : 9 • T ARD, 97223 •RTLAND,O` 97223 1 S 126 D C-04700 1 S 126 DC-01001 PHOENIX INNS LLC TOBEY MARSHA L BY VIPS MOTOR INNS INC 9335 SW LEHMAN ST 29757 SW BOONES FERRY RD TIGARD,OR 97223 WILSONVILLE, OR 97070 1 S126DC-03700 1S126DC-05000 RASMUSSEN DARLA REV LIV TRUST TSE INVESTMENTS LLC 603 SW LARKSPUR CT PO BOX 1754 SUBLIMITY, OR 97385 LAKE OSWEGO,OR 97035 1S126DC•04500 VIP'S MOTOR INNS INC 29757 SW BOONES FERRY RD WILSONVILLE, OR 97070 1 S 126DC-07600 WEEKS H& D LIFETIME TRUST BY HOWARD B/DOROTHY M WEEKS TRS 12900 SW 9TH ST#321 BEAVERTON,OR 97005 1 126DC-07500 W - S H&D LIF TIME TRUST BY HO■ •RD ' •OROTHY M WEEKS TRS 12900 , • ST#321 • ERTON, O' 97005 1 S 126 DC-07100 KS H& D LIFETIME TRUST BY H WARD OROTHY M WEEKS TRS 12900 9TH ST#321 VERTO , R 97005 15126DC-07200 W SH&D LIFE P• ETRUST BY HO • •RD : •OROTHY M WEEKS TRS 12900 •• • ST#321 B • ERTON, •- 97005 1 S126DC-07300 W . KS H & DLIF E TRUST BY H•WA:s :/DOROTHY M WEEKS TRS 1290' A 9TH ST#321 AVERT•• •R 97005 1 126DC-07400 W' KS H& D ?ME TRUST BY H• • B/DOROTHY M WEEKS TRS 1290. ST#321 AVERTON, OR 97005 1 S 126DC-07700 EKS H&DLIF • E TRUST BY ` AR' : DOROTHY M WEEKS TRS 12900 •T ST#321 B ERTON, OR 97005 1 S126DC-03701 ZIMMERMAN LARRY D& DONNA J 9335 SW CORAL ST TIGARD, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East doc) UPDATED: 30-Dec-04 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT '!',� PLANNING DIVISION 13125 SW HALL BOULEVARD CITY TY OF TIGARD TIGARD, OREGON 97223 Community rDeveropment Shaping Better Community PHONE: 503-639-4171 FAX: 503-684-7297 (Attn: Patty/Planning) mcymy SOøt? @I(YN AI:I 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: _ .-44/) cs-t" gtz.yak , 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 proect_planner has reviewed your application for completeness, you will be notified by means of an incomp.etene letter to obtain your 2 final sets of labels. The 2 finals s of labels need to be placed on envelopes with first class letter-rate postage on the envelop the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City, for the purpose of providing notice to property owners of the proposed land use application and the decision. The 1 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: I ea ✓`A °'v PHONE: GI 7 7 f 02— 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 Call' by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE* Itr*COST FOR THIS REQUEST ** 4 sheets of labels x$2/sheet=$8.00 x 2 sets= $16.00 7sheet(s)of labels x$2/sheet x_sets= 2 sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 l sheet(s)of labels x$2/sheet for'nterested parties=$ & GENERATE LIST = $11 00 GENERATE LEST = MOD TOTAL = $31.00 TOTAL = CITY OF TIGARD 1/24/2005 13125 SW Hall Blvd. 11:08:58AM ii,1t. :,, Tigard,Oregon 97223 'i (503) 63 9-4171 Receipt #: 27200500000000000276 Date: 01/24/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid LANDUS Land Use Misc. -29.0000 @$1.0000 100-0000-438000 29.00 Line Item Total: $29.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Cash TED AMATO CAC In Person 50.00 Change CITY OF TIGARD CAC In Person (21.00) Payment Total: $29.00 cReceipt.rpt Page 1 of 1 is 126DC-03600 HANSEN JUNE A BY AMATO DEVELOPMENT CORP 5151 SW SANTA MONICA CT PORTLAND, OR 97221 APPLICANT MATERIALS PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 CCEIVED %l�`-I� 503.639.4171/503.684.7297 NOV 2004 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION afryoigTQ File#151t 8 a owl - OGX 3 Other Case # Vi4- ' _,,. - • O b9 (ID ' / gal- Date I1-.?4-0 Vf By C• Carn,h Receipt# a,o-/-615/o/ City IX I Urb Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR DirAdiustmentIVariance (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) El Subdivision (II or III) LUCA I ION WHERE PROPOSED AC IIVITYWILL OCCUR(Address it available) `f39S S.w . CoraC S--,i- . lAX MAP& l AX LU I NUS. YY1aP .I S12b bC ; 1aA J_)+ 03600 , TOTAL SI I E SIZE ZONING CLASSIFICA I ION 16 , 7Srl SI - FA- - • Q12 ) APPLICAN I* AWN WN CIA O 0 Fire to 1vv\ l 6.7%1 . _ MAILING AUURESSICI 1 Y/S I A I E/LIP (} S (S) aW SCEvt1c YY)oh1Ca Cpl • P4 ( c - C4Q _ ci?2.21 PHONE NO. I-AX NU. (S(.? ) e)`i? - k °mot e- (cot `M98 •?lob. Ted A v"ct4e) Sa iv\e PROPER I Y OWNER/UEEU HOLDER(Attach list if more than one) ArnaAO 0tIvr (otMC- ( -p . MAILING ADDRESS/CI I Y/S I A I E/LIP g4-vv‘e e.1 s Atom) _ PHONE NU. FAX NU. e cs AL'vP _ `When the owner and the applicant are different people, the applicant must be pap purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. ThebWners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) -the t ■ k 1icry.vJc rACIIAOS4S. "1-c7 cl U.v►' 4k parceA hrA) i e tr'Ot- •eSao 1 If s _ Eu r4h e-r 1 4t.,00 6u :Id 10 g< a re p vxp os(d r , ^^ a . boo a • at 1{' - O , ` r 1 q, u:4 . t� A (-t.� es d,.. A C s 1 1 • Il i I _ / (.) A r:u way S 1'rr w.. S--W.. (e yc&.Q , _ S ry_ ea c_- ..v l LA L in- - 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. vvlaNto bckyel/ vvv-K4 at-p e r " /t''/ ? � Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date • Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date CITY OF TIGARD 11/24/2004 4,, ,, 13125 SW Hall Blvd. 10:12:24AM .. Tigard,Oregon 97223 91 ' i (503) 63 9-4 17 1 Receipt #: 27200400000000005101 Date: 11/24/2004 • Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2004-00023 [LANDUS] Prelim Plat w/o PD 100-0000-438000 4,522.00 VAR2004-00089 [LANDUS]Development Adjust 100-0000-438000 108.50 VAR2004-00090 [LANDUS]Development Adjust 100-0000-438000 108.50 VAR2004 00091 [LANDUS]Development Adjust 100-0000-438000 108.50 VAR2004-00092 [LANDUS]Development Adjust 100-0000-438000 108.50 Line Item Total: $4,956.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check AMATO DEVELOPMENT CO CAC 2748 In Person 4,956.00 Payment Total: $4,956.00 DATE INVOICE AMOUNT 24-22(1211/1230 AMATO DEVELOPMENT CORPORATION 27 4 8 5151 S.W.SANTA MONICA COURT 297-8088 PORTLAND,OREGON 97221 • 71-1;a4--71-1;a4-- •-ifk.4vSC44 d /1!N9 A.v j r )1C J— - 40/1/ DOLLARS CHECK AMOUNT PAY_ DATE / Y� CHECK NO. TO THE ORDER OF - ` A` h�/ aqs-4, `� 2249 6.11 ' cam/ 1/•23 dF/1 77T�� EfMANK U.S.NATIONAL BANK of Oregon RALEIGH HILLS BRANCH PORTLAND,OREGON .4 -Al - .; -412:11011011 - ii III cReceipt.rpt Page 1 of 1 .;`an 22 05 11 : 05a p. 1 PRE-APP.HELP BY: CITY OF TIGARD PLANNING DIVISION A13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 •'1-••°1�I` 503.639,4171/503.684.7297 CITY,Il` '�1 OF TIGARD OREGON LAND USE PERMIT APPLICATION File #1 I Other Case #L .__ I Dale I I BY Receipt # I I City I. I Urb I I Date Complete[ TYPE OF PERMIT YOU ARE APPLYING FOR Et AdiustmenUVariance (I or II) ❑Minor Land Partition (II) ❑ Zone Change (III) ❑ Comprehensive Plan Amendment (IV) ❑Planned Development (III) ❑Zone Change Annexation (IV) ❑Conditional Use (Ili) ❑Sensitive Lands Review(I, II or Ill) ❑Zone Ordinance Amendment(IV) 0 Historic Overlay(II or III) ❑ Site Development Review (II) ❑ Home Occupation (II) IA Subdivision (II or III) TUCA I ION WHE}<t N}{OPOSLU AU l IVrI Y WILL OCC JR TAddress if available) 9395 s-w . Loral S-+ . -1 AX-MA-.&I AX LU I NUS. Map ISia6DC_ `` c 1_0+- O36OO , • , ZE` ZUNING'L'tkSStrtc;A l ION 16 , r? Sri - 61 - Fi - . Rya . APPCIL:AN I• /► 1_ C r A rYIA� 0(-v-ebrY CI - MAIUNG ADORE SS)CITYISTATEIZIP ,�/� (J -n } S IS 5w v'1c� mc)Y1 (CZ GA . � A ICX .) C442 _ CI )2.) I -P -----— --FAX --- - (Sv3) )' - °U. (Sv3\ `t' - ? Io2. PRIM g -CDN fAt IF-PERSON + PHONE NO. - t t-e c-( A Wvcd c> &A. t■ e - PHUPEH I Y UINNN�tH/UktU HULUER Attacnisl Irmore than one)' rGt'Y1CA0 0f U'cIp t YV\CYVI CO AAA/19 I. •• • ••-ES57CITYISTATEIZIP i AAA e et S A �OV'e . 0 • • • 0-- - I-AX NO. .ten e cr s A Love _ _ '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. TheiVivners must sign this application in the space provided on the back of this form or submit a written authorization with this application. -•-• • • •VF'•. • ease 'e specs IC ` f I —the a tirciv�/l r..cl s' o Svt Iivi1D I I L1 purCr i - �'i„ e r eh,h sQ 1 rs}s _ tr-z ri _qr_,____--I to_o_ 6� 1 J I�9 s a rye D O a" 4 i a 3 1 --_rs2 b.� .�Y`t d �,_._ L4v..LF rpcu�o�c�) rlvti� <<[le yr.✓c.{ Ctc�itdCIri . re r�C#lA�s t 4.6e-_-, 44-. -feral/ 'cvLrLt t,rNs - Ac _u_°SS .rs prc, -Y Ct 1 —te.uc) Ar;Uec�ay S _`f-c w, S,LA.)- ( y cc-Q ,, Ovin__—.se rvI t0 I Li i ri APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. - Jan 22 05 11 : 05a _ P• 2 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. w.a+n (01-r - Asp Owner's Signature Date Owne- r's Signature Date Owne- r's Signature Date Owner's Signature Date • Owner's Signature Date App licant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date CITY OF TIGARD OREGON February 23, 2005 Amato Development 5151 SW Santa Monica Ct. Portland, OR 97221 Re: Permit No. VAR2004-00089 Dear Sir/Ms.: The City of Tigard has canceled the above referenced permit(s)and enclose a refund for the following: Site Address: 9395 SW Coral St. Project Name: Coral Street Townhomes Job No.: N/A Refund: Check #036205 in the amount of$108.50. Credit card "return" receipt in the amount of$N/A. Notes: Refund fees at 100% - no adjustment exists in code to allow requested adjustment. If you have any questions please contact me at (503) 718-2430. Sincerely, Dianna Howse Permit Specialist Enc. i:\Building\Refunds\LtrRefund-Cancelpermit.doc 05/04 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 036205 4 Vendor: Amato Development Check Date' 02;15/2005 Vendor No: PER00239 Vendor Acct No: Check Amount: S108.50 Invoice Number Date Description Invoice Amount Refund-Permit 02/15.'2005 Var04-00089 Coral St Townhouses 108.50 036205 Pay: *** One hundred eight dollars and Fifty cents Date Amount 02/15/2005 S108.50 To the order of: Amato Development 5151 SW Santa Monica Ct Portland, OR 97221 City of Tigard .4111.71 Check Refund Request City of Tigard This form is used for refund requests of permit application fees paid by check transactions only. Receipts, documentation and applicant's request for refund, if applicable, must be attached to this form. Approved request (original and one copy) due Monday 5:00 PM to Accounts Payable for checks by Friday. A/P will route a copy of the request to the Tidemark System Administrator for refund of case fees. VENDOR NO.: DATE: February 15, 2005 PAYABLE TO: Amato Development REQUESTED BY: Dianna Howse 5151 SW Santa Monica Ct. Portland, OR 97221 TRANSACTION Receipt#: 2004-5101 Case#: VAR2004-00089 INFORMATION: Receipt Date: 11/24/04 Site Address: 9395 SW Coral St. Check#: 2748 Project Name: Coral Street Townhouses EXPLANATION: Refund fees at 100%-no adjustment exists in code to allow requested adjustment. EXPENDITURES: Fee Description From Receipt Revenue Account No. $Amount Example: [BUILD] Permit Fee Example: 245-0000-432000 [LANDUS] Development Adjust 100-0000-438000 $108.50 TOTAL REFUND: $108.50 APPROVALS: (IF UNDER$50) Section Manager/Professional Staff (IF UNDER$2500) Division Manager (IF UNDER $7500) Department Manager (IF UNDER $25000) City Manager (IF OVER$25000) Local Contract Review Board FOR TIDEMARK SYSTEM ADMINISTRATION_ USE ONLY,��;� Case Refund Processed: Date: J ,7 ,c/�_S By: I is Building Re funds'RefundCheckRequest.doc 05 04 r, A, CITY OF TIGARD 2/IS/20th 13125 SW Hall Blvd. 8:55:40AM Tigard,Oregon 97223 Asa I!!. (503) 639-4171 Receipt #: 27200400000000005101 Date: 11/24/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2004-00023 [LANDUS] Prelim Plat w/o PD 100-0000-438000 4,522.00 VAR2004-00089 [LANDUS] Development Adjust 100-0000-438000 108.50 VAR2004-00090 [LANDUS] Development Adjust 100-0000-438000 108.50 VA R2004-00091 [LANDUS] Development Adjust 100-0000-438000 108.50 VAR2004-00092 [LANDUS] Development Adjust 100-0000-438000 108.50 Line Item Total: $4,956.00 I'a■ments: Method Payer User II) Acct./Check No.Approval No. How Received Amount Paid Check AMATO DEVELOPMENT CO CAC 2748 In Person 4,956.00 Payment "Total: $4,956.00 cRccript.rpt Page I of I Case Activity Listing 2/7/2005 10:09:04AM TIDEMARK Case #: VAR2004-00089 COMPUTER SYSTEMS. INC. Assigned Done Updated Activity Description Date 1 Date 2 Date 3 Hold Disp To By By Notes VAR 1020 Application received 11/24/2004 None DONE CAC 11/24/2004 CAC VAR1030 Case created 11/24/2004 None DONE CAC 11/24/2004 CAC VAR1040 Pre-app.conference 11/24/2004 None DONE CAC 11/24/2004 Meeting held 8/26/04. held CAC VAR1050 Planner assigned 11/24/2004 None DONE MAS CAC 11/24/2004 Matt Scheidegger CAC VAR 1100 Application voided 2/7/2005 None VOID MAS PLL 2/7/2005 This request for an adjustment can PLL NOT be approved per Matt Scheidegger as there is no adjustment in the code to allow the requested adjustment. Page 1 of 1 CaseActivity..rpt Narraf ✓e .......... 'Dip ac"F SICCfe Wlevlf BEDSAUL/VINCENT CONSULTING LLC 825 NE 20" AVE., SUITE 300 PORTLAND, OR 97232 OFFICE(503)230.2119 FAX (503) 230.2149 DATE: November 23, 2004, Revised 12/20/04 It 1/18/05 REQUEST: Type II Subdivision to create five lots for single family attached dwellings in the R-12 zone APPLICANT: Ted Amato, Amato Development Corp. 5151 SW Santa Monica Court Portland, OR 97221 OWNER: Ted Amato, Amato Development Corp. 5151 SW Santa Monica Court Portland, OR 97221 APPLICANT REPRESENTATIVE: Bruce Vincent, Bedsaul/Vincent Consulting, LLC LEGAL DESCRIPTION: Tax Lot 3600, Map 1S1-26DC SIZE: 0.38 Acre ZONING: R-12 Medium Density Residential District LOCATION: 9395 SW Coral Street I. APPLICABLE REGULATIONS Title 18: Development Code for the City of Tigard 18.370.020 Adjustments 18.390.050 Decision Making Procedures-Type II Procedure 18.430 Subdivisions 18.510 Residential Zoning Districts, (R-12 Medium Density District) 18.630 Washington Square Regional Center 18.705 Access/Egress/Circulation 18.715 Density 18.725 Environmental Performance Standards 18.745 Landscape & Screening Standards 18.765 Off-street Parking & Loading Requirements 18.790 Tree Removal 18.795 Vision Clearance 18.810 Street& Utility Improvement Standards Page I II. AFFECTED JURISDICTIONS 1. City of Tigard: - Department of Community Development - Department of Police - Department of Engineering 2. TVFR Ill. BACKGROUND FACTS 1. On-Site Land Uses: A single family home, garage and dilapidated shed occupies TL 3600, a 0.38- acre,parcel. The existing structure, garage and shed will be removed as part of this subdivision proposal. (See Exhibit "A") Based on a series of December telephone conversation with Matt Scheidegger, staff determined that the buffering standards contained in 18.745 could not be adjusted, as requested in this original submittal. Therefore, the applicant has slightly adjusted the lot sizes and building footprints within the subdivision plat layout. As a result of the re-design, the side yard width of Lot 1 is increased from 8' to 10'. Based on the proposed re-design, the buffering standards of 18.745 are met. The side yard setback on Lot 5 remains at 4' wide, therefore an adjustment to the side yard setback will be required. 2. Site Characteristics: TL 3600, has 95' of frontage onto SW Coral Street, and gains access via an existing 10' wide driveway near the eastern property line. The dwelling is located on a flat bench of land approximately 5 feet above the street elevation. The rear yard is situated on a flat bench of land approximately 5 feet above the home elevation. 3. Surrounding Planning, Zoning and Land Use: Lands directly to the north, south, east and west are zoned R-12. A single family home, (zoned R-12), abuts the western border of the subject site, whereas a multifamily development, (also zoned R-12), abuts the eastern border of the site. Vacant lots across the street from the subject site and other single-family dwellings, (zoned R-12), occupy lots nearby. Existing offices and commercial development, (zoned MUE-1), occupy the lots abutting the intersection of Greenburg Road and Coral Street, and Greenburg Road and Lehman Street. Washington Square in across Greenburg Road from the above-mentioned office/commercial uses zoned MUC. IV. JUSTIFICATION FOR REQUEST: The following narrative is intended to justify the applicant's request, and to demonstrate compliance with all applicable and relevant City of Tigard Community Development Code (CDC) requirements related to the request. 18.370.020 Adjustments 18.370.020 B. Development Adjustments Page 2 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 82 below: 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'S COMMENT: As stated above, a single family home, (zoned R-12), abuts the western border of the subject site. According to the Buffering Matrix Table 18.745.1,(contained within the Landscaping and Screening requirements), the proposed single family attached dwellings must provide a 10' landscaped buffer between the proposed dwelling on Lot 1 and the adjacent single family dwelling. The revised lot layout/building layout shows a 10' wide landscape buffer, therefore the buffering standards of 18.745 are met. An existing multifamily development, (also zoned R-12), abuts the eastern border of the site. Therefore, Table 18.510.2 states that all attached dwelling must have a minimum 5' wide setback between the proposed attached dwelling and the existing attached dwelling east of and adjacent to the site. The proposed development plans call for a 4' wide side yard setback between Lot 5 and the lot to the east. As a result of the revised lot layout, the following development adjustment is requested: • Reduce the required easterly side yard setback on Lot 5 from 5' to 4' 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'S COMMENT: The existing parent parcel's narrow depth, combined with the owner's desire to build new dwellings that are compatible with the bulk and mass of nearby single-family detached dwellings are driving the need to request a development adjustment. Although the parent parcel has adequate square footage for five dwelling units, it is a long and narrow parcel. (i.e. 176' deep by 95.15' wide) Therefore, each new lot, and consequently each new dwelling footprint, must also be narrow in order to subdivide the 95.15' of parent lot width into five new lots. The size of the proposed dwelling footprints are driven by what the market desires, and Mr. Amato has proposed adequately sized, two-bedroom units with a two-car garage and ample rear yard areas for privacy. Combining all of the factors listed above requires a 1' reduction to the required 5' side yard setback on Lot 5. The requested adjustment only applies to the north half of the easterly side yard of Lot 5, because the footprint narrows at the garage, thus the side yard width is increased to 5' @ the garage long wall and beyond. Therefore, the requested adjustment is only needed for 1/2 of the entire side yard setback. b. The adjustment will result in the preservation of trees, if trees are present in the development area; Page 3 APPLICANT'S COMMENT: The requested development adjustment will not removed any greater number of trees that would otherwise be removed if there were no development adjustments. That is, • the trees to be removed are all fruit trees, and according to information presented at the 8/26/04 pre-app conference, fruit trees do not warrant the same protection as other native and ornamental species within Tigard. More importantly, the trees to be removed are either directly in or very nearby the footprint of dwellings or other proposed development, and/or they are in poor to fair physical condition. Therefore, their removal is warranted, because they are in poor health and are too close to the proposed development to be protected. As demonstrated by the enclosed Tree Removal Report, (See Attachment "B"), Trees # 2-5 will be removed, and trees 6-10 can be preserved, therefore there are trees that will be preserved on-site, even with the requested development adjustments. Based on the facts presented above, the development adjustment will result in the preservation of trees and is thus in compliance with this criterion. c. The adjustment will not impede adequate emergency access to the site; APPLICANT'S COMMENT: As shown on Exhibit A, the requested adjustment does not require any modification to the proposed driveways along the subject site's frontage; therefore, emergency vehicle can park in the driveways and gain access to the front and rear yard area via the proposed side yards, even though there will be slight reductions in their widths. Therefore, the requested adjustment will not impede adequate emergency access to the site in compliance with this criterion. d. There is not a reasonable alternative to the adjustment, which achieves the desired effect. APPLICANT'S COMMENT: The requested adjustment is the least amount required to strike a balance between competing factors and still achieve the desired effect of new dwellings that will blend in and not overwhelm the nearby single-family dwellings. The competing factors of narrow lot depth, construction of compatibly sized dwellings and adequately living space require a minor adjustment to the strict application of R-12 setbacks. Given the single-family detached character of the nearby residences, it seems more appropriate to grant a minor adjustment to a side yard setback that achieves the effect of lessening the new dwellings impacts on the surrounding residences. 18.390.050 Type 11 Procedure 18.390.050 B. Application requirements 18.390.050 B (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 Page 4 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. APPLICANT'S COMMENT: As set forth in Chapter 18.510.010, (Purpose), residential zones "protect the livability of existing and future residential neighborhoods, by encouraging primarily residential development with compatible non-residential development". The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. All lots within the project will average greater than 3,050 square feet in size, and attached dwelling units are a permitted use in the R-12 zone. By the very nature of the proposal, attached dwelling units are appropriate for the R-12 because they do not generate off-site impacts significantly above other similarly situated residential development. Transportation System & Bikeways The subject site will be developed into a five-lot subdivision; therefore, it will generate 50 average daily trips, based on a standard of 10 average daily trips/new dwelling units. According to the Tigard Transportation System Plan, Coral Street is classified as a Local Street. The subject site is approximately 450 feet east of the Coral Street/Greenburg Road intersection. The 50 average daily trips generated by the site would most likely head west to Greenburg Road and then north on Greenburg. Greenburg Road is classified as an Arterial, which typically handles 10,000 or more average daily trips. Vehicles entering and exiting the site could also proceed south to Locust Street, and use the stoplight at Locust Street to proceed north or south along Greenburg. Locust is classified as a Collector Street, which typically handles 5,000 or more average daily trips. Therefore, based on the subject site's low trip generation, and its close proximity to Arterial and Collector streets, the site is ideally positioned to access streets that are designed to handle large volumes of traffic, and the occupants will not have to travel long distance on local streets to access high traffic volume streets. Water, Sewer, and Storm Systems, Parks The current site is served by an 8" water line, an 8" sewer line and a 10" storm water line in Coral Street. Based on the size of the existing utilities within Coral Street, it is unlikely that proposed subdivision will have significant impacts on surrounding uses, given that the lines are appropriately sized to accommodate the surrounding commercial and residential uses. There is some dispute with a nearby neighbor as to the current capacity of the storm line/culverts and ditches to adequately handle storm water runoff from surrounding development during high volume storm events. However, D & L Design, the project engineers, have designed an on-site storm water disposal system that over-detains and cleans storm water, and that holds storm water flows to pre- development levels. (See Attachment "A") Based on the above-stated facts, D & L design concludes that the proposed subdivision will not exacerbate the current neighborhood-wide storm water disposal situation. Page 5 There is a large playground at Metzger Elementary School, located off of Locust Street just south of the subject site, and Metzger Park is north of the site near the intersection of Hall Blvd. and Hemlock Street. The outcome of this request will add five new dwellings that will add a small demand on the nearby open space and parks, but the incremental increase in demand is small in comparison to a large subdivision which is more likely to contain many families with children. As a rule, children and their families demand more park use, as compared to families without children. According to the owner, similar attached dwellings were often sold to single women and couples, who typically do not have children; therefore, it is likely that the increase in park/open space use will not significantly increase by approval of this subdivision. Impact on affected private property owners Washington Square and the busily traveled Greenburg Road are just west of the site. Commercial development occupies the intersection of Coral and Greenburg and Lehman and Greenburg. The site and surrounding land is zoned R-12. Therefore, the surrounding character of the neighborhood is one of higher density residential located close to office/commercial uses, with a regional shopping mall nearby that has already impacted the surrounding residential uses. A single family home, (zoned R-12), abuts the western border of the subject site, whereas a multifamily development, (also zoned R-12), abuts the eastern border of the site. Vacant lots across the street from the subject site and other single-family dwellings, (zoned R-12), occupy lots nearby. Based on the character of the surrounding commercial/industrial uses, it is unlikely that proposed expansion of existing uses and/or redevelopment of the site will have significant impacts on surrounding uses, because presumably all surrounding uses are generating similar amounts of noise impacts, vehicle traffic impacts and lighting impacts. Noise, odor or glare Washington Square and the busily traveled Greenburg Road are just west of the site. • Commercial development occupies the intersection of Coral and Greenburg and Lehman and Greenburg. Therefore, traffic noise, noise from commercial development and the glare from parking lot lights already impact the subject site. Based on its location, the subject site has nearby office/commercial uses and a regional shopping mall that already creates more noise than a typical small subdivision will generate. Existing single family and multifamily development surround adjacent lots. This residential subdivision will approve and permit commonly anticipated residential activities that exist on nearby lots, such as landscape maintenance, occasional entertainment of guests, recreation activities outdoors and raising of domestic (i.e. cats, dogs, etc.) pets. Therefore, the proposed residences will be surrounded by and adjacent to other residences that do not generate any significant amounts of noise, glare or odor. Based on the facts presented above, it is clear that approval of this five-lot subdivision within the R-12 existing zone will not generate significant amounts of noise, odor or glare beyond what already exists within the current R-12 zoned areas. 18.430 Subdivisions 18.430.020 General Provisions Page 6 D. Lot averaging, 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. APPLICANT'S COMMENT: According to Table 18.510.2, the minimum lot size for attached dwelling units in the R-12 zone is 3,050 square feet. As shown on Exhibit "A", the following lots sizes are proposed: Lot 1: 4,549 square feet Lot 2: 2,848 square feet Lot 3: 3,137square feet Lot 4 3,112 square feet Lot 5 3,112 square feet Therefore, based on the proposed sizes of the five, individual lots, the average lot size is 3,352, which exceeds the minimum average lot size standard of 3,050 square feet. Based on the above-stated facts, the proposal complies with this criterion. H. 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. APPLICANT'S COMMENT: The current site is served by an 8- water line, an 8" sewer line and a 10" storm water line in Coral Street. Based on the size of the existing utilities within Coral Street, it is unlikely that proposed subdivision will have significant impacts on surrounding uses, given that the lines are appropriately sized to accommodate the surrounding commercial and residential uses. There is some dispute with a nearby neighbor as to the current capacity of the storm line/culverts and ditches to adequately handle storm water runoff from surrounding development during high volume storm events. However, D & L Design, the project engineers, have designed an on-site storm water disposal system that over-detains and cleans storm water, and that holds storm water flows to pre-development levels. (See Attachment "A") Based on the above-stated facts, D & L Design concludes that the proposed subdivision will not exacerbate the current neighborhood-wide storm water disposal situation. I. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and APPLICANT'S COMMENT: There is some dispute with a nearby neighbor as to the current capacity of the storm line/culverts and ditches to adequately handle storm water runoff from surrounding development during high volume storm events. However, D & L Design, the project engineers, have designed an on-site storm water disposal system that detains and cleans storm water, and that holds storm water flows to pre-development levels. Based on the above-stated facts, D & L design concludes that the proposed subdivision will not exacerbate the current neighborhood-wide storm water disposal situation. 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 11 procedure, as governed by Chapter 18.390. Page 7 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. APPLICANT'S COMMENT: This narrative, exhibits and attachments constitute an application that complies with a Type II application as set forth in 18.390 and as detailed in the attached pre-application conference notes. Therefore, based on the proposed application submittal, this subdivision request complies with this criterion. 18.510 Residential Zoning Districts, (R-12 Medium Density District) 18.510.030 Uses APPLICANT'S COMMENT: According to Table 18.510.1, attached single family dwellings are a permitted use in the R-12 zone, therefore the proposed use of the subject site complies with this criterion. 18.630 Washington Square Regional Center 18.630.010 Purpose and Applicability APPLICANT'S COMMENT: According to 18.630.0100, the following uses must comply with the Washington Square design Standards: All new developments, including remodeling and renovation projects resulting in new no single-family residential uses, (emphasis added) are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Washington Square Regional Center. The proposed subdivision will result in five new single-family attached dwelling units, which are classified as single-family residential uses, therefore the design standards of the Washington Square Regional Center do not apply to this proposal. 18.705 Access/Egress/Circulation 18.705.030 General Provisions APPLICANT'S COMMENT: The enclosed Exhibit "A" is a scaled plan that shows the location of the proposed driveways, existing paved width of Coral Street, and all other proposed access improvements. Therefore the applicant is submitting an access plan in substantial compliance with 18.705.030 B. Lots 1-3 will share a common driveway onto Coral Street, and the remaining two lots will share a common driveway. Therefore, there will be requirements for legal evidence, in the form of deeds, easements, leases or contracts to establish the joint use; and copies of those deeds, easements, leases or contracts will be placed on permanent file with the City. The preceding joint use access proposal will comply with 18.705.030 C. Page 8 18.715 Density 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. APPLICANT'S COMMENT: The site does not contain any site-specific constraining factors as set forth under 18.715. 020, and no public ROW will be dedicated as part of this request. Therefore the net development area as defined by this criterion is the entire site square footage of 16,757. 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. APPLICANT'S COMMENT: The site is 16,757 in size, therefore: 16,757 ÷ 3,050 min. lot size = 5.49, or five units The applicants proposes 5 units, therefore the proposal complies with this criterion. 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). APPLICANT'S COMMENT: As calculated under 18.715 (B) above, the maximum number of units for this site is 5.49 units, therefore: 5.49 X 80% = 4.4 units, or 4 units. The applicants proposes 5 units, therefore the proposal complies with this criterion 18.725 Environmental Performance Standards 18.725.030 Performance Standards 18.725.030 (A) Noise APPLICANT'S COMMENT: Washington Square and the busily traveled Greenburg Road are just west of the site. Commercial development occupies the intersection of Coral and Greenburg and Lehman and Greenburg. Therefore, traffic noise, noise from commercial development and the glare from parking lot lights already impact the subject site. Based on its location, the subject site has nearby office/commercial uses and a regional shopping mall that already creates more noise than a typical small subdivision will generate. Existing single family and multifamily development surround adjacent lots. This residential subdivision will approve and permit commonly anticipated residential activities that exist on nearby lots, such as landscape maintenance, occasional entertainment of guests, recreation activities outdoors and raising of domestic (i.e. cats, dogs, etc.) pets. Therefore, the proposed Page 9 residences will be surrounded by and adjacent to other residences that do not generate any significant amounts of noise beyond what is typically generated from residential activities. Based on the facts presented above, it is clear that approval of this five-lot subdivision within the R-12 existing zone will not generate significant amounts of noise beyond what already exists within the current R-12 zoned areas. 18.725.030 (B) Visible Emissions APPLICANT'S COMMENT: Based on the responses to 18.725.030 A, it is clear that residential uses will not create visible emission beyond what one might expect. (e.g. smoke from an outdoor barbeque, dust from a leaf blower, fumes from a lawnmower) Based on the facts presented above, it is clear that approval of this five-lot subdivision will not generate significant amounts of visible emissions beyond what already exists within the current R-12 zoned areas. 18.725.030 C Vibrations APPLICANT'S COMMENT: Based on the responses to 18.725.030 A, it is clear that residential uses will not generate vibrations of the sort that this criterion aims to curtail. (e.g. heavy equipment operation, manufacturing uses) Based on the facts presented above, it is clear that approval of this five- lot subdivision will not generate significant amounts of vibrations, because commonly accepted residential practices do not typically generate noticeable vibrations. 18.725.030(D) Odors APPLICANT'S COMMENT: Based on the responses to 18.725.030 A, it is clear that residential uses will not generate offensive odors beyond what one might expect. (e.g. applications of lawn fertilizers, pesticides, house painting, gasoline fumes from a lawnmower) Based on the facts presented above, it is clear that approval of this five-lot subdivision will not generate significant amounts of odors beyond what already exists within the current R-12 zoned areas. 18.725.030 (E) Glare & Heat APPLICANT'S COMMENT: Based on the responses to 18.725.030 A, it is clear that residential uses will not generate glare and heat of the sort that this criterion aims to curtail. (e.g. highly reflective wall cladding, use of welding equipment, use of high-output outdoor security) Each individual unit may have outdoor lighting, but it will be the type of outdoor lighting typically found on most dwelling units. (e.g., 75W-100W bulb exterior fixtures) Based on the facts presented above, it is clear that approval of this five-lot subdivision will not generate significant amounts of glare beyond what already exists within the current R-12 zoned areas. 18.725.030 (F) Insects and Rodents APPLICANT'S COMMENT: Each owner of the proposed dwelling units will most likely have individual, closed lid garbage cans for garbage disposal, which inhibit insect and rodents from scattering garbage around the yard. Most homeowners would not knowingly create large piles of wood, debris, and grass Page 10 clippings that would be attractive to insects and rodents. Therefore, based on the facts presented above, it is clear that most homeowners that purchase dwellings within this five-lot subdivision will not create situations that are attractive to insects and rodents. 18.745 Landscape 8 Screening Standards 18.745.020 Applicability APPLICANT'S COMMENT: According to 18.745.020, the landscape and screening standards apply to all new development including the construction of new structures. Approval of this five-lot subdivision is defined as new development and it will ultimately result in the construction of new structures, therefore relevant standards of 18.745 applies to this request. 18.745.040 Street Trees APPLICANT'S COMMENT: If as a condition of approval, street trees are required, they will be selected, planted and maintain in accordance with 18.745.040. (See Attachment C-Landscape Plan) 18.745.050 Buffering and Screening APPLICANT'S COMMENT: As stated above, a single family home, (zoned R-12), abuts the western border of the subject site. According to the Buffering Matrix Table 18.745.1,(contained within the Landscaping and Screening requirements), the proposed single family attached dwelling development must provide a 10' landscaped buffer between the proposed dwelling on Lot 1 and the adjacent single family dwelling to the west. A 10' wide code complying buffer will be provided along the above-mentioned side yard, therefore this criterion is met. (See Exhibit A) The enclosed landscape plan meets the buffering and screening requirements as set forth in Chapter 18.745.050 (A)-(D) A multifamily development, (zoned R-12), abuts the eastern border of the subject site. According to the Buffering Matrix Table 18.745.1,(contained within the Landscaping and Screening requirements), the proposed single family attached dwelling abuts an existing multifamily development, therefore no landscaped buffer is required and none is proposed. 18.765 Off-street Parking 8 Loading Requirements 18.765.020 Applicability APPLICANT'S COMMENT: According to 18.765.020, developments that will result in the erection of new structures within any zoning district require off-street vehicle parking in accordance with Section 18.765.070. Approval of this request will result in the construction of five, attached dwelling units, therefore the relevant standards of 18.765 are applicable to this request. 18.765.030 General Provisions APPLICANT'S COMMENT: According to 18.765.030 (B), Off-street parking spaces for single-family attached dwellings shall be located on the same lot with the dwellings. As shown on Exhibit A, the proposed Page II parking spaces will be in a two-car, tandem parking garage underneath each proposed dwelling unit. Therefore, the off-street parking spaces on the same lot with the dwellings and thus comply with this criterion. 18.765.040 General Design Standards APPLICANT'S COMMENT: According to 18.765.040 (B), the number and size of access drives shall be in accordance with the requirements of Chapter 18.705, Access, Egress and Circulation. On page 9 of this narrative, the applicant has provided evidence with regard to the access, egress and circulation standards as set forth in Chapter 18.705 and thus the proposal complies with this criterion. 18.765.070 Minimum and Maximum Off-Street Parking Requirements APPLICANT'S COMMENT: According to Table 18.765.2, (Minimum and Maximum Required Off-street Vehicle and Bicycle Parking Requirements), attached single family units that are two-bedroom units must provided 1.5 parking spaces/per dwelling unit. The proposed attached dwelling units will be two bedroom units, therefore, each unit must provide three, of-site parking spaces. As stated above, two of the proposed parking spaces will be in a two-car, tandem parking garage underneath each proposed dwelling unit. There is space available in front of each garage for an additional third parking space. (See Exhibit A) Therefore, the proposal complies with this criterion, because three parking spaces/unit can be provided on-site. 18.790 Tree Removal 18.790.030 Tree Plan Requirement APPLICANT'S COMMENT: According to 18.790.030(A), a certified arborist must prepare a tree plan for the planting, removal and protection of trees for this proposed subdivision application. Attachment "B" is tree plan prepared by Ray Meyer, a certified arborist and general manager of Tree Care & Landscapes Unlimited. Mr. Meyers has numbered all trees from 1-10 in his report and notes those trees on an enclosed site plan. Trees # 2-5 will be removed, and trees 6-10 can be preserved. The trees to be removed are all fruit trees, and according to information presented at the 8/26/04 pre-app conference, fruit trees do not warrant the same protection as other native and ornamental species within Tigard. More importantly, the trees to be removed are either directly in or very nearby the footprint of dwellings or other proposed development, and/or they are in poor to fair physical condition. Therefore, their removal is warranted, because they are in poor health and are too close to the proposed development to be protected. Based on the facts presented above, the applicant is submitting a tree plan that complies with this criterion. According to 18.790.030(B), the attached tree plan must include the identification of the location, size and species of all existing trees and all trees to be removed. Trees # 2-5 will be removed as part of this proposal. The attached tree plan includes a chart that lists all site trees by specie, dbh and their viability. A map is included with the report that identifies all site trees. The arborist's report includes a tree protection plan that lists steps to protect trees Page 12 before, during and after construction of the attached dwelling units. Based on the facts presented above, the applicant is submitting a tree plan that complies with this criterion. 18.795 Vision Clearance APPLICANT'S COMMENT: As shown on Sheet C6.1, the applicant's engineer has prepared an exhibit demonstrating that vehicles entering and exiting the subject site will have up 250' of site distance eastbound and westbound on Coral Street. (See Exhibit A) As shown in all exhibits and attachments contained in these application submittals, there are no apparent and/or existing obstructions that will block the view of traffic entering and exiting the subject site. Therefore, based on the above-stated facts, the proposal complies with 18.795. 18.810 Street & Utility Improvement Standards 18.810.020 General Provisions APPLICANT'S COMMENT: According to 18.810.020, no development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this section and adequate public facilities are available. Applicants may be required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. As applied to this case, the City's Engineering Section has specified the frontage improvements required for this development. (See attached pre-app notes). The proposal will require street improvements to Coral St., which will include 16' of pavement to the street, centerline, curbing, a 5' wide sidewalk, street trees and street signs. As shown in Exhibit A, the requested street improvements are shown in the proposed development plans. Therefore, the applicant has demonstrated compliance with this criterion based on the proposed development plans in Exhibit A. IV. SUMMARY: Evidence presented in the application narrative, exhibits and attachments demonstrate that a Development Adjustment for a slight reduction to the side yard setback standards is justified. The owner proposes a balance between the setback requirements and providing five, appropriately sized dwelling units within a narrow lot frontage. The requested Development Adjustment strikes that balance. Comments made by neighbors during the neighborhood meeting suggests that Coral Street has existing storm drainage issues caused by approval of past development west and uphill from the subject site. The owner's civil engineer has proposed a method of over-detention that will not exacerbate the current storm drainage flow beyond pre-development levels. All other aspects of the proposal meet the applicable zoning code standards, or can be met by the imposition of conditions of approval. Page 13 V. CONCLUSION: This application has been submitted in accordance with the requirements established by the City of Tigard Community Development Code for a subdivision in the R-12 zone. Evidence has been presented to address all applicable sections of the Community Development Code and relevant policies and implementing strategies of the Tigard Comprehensive Plan. Therefore, based on all the evidence presented in this application narrative, exhibits and attachments, this subdivision application should be approved. Page 14 LIST OF ATTACHMENTS EXHIBIT A Engineer's Full Size Plan Set-(Existing Site Conditions, Preliminary Plat, Off-Site Analysis, Site Plan, Grading & Erosion Control, Water & Sanitary, Clear Vision Clearance EXHIBIT B 11" X 17" Reduced Engineer's Plan Set ATTACHMENT A - Civil Engineers Storm Water Narrative ATTACHMENT B - Tree Removal Report ATTACHMENT C - Landscape Plan ATTACHMENT D - Clean Water Services Service Provider Letter ATTACHMENT E - Affidavits of Posting & Mailing, 10/07/04 Neighborhood mtg. memo ATTACHMENT F- Pre-Application Conference Notes ATTACHMENT G- Copy of Deed for Subject Site ATTACHMENT H- Approved Subdivision Name ATTACHMENT I- Color Air Photo of Site & Vicinity Civil Narrative • Coral Street Subdivision Tigard, Oregon Prepared for: Ted Amato Prepared By: DL Design, Inc. 9045 SW Barbur Blvd. Suite 101 Portland, Oregon 97219 November 8, 2004 ATTACHMENT A PROJECT DESCRIPTION The site is located on Tax Lot 3600, Section 26DC, Township 1 South, Range 1 West, of the Willamette Meridian. The property is located on SW Coral Street east of Greenburg Road in Tigard, Oregon. The parcel is approximately 0.38 acres in size and slopes from northwest to southeast at a rate of about 6%. The site currently contains one residence. The project will consist of five attached single-family dwellings that will all front Coral Street. PROPOSED DRAINAGE The existing drainage system on the north side of Coral Street consists of an underground piped system to the west property line of Tax Lot 3500 (the property west of and adjacent to the subject site). At that point, a 10" line runs east along the frontage of Tax Lot 3500 and discharges into the ditch at the west line of Tax Lot 3600. (The subject site) The drainage system on the south side of Coral is a 16" line and it discharges into the existing ditch in front of Tax Lot 3600. It should be noted that the water discharging into the ditch system on the north side of Coral Street is picking up water from commercial properties west of the site, the street and an existing residential subdivision north of Coral Street. Downstream of the site, the grades flatten out and there is a system of ditches and culverts. However, there have been reports of flooding and water backing up in the ditch and culvert system on the north side of the street. Detention is required to release the water into the downstream system at the existing pre- developed rate. An underground detention system is proposed underneath the proposed driveways in front of the units. Furthermore, in an effort to mitigate some of the upstream water, the developer is proposing to over-detain and intercept some of the upstream water prior to releasing it to the downstream system. A downstream analysis will be prepared and forwarded to Clean Water Services for their review. The over-detention should not only mitigate for the new development but should reduce some of the existing runoff as well. A Storm Water Management Vault is proposed to treat the storm water per Clean Water Services standards. PROPOSED GRADING The five attached single-family dwellings will be set approximately 2 feet higher than the existing Coral Street road grades. The driveways will slope towards Coral at a rate of between 4% - 7%. Grading in the backyards will be accomplished in such a manner as to direct storm water to the front of the development and into the new storm system that will discharge into Coral Street. PROPOSED SANITARY SEWER AND WATER There is an 8" existing public sewer and a public water system in Coral Street. No new public mains are proposed. Individual 6"and 4" service laterals will be installed for the sewer and 1" services for the water connections. An existing fire hydrant exists approximately 70 feet east of the site in front of Tax Lot 3700. STREET SYSTEM Frontage improvements will consist of curb, sidewalk and pavement improvements that will be constructed as part of the development. The proposed curb location will be 16 feet from centerline with a five-foot sidewalk and five foot planter strip within the existing ROW. Two curb cuts are proposed: one for two of the units, and one for three of the units. Some street replacement may be required depending upon the cross section of the road. • •e 4•, • •A, \ --• £'niimite6 ARRORIST REPORT/TREE SURVEY Address of the Report: 9395 SW Coral St. Tigard, OR Date of the Report: November 11, 2004 Report Submitted To: Ted Amato PH: 503-998-7102 5151 SW Santa Monica Portland, OR 97221 Specie DBH Condition Additional Comments Viable/Non-Viable 1 Black Walnut 28" Fair Viable 2 Magnolia grandiflora 9" Poor Split, rot Non-Viable 3 Plum 16" Fair Viable 4 Pear 16" Poor Non-Viable 5 Cherry 14" _ Poor Split Non-Viable 6 Apple 26" Poor Split Non-Viable 7 Pear 11" Poor Split Non-Viable 8 Plum 15" Poor Split Non-Viable 9 Plum 8" Fair Viable 10 Apple _ 26" _ Poor Rot Non-Viable It appears that trees #2, 3, 4 & 5 will need to be removed in order to facilitate site use. Trees #6, 7, 8 & 10 could be preserved with some judicial pruning to reduce stress on the structural defects on the trees. A tree protection plan is included. Respectfully, Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, # PN-0160 Oregon Landscape Contractors Lic. #11604 Oregon Dept. of Agriculture, Commercial Pesticide Applicators License #775. Residential and Comm r lal praying• 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 Stale Licensed Tree Service 1162635 • Landscape Contractor 115659 • Chemical Application 11000231 • Insured P.O. Box 1566 • Lake Oswego, OR 070:35 • 503-63115''''-3165 • Vancouver 360-737-2646 • FAX 503-635-1540 Vim! t�lll wili)liirtyyv1tg,�wh,*W1/4 &ticdp i cow C.* >b I.R1�1r�1` P. Tree Protection Plan f illi�uiti�'J (REVISED 3/27/03) Follow the below listed instructions in order to provide the proper protection before, during and after construction. I. �g1or�_C_Qn; trii Q li a. Identify and number the trees to be protected, verify by mapping and/or tagging and note their size in D.B.H. (Diameter at Breast Height), variety, health and structural conditions, review plans. b, Check with local government agencies for tree protection ordinances, • c. Remove any low limbs that may be in the way of construction equipment, and prune as needed to adhere NAA standards. d. Leave a protective covering on the soil, i.e., existing groundcover or mulch. e. Notify all other contractors that these trees are to be saved and protected. f. Install a temporary 6' high metal no-climb fence to protect the trees and their root systems. Install tree protection sign on fence. Posts located 10' on center as a general rule. For every inch in diameter of the trunk (D.6.H.) allow up to 1 foot of radius from the trunk as the protected area. (Example: 24" D.13.H. = 24' radius of protected root system.) Ideally, we need to protect more than the drip zone. The drip zone into the trunk is the support roots that hold the tree up. The rcots from that drip zcne out provide nutrition, water and o:cygen. Try to avoid loss of more • than 30% of root on any one side. This allows some encroachment within the drip line. This should be determined on a case by case site conditions reviewed. g. Identify any insect or disease problems that may require treatment. h. Engineer and design proposed structures and construction to avoid root loss. Bridge type foundations can save major roots. i. Design landscape islands and planting areas large enough to accommodate trees at maturity. j. Plant the right tree in the right place. Avoid future conflicts with buildings and utilities. k. Have an experienced Arborisl review landscape plan to assure the right tree is planted in the right place and proposed changes don't kill retained mature trees. 1. Consider tree removals adjacent to trees to be saved for wind related stability concerns. 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' .:i 1 - • • 1 .ffvw..04: ..4P.1:i•,:ifft;e, ,...,„ h 1 9\tboilst and repaired pr.tr#4104'a5c0f0IPY 19 1110/r ff59Mrn, tric,u4r:1 'torwrilo 1,•A,. • . l'. .„t„... i.;• ., •. i . ,.... ..v.,.. ... •.•:•.. • 7• , : ;.3. •• t.I.,.• t ;:1) 4/. ..r. :,: ,?..,• ,,,i 1 •.;4 1, . . , I, „ ... ..,. . 1, , ., 40..,,,t.• ,. •• , .. .,•, ..:..ii.. .1.:....,....4.-LI,, i 4.'41-4c. 'A r /0%.1 • .r'' .t• `'. :,• ..' ..1(I : Project the trees from excessive'heaci'141.equip.rnehtr payllo•pn (91 0 rpiniii,,rs,,c,%,. r0 , .. . ...-7 •• . • I c.:',4,, ...1 . ,•', .•.lc, •;,!, 1..ti.t„., .341,.!01 t. 14•i;* . . . •s • ' . ;, ._ . ,.. , .I., . .. !It ..; ,■.,- lc . 1.!..1,! 1.11 ty.41 la rt r••• ' • ....• .. , . . . .. "., g. :Avoid trenching through the root,systerns, t?Pring .yPOr.khcim 9t:hAh1,01991 :00,44 . • 41 . . '' .. ' • , 4 i• t:;:"-" i'.'.4. •0.i• .! 4,t,ier: 1.-, • IP' t . . .. • . ,: •'. aye roots,. • :: . , ....! :.. ..4.,.,...!.,'1.,• ..,V. !... .;.., • .... 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" ' 1- :' 't•111,ti-., '•f . . •.',I; :....•' •1 •••• •"■•• 't"..I • 1•N •- 4 i •'• •• .4.1 IV. i il 1. i '....gl` Pa' qk ' A " 'j '..4C ••;t., ... ' . • ' •1 .. •• t• .■ .. ..• .i''''•.■:•i;itli...% 4!!•" .",' . '4 i 1 • 'i 1! !e., it; . !.. k'R,,:, •41 rot i!'7,1 ( • ... . •, ,• ; ',•. . k.', ..'It . / i• . :,11;k1,if . ‘r,:,! I 'Fi.: .. f 1,c'i-i'A..i, .,1",.i.,,■:hit 1:C,I.,•.•;-'.. CLEAN WA7'Elt SEI :ES Q003 003 09/08/04 06:57 FAX 50.08_LAiill------- } F, S' '-0?-2004 05 16 BEDSF D l`, (; - • File Number l e Q c5 ' . fi i ! S E P 0 8 2004 0 GleanWa � Services Sensitive Are Pre-Screening Site Assessm1ent Our aammItmcnt ii cicar- By___-___-- .----------- Jurisdiction _ Date _ Map 8 Tax Lot _ L a b Owner _ Site Address ` 1 �7J G41r4 A..` in Contact Proposed Activity E glexi_ Address ! ,i' a 4 • r • -` Phone ' 24 ' Y N NA Y N NA n m D SertbIUVa Area CurnpO Ite Map — Stormwater frastructure maps ll� ' ' QS # ��;LD Map /,5/ -L – El iii rri Locally s adopted studies or maps r�-y r—I X71 Other L`'T 1 ' l 1 al Specify Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No, r'• -014 a. 7 Sensitive areas potentially exist on site or within 200' of the site..THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. I Sensitive areas do not appear to exist on site or within 200' of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered 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. l J The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED_ Comments: �ea Se u e S�'�-, o r p - Reviewed By: _-'" -- - _ - Date; yl Tlo q Returned to Applicant Mail Fax Counter Date 1. Sy(Yi 155 N First Avenue,8►dta 270•I Ii laboro.Chtsuo l 07124 Pharr (503)134643621 •Fax: (b0:I)546-3,725•y�_£k:►u +aui rrssy tug A //7 frsrl-r1-71 miin- P.ei - • AFFIDAVIT OF M. _i1.G/POSTING NEIGHBOI )VI) MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE, TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: � �I, *V14ACe-tit being duly sworn, depose and say that on the day of 20 aused to have mailed to each of jhe person on the attached list, a notice of a meeting to discu a proposed development at (or near) G3�j 5w a Q I S rt CTL Stow ,"tor -2-i J�'. , a copy of which notice so mailed is attached hereto and made a part of hereof. j I further state that said notices were enclosed in envelopes plainN�addresse$to said persons and were de osited on the date indicated above in the United States Post Office located at f ( ! �p l5 $J ST` , with postage prepaid thereon. ,.f la..d� 01Q c17 Z '11,4111,. tf---- 'Signature (In the presence of a Notary Public) POSTING: I, , do affirm that I am (represent) the party initiating interest in a proposed affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) and did on the day of , 20 personally post notice indicating that the site may be proposed for a application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at (state location you posted notice on property) Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF O y 0-Y - County of $Z.cc, 9/Ip/y1 c }ss. Subscribed and sworn/affirmed before me on the &v? day of Cp4t44.r L2 U , 20 O 7: fIr: OFFICIAL SEAL r � y r KATHRYN NO ARYPUBL C-O EGON f�►.✓ COMMISSION NO. 371577 f MY COMMISSION EXPIRES AUG 13,2007 f j7Ltl�� NO RY P LIC OF OREGON My Commission Expires: a7 /3, o20O7 Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#(s): h:\login\patty\masters\affidavit of mailing-posting neighborhood meeting.doc AFFIDAVIT OF MAIL. 3/POSTING NEIGHBORHC i MEETING NOTICE j M'PORTANT NOTICE: THEAP LICA'NT !S`REQUIRED TO MAIL THE'CITYYO'VTIGARD A"COPY OF THE =NEIGHBORHOOD MEETINCNOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE"SAME TIME PROPERTY OWNERS ARE MAILED NOTICE, TO THE ADDRESS BELOW: • , , �' " ,)f City of Tigard Planning`Division p,}.� - k4�'44k;,.. 13125 SW Hall Boulevard Tigard, OR 97223-8189 n td a`' I rx.-gc, p i 4fs' ""L?R'ky,�kt- P1ll .Yl IN ADDITION;'THE'APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, , being duly sworn, depose and say that on the day of 20 I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at(or near) , a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at with postage prepaid thereon. Signature (In the presence of a Notary Public) POSTIt_l_c: /e / f)a 7 0, do affirm that I am (represent) the party initiating interest in a proposed affecting the land located at (state the approxi• •to location( ) IF no address(s) and/or tax lot(s) currently mister• .) ` / and did on the day of -,1[-t • - , 20 c,4- personally post notice indicating that the site may be proposed for a ii,r6 1v/ - v. i f,'srcL1 application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at g3?s Su) ‘ rar ( S'>C , /3) .) (state location you posted notice on property) __&df 67e---- Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF() r a>l ) County of W j n l ) ss. Subscribed and swor /affirmed afore me on the 2 I day of C�JC P 1.-o , 20 Q(-1 • OFFICIAL SEAL 1 C �? MAYELA DELATORRE •. i•' NOTARY PUBLIC-OREGON ) n ( COMMISSION NO.A362015 ( f ( t 4" I ( MY COMMISSION EXPIRES OCTOBER 13 2006 NOTARY U LIC OF ORE ON• My Commission Expires: . i7 UX)Li9 Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#(s): h:Uoginlpatty\masters\af idavit of mailing-posting neighborhood meeting.doc BEDSAUL / VINCENT CONSULTING , LLC 825 NE 20th Ave. SUITE 300 PORTLAND, OR 97232 OFFICE (503) 230.21 19 FAX (503) 230.2149 September 20, 2004 CPO 413 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Re: PROPOSED DEVELOPMENT: Subdivision to create 5, (five), lots, on Tax Lot 3600, Map 1S1-260C (9395 SW Coral Street) Dear Interested Party: BedsaulNincent Consulting, LLC is representing Ted Amato, property owner, for the property located at 9395 SW Coral Street. We are considering proposing a five-lot subdivision that will create five new lots for attached single-family dwellings. The site is zoned R-12 (twelve dwelling units/acre) Prior to applying to the City of Tigard for the necessary permits, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: October 7t, 2004 Metzger United Methodist Church 9055 SW Locust 6:30 - 7:30 PM (A neighborhood meeting sign will be posted at church entrance) Please note that this will be an informational meeting on pietirninary_development plans. These plans may be altered prior to submittal of the application to the City of Tigard. I look forward to discussing the project in more detail at the meeting. Please call Bruce Vincent at 230-2119 if you have any questions.///t62-. VI(4. eta - Sincerely,0B ice Vincent, President BedsaulNincent Consulting, LLC ;';l+r4,, _, .. ;"'�: T CITY of TIGARD L h'M OEOORAPNIC INFORMATION SVSTSIU '4% Ya m • y am:',.' .. ._ *Rut avoinFIED ., ._ ;1-a_:i BORDERS FOR: Ted Amato —°°""' . RE: I S 126DC, 3600 -11 LEHMANN (') Property owner information J is valid for 3 months from a the date printed on this map. pmweuuer ! i .: ...„r. lraaa�w ads- \ 1ee, u I , ,.., „ _ ....,.,... `�� a '. CORAL. I. rte.. .., �, • I a„ .�ro — sms.71 ,m�UIM a inwarri >wwew+« •nwwMw pp , .N • LOCUST J _ 0 100 208 300 400 Fool a 1*.2 4 FM All\lik. J y MAPLELEAFI City of Tigard ---.......'NV.,■,............. , Infanreaan m MIS map is ror general location eryara H ei xild be yenned eMIl me Development services olNe m O 13126 sw rlall enrd :/' G Tigard OR 97223 (503)8394171 Q � _ hnpJlwww.a.11gard.or.us Community Development Plot date:Sep 3,2004;C:lmagic\MAGIC03.APR 1260C-06 00 1S1260C-041 1 -12 ARTITION PLAT CORYELL JACK M&ALICE 0 OW S OF LOTS 1-3 REVOCABLE LIVING TRUST 9900 SW 92ND TIGARD,OR 97223 1 S 1260C-01002 1 S 1260C-02700 ANAST ANGELINE V CORYELL JACK M ALICE 0 9355 SW LEHMAN 9900 SW 92ND PORTLAND,OR 97223 PORTLAND,OR 97223 1S126DC-03300 1S 120CI)-00100 ATHERTON REALTY PARTNERSHIP CRESCENT GROVE CEMETERY ASS 2100 S WOLF CRESCENT GROVE CEMETERY DES PLAINES, IL 60018 9925 SW GREENBURG ROAD TIGARD,OR 97223 1 S 1260C-04800 1 S 1260C-03301 BAKER JAMES& CROFT LIVING TRUST MATHESON ROBERT T& do GARRISON PETER BAKER DIANE R 8420 SW LEHMAN PORTLAND,OR 97223 TIGARD,OR 97223 1 1260C-041101 1 S 135A8-00900 B ER JAME EOP-LINCOLN LLC MAT S OBERT T& LINCOLN CENTER COMPLEX BAK ANE R (16231-16237) TLAN R 97223 CHICAGO,IL 60690 1512613C-01201 1 135A8-00700 BOWMAN DIANE M EO• INGOT C 9705 SW 92ND AVE LINCO LATER COMPLEX TIGARD,OR 97223 (16 -16 • ICAGO, IL •0690 1S1260C-01100 ' 35A8-04400 BRAAM PIETER H M 1992 TRUST EOP- CO LLC 9315 SW LEHMAN ST LINCOL ER COMPLEX PORTLAND,OR 97223 116 -16237) ICAGO,IL 60690 1 S 126DC-04200 IS 1260C-03200 CHAVEZ ALFRED& ERICKSON 0 K&ARDIS R TRUSTEES CORYELL ALICE 0&JACK W 9350 SW LEI IMAN ST 9900 SW 92ND TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-05201 IS 1260C-06500 COBB GREGORY J&MICHELLE M EVANS RICHARD&TRANSITO 9245 SW LOCUST ST 9275 SW LOCUST ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S I26DC 05501 1 S 1261)C-03000 COOLEY ERIC&RUTH FISHER MICHAEL Q 9107 SW HILL ST 9255 SW CORAL TIGARD,OR 97223 TIGARD,OR 97223 1 S 1260C-010. t o LAYMAN DEBORAH J S TRUSTEE GAMMON LYNNE M&JERRY W 3216 SW SCHOLLS FERRY CT 9225 SW CORAL ST PORTLAND,OR 8722 PORTLAND,OR 97223 1 S 126DC-07800 GETHSEMANE C-00801 LEHMANN SQUARE HOMEOWNERS ETH EVANGELICAL ASSOCIATION LUTHERAN CHURCH ASSOCIATION IABO CIR#55 9640 SW GREENBURG RD WEST LINN, CI #55 PORTLAND,OR 97223 1 S 126DC-02600 1S1260C-03600 C R LONG LON BRIAN HANSEN MELVIN L JUNE A 9170 N B IAN CAN ST 9395 SW CORAL PORTLAND,OR 97223 PORTLAND,OR 97223 1 1 S 128DC-02602 51260C-05100 HARDIN EDNA Q REVOC LIVING TRUS LOOS BEVERLY A BY HARDIN EDNA Q TR 9365 SW LOCUST ST 4806 SW WEMBLEY PL TIGARD,OR 97223 BEAVERTON,OR 97005 1 S 1260C-067 00 1 S 126DC-05101 HARRIS GREGORY E LUNDMARK ALBERT C 9036 NW BENSON ST 3381 COEUR D'ALENE OR PORTLAND, OR 97229 WEST LINN,OR 97068 1 S126DC-08400 1 S 1260C-04000 HEFFLER ROBERT ARNOLD LUNDMARK ALBERT C&ELIZABETH A 9260 SW CORAL 3381 COEUR D'ALENE OR PORTLAND,OR 97223 WEST LINN,OR 97068 1 S 126DC-01101 1 1260C-08500 HERBST BRANDON LJJANA M I MA LBERT C&ELIZABETH A 9245 SW LEHMAN ST 338 R D'ALENE DR TIGARD,OR 97223 ST LINN, 97068 1S1260C-04001 1S126DC-04400 HORNE ELMORE JR&FLORA M MARTIN BUILDING LLC 8775 SW LOCUST ST#9 1672 WILLAMETTE FALLS DR TIGARD,OR 97223 WEST LINN,OR 97068 1 S 126DC-02701 I S 12bDC-01 102 HUNT WILLIAM TRUSTEE MILLER IIIUMAS M DOROTHY 8038 NW HAZELTINE ST 9745 SW 92ND AVE PORTLAND,OR 97229 PORT LAND,OR 97223 1 S 126DC-01006 1 S 126DC-04900 JOYCE DON H MMRR LLC 226 NW HERMOSA BLVD ATTN:ERIC R MILLER PORTLAND,OR 97210 9445 SW LOCUST ST PORTLAND,OR 97223 1 S 126DC-03500 1 S 12600.031 MORROW KENNETH C AUDREY RICHARDS M DALE& 9411 SW CORAL ADAMS HEATHER M PORTLAND,OR 97223 20675 SW LEBEAU RD SIIERWOOD,OR 97140 IS 126 DC-03302 1 S 1260C•03000 MURRAY DOUGLAS J RI • RDS M D• & TILLIE A ADAM • • LER M 9450 SW LELIMAN 2067 L AU RD PORTLAND,OR 97223 S RWOOD,O' 97140 1 S 1260C-04601 1 S 1.1600-011X14 O'DAY SUSIE&BRIAN LIV TRUST ROTH JEFFREY A&BETTY A BY O'DAY FRANCIS B/SUSAN A TRS 9445 SW LEHMANN 9970 SW GREENBURG RD TIGARD,OR 97223 TIGARD,OR 97223 1 S 1260C-05900 151260C-05202 PERRY CARL W AND GLORIA M RUFF MICHAEL L JOYCE E 9250 SW LEHMANN ST 12150 SW 124TH AVE PORTLAND, OR 97223 TIGARD,OR 97223 1 S 1260C-03002 1 S 126DC-05603 PERRY STEPHEN W SCHARBROUGH DONALD 9885 SW 92ND AVE JOYCE I TIGARD,OR 97223 10050 SW 92ND PORTLAND,OR 97223 1S1260C-09000 1S1260C-05200 PERRY STEPHEN WILLIAM AND STITT DEANE A&CAROLYN M LORINDA C 10025 SW 92ND AVE 9885 SW 92ND TIGARD,OR 97223 PORTLAND,OR 97223 1 1260C-08800 1 S 126DC-01005 PE Y STE N WILLIAM AND THOMAS HARRY LORIN 1783 NW 143RD AVE UNIT#17 988 D PORTLAND,OR 97229 RTLAND, 97223 12613C-6900 1 1260C-07800 P Y ST EN WILLIAM AND TI D OF LORI C 1312 HALL 98W4 D T ARD, 97223 RTLAND,O 97223 161260C-04700 1 S 1260C-01001 PHOENIX INNS LLC TOBEY MARSHA L BY VIPS MOTOR INNS INC 9335 SW l El IMAN ST 29757 SW BOONES FERRY RD TIGARD,OR 97223 WILSONVILL.E,OR 97070 IS 126DC-03700 1 S 12O0C-05000 RASMUSSEN DARLA REV LIV TRUST TSE INVESTMENTS LLC 603 SW LARKSPUR CT PO BOX 1754 SUBLIMITY,OR 97385 LAKE OSWEGO,OR 97035 • 1S1261JC-04500 VIP'S MOTOR INNS INC 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 1 S 1260C-07600 WEEKS H&D LIFETIME TRUST BY HOWARD B/DOROTHY M WEEKS TRS 12900 SW 9TH ST#321 BEAVERTON,OR 97005 1 260C-07500 WE S H 8 DrJAETIME TRUST BY HO B/DOROTHY M WEEKS TRS 129 9 ST 1321 AVERTON,O 97005 1 s 126ac-07100 S H&D ETIME TRUST BY HO 13/DOROTHY M WEEKS TRS 1299,6 ST#321 VERTON,O 97005 1-1260C-07200 WE- H 8 D ETIME TRUST BY HO • . % :/DOROTHY M WEEKS TRS 12901 = 91 -T#321 VERTON,OR •7005 1 , 260C-07300 W' KS H&D ETIME TRUST BY H• "• B/DOROTHY M WEEKS TRS 12911 t' 'TH ST#321 AVERTO , •R 97005 I 126DC-07400 W S H 8 D ETIME TRUST BY N• ■A:• :/DOROTHY M WEEKS TRS 12901 : •TN ST#321 AVERTO` •R 97005 1 26DC-07700 WE' •S H • • LIFETIME TRUST BY HO, RD 13/DOROTHY M WEEKS TRS 1291• •TH ST#321 AVERTO ,OR 97005 IS 1260C-03/01 ZIMMERMAN LARRY U S DONNA J 9335 SW CORAL ST TIGARD,OR 97223 • Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 48 16200 SW Pacific Highway, Suite 11242 Tigard, OR 97224 PITY OF TIC,ARI) _ I A\I IIIII RI 1II II •1.,1 iii•i )n 1► .,.i I pi) ti•� MEMORANDUM To: City of Tigard Staff CC: From: Bruce Vincent, BedsaulNincent Consulting Date: October 15, 2004 Subject: 10/07/04 Neighbor meeting for an land division to create five (5) lots on Tax Lot 3600, Map 1S1-26DC. The meeting was held in a banquet room of the Metzger United Methodist Church at 9055 SW Locust Street. The room opened at 6:15 PM for a 6:30 PM meeting. Four neighbors who received notice of this meeting attended. The neighbors live next door to the site, (Morrows), or just a few houses away. (Fishers) The applicant, (Ted Amato), and the applicant's representative, (Bruce Vincent), attended. A copy of the neighborhood meeting signature roster has been included with the application. The meeting started at 6:30 PM, with an introduction by Bruce Vincent. Mr. Vincent read the Statement of Purpose Letter as required by the neighborhood meeting process. Mr. Vincent went on to explained why the neighborhood meeting was required and who received the neighborhood meeting announcement letter. He also explained the public notice process. He then went on to explain the subdivision application process and the R-12 density, dimensional and lot area requirements. The above-mentioned presentation lasted approximately 10 minutes. Mr. Amato made a presentation after Mr. Vincent's presentation.. He detailed the layout of the proposed structures, the type of construction, and that he has built attached housing similar to the proposed within the Tigard/Beaverton area. He also discussed the possible 20% reduction of the side yard setback requirements to permit a grouping of three units and a pairing of two units separated by a yard area. He stated that the setback reduction is allowed by the zoning code, and that it would allow more light into the end units of each grouping. A question and answer period began after Mr. Amato's presentation. Mr. Morrow wanted some detail as to the fencing and screening that would separate his home from the new dwellings. Mr. Amato stated that he would consider fencing and screening on the subject site. Mr. Morrow went onto say they he did not object to a reduced setback adjacent to his property line. The Fishers main concern was not with the development per se, but more with the present problem of storm water flooding their lot during periods of heavy rain. They did not want the proposed development to exacerbate what they see as a problem. According to them the following situations have exacerbated the storm water problem: 1. They sit in a low spot on Coral Street, and narrow culvert sizes downhill from their site back up in times of heavy rains, thus flooding their lot. 2. The storm water system from the commercial development at the corner of Greenburg, Coral and Lehman proceeds downhill along its rear property line and dumps into the storm system on Coral St. The volume of storm water from that amount of impervious surface overloads the current storm system. Mr. Vincent stated that an engineer would review the storm water disposal issue, but at the present time we did not know precisely which path the storm water line would take. In summary, the neighbors had concerns on storm water disposal. The meeting ended at 7:15 PM. NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: � . S- L �UhdtvLscr„r— MEETING DATE: I.l 7/0+ 3R 5 Oral St' PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS CITY, STATE ZIP CODE ' PHONE # gZ6S 5 ecved ' 7y-4 Cic- La 3 7`19 - c( I c: � 1 ,Iti,,,,' r,,,It,,,, 2004-1 09340 C, b .2004 111:21:11 AM TOW Cut=1 81n.16 0 HOFFMAN STATUTORY WARRAN-1 . JEED 65.00$6.00$11.00$250.00.Total=$272.00 iii -§1 .3 June A.Hansen II Grantee: Amato Development Corporation 006572992004b109J4000 00 I,Jerry Hanson,Director of A m.nl and Taxation n•' Until a change is requested,all tax statements shall be sent to the and Ex•OR,cfo County Clark for Washington County, , .- . frt V, following address: Oregon,do hereby certify that the within Instrument of Mang wee rrcolv.d andr.cord.dIn the book or t 4 i , Amato Development Corporation records of cold county. s Ted Amato President Jerry Ft Hinson,Director W t mint and Taxation, :1, 5151 SW Santa Monica CI. So-CHicle County Clerk POrtland OR 97221 After Recording return to: Amato Development Corporation Ted Amato President IA5151 SW Santa Monica Ct. Portland OR 97221 ,of•it4; WASHINGTON COUNTY Escrow No. 825280 RMN REAL PROPERTY 'RAWER TAX ; � $ �� OD y -.././- Title No. 825280 � FEE PAID UATE•,rA i • JUNE A. HANSEN, Grantor, conveys and warrants to AMATO DEVELOPMENT CORPORATION, AN OREGON CORPORATION, Grantee, the following described real properly free of encumbrances except as specifically set forth herein situated in Washington County, Oregon, to wit: N. East oh of Lot 3, Block 13", LEHMAN ACRE TRACT, in the City of Tigard, County of Washington, State of tq Oregon. The said property Is free from encumbrances except: COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, SET BACK LINES,POWERS OF SPECIAL DISTRICTS,AND EASEMENTS OF RECORD,IF ANY. 2004/2005 taxes a lien due but not yet payable. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. The true consideration for this conveyance Is$250,000.00. (I lere comply with the requirements of ORS 93.030). , ni da�t Dated this c�C ' day of . �t.- , 2004. • Oil ICIAL SEAL I Cb eSt^�� RENE'NICOLESCU e A.Hansen ,.; NOTARY PUBLIC-OREGON UY QO r-N- COMMISSION NO.388854 1p(01 CA MY I'OMMISSIUN EXPIRES APR.11,2007 rY• it 1 2�7 Stale: OR — County: Washington The foregoing instrument was acknowledged before me this %��. d�. .f �` ��• , 20 OIL by: June A. Hansen 7 -' / ••1 1 Notary Public My Commissi•n Expires: TICOR TITLE INSURANCE COMPANY STATUTORY WARRANTY DEED(CL04) PAGE 1 •A.. 4 . ,It - 'e •r'M"• .4`lt l fit• ' ` • (�.+. "‘1'1. ilitozhi42-if(-6— , . 10/26/04 16 $ 503 297 2234 LE R IIL _• i+2 WASHINGTON COUNTY LAN!) USE AND TRANS'PORTAT'ION SURVEYOR'S OFFICE SUBDIVISION PLAT NAMING I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: 11 Se r(I r MAP AND TAX LOT NUMBER: 3,600 03 c CITY JURISDICTION (Which City?) OR COUNTY JURISDICTION: C/Vy hf r i )ti SURVEYOR'S NAME: COMPANY NAME: �7 .j �1 S Sc7C OWNER'S NAME: )p r5.4),1 l , / I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name: Company name: , - ./v •I� on to I. Address: ci c/ i `e, of IvVc'v'r61 ?1 �— •?)) ) Telephone number:.6o s) P) ? - 1►PS S Fax number:______ _T E-Mail: 7 r9 7/0 (') /-+.s .rv■ Signature: _e,-",f c -14-L Date: G' „1 ) '4 Name approved Washington County Surveyor's Office 155 North First Avenue, Suite 350-15 Millsboro, OR 97123 Fax: (503)846-2909 1kl:ST1uCmI)tsURVIw\I)A'1-AI)11(1W KIM(HMI IIINA 1s '11U 7.014 LJk �j9 PRE - APPLICATION CONFERENCE NOTES • CITY OF TIGARD At• PRE-APPLICATION CONFERENCE NOTE S (oum 114/1 `ett SFiapncg jr(Better Comniunity (Pre-Application Meeting Notes are Valid for Six (6) Months) RESIDENTIAL 5 FWRtFR'_ 714.0 APPLICANT: /P� , yf /o AGENT: Phone: (r'�.� $py�g' Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: `P3 ?S L •60 ce.-ramze TAX MAP(S)/LOT #(S): /5 Jy - 03(19e)© NECESSARY APPLICATIONS: CS(.)./ ) S 1 PROPOSAL DESCRIPTION: P_ / c/ 70 _c- Gtr{ COMPREHENSIVE PLAN / MAP DESIGNATION: i/ I f • ZONING MAP DESIGNATION: IF—/ CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. s/ ) MINIMUM LOT SIZE:W)t) sq. ft. Average Min. lot width: 'ft. Max. building height: 35---fL Setbacks: Front /5' ft. Side�� ft. Rear /S_ft. Corner 4t ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: 74:7)/0. GARAGES: z7 ft. [j 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 AppicafonJ lan i g Division Secbon "1 NARRATIVE [Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the OKI—ACCESS (Refer to Chapters 18.705 and 18.7651 Minimum number of accesses: Minimum access width: Minimum pavement width: (1 WALKWAY REQUIREMENTS [Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. ANZIIESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.7151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq.ft. (20%)for public right-of-way 6,534 sq. ft. (15%)for public right-of-waV NET: 34,848 square feet NET: 37,026 square feet 3,050(minimum lot area) 3,050(minimum lot area) HA Units Per Acre - 12.1 Units Per Acre k The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED_ * Minimum Prolect Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Appication&Plannirg Division Section ❑ SPECIAL SETBACKS [Refer to Code Section 18.130) STREETS: feet from the centerline of FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines_ ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements.1 FLAG LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapter 18.1301 MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. BUFFERING AND SCREENING [Refer to Code Chapter 18.745) 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 eaet-t�9undary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: �� LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. ❑ RECYCLING [Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Appbcatior/Planning Division Section PARKING (Refer to Code Chapters 18.165 a 18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family Requires: One (1) ff-street parking space per dwelling unit; and One 1) space per unit less than 500 square feet. ➢ Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. • Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS (Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Li SENSITIVE LANDS (Refer to Code Chapter 18.115) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ STEEP SLOPES (Refer to Code Section 18.715.070.C) When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. ❑ CLEANWATER SERVICES(CWS) BUFFER STANDARDS (Refer to R 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 SENSITIVE AREA DEFINITION TO SENSITIVE AREA' CORRIDOR PER-SIDE2 • Streams with intermittent flow draining: <25% 15 feet ► 10 to <50 acres >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 .onds • Streams with intermittent flow draining: >25% + 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine(break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 'Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 'The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. n SIGHS (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. L . TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.190.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, artition, 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 Apple ation/Pla nirg 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. ,.?j MITIGATION (Refer to Code Section 18.790.060.EJ REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. At CLEAR VISION AREA [Refer to Code Chapter 183951 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.FJ A FUTURE STREET PLAN shall: Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. k(PDDITIONAL 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 2% TIMES THE AVERAGE WIDTH, unless the parcel is less than 1% times the minimum lot size of the applicable zoning district. ❑ BLOCKS (Refer to Code Section 18.810.090) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) k 18.765(Off-Street Parking/Loading Requirements) 18.340(Director's 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 Proceduresllmpad Study) 18.730(Exceptions To Development Standards) t/\ 18.810(Street&Utility Improvement Standards) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) - 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) 18.745(Landscaping&Screening Standards) -18.510(Residential Zoning Districts) 18.750(Manufactured/Mobti Home Regulations) - 18.520(Commercial Zoning Districts) - 18.755(tviiKed Solid Waste/Recycling Storage) - 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Apprx;ationillanning Division Section • ADDITIONAL CONCERNS OR COMMENTS: .0•19 /_ • / P i C.,‘Cpe:-,-..46 CleffiftPlitakl‘ fler-diejle.t 97_ A � J _W/- 4r:A 1�'�•�z p __ — / i-cs,e_ � � Z43 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)t 81/2' 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 Appiication/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 riod follows al r: se decisions. An appeal on this matter would be heard by the Tigard ,� irk! . A basic flow chart is which illustrates the review proce s available from t e Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended tha 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 PUNNING DIY _i - STAFF P rON OEDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503) 684-729 E-MAIL (staffs first name)@a.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:lpattylmasters\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 Appficationlr'lanning Division Section • PRE-APPLICATION CONFERENCE NOTES AM- 411 ENGINEERING SECTION \ CCittyofTigard,Orgon Shaping getter Community PUBLIC FACILITIES Tax Maids): 1S1260C Tax Ms): 03600 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: I SW to feet I SW to feet I SW to feet SW to feet Street improvements: ® Half street improvements will be necessary along SW Coral Street, to include: ® 16 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with planter strip ® street trees spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: CITY OF TIGARD Pre-Application Conference Notes Page l of 6 Engineering Department Section ❑ 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 street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: I I street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities I I -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: ❑ street improvements will be necessary along SW , to include: feet of pavement I concrete curb I storm sewers and other underground utilities -foot concrete sidewalk I street trees I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: I feet of pavement I I concrete curb storm sewers and other underground utilities -foot concrete sidewalk I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section I 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 Coral Street. Prior to construction, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Coral Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide separate connections for each lot to the public sewer. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: 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: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section drainage plan for the site, 1 may be required to prepare a s' sin drainage analysis to ensure • that the proposed system w... accommodate runoff from upstream r,operties when fully developed. Detention is required when net, new impervious surface area exceeds 5000 square feet. 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. I I Payment of the fee in-lieu. Water Quality treatment is required when net, new impervious surface area exceeds 1000 square feet. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) Must provide preliminary sight distance certification with Land Use application. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy 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 PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section 1 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: 2 ) • °l ENGINEE IN DEPARTMENT STAFF DATE Phone: [503)639-4171 Fax: [503)624-0752 document2 Revised: September 2,2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section PRE-APPLICATION - i- - 11 CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION Applicant: A VVIC [v_ ' I' FOR STAFF USE ONLY Ive pn&4- Address: S IS.I Su) . -r 'L Mankk Phone: c2g7- $066 Case No.: a72 2,03 V- City: �� (CS • (p1 . G� Zip: i"7 11 I • Receipt No.: Application Accepted By: /i--y Contact Person: P d A vv-,a7-4, Phone: X17 - £s0cf& l Date: 6 11710q �-r Property Owner/Deed Holder(s): J(Jirl0 i !Iay.Se-t/‘ DATE OF PRE-APP.: S/2-4/ TIME OF PRE-APP.: / 0-, 14'-`' Address: 'i act 5 St t2 LUY6Ck Phone: )d 6 • 22-84- PRE-APP. HELD WITH: City: -P T(cQ -� ( - Zip: C? 2.2-7 Rev.7/1/04 i:\curpinlmasters\revised\Pre-AppRequest.doc Property Address/Location(s): c/39 5 Sw 10 va.( 5-+- - REQUIRED SUBMITTAL ELEMENTS /72.2-3 (Note: applications will not be accepted P-1-0 without the required submittal elements) Tax Map &Tax Lot#(s): 15/L 6 CO 3600 MA Lc( 36.oo Zoning: I ' ❑ Pre-Application Conf. Request Form Site Size: • 3 Q U ^/`-t G 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 prior to the meeting. All of the information identified on this form are required to be 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 A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and across the street. weeks of the Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are ❑ The Proposed Uses. one (1) hour long and are typically held between the hours of ❑ Topographic Information. Include 9:00-11:00 AM. 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 was PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE completed (see Section 18.798.080 of INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM the Tigard Community Development ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code). GROUP. ❑ Filing Fee $296.00 CITY OF TIGARD 8/17/2004 13125 SW Hall Blvd. 2:45:16PM i�,.„r.. ICI: Tigard,Oregon 9 72 23 -- _1. (503) 63 9-417 1 Receipt #: 27200400000000003653 Date: 08/17/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2004-00075 [LANDUS]PreApp Conf 100-0000-438000 296.00 Line Item Total: $296.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount P: Check AMATO DEVELOPMENT KJP 2723 In Person 296.00 CORPORATION KJP Payment Total: $296.00 DATE INVOICE AMATO DEVELOPMENT CORPORATION AMOUNT • 24-22(121)/1230 5151 S.W.SANTA MONICA COURT 297-8088 __-- PORTLAND,OREGON 97221 _=== 2723 -II PAY (AA) h u-,n e�r e e n 1^, . . 11C ..9— CO/ 1a7 CHECK NO y TO THE.ORDER.OF ^ DOLLARS ® �'1 �� .. i.: /7 /. CHECK AMOUNT , � 1?, PP 0U% I. F6ANI111 C U.S.NATIONAL BANK of Oregon J _ RALEIGH HILLS BRANCH PORTLAND,OREGON Lr ft4, / II III Page 1 of 1 cReceipt.rpt • Pre-Apps (CD Meetings) August 2004 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Thursday, August 26, 2004 8:00 8:30 9:00 Pre-app 9:30 10:00 Pre-App Ted Amato 9395 SW Coral St 5 res. units 10:30 11:00 Pre-app 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 2:39PM Tuesday,August 17,2004 �t'1 CJ pp 11 CCLv�7- S f ecj t.�lS-F 1�� —ej c1 -eu e.�Q 1 o -� ve r e S c�e yr4cGc.k UVZ i-{$ , -Two a kert/.047v es a p r-qos , A 14c,n,-,a4;,,, 4 e r, 0 s vim? rc kous_..Q (.e ;4s (L1 (d Zvi L-i,‘ , lam; � �Q, 3 s 0 s-! y o A (.4 c1.11,041� f� c OS eS .. hie C[ G--6-ak sisAeAce v\GlclIS a now S rn a C.¢ p '`'lea-'tP A 1'-i U S 4-he ct s p)a V\ m ► k-F r e- i v\ 4 het slv,il s4cify hov�ne A t-tcrw,o.-tl v-e 1s v-Pt 1 ► Z r cJ d 4 c. ov. )--o4 a s r oJ, cot , eavvy■e_ _Cv n a c( e r 4 ha oso So S m c4Q L A- 7.- a rq e r Q v.d re:4-cA 4 k e k awn ,a c 4k9 Sa.,vvte 14-v, I `- +mac etciS�t ArNeUva � (`s4 9 g a vO e °"` L-04. 2. w 4--Q t o `1 S ■ k k re. v ) ai S eccAn D /' CiJct,-te d r4 W oLAA 494 CV y PvN r (--Q w s-� s► At, 04, �I h F s � 4ei S c r vve Li) -k 3 -4 - S YHI8!T MAP TAX LOT 3600, MAP 1S 1 26DC, A PORTION OF LOT 3, BLOCK D, "LEHMANN ACRE TRACT" IN THE SE 1/4 OF SEC 26, T1 S, R 1 W, WM, WASHINGTON COUNTY, OREGON DATE: AUGUST 16, 2004 SCALE 1 "=30' . FOR: AMATO PACIFIC CORP. TAX LOT 3301 • TAX LOT 3302 113 S 89°32'00" VV 95. 15 r rob.r LEGEND & NOTES FENCE IS N. 1- IP —/ vi ' . ® = MONUMENT FOUND AS NOTED. 0.4, E. 0.8 (FOUND IN R 1) t�Q . HELD -{ 700.00 = SPOT ELEVATION (ASSUMED) k v‘.,1 X—= FENCE „� ' 44.. ..:Q • EP = EDGE OF PAVEMENT DILAPIDATED • IP = IRON PIPE WOOD SHED IR = IRON ROD SF = SQUARE FEET 708.2 SN = SURVEY NUMBER, WASHINGTON f COUNTY SURVEY RECORDS 4 O (R1) = SN 11,680 105,.6 707.8 r 1. BUILDING DIMENSIONS SHOWN ARE TO 105,4 4 THE OUTSIDE FACE OF THE SIDING. O 2. BOUNDARY AND BASIS OF BEARINGS TAX LOT 3600 ° o ARE HELD PER THE PLAT OF LEHMANN a (CS ACRE TRACT AND SURVEY NO. 22,350, p N 16,756 SF O WASHINGTON COUNTY SURVEY RECORDS. p ”' •00_ 108.9 105.7 ,. ! 7 >0(1) • TAX LOT 3500 o v GARAGE Z� 704.5 x11.9 "' REGISTERED '1°4'325.1504.5 704.3 eN Z7.6 21.4 PROFESSIONAL_ 25.fi 9395 S.W. CORAL 103.7 '" 4.9 • LAND SURVEYOR to STREET � � • ,f N SINGLE STORY • a WOOD FRAME OREGON 104,3_ 37.5 HOUSE 1 30.1 , JULY 17, 1986 k STEVEN P. BUCKLES 2231 in RENEWABLE: 12/31/05 DS U FENCE IS S. 5/8' IR (R1) A 0.4, & ON N. 0.66, W. 3.48 O PROP, LINE 95. 15 99.4 7O46 N 89'32'00" E S. W. CORAL STREET 97.13 fo0.sr EP EP (F70 FEET WIDE) FILE: A04039.DWG REPPETO & ASSOCIA TES, INC. LAND SURVEYORS CONTROL POINT NO. 2 BASIS OF ELEVATIONS A 1410 N.E. 106TH AVENUE, SUITE 100 ASSUMED 100.00 FEET PORTLAND, OREGON 97220 PHONE (503) 408-1507 FAX (503) 408-2370 Jul 28 04 02: 02p studio 5 Building Design X1-33 244 6629 p. 1 t�,.ii Je p Li.IJ 2 ' . R. L •-lf 7 12' !0 74. w=141-0 C Vt-L.. CoP-c' 31.13 3,_-ti' '� 32.-T1' I°6'• ► L-4 71 r 1 A� I I . 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G. 4 � 2 Zt: t tom.:c. l� o I ‘, 2 .8? '` ° I ---7.---- ©it /1 4 t 2 k a al -1-st, 367c,c, (._3 ts /4.4) maP ; 5'116 DL . -VV.. CORAL ST 4.,-y e7F T'tc" \PIA, 614 - , op..., ! v Pl26 row exLgr: '-'21- rj - rJ'S -v et''Se0 D (\ 4h1iiv"rd DeNeL.. Ge ., 5453 _ IA 1 - 80 es 0 wLl •I f CRT OF TIOARD Community(DewCopment Shaping J4(Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 6/7/2005 FILE NOS.: SUBDIVISION (SUB) 2004-00023 DEVELOPMENT AD USTMENT VAR 2004-00090 DEVELOPMENT AD USTMENT VAR 2004-00091 DEVELOPMENT AD USTMENT VAR 2004-00092 FILE TITLE: CORAL STREET TOWNHOUSES APPLICANT: Amato Development Corp. OWNER: June A. Hansen Attn: Ted Amato By Amato Development Corporation 5151 SW Santa Monica Ct. 5151 SW Santa Monica Court Portland, OR 97221 Portland, OR 97221 REQUEST: A request for approval for a five-unit attached single-family Subdivision of an approximately 16,757 square foot parcel. The applicant has also requested approval for three Adjustments to the side yard setbacks (five feet to four feet) of proposed lot five and the adjoining property to the east and between proposed lot three (easterly side yard) and lot four (westerly side yard). LOCATION: 9395 SW Coral Street; WCTM 1S126DC, Tax Lot 3600. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. DECISION MAKING BODY: ❑ TYPE I © TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: FEBRUARY 8, 2005 DATE COMMENTS ARE DUE: FEBRUARY 22, 2005 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ 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: MARCH 21, 2005 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® 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 ( 5( 269 DC 36 00 PUBLIC FACILITY PLAN Project: ..oral Street Townhomes COMPLETENESS CHECKLIST Date: 12/3/04 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. Provide profile 300'beyond property lines in each direction with PFI submittal. ❑ 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? Show typical meter size ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES _ ® Existing/proposed lines shown? ,i . Preliminary sizing calcs for water quality/detention Provide water quality& detention calcs provided? MRoulDe c iFrc_ 5R/Aka ❑ Water quality/detention facility shown on plans? FO IL 2 IO i 2. YR ❑ Area for facility match requirements from calcs? r ❑ Facility shown outside any wetland buffer? S Td&#4 S W/pr/ ❑ Storm stubs to adjacent parcels required/shown? itteatirri The submittal is here deemed RCOMPLETE E INCOMPLETE By: ''2"ZB O 1 Date: 12/3/04 REVISED: 12/03/04 � � 3 LAND USE APPLICA f ION Project: Date: i L7ly o COMPLETENESS REVIEW [ ] COMPLETE (INCOMPLETE STANDARD INFORMATION: „l Deed/Tide/Proof Of Ownership aSr Neighborhood Mtg. Affidavits, Minutes, list Of Attendees COL Impact Study(18.390) JZI USA Service Provider Letter ❑ Construction Cost Estimate ❑ # Sets Of Application Materials/Plans Pre-Application Conference Notes ❑ Envelopes With Postage (Verify Count) ❑ 14/4-Yrr fq✓i i S t r.,r J drt, PROJECT STATISTICS: ❑ Building Footprint Size • ❑ Ye Of Landscaping On Site (] %Of Building Impervious Surface On Site ❑ Lot Square Footage PLANS DIMENSIONED: • Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking) ❑ Truck Loading Space Where Applicable ❑ Building Height ❑ Access Approach And Aisle ❑ Visual Clearance Triangle Shown ADDITIONAL PLANS: • Vicinitytlap ❑ Architectural Plan ❑ Tree Inventory ❑ Existing Conditions Plan ❑ Landscape Plan Site Plan ❑ lighting Plan TREE PLAN/MITIGATION PLAN: ❑ �vrvt� ��fra4>6"dichM- c.r.S ❑ Prukddto i R.% ❑ Re.movoj 'PL. ❑ M•b Pi* fLtAl.4 AD ITIONAL REPORTS: (list any special reports) 4rburis4 ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(ennditian.I Use) ❑ 18.620(Tigard triangle Design Sundanfs) ❑ 18.165(011-street Posing/loading Requirement) ❑ 18.340(Daecm(s Ggr 18.630(Washington Square Regional Center) ❑ 18.115(semicre Finds knew) ❑ 18.350(Paned Deveopment) 21-- 18.70S(knasiteress/Gradaoon) ❑ 18.780(sgns) ❑ 18.360(site Development knew) ❑ 1 8.110{Acuasory ksidential unit) ❑ 18.785(terrtporuy flu remit) E L 18.370(triunes/Wiastmens) ❑ 18.71 S(Density Computations) ❑ 18.790(free Removal) ❑ 18.380(Zoning NapIt a Amendment) ❑ 18.120(Design Compatibility sta.., ❑ 18.195(Visual oeunco Area) 18.385(Niscetlaneous Permit) ❑ I 8.125(Environmental Petiornunce Standards) Li (8.797(Water Resources(*R)°redly Disrctt) 18.390(Decision Making Procedures/Impact Study) ❑ 18.730((wows to Development Standards) L] 18.798(VVueless Communication Facilities) ❑ 18.410(tot line Adiustment) ❑ 18.740(Historic overlay) ❑ 18.810(Street&flaky Improvement standards) ❑ 18.420(tine P,r000ns) ❑ I8.142(Nome occupation remit) 18.430(Tubdnuion) ❑ 1 8.145(Landscaping&Screening Standards) 18.510(Residential toning District) ❑ 18.750(N,nuIncunedninta Nome Regulations) .❑ 18.520(Connseraal coning(Wrist) ❑ 18-155(Nixed Solid Wasters ng sti,rage) ❑ 18.530(Indus7ial Inning De Uict) ❑ 18.160(Nonconforming Situations) ADDITIONAL ITEMS: 1:1curpinlmasters'revisedVand use application completeness review.dot REVISED: 17-Jan-01 Ai It\"10"., ,, December 14, 2004 �°'� CITY OF TIGARD OREGON Amato Development Corp. Attn: Ted Amato 5151 SW Santa Monica Ct. Portland, OR 97221 RE: Notice of Incomplete Submittal/SUB2004-00023 Dear Mr. Amato: The City received your request for subdivision (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 the Subdivision review. The following clarifications and additional information are required before Staff can consider your application complete and begin the review: • Address density (Chapter 18.715) in your narrative. • The items in the enclosed public facility completeness checklist must be addressed. Any questions pertaining to public facilities can be directed to Kim McMillan at (503)639-4171 ext.2642. If you have any other questions, please feel free to contact me at 503-639-4171, x2437. Sincerely, Ma hew eidegger Associate Planner i:\curpin\mathew\sub\SUB2004-00023.acc.doc c: SUB2004-00023 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 D L RECEIVED D jAN 2 6 2005 ESIGN , INC. Ofl Y .. flS�g° 9045 SW Barbur Boulevard, #101 l.A Portland, Oregon 97219 (503) 225-1679 Fax: (503) 246-2094 To: CITY OF TIGARD Date: January 25, 2005 Attn: Kim Project: CORAL STREET TOWNHOMES 13125 SW Hall Blvd. Tigard, OR 97223 DLENG#: AMA002 From Gary Darling Case/File#: TRANSMITTAL Transmitting: Via: For Your: O Attached ❑ U. S. Mail © Review& Comment • Separate Cover ❑ Rose City Messenger Service I As Requested J Number of Pages Including Cover © Delivered by: TED AMATO O Information/File Copies Description Full Sets of Plans t DilitalgaRepCirt COMMENTS: Signed: A .. . . I_.►4.. 1` �■..... . J�:.,'I CITY OF TIGARD February 8, 2005 OREGON Amato Development Corp. Attn: Ted Amato 5151 SW Santa Monica Ct. Portland, OR 97221 RE: Notice of Complete Application Submittal (Coral Street Townhouses/SUB2004-00023) Dear Mr. Amato: 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 February 7, 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, q' athew Scheideg•e r Associate Planner is\curpin\mathew\sub\SUB2004-00023 complete.doc.dot c: SUB2004-00023 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 ADDITIONAL DOCUMENTS NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION CITY Of TIGARD SUBDIVISION Community(Development Shaping A Better Community DATE OF NOTICE: February 8, 2005 FILE NUMBERS: SUBDIVISION (SUB) 2004-00023 DEVELOPMENT AD USTMENT AR 2004-00090 DEVELOPMENT AD USTMENT AR 2004-00091 DEVELOPMENT AD USTMENT AR 2004-00092 FILE NAME: CORAL STREET TOWNHOUSES PROPOSAL: A request for approval for a five-unit attached single-family Subdivision of an approximately 16,757 square foot parcel. The applicant has also requested approval for three Adjustments to the side yard setbacks (five feet to four feet) of proposed lot five and the adjoining property to the east and between proposed lot three (easterly side yard) and lot four (westerly side yard). ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 9395 SW Coral Street; WCTM 1S126DC, Tax Lot 3600. 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 " + e 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 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 MARCH 21, 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." ,�� VICINITY MAP L 1 ST W 11111 _ e ! SUB2004-00023 SOROPS �I- VAR2004-00090 l •1 VAR2004-00091 = YAR2004 00092 h i 1 Cc LENNAFN NO CORAL STREET 11 111 Mill i::i■ .�1 TOWNHOUSES ■=�� .■111 1i CORAL ■ i 44 / 1 - 1 111 `, la IIF ( ri H d _ NM .._-. N ImpIt . . ,._. _.ST j ... ...... _______ _ _ . 111.1 J MAPLELEAF ST Stk NOTICE OF TYPE II DECISION 44, SUBDIVISION (SUB) 2004-00023 °'J AUL CITY OF TIOARD CORAL STREET TOWNHOUSES Community ette Community y Better�ommunit 120 DAYS = 6/7/2005 SECTION I. APPLICATION SUMMARY FILE NAME: CORAL STREET TOWNHOUSES CASE NOS.: Subdivision (SUB) SUB2004-00023 Adjustment (VAR) VAR2004-00090 Adjustment (VAR) VAR2004-00091 Adjustment (VAR) VAR2004-00092 REQUEST: The applicant is requesting approval for a 5-lot single-family attached dwelling unit Subdivision on approximately .38 acres. The applicant is also requesting approval for an Adjustment to reduce the setbacks between the proposed homes on lot #3 and lot #4 from five feet to four feet and the eastern side yard setback of proposed lot #5 from five feet to four feet. APPLICANT: Amato Development Corp. OWNER: June A. Hansen Attn: Ted Amato By Amato Development Corporation 5151 SW Santa Monica Ct. 5151 SW Santa Monica Ct. Portland, OR 97221 Portland, OR 97221 COMPREHENSIVE PLAN DESIGNATION: R-12; Medium-Density Residential. ZONE: R-12; The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9395 SW Coral Street; WCTM 1S126DC, Tax Lot 3600. 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 APRIL 1, 2005 AND EFFECTIVE ON APRIL 16, 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 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 APRIL 15, 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. - - ! '.( .,e•..r.e i..n�r pen,..i,• EL VICINITY MAP L 91sT !�-n -<- n,i' 4 SUB2004-00023 BORDER VAR2004-00090 I i VAR2004-00091 VAR2004-00092 Maill _ CORAL STREET � .:i.0 T TOWNHOUSES I,",:ItAlliimilir H�U I �4 r � — I I 1 I —ir9. I _ — I . LOCUST - - ST - \ MAPLELEAF 6T ,�,---N__/- y, My efii`xd ',S,-xrw ern..aw+.., -_ 'frt. 1611 � q I " . --1/: i , ro Q J i,i'==i ' I' I a ii I • , ii t 1 1 0 o ,1 M1 ,it' o -.. __ i. _ __ -taR�tae.ia� 3 l ' gt 4( fits- 4 4 ov - my OF TIGARD f SUB2004-00023/VAR2004-00090,91 &92 s (Map M not to scale) N CORAL STREET TOWNHOUSES /2L ,24W Q00,2 3 7?Y�l Ova a-r. 4,48S e e d 44 S�G�P l�vit -74rc4/m Ivn-v) a9-e Zoacr-A0 c/ 7�cti-2 teat S x'10 m0cla hisi-vk v 3ra,tgz- `� cPo/,'vs-,jv�elvl 44, 2 /keS �//ou ��v/, CUP ez,e5vi -76 c-r 417A/ /, S tey'L --743 /a yard-- %khe2irP, Our /zoav /v74 a/f044(5 ,1)1 )--)p/\ toco / et76( v4, z %c_ -7z417,4 ofe7/4,4) as &44,..a, ,Ices .nitNA ya.47) "4z)�i .04 c/V 72'./ Lam /f/ / ! -...t*- - - _L____ _ _i..95'-'13/4" 1_ I- 1 71:195- I I I I o� hi a)44/4-C! gA;1........... ' co ' 1 /S-KS ' I / St/ I I /I-SvI /e So / I I I I I I I I Is S%zos = 1 4?/? - ' F 1 2161st 3,25g f f 1 1 3c2Sf c . 3,„25 ' 1 I I I I 11 r" 1 - 1 1 1 I I - 1 1 I I 1 1 I 1 1 1 CU ] ED o CJ EJ EJ I ] o El IA I ■.. 1 -ROI 1 � � 1 � ■ig 1 .a■ I 1 I I I® I c I g' `El' L o L � L _c . .J o _ it .01%\l,,, �e I i1 k _ I ;° m '" Ci ]U0 �Ell Q n]NM NM[fl '-' � 11111 I III 1__� i 1 11111 1 X111 1 III 11 I • I • 1 011 d i I o 0 0 . , Fo o 0 o ,io of 1 I I 11 I 1 1 11-6' 61 , il'-6' r 11-6' , I 1 11'-6' J. 11'-6' , I r = .=....._r_..=_.._ _I I 1 1 L . 1 1 I 11 I 1 II 1 1 1 1 1 1 1 1 1 11 1 4 10' 14'-6" 15'-1++' 14'-6" 441, 14'-6" 14'-6" 4',li 1 Unit A ' Unit = ' Unit C 11 I unit ' Unit _ II 1 I I First Fir: 1,185 if I First Fir: 1,1 if I First Fir: 1,185 sf I I I First Fir: 1,185 if I First Fir: 1,185 III I 12nd: 2nd: =f 2nd: Trd: 2nd:.2563 95'-1%1' - - - - - - SITE & MAIN FLOOR PLAN 'SCALE:1F16'=1'-U" APR-25-2005 14:10 TREE CARE UNLIMITEI 503 635 1549 P.01i02 �� =- • a . P.Q. Box 1566 P E " r ., '�. L4ke Oswego, OR 9703E Voice: 503-635-3165 °//Iimite6 S � 3 Fax: 503-635-1549 Web Site: www.tclu.com E-mail: info©tclu.com cl/Zc/ DATE: Gc TO: 6_ 7427 l L_cA.. 1 � , 7 ,15 zUq Fax: g f V�' Voice: Number oj- s (Including this Page): FROM: A /7), L/,--N Comments: APR-25-2005 14: 10 TREE CARE UNLIMITED 503 635 1549 P.02/02 1p t'4liimitev ARBORIST REPORT Address of the Report: 9395 SW Coral St. Tigard, OR Date of the Report: April 25, 2005 Report Submitted To: Ted Amato PH: 503-998-7102 5151 SW Santa Monica Portland, OR 97221 I discussed the tree protection with Matt Stine, City of Tigard Forester on April 25, 2005. As for the fruit trees In back they can be removed. If any of them are over 12" D.B.H. and in viable condition they will need to be mitigated. As for the Walnut tree in the front yard located on the east property line, no tree protection will be required if.you plan on using the existing driveway. However, if the existing driveway is to be removed, you must contact me to discuss tree protection measures as the root system would then be exposed. Please call if I can be of further service at 503-793-1030. 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 Goll Course Superintendents'Association • Oregon Landscape Contractors Association State Licensed Tree Service ff62635 • Landscape Contractor#5659 •Chemical Application#000231 Insur^r P.O. Box 1566 • Lake Oswego, OR 97035 • 503-635-3165 • Vancouver , FAX 5 = ' ..ill.;...,.., ... , Visit our web site at www.treecaarelandscnpes corn TIITAI P.A2 Conditions Associated With 8/9/2005 9:36:11AM TIDEMARK Case#: SUB2004-00023 COMPUTER SYSTEMS. INC. Condition Status Updated' Code Title Hold Status Changed By Tag Date By 7. 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 Coral Street. The improvements adjacent to this site shall include: A. City standard pavement section for a half street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb,or curb and gutter as needed; D. storm drainage,including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer,to be approved by City Engineer; I. underground utilities; J. street signs(if applicable); K. driveway apron(if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Coral Street in a safe manner,as approved by the Engineering Department. 1 PROFILE CORAL ST EXTEND 300 FT None NOT MET KSM 5/6/2005 DLW2 8. A profile of Coral Street shall be required,extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 1 CONECTN PERMIT BLDG TO SS SYSTEM None NOT MET KSM 5/6/2005 DLW2 9. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 1 DOWNSTREAM CAPACITY None NOT MET KSM 5/6/2005 DLW2 10. Prior to construction,the applicant's design engineer shall submit documentation,for review by the City(Kim McMillan),of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume,but in no event less than 1/4 mile. 1 FIX CAPACTY PROB OR ONSIT DET FAC None NOT MET KSM 5/6/2005 DLW2 11. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the development,the developer shall correct the capacity problem or construct an on-site detention facility. 1 REV STRM DRAIN PLNS&CALCULATION None NOT MET KSM 5/6/2005 DLW2 12. The applicant's engineer shall submit revised storm drainage plans and calculations that incorporate the requirements of Washington County and Clean Water Services pertaining to downstream improvements. 1 TVWD APPRVL WTR CONNECTION None NOT MET KSM 5/6/2005 DLW2 13. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 1 EROSION CONTROL PLAN None NOT MET KSM 5/6/2005 DLW2 14. 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." 1 PRELIM SITE DIST CERTIFICATION None NOT MET KSM 5/6/2005 DLW2 15. The applicant's engineer shall submit preliminary sight distance certification with a list of improvements required to meet the standard with the PFI application. 1 ACCES PLN SHOWNG DRIVWY CONFIG None Met 8/9/2005 MAS 8/9/2005 MAS 16. Provide an access plan showing the driveway configuration to the proposed units. Page 2 of 5 CaseConditions..rpt op La/k4, ob. , .51.) 20c4-0 ;o2-5 °:111iMAIO" ARBORIST REPORT Address of the Report: 9395 SW Coral St. Tigard, OR Date of the Report: November 17, 2005 Report Submitted To: Ted Amato PH: 503-998-7102 5151 SW Santa Monica Portland, OR 97221 Tree #1, a 28" D.B.H. Black Walnut is being preserved on the SE corner of this site within 5' of the property lines, both east and south. The city is calling for a public sidewalk to be installed in this same area (hopefully the walk can be curb tight here) this could have some impact on the root system. On the west side of the tree, again within 5' of the trunk, is an existing driveway, as well as a driveway on the east side of the tree. Because of these issues the tree protection fencing will be installed within 5" of the tree trunk on 3 sides so as to allow the approved construction to occur. As the site arborist I will need to supervise all work within 20' of this tree in an effort to preserve the root system. The tree is not in good condition and there may come a time that I will need to contact the city arborist for a removal permit, if he concurs. This will depend on root losses if any. I will need to be notified when work is to begin and when activities are planned near the tree. I will need to send the City of Tigard a report every 2 weeks. Respe fully, 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 AUTHORIZED SIGNATURE DATE 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 , - 574°I%11')\-IAA )I 1 .r • ! Ail • --?.^. ?.A d 0(1, Q4. -r.t''''°a\-AV --- A-1.S ....... I-.1-r^-e''''-"‘.. ,, •.-.' ' I• 0., .,,..,.• .... . 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Ai (1,A,c1 ).4,1 ■ t.. • !, ••••.., k i, 1,, `‘.1.?.1 •,`.."5.17.;" ''•.'.'•kr.'',,'.&.; , •,,4 t.•.' .41 1 : i' r" S .------------ . r t R 1 • ,`41 d; S 1 Or 1 ° 1 it -1 If.---k--... . _„.-----1 ---.1 l>4.1 14.1 ? • 1-:-: ---J ---N 40 ( 1+74 • r 11 6- 1-- I -- 1 Iv' I' ..,,. JOINT USE AND MAINTENANCE AGREEMENT FOR STORM D' • AGE SYSTEM I This agreement dated this � day o f1'/ , i ' 2006,by Amato Development Corporation, owner of the properties describ•on the att. hed Exhibit A. WHEREAS,the parties are or will be joint users of that common private Storm Drainage System (The System)described on the attached Exhibit B, and reflected in a concurrent grant of easement; WHEREAS,the parties agree to share the cost and expense of maintaining The System; NOW, THEREFORE,the parties agree as follows: 1. The parties hereby each commit themselves,their heirs and assigns, and any person who obtains title from them to one of the properties, so long as no governmental jurisdiction has assumed maintenance and repair responsibilities for The System,to do the following: a) Maintain such Storm Drainage System in good maintenance and repair to applicable governmental standards. 2. The parties agree to equally share the cost and expense of maintenance of The System. If the act or omission of any owner causes damage to The System,that owner shall be responsible for the necessary repair. 3. Each party shall have the obligation to maintain and repair the downspouts serving his parcel and living units thereon,to the point of connection with the main system. 4. From time to time, as funds are required to pay the costs and expenses authorized and incurred under this agreement, each party shall pay his percentage share of the sums required within thirty(30)days of receipt of notice that such funds are required. 5. Should an owner of a property hereunder neglect of refuse to pay repair and maintenance expenses as provided hereunder,then the property and easement rights to the party so neglecting or refusing to pay shall be subject to a lien in the noticed amount. 6. Unless otherwise provided by applicable statute, any notice,demand, or report required under this agreement shall be sent to each party in care of the street address of his parcel or in the event the owner does not reside on the said property, in care of the current property tax notification address of the property;provided,however,that an owner can change his notification address hereunder by written notice to each other party. Any required notice or demand shall be made by hand delivery or by certified mail, and shall be deemed received on actual receipt or 48 hours after being so mailed,whichever first occurs. Page 1 —Joint Use and Maintenance Agreement 7. The owners shall require all workmen and contractors undertaking work hereunder to maintain standard liability insurance in a reasonable amount from a reputable insurance company protecting each owner. 8. Each of the parties agrees to release and indemnify the others against all liability for injury to himself or damage to his property when such injury of damage shall result from or be attributable to any maintenance or repairs undertaken pursuant to this agreement. 9. The owners of The System shall hold harmless,defend, and indemnify the City of Tigard,against any claims,actions,and suits brought against any of them arising out of their failure to properly maintain The System. 10. In the event that the City of Tigard or any successor entity agrees to maintain The System which is the subject of this agreement,the parties shall thereby automatically be released form the maintenance and repair,and any other obligations of this agreement and the relationship between the parties under this agreement shall thereupon cease. Absent such an occurrence,the owners may not withdraw from or terminate this agreement. 11. The rights and obligations created hereunder are intended to run with the land and shall apply to each owner of the properties covered hereby,his heirs, personal representatives and assigns. In the event any additional Tracts are hereafter created from the existing properties as a result of further divisions of the same,the owners of the said Tracts shall possess an undivided ownership interest in The System and shall participate equally under the same terms as the original parties. 12. In the event of a disagreement concerning maintenance obligations and payments,the owners shall agree upon an arbitrator who shall resolve the disagreement. If the owners cannot agree on an arbitrator,the presiding judge of Washington County Circuit Court shall appoint an arbitrator. The decision of the arbitrator shall be binding on the owners and the arbitration fees shall be borne equally by the owners. IN WITNESS WHEREOF,the parties have executed this agreement on the date above written. Gf' i �1�f Li / ,2a I Amato evelopment Corporation Page 2—Joint Use and Maintenance Agreement EXHIBIT A The property which is the subject of this agreement is known as: Lots 1,2,3,4, and 5,HANSEN PARK, in the City of Tigard, County of Washington, State of Oregon. Page 3 -Joint Use and Maintenance Agreement c I31 l L L L L v d 0 o a T 3 AQE1 pohIN • L 1 L L AOE 4" DRA1 • rr 14n BUi LORI6 CLEADa? couuernon LeANOU T CLtA0ou7 • Dap 51TEL- t" CATo-1 $Fist Ev 6"TReNtw DRAIN � TI2EwcH jQAlrr I rt q PR oPERrY 1-t ue 16/I �— - a f 6-0 1E" Pua, ..tic S T or2rV1 LIDE S_ W. CeRAL S T. 20' 10' 0 20' _ SCALE.- 1" = 20' PAGE 4 — JOINT USE AND MAINTENACE AGREEMENT STATE OF OREGON, COUNTY OF MULTNOMAH The fc, ■∎ efnstr tent was a - owledged before me this f day o -' 4 i 4006, by R. mzfto, as Pr-. ∎ - , of , • D-ve o meat Cor oratioi�� p P //� l .44. i / : et v.WPC or Ore_on a''. 4i _ ,_ M} Commission Expires: IIPIMPCIAL SEAL/'� .z.#0^ ., •E Ne'l'gCOLESCU OFFICIAL SEAL �� - 0 ., v+��BLIC-OREGON .• C0M SS10N NO.366854 ,',�r RENE'NICOLESCU �r NOTARY PUBLIC OREGON MY•''MISSION L'.PiRES APR.11,2007 �r4;i COMMISSION NO.365854 MY COMMISSION EXPIRES APR.11,2007 JOINT USE AND MAINTENANCE AGREEMENT FOR PRIVATE DRIVEWAYS This agreement dated this ( -24=' day • '.1 / ,(4 2006,by Amato Development Corporation, owner of the properties descri• on the attached Exhibit A. WHEREAS,the parties are or will be joint users of those private driveways(The Driveways) described on the attached Exhibit B, and reflected in a concurrent grant of easement; WHEREAS,the parties agree to share the cost and expense of maintaining The Driveways; NOW, THEREFORE,the parties agree as follows: 1. The parties hereby each commit themselves,their heirs and assigns, and any person who obtains title from them to one of the properties, so long as no governmental jurisdiction has assumed maintenance and repair responsibilities for The Driveways,to do the following: a) Maintain such Driveways in good maintenance and repair to applicable governmental standards. 2. The parties agree to equally share the cost and expense of maintenance of The Driveways. If the act or omission of any owner causes damage to The Driveways, that owner shall be responsible for the necessary repair. 3. From time to time,as funds are required to pay the costs and expenses authorized and incurred under this agreement,each party shall pay his percentage share of the sums required within thirty(30)days of receipt of notice that such funds are required. 4. Should an owner of a property hereunder neglect of refuse to pay repair and maintenance expenses as provided hereunder,then the property and easement rights to the party so neglecting or refusing to pay shall be subject to a lien in the noticed amount. 5. Unless otherwise provided by applicable statute, any notice,demand,or report required under this agreement shall be sent to each party in care of the street address of his parcel or in the event the owner does not reside on the said property, in care of the current property tax notification address of the property;provided,however,that an owner can change his notification address hereunder by written notice to each other party. Any required notice or demand shall be made by hand delivery or by certified mail,and shall be deemed received on actual receipt or 48 hours after being so mailed,whichever first occurs. 6. The owners shall require all workmen and contractors undertaking work hereunder to maintain standard liability insurance in a reasonable amount from a reputable insurance company protecting each owner. Page 1 —Joint Use and Maintenance Agreement • 7. Each of the parties agrees to release and indemnify the others against all liability for injury to himself or damage to his property when such injury of damage shall result from or be attributable to any maintenance or repairs undertaken pursuant to this agreement. 8. The owners of The System shall hold harmless, defend,and indemnify the City of Tigard, against any claims, actions, and suits brought against any of them arising out of their failure to properly maintain The Driveways. 9. In the event that the City of Tigard or any successor entity agrees to maintain The Driveways which are the subject of this agreement,the parties shall thereby automatically be released form the maintenance and repair,and any other obligations of this agreement and the relationship between the parties under this agreement shall thereupon cease. Absent such an occurrence,the owners may not withdraw from or terminate this agreement. 10. The rights and obligations created hereunder are intended to run with the land and shall apply to each owner of the properties covered hereby, his heirs, personal representatives and assigns. In the event any additional Tracts are hereafter created from the existing properties as a result of further divisions of the same,the owners of the said Tracts shall possess an undivided ownership interest in The Driveways and shall participate equally under the same terms as the original parties. 11. In the event of a disagreement concerning maintenance obligations and payments,the owners shall agree upon an arbitrator who shall resolve the disagreement. If the owners cannot agree on an arbitrator, the presiding judge of Washington County Circuit Court shall appoint an arbitrator. The decision of the arbitrator shall be binding on the owners and the arbitration fees shall be borne equally by the owners. IN WITNESS WHEREOF,the parties have executed this agreement on the date above written. / Amat evelopment Corporation Page 2—Joint Use and Maintenance Agreement EXHIBIT A The real property which is the subject of this agreement is known as: Lots 4 and 5, HANSEN PARK; in the City of Tigard, County of Washington, State of Oregon. Page 3 -Joint Use and Maintenance Agreement EXHIBIT B The real property which is the subject of this agreement is known as: The South 25 feet of Lot 4, HANSEN PARK, in the City of Tigard, County of Washington, State of Oregon. Page 4 -Joint Use and Maintenance Agreement STATE OF OREGON, COUNTY OF MULTNOMAII The fore,_'a*�'_ lstrument was acknowledged before me this I7�day , j/, i' "006, by Rai /1;?'. Amyt, as Pres' t, of a i 1 ato Development Corporation/ ; 1/1/11A, , ../i . N a f ublic for , 7go /� , My Commission Expir j: OFFICIAL SEAL OFF IAL SEAL {'4RENE'NICOLESCU - tr. NICOLESCU .74 NOTARY PUBLIC-OREGON S N�t'�M1.,'ON Np 366864 �.c;' COMMISSION NO.366854 CUB MY COMMISSION EXPIRES APR.11,2007 MY COmMiSS, <.., `ES APR.11,2007 I. JOINT USE AND MAINTENANCE AGREEMENT FOR PRIVATE DRIVEWAYS This agreement dated this / 7.i day of nuM r 2006,by Amato Development Corporation,owner of the properties describe on the att del'ied Exhibit A. WHEREAS,the parties are or will be joint users of those private driveways(The Driveways) described on the attached Exhibit B, and reflected in a concurrent grant of easement; WHEREAS,the parties agree to share the cost and expense of maintaining The Driveways; NOW, THEREFORE,the parties agree as follows: 1. The parties hereby each commit themselves,their heirs and assigns, and any person who obtains title from them to one of the properties, so long as no governmental jurisdiction has assumed maintenance and repair responsibilities for The Driveways,to do the following: a) Maintain such Driveways in good maintenance and repair to applicable governmental standards. 2. The parties agree to equally share the cost and expense of maintenance of The Driveways. If the act or omission of any owner causes damage to The Driveways, that owner shall be responsible for the necessary repair. 3. From time to time,as funds are required to pay the costs and expenses authorized and incurred under this agreement, each party shall pay his percentage share of the sums required within thirty(30)days of receipt of notice that such funds are required. 4. Should an owner of a property hereunder neglect of refuse to pay repair and maintenance expenses as provided hereunder,then the property and easement rights to the party so neglecting or refusing to pay shall be subject to a lien in the noticed amount. 5. Unless otherwise provided by applicable statute,any notice, demand, or report required under this agreement shall be sent to each party in care of the street address of his parcel or in the event the owner does not reside on the said property, in care of the current property tax notification address of the property;provided, however,that an owner can change his notification address hereunder by written notice to each other party. Any required notice or demand shall be made by hand delivery or by certified mail, and shall be deemed received on actual receipt or 48 hours after being so mailed,whichever first occurs. 6. The owners shall require all workmen and contractors undertaking work hereunder to maintain standard liability insurance in a reasonable amount from a reputable insurance company protecting each owner. Page 1 —Joint Use and Maintenance Agreement 7. Each of the parties agrees to release and indemnify the others against all liability for injury to himself or damage to his property when such injury of damage shall result from or be attributable to any maintenance or repairs undertaken pursuant to this agreement. 8. The owners of The System shall hold harmless,defend,and indemnify the City of Tigard, against any claims, actions,and suits brought against any of them arising out of their failure to properly maintain The Driveways. 9. In the event that the City of Tigard or any successor entity agrees to maintain The Driveways which are the subject of this agreement,the parties shall thereby automatically be released form the maintenance and repair,and any other obligations of this agreement and the relationship between the parties under this agreement shall thereupon cease. Absent such an occurrence,the owners may not withdraw from or terminate this agreement. 10. The rights and obligations created hereunder are intended to run with the land and shall apply to each owner of the properties covered hereby,his heirs,personal representatives and assigns. In the event any additional Tracts are hereafter created from the existing properties as a result of further divisions of the same,the owners of the said Tracts shall possess an undivided ownership interest in The Driveways and shall participate equally under the same terms as the original parties. 11. In the event of a disagreement concerning maintenance obligations and payments,the owners shall agree upon an arbitrator who shall resolve the disagreement. If the owners cannot agree on an arbitrator,the presiding judge of Washington County Circuit Court shall appoint an arbitrator. The decision of the arbitrator shall be binding on the owners and the arbitration fees shall be borne equally by the owners. IN WITNESS WHEREOF,the parties have executed this agreement on the date above written. /•7 .2lPte,O Amato ►evelopment Corpo tion Page 2—Joint Use and Maintenance Agreement EXHIBIT A The real property which is the subject of this agreement is known as: Lots 1, 2,and 3, HANSEN PARK; in the City of Tigard, County of Washington, State of Oregon. Page 3 -Joint Use and Maintenance Agreement EXHIBIT B The real property which is the subject of this agreement is known as: That portion of Lots 1,2, and 3, HANSEN PARK, in the City of Tigard, County of Washington, State of Oregon that is depicted as"Private Reciprocal Ingress- Egress Easement"on the recorded plat of said HANSEN PARK. O • 95. 15 (Dili ■ 24.50 15. 15 18.50 18.50 18.50" / NO/ / / / / / / IL V IL / ^ Co N � (f / ., � � N IN O C IN w '� N tn co - /2 (O k/(\-1. ^ I NI' k I QS f■ z QS in k ►\ �/ "' N co , O co o N N N ;E 347, i/O O w ° `- o o W V.C.D.R. Z M Z- W. 10 z / o Z � W d- / 0 L 0 0 Wo O o / �� v I / rtw � Z WW 0 c � / Wz Z Z P. WSW � LI kW c [1_ k' ' o 0 o N 89"32'00" E p W 4, IN 7 p \ _ 41_15_ ty ad a �9�,�Z-114.49 15.15 11.51 , 5/tri !y / —cv- -- - �N. \ i 24.50 15. 1 18.50 18.50 18.50 N 89'32'00" E 95. 15 (D1) '43'30" E 1631.30 MEASURED 1 4) 88'11 '10" E 1631. 15 GRID ,43.1 tri S Page 4 - Joint Use and Maintenance Agreement i _ . STATE OF OREGON, COUNTY OF MULTNOMAH Theia. ;oin instrument - acknowledged before me this 17 day o . , //1 2006, by I7. : f/:fkato, a• .sident, • • i ate Development Corporatiotr i ill ./' ' Pi N•.!''public fo Or:g•n My Commission Ex)ires: `cl• : SEAL SEAL \te7 t0 l: . S O{4N UOORE6GO N MY COMMISSIO' EX ES APR.11,2007 `t"ry, OFFICIAL SEAL R r RENE'NICOLESCU IL Jvkl.,5-1 NOTARY Nttwor COMMISSION NO.366854 ✓ MY COMMISSION EXPIRES APR.11,2007 DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS ,,yy FOR HANSEN PARK This Declaration made this 17`day o�, / /006 by Amato Development Corporation, hereinafter called Decla : t: WITNESSETH: Declarant is the Owner of all the real property on Exhibit"A" attached hereto and incorporated herein. The Declarant has developed the property into two lots for residential units which shall share common walls or party walls. Each lot and the improvements therein shall be owned individually. Declarant desires to provide for the preservation and enhancement of the property values and amenities and for the maintenance of the property. THEREFORE, the Declarant hereby declares that the property shall be held, transferred, sold, conveyed and occupied subject to the covenants, conditions, restrictions and easements hereinafter set forth, and which shall run with the real property and be binding on all parties having any right, title or interest in the said properties. ARTICLE 1 DEFINITIONS Section 1. "Owner shall mean and refer to the record owner, whether one or more persons or entities of a fee simple title to any Lot which is a part of the Properties, including contract buyers, but excluding those, including contract sellers, having such interest merely as security for the performance of an obligation. Section 2. The "Property" or"Properties" shall mean the real property described on Exhibit "A". Section 3. "Lot" shall mean each of the parcels of land described on Exhibit"A". Section 4. "Street" means any highway or other thoroughfare as shown on the recorded plat of the Properties. Section 5. "Declaration" shall mean these covenants, conditions and restrictions and all other provisions herein set forth in this entire document. Section 6. "Declarant" shall mean and refer to Amato Development Corporation, its successors or assigns, or any or assigns to all remainder of their interest in the development of the Property, Declaration of Covenants, Hansen Park Page 1 'f Section 7. "Unit" shall mean one of the two separate lots and the improvements therein. Section 8. "Occupant" shall mean and refer to the occupant of a Living Unit who shall be either the Owner, lessee, or any other person authorized by the Owner to occupy the premises. Section 9. "Common Areas" shall mean those areas of land shown as such on the recorded plat and any improvements constructed thereon which are intended to be for the common use and enjoyment of the property owners. ARTICLE 11 PARTY WALLS AND STRUCTURAL Section 1. General Rules of Law Apply. Each wall which is built as a part of the original construction on the property and placed on or immediately adjacent to the dividing line between the lots shall constitute a party wall and,to the extent not inconsistent with this Agreement,the general rule of law of the State of Oregon regarding party walls and liability for property damage due to negligence or willful acts or omissions shall apply thereto. Section 2. Maintenance and Repairs. The Owner of each Lot sharing a party wall shall pay any costs associated with maintaining the interior portions of the party wall on its respective side. All repairs or maintenance necessary to maintain the structural integrity of the party wall shall be shared equally by the Owners using the wall. The decision whether to undertake a particular repair and who shall be responsible with carrying out the repair of the party wall shall be agreed upon by the Owners, or in the case of a dispute over this matter, the question shall be determined by arbitration as provided below. Section 3. Damage to Party Wall. In the event of damage to or destruction of the party wall from any cause, other than the negligence of either party sharing the wall, then the Owners shall, at their joint expense, repair or rebuild the party wall, and each party, its successors and assigns, shall have the right to the full use of the wall so repaired or rebuilt. If either party's action or negligence causes the damage to or destruction of the wall, such negligent party shall bear the entire cost of repair or restoration. The Owners shall have the right of access over the adjacent Owner's lot to the extent reasonably necessary to effect the repair or reconstruction. In the event of any dispute as to the cause of the damage or the repair or restoration of the party wall, the matter shall be determined by arbitration as provided below. Section 4. Weatherproofing. Notwithstanding any other provision of this Article, an Owner who by his negligent or willful act causes the party wall to be exposed to the Declaration of Covenants, Hansen Park Page 2 elements shall bear the whole cost of furnishing the necessary protection against such elements. Section 5. Right to Contribution Runs with Land. The right of any Owner to contribution from any other Owner under this Article shall be appurtenant to the land and shall pass to such Owner's successors in title. Section 6. Alterations. Neither party shall alter or change a party wall, including foundation wall and associated roof, in any manner, interior decoration excepted, and the party walls shall always remain in the same location as when first erected. Section 7. Encroachments. Each Lot shall have an easement over all adjoining Lots for the purpose of accommodating any present or future encroachment as a result of engineering errors, construction, reconstruction,repairs, settlement, shifting or movement of any Unit, or any other similar cause, and any encroachment due to building overhang or projection. There shall be valid easements for the maintenance of the encroaching units so long as the encroachment shall exist and the rights and obligations of Owners shall not be altered in any way by the encroachment. The encroachments described in this section shall not be construed to be encumbrances affecting the marketability of title to any Lot. Nothing in this section shall relieve an Owner of liability in the case of the Owner's willful misconduct. Section 8. Structural Alteration. The improvements are constructed according to plans approved by the City of Tigard. Said plans detail structural requirements for the improvements. There may be no demolition of any living units and there may be no alteration of any structural conditions without prior written approval of the City of Tigard. ARTICLE III USE AND MAINTENANCE OF THE PROPERTY Section 1. City of Tigard Restrictions. All uses, occupancy, construction and other activities conducted on any Lot shall conform with and be subject to applicable zoning, use restrictions, construction and building codes of the City of Tigard, and further to the restrictions of all other applicable public authorities and to the extent the following restrictions may be in conflict therewith,the same shall be deemed modified thereby. Section 2. Leases. Each Owner shall have the right to lease his unit. Any said lease shall be in writing and shall provide that its terms shall be subject in all respects to the provisions of this Declaration and that any failure by the lessee to comply with the provisions of said Declarations shall constitute a default under said lease. For purposes of this Section,the term"lease" includes, without limitation, a month-to-month rental agreement. No Owner shall rent or lease his unit for less than thirty days. No lease or other agreement shall relieve the Owner of responsibility and liability for compliance with these covenants. Declaration of Covenants, Hansen Park Page 3 Section 3. Additional Use Restriction. The following restrictions shall be applicable to the use of any of the properties subject to this Declaration and each Owner is responsible hereunder with respect to any portion of the properties owned by such Owner: (a) No animals or fowls shall be raised, kept, or permitted upon the properties except domestic dogs, cats, or other household pets kept within a unit. Owners keeping pets will abide by municipal sanitary regulations,noise standards and leash laws. No animals shall be raised for commercial purposes or in unreasonable numbers. (b) No noxious or offensive activity shall be carried on upon the properties, nor shall anything be done or maintained thereon which may be or become an annoyance or nuisance to the properties or Owners. Unit occupants shall exercise extreme care not to make noises which may disturb other unit occupants. Further, with 100 percent of the written approval of the Owners, rules and regulations may be adopted, modified, or revoked which shall be appropriate in assuring the peaceful and orderly use of the properties. (c) No inoperable automobile, trailer, camper, motor home or boat shall be stored in the open on any Lot for a period to exceed twenty-four(24)hours. All permanent storage for the items outlined above shall be provided by the permanent garage. (d) No trash, garbage, ashes or other refuse,junk vehicle, underbrush or other unsightly growths or objects, shall be thrown, dumped or allowed to accumulate on any portion of the properties. (e) No structure of a temporary character,trailer, or outbuilding shall be used on any Lot at any time as a residence,either temporary or permanent. Section 4. Affirmative Duty of Maintenance. Each Owner shall be strictly responsible for maintaining and generally keeping in good order and repair the exterior of any improvement on any of the properties owned by such Owner. The properties, improvements thereon and landscaping shall be maintained in a manner which shall provide for the preservation and enhancement of the property values. Section 5. Alterations. The exterior appearance, including, without limitation, color, of each Unit shall not be altered or changed without the prior written approval of One Hundred percent of the Owners. Section 6. Public Utility Easement Areas. Certain public utility easements exist as designated on the final plat. These easements are for the benefit and reciprocal use of the Owners of each Lots. Declaration of Covenants, Hansen Park Page 4 ARTICLE IV. OBLIGATION TO REBUILD Section 1. Damage and Destruction Affecting Residences: Duty to Rebuild. If all or any portion of any residence is damaged or destroyed by fire or casualty, it shall be the duty of the Owner of said residence to promptly rebuild,repair, reconstruct said residence, in a manner which will restore it substantially to its appearance and condition immediately prior to the casualty, except to the extent otherwise agreed in writing by 100 percent of the owners. ARTICLE V. GENERAL PROVISIONS. Section 1. Amendment and Repeal. This Declaration, or any of its provisions, as from time to time in effect with respect to all or any part of the Property,may not be amended or repealed as to all or any portion of the Property except by written instrument executed by One Hundred percent of the Owners, effective when such instrument is recorded in the records of Washington County, Oregon. Section 2. Lessees and Other Invitees. Lessees, invitees, contractors, family members and other persons entering the Properties under rights derived from an Owner shall comply with all of the provisions of these Declaration of Restrictions restricting or regulating the Owner's use and enjoyment of the Properties and shall be liable to any Owner hereof as though an Owner. The Owner shall be responsible for obtaining such compliance and shall be liable for any failure of compliance by such persons in the same manner and to the same extent as if the failure has been committed by such Owner. Section 3. Arbitration. In the event of any dispute arising under the provisions of these covenants,the parties to the dispute shall choose a single lawyer arbitrator by mutual agreement who shall arbitrate the dispute in accordance with the rules of the American Arbitration Association. The decision shall be binding on all parties thereto, their heirs, and assigns. The prevailing party shall be entitled to such arbitration fees from the losing party, including reasonable attorney's fees, as the arbitrator shall determine. The arbitration award may provide for injunctive relief, damages or a combination thereof. If, within thirty days, the parties cannot agree between or among themselves on a single lawyer arbitrator, any party may petition the Presiding Judge of Washington County Circuit Court to appoint a lawyer arbitrator to arbitrate the dispute. Section 4. Enforcement. Any Owner shall have the right to apply to a court of competent jurisdiction for enforcement of the arbitration clause or for temporary relief pending the outcome of arbitration. Failure of any Owner to enforce any covenants or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. Declaration of Covenants, Hansen Park Page 5 Section 5. Severability. Invalidation of any one of these covenants of restrictions by judgment or court decree shall in no way affect any other provisions which shall remain in full force and effect. IN WITNESS WHEREOF, the undersigned has caused this Declaration to be duly executed the day and year first above written. Amato Development Corporation An Oregon Corporation By: �� / / & (t'-7 l7, .2o d By: Declaration of Covenants, Hansen Park Page 6 EXHIBIT A The real property which is the subject of this agreement is known as: Lots 4 and 5, HANSEN PARK; in the City of Tigard, County of Washington, State of Oregon. Declaration of Covenants, Hansen Park Page 7 STATE OF OREGON, COUNTY OF MULTNOMAH The fore:•'n• � ent was . owledged before me this 17 'day o i/I..0 r 006, by Ra •. I," al!o, as Pr;. 1 -nt of to Development Corporatio V ,iyff./// / /1/1/ Nor i1i.is for O,%go NW My •ommission Expir-s: OFF IALSEAL *tea R,N. NtCOL ';Vrj. .. NOS .5�S?lti�ffl ;�.,_ OFFICIAL SEAL `�:C1 C4`4%v;,kES APR•11' ''-, RENE'NICOLESCU commas psi._ r� * NOTARY PUBLIC-OREGON L, COMMISSION NO.366854 MY COMMISSION EXPIRES APR.11,2007 Declaration of Covenants, Hansen Park Page 8 DECLARATION OF COVENANTS, CONDITIONS,AND RESTRICTIONS FOR HANSEN PARK This Declaration made this 7 day 4.1.1 i _ 006 by Amato Development Corporation, hereinafter called Decl.. t: WITNESSETH: Declarant is the Owner of all the real property on Exhibit"A"attached hereto and incorporated herein. The Declarant has developed the property into three lots for residential units which shall share common walls or party walls. Each lot and the improvements therein shall be owned individually. Declarant desires to provide for the preservation and enhancement of the property values and amenities and for the maintenance of the property. THEREFORE, the Declarant hereby declares that the property shall be held, transferred, sold, conveyed and occupied subject to the covenants, conditions,restrictions and easements hereinafter set forth, and which shall run with the real property and be binding on all parties having any right, title or interest in the said properties. ARTICLE 1 DEFINITIONS Section 1. "Owner shall mean and refer to the record owner, whether one or more persons or entities of a fee simple title to any Lot which is a part of the Properties, including contract buyers, but excluding those, including contract sellers, having such interest merely as security for the performance of an obligation. Section 2. The "Property"or"Properties" shall mean the real property described on Exhibit"A". Section 3. "Lot" shall mean each of the parcels of land described on Exhibit"A". Section 4. "Street"means any highway or other thoroughfare as shown on the recorded plat of the Properties. Section 5. "Declaration" shall mean these covenants, conditions and restrictions and all other provisions herein set forth in this entire document. Section 6. "Declarant" shall mean and refer to Amato Development Corporation, its successors or assigns, or any or assigns to all remainder of their interest in the development of the Property, Declaration of Covenants, Hansen Park Page 1 COraf S{�f- �ou;✓�ham�/ Nftnse4) /9a,c-K- 5a-6 Xel/-vDO2-3 Y/4V ‘It ?A'1° Section 7. "Unit" shall mean one of the three separate lots and the improvements therein. Section 8. "Occupant" shall mean and refer to the occupant of a Living Unit who shall be either the Owner, lessee, or any other person authorized by the Owner to occupy the premises. Section 9. "Common Areas" shall mean those areas of land shown as such on the recorded plat and any improvements constructed thereon which are intended to be for the common use and enjoyment of the property owners. ARTICLE 11 PARTY WALLS AND STRUCTURAL Section 1. General Rules of Law Apply. Each wall which is built as a part of the original construction on the property and placed on or immediately adjacent to the dividing line between the lots shall constitute a party wall and, to the extent not inconsistent with this Agreement, the general rule of law of the State of Oregon regarding party walls and liability for property damage due to negligence or willful acts or omissions shall apply thereto. Section 2. Maintenance and Repairs. The Owner of each Lot sharing a party wall shall pay any costs associated with maintaining the interior portions of the party wall on its respective side. All repairs or maintenance necessary to maintain the structural integrity of the party wall shall be shared equally by the Owners using the wall. The decision whether to undertake a particular repair and who shall be responsible with carrying out the repair of the party wall shall be agreed upon by the Owners, or in the case of a dispute over this matter, the question shall be determined by arbitration as provided below. Section 3. Damage to Party Wall. In the event of damage to or destruction of the party wall from any cause, other than the negligence of either party sharing the wall, then the Owners shall, at their joint expense, repair or rebuild the party wall, and each party, its successors and assigns, shall have the right to the full use of the wall so repaired or rebuilt. If either party's action or negligence causes the damage to or destruction of the wall, such negligent party shall bear the entire cost of repair or restoration. The Owners shall have the right of access over the adjacent Owner's lot to the extent reasonably necessary to effect the repair or reconstruction. In the event of any dispute as to the cause of the damage or the repair or restoration of the party wall,the matter shall be determined by arbitration as provided below. Section 4. Weatherproofing. Notwithstanding any other provision of this Article, an Owner who by his negligent or willful act causes the party wall to be exposed to the Declaration of Covenants, Hansen Park Page 2 elements shall bear the whole cost of furnishing the necessary protection against such elements. Section 5. Right to Contribution Runs with Land. The right of any Owner to contribution from any other Owner under this Article shall be appurtenant to the land and shall pass to such Owner's successors in title. Section 6. Alterations. Neither party shall alter or change a party wall, including foundation wall and associated roof, in any manner, interior decoration excepted, and the party walls shall always remain in the same location as when first erected. Section 7. Encroachments. Each Lot shall have an easement over all adjoining Lots for the purpose of accommodating any present or future encroachment as a result of engineering errors, construction,reconstruction, repairs, settlement, shifting or movement of any Unit, or any other similar cause, and any encroachment due to building overhang or projection. There shall be valid easements for the maintenance of the encroaching units so long as the encroachment shall exist and the rights and obligations of Owners shall not be altered in any way by the encroachment. The encroachments described in this section shall not be construed to be encumbrances affecting the marketability of title to any Lot. Nothing in this section shall relieve an Owner of liability in the case of the Owner's willful misconduct. Section 8. Structural Alteration. The improvements are constructed according to plans approved by the City of Tigard. Said plans detail structural requirements for the improvements. There may be no demolition of any living units and there may be no alteration of any structural conditions without prior written approval of the City of Tigard. ARTICLE III USE AND MAINTENANCE OF THE PROPERTY Section 1. City of Tigard Restrictions. All uses, occupancy,construction and other activities conducted on any Lot shall conform with and be subject to applicable zoning, use restrictions, construction and building codes of the City of Tigard, and further to the restrictions of all other applicable public authorities and to the extent the following restrictions may be in conflict therewith, the same shall be deemed modified thereby. Section 2. Leases. Each Owner shall have the right to lease his unit. Any said lease shall be in writing and shall provide that its terms shall be subject in all respects to the provisions of this Declaration and that any failure by the lessee to comply with the provisions of said Declarations shall constitute a default under said lease. For purposes of this Section, the term "lease" includes, without limitation, a month-to-month rental agreement. No Owner shall rent or lease his unit for less than thirty days. No lease or other agreement shall relieve the Owner of responsibility and liability for compliance with these covenants. Declaration of Covenants, Hansen Park Page 3 Section 3. Additional Use Restriction. The following restrictions shall be applicable to the use of any of the properties subject to this Declaration and each Owner is responsible hereunder with respect to any portion of the properties owned by such Owner: (a) No animals or fowls shall be raised, kept, or permitted upon the properties except domestic dogs, cats, or other household pets kept within a unit. Owners keeping pets will abide by municipal sanitary regulations, noise standards and leash laws. No animals shall be raised for commercial purposes or in unreasonable numbers. (b) No noxious or offensive activity shall be carried on upon the properties, nor shall anything be done or maintained thereon which may be or become an annoyance or nuisance to the properties or Owners. Unit occupants shall exercise extreme care not to make noises which may disturb other unit occupants. Further, with 100 percent of the written approval of the Owners, rules and regulations may be adopted, modified, or revoked which shall be appropriate in assuring the peaceful and orderly use of the properties. (c) No inoperable automobile, trailer, camper, motor home or boat shall be stored in the open on any Lot for a period to exceed twenty-four(24)hours. All permanent storage for the items outlined above shall be provided by the permanent garage. (d) No trash, garbage, ashes or other refuse,junk vehicle, underbrush or other unsightly growths or objects, shall be thrown, dumped or allowed to accumulate on any portion of the properties. (e) No structure of a temporary character,trailer, or outbuilding shall be used on any Lot at any time as a residence, either temporary or permanent. Section 4. Affirmative Duty of Maintenance. Each Owner shall be strictly responsible for maintaining and generally keeping in good order and repair the exterior of any improvement on any of the properties owned by such Owner. The properties, improvements thereon and landscaping shall be maintained in a manner which shall provide for the preservation and enhancement of the property values. Section 5. Alterations. The exterior appearance, including,without limitation, color, of each Unit shall not be altered or changed without the prior written approval of One Hundred percent of the Owners. Section 6. Public Utility Easement Areas. Certain public utility easements exist as designated on the final plat. These easements are for the benefit and reciprocal use of the Owners of each Lots. Declaration of Covenants, Hansen Park Page 4 ARTICLE IV. OBLIGATION TO REBUILD Section 1. Damage and Destruction Affecting Residences: Duty to Rebuild. If all or any portion of any residence is damaged or destroyed by fire or casualty, it shall be the duty of the Owner of said residence to promptly rebuild,repair, reconstruct said residence, in a manner which will restore it substantially to its appearance and condition immediately prior to the casualty, except to the extent otherwise agreed in writing by 100 percent of the owners. ARTICLE V. GENERAL PROVISIONS. Section 1. Amendment and Repeal. This Declaration, or any of its provisions, as from time to time in effect with respect to all or any part of the Property, may not be amended or repealed as to all or any portion of the Property except by written instrument executed by One Hundred percent of the Owners, effective when such instrument is recorded in the records of Washington County, Oregon. Section 2. Lessees and Other Invitees. Lessees, invitees, contractors, family members and other persons entering the Properties under rights derived from an Owner shall comply with all of the provisions of these Declaration of Restrictions restricting or regulating the Owner's use and enjoyment of the Properties and shall be liable to any Owner hereof as though an Owner. The Owner shall be responsible for obtaining such compliance and shall be liable for any failure of compliance by such persons in the same manner and to the same extent as if the failure has been committed by such Owner. Section 3. Arbitration. In the event of any dispute arising under the provisions of these covenants, the parties to the dispute shall choose a single lawyer arbitrator by mutual agreement who shall arbitrate the dispute in accordance with the rules of the American Arbitration Association. The decision shall be binding on all parties thereto, their heirs, and assigns. The prevailing party shall be entitled to such arbitration fees from the losing party, including reasonable attorney's fees, as the arbitrator shall determine. The arbitration award may provide for injunctive relief, damages or a combination thereof. If,within thirty days,the parties cannot agree between or among themselves on a single lawyer arbitrator, any party may petition the Presiding Judge of Washington County Circuit Court to appoint a lawyer arbitrator to arbitrate the dispute. Section 4. Enforcement. Any Owner shall have the right to apply to a court of competent jurisdiction for enforcement of the arbitration clause or for temporary relief pending the outcome of arbitration. Failure of any Owner to enforce any covenants or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. Declaration of Covenants, Hansen Park Page 5 Section 5. Severability. Invalidation of any one of these covenants of restrictions by judgment or court decree shall in no way affect any other provisions which shall remain in full force and effect. IN WITNESS WHEREOF, the undersigned has caused this Declaration to be duly executed the day and year first above written. Amato Development Corporation An Oregon Corporation By: 4471/1(2410,/t7, at6 By: Declaration of Covenants, Hansen Park Page 6 EXHIBIT A The real property which is the subject of this agreement is known as: Lots 1,2, and 3, HANSEN PARK; in the City of Tigard, County of Washington, State of Oregon. Declaration of Covenants, Hansen Park Page 7 STATE OF OREGON, COUNTY OF MULTNOMAH The fo g,i .4 ument was acknowledged before me this/7'' day o 006, 7, by Ra .h 1' if a ., as Pr-. d-nt, of • ato D evelopment Corporatio . dig / No .17'4'71ic for Or;go, My Commission Expires: `air, SEAL -'_ RVAL COLESCU _f OFFICIAL SEAL r:V.,--� NOT AR UBLIC-OREDON RENE'NICOLESCU `i-L�o cow N No.366854 4. NOTARY PUBLIC-OREGON MY COMMISSIO {PI S APR.11,2007 ` COMMI5SIONN0.366854 MY COMMISSION EXPIRES APR.11,2007 Declaration of Covenants, Hansen Park Page 8 COra.Q J%} '14wrt hoL s— &b_43 ao0({— 0003 DECLARATION OF COVENANTS, CONDITIONS,AND RESTRICTIONS FOR HANSEN PARK This Declaration made this ?day , " 006 by Amato Development Corporation,hereinafter called Decl.. t: WITNESSETH: Declarant is the Owner of all the real property on Exhibit"A"attached hereto and incorporated herein. The Declarant has developed the property into three lots for residential units which shall share common walls or party walls. Each lot and the improvements therein shall be owned individually. Declarant desires to provide for the preservation and enhancement of the property values and amenities and for the maintenance of the property. THEREFORE, the Declarant hereby declares that the property shall be held, transferred, sold, conveyed and occupied subject to the covenants, conditions, restrictions and easements hereinafter set forth, and which shall run with the real property and be binding on all parties having any right,title or interest in the said properties. ARTICLE 1 DEFINITIONS Section 1. "Owner shall mean and refer to the record owner, whether one or more persons or entities of a fee simple title to any Lot which is a part of the Properties, including contract buyers, but excluding those, including contract sellers, having such interest merely as security for the performance of an obligation. Section 2. The "Property"or"Properties" shall mean the real property described on Exhibit"A". Section 3. "Lot" shall mean each of the parcels of land described on Exhibit"A". Section 4. "Street"means any highway or other thoroughfare as shown on the recorded plat of the Properties. Section 5. "Declaration" shall mean these covenants, conditions and restrictions and all other provisions herein set forth in this entire document. Section 6. "Declarant" shall mean and refer to Amato Development Corporation, its successors or assigns, or any or assigns to all remainder of their interest in the development of the Property, Declaration of Covenants, Hansen Park Page 1 Section 7. "Unit" shall mean one of the three separate lots and the improvements therein. Section 8. "Occupant" shall mean and refer to the occupant of a Living Unit who shall be either the Owner, lessee, or any other person authorized by the Owner to occupy the premises. Section 9. "Common Areas" shall mean those areas of land shown as such on the recorded plat and any improvements constructed thereon which are intended to be for the common use and enjoyment of the property owners. ARTICLE 11 PARTY WALLS AND STRUCTURAL Section 1. General Rules of Law Apply. Each wall which is built as a part of the original construction on the property and placed on or immediately adjacent to the dividing line between the lots shall constitute a party wall and,to the extent not inconsistent with this Agreement, the general rule of law of the State of Oregon regarding party walls and liability for property damage due to negligence or willful acts or omissions shall apply thereto. Section 2. Maintenance and Repairs. The Owner of each Lot sharing a party wall shall pay any costs associated with maintaining the interior portions of the party wall on its respective side. All repairs or maintenance necessary to maintain the structural integrity of the party wall shall be shared equally by the Owners using the wall. The decision whether to undertake a particular repair and who shall be responsible with carrying out the repair of the party wall shall be agreed upon by the Owners, or in the case of a dispute over this matter, the question shall be determined by arbitration as provided below. Section 3. Damage to Party Wall. In the event of damage to or destruction of the party wall from any cause, other than the negligence of either party sharing the wall, then the Owners shall, at their joint expense, repair or rebuild the party wall, and each party, its successors and assigns, shall have the right to the full use of the wall so repaired or rebuilt. If either party's action or negligence causes the damage to or destruction of the wall, such negligent party shall bear the entire cost of repair or restoration. The Owners shall have the right of access over the adjacent Owner's lot to the extent reasonably necessary to effect the repair or reconstruction. In the event of any dispute as to the cause of the damage or the repair or restoration of the party wall, the matter shall be determined by arbitration as provided below. Section 4. Weatherproofing. Notwithstanding any other provision of this Article, an Owner who by his negligent or willful act causes the party wall to be exposed to the Declaration of Covenants, Hansen Park Page 2 elements shall bear the whole cost of furnishing the necessary protection against such elements. Section 5. Right to Contribution Runs with Land. The right of any Owner to contribution from any other Owner under this Article shall be appurtenant to the land and shall pass to such Owner's successors in title. Section 6. Alterations. Neither party shall alter or change a party wall, including foundation wall and associated roof, in any manner, interior decoration excepted, and the party walls shall always remain in the same location as when first erected. Section 7. Encroachments. Each Lot shall have an easement over all adjoining Lots for the purpose of accommodating any present or future encroachment as a result of engineering errors, construction, reconstruction, repairs, settlement, shifting or movement of any Unit, or any other similar cause, and any encroachment due to building overhang or projection. There shall be valid easements for the maintenance of the encroaching units so long as the encroachment shall exist and the rights and obligations of Owners shall not be altered in any way by the encroachment. The encroachments described in this section shall not be construed to be encumbrances affecting the marketability of title to any Lot. Nothing in this section shall relieve an Owner of liability in the case of the Owner's willful misconduct. Section 8. Structural Alteration. The improvements are constructed according to plans approved by the City of Tigard. Said plans detail structural requirements for the improvements. There may be no demolition of any living units and there may be no alteration of any structural conditions without prior written approval of the City of Tigard. ARTICLE III USE AND MAINTENANCE OF THE PROPERTY Section 1. City of Tigard Restrictions. All uses, occupancy, construction and other activities conducted on any Lot shall conform with and be subject to applicable zoning, use restrictions, construction and building codes of the City of Tigard, and further to the restrictions of all other applicable public authorities and to the extent the following restrictions may be in conflict therewith, the same shall be deemed modified thereby. Section 2. Leases. Each Owner shall have the right to lease his unit. Any said lease shall be in writing and shall provide that its terms shall be subject in all respects to the provisions of this Declaration and that any failure by the lessee to comply with the provisions of said Declarations shall constitute a default under said lease. For purposes of this Section,the term"lease" includes, without limitation, a month-to-month rental agreement. No Owner shall rent or lease his unit for less than thirty days. No lease or other agreement shall relieve the Owner of responsibility and liability for compliance with these covenants. Declaration of Covenants, Hansen Park Page 3 Section 3. Additional Use Restriction. The following restrictions shall be applicable to the use of any of the properties subject to this Declaration and each Owner is responsible hereunder with respect to any portion of the properties owned by such Owner: (a) No animals or fowls shall be raised, kept, or permitted upon the properties except domestic dogs, cats, or other household pets kept within a unit. Owners keeping pets will abide by municipal sanitary regulations, noise standards and leash laws. No animals shall be raised for commercial purposes or in unreasonable numbers. (b) No noxious or offensive activity shall be carried on upon the properties, nor shall anything be done or maintained thereon which may be or become an annoyance or nuisance to the properties or Owners. Unit occupants shall exercise extreme care not to make noises which may disturb other unit occupants. Further, with 100 percent of the written approval of the Owners,rules and regulations may be adopted, modified, or revoked which shall be appropriate in assuring the peaceful and orderly use of the properties. (c) No inoperable automobile, trailer, camper,motor home or boat shall be stored in the open on any Lot for a period to exceed twenty-four(24)hours. All permanent storage for the items outlined above shall be provided by the permanent garage. (d) No trash, garbage, ashes or other refuse,junk vehicle, underbrush or other unsightly growths or objects, shall be thrown, dumped or allowed to accumulate on any portion of the properties. (e) No structure of a temporary character,trailer, or outbuilding shall be used on any Lot at any time as a residence, either temporary or permanent. Section 4. Affirmative Duty of Maintenance. Each Owner shall be strictly responsible for maintaining and generally keeping in good order and repair the exterior of any improvement on any of the properties owned by such Owner. The properties, improvements thereon and landscaping shall be maintained in a manner which shall provide for the preservation and enhancement of the property values. Section 5. Alterations. The exterior appearance, including, without limitation, color,of each Unit shall not be altered or changed without the prior written approval of One Hundred percent of the Owners. Section 6. Public Utility Easement Areas. Certain public utility easements exist as designated on the final plat. These easements are for the benefit and reciprocal use of the Owners of each Lots. Declaration of Covenants, Hansen Park Page 4 ARTICLE IV. OBLIGATION TO REBUILD Section 1. Damage and Destruction Affecting Residences: Duty to Rebuild. If all or any portion of any residence is damaged or destroyed by fire or casualty, it shall be the duty of the Owner of said residence to promptly rebuild, repair, reconstruct said residence, in a manner which will restore it substantially to its appearance and condition immediately prior to the casualty, except to the extent otherwise agreed in writing by 100 percent of the owners. ARTICLE V. GENERAL PROVISIONS. Section 1. Amendment and Repeal. This Declaration, or any of its provisions, as from time to time in effect with respect to all or any part of the Property, may not be amended or repealed as to all or any portion of the Property except by written instrument executed by One Hundred percent of the Owners, effective when such instrument is recorded in the records of Washington County, Oregon. Section 2. Lessees and Other Invitees. Lessees, invitees, contractors, family members and other persons entering the Properties under rights derived from an Owner shall comply with all of the provisions of these Declaration of Restrictions restricting or regulating the Owner's use and enjoyment of the Properties and shall be liable to any Owner hereof as though an Owner. The Owner shall be responsible for obtaining such compliance and shall be liable for any failure of compliance by such persons in the same manner and to the same extent as if the failure has been committed by such Owner. Section 3. Arbitration. In the event of any dispute arising under the provisions of these covenants, the parties to the dispute shall choose a single lawyer arbitrator by mutual agreement who shall arbitrate the dispute in accordance with the rules of the American Arbitration Association. The decision shall be binding on all parties thereto, their heirs, and assigns. The prevailing party shall be entitled to such arbitration fees from the losing party, including reasonable attorney's fees, as the arbitrator shall determine. The arbitration award may provide for injunctive relief, damages or a combination thereof. If, within thirty days,the parties cannot agree between or among themselves on a single lawyer arbitrator, any party may petition the Presiding Judge of Washington County Circuit Court to appoint a lawyer arbitrator to arbitrate the dispute. Section 4. Enforcement. Any Owner shall have the right to apply to a court of competent jurisdiction for enforcement of the arbitration clause or for temporary relief pending the outcome of arbitration. Failure of any Owner to enforce any covenants or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. Declaration of Covenants, Hansen Park Page 5 Section 5. Severability. Invalidation of any one of these covenants of restrictions by judgment or court decree shall in no way affect any other provisions which shall remain in full force and effect. IN WITNESS WHEREOF, the undersigned has caused this Declaration to be duly executed the day and year first above written. Amato Development Corporation An Oregon Corporation By: n ukY) l 7 e cod By: Declaration of Covenants, Hansen Park Page 6 EXHIBIT A The real property which is the subject of this agreement is known as: Lots 1,2,and 3,HANSEN PARK; in the City of Tigard, County of Washington, State of Oregon. Declaration of Covenants, Hansen Park Page 7 STATE OF OREGON, COUNTY OF MULTNOMAH The fo g,i ,• ument was acknowledged before me this 17 - day o 006, by Ra .h ! w a e, as Pr:. d'nt, of A ato Development Corporatio . AVt / No .��4 :lie for Or;go► • W My Commission Expires: AL SEAL f ' RE ICOLESCU t'Rf� OFFICIAL SEAL '�;=, NOT AP UBLIC-OREGON ,„2.;_,,,j: RENE'NICOLESCU �;„� COA`n:�,. 1 N N0.366854 yk- f NOTARY PUBLIC-OREGON MV CONHVIISSIt . I . S APR.11,2007 `t.t/ COMMISSION NO.366854 MY COMMISSION EXPIRES APR.11,2007 Declaration of Covenants, Hansen Park Page 8 eir4 Q <74 --11)Wn bet/seS &lb and -001) 7Z JOINT USE AND MAINTENANCE AGREEMENT FOR STORM D' %I AGE SYSTEM This agreement dated this day o 1( / _ i 2006,by Amato Development Corporation, owner of the properties describ Iv' on the att. hed Exhibit A. WHEREAS,the parties are or will be joint users of that common private Storm Drainage System (The System)described on the attached Exhibit B, and reflected in a concurrent grant of easement; WHEREAS,the parties agree to share the cost and expense of maintaining The System; NOW,THEREFORE,the parties agree as follows: 1. The parties hereby each commit themselves,their heirs and assigns, and any person who obtains title from them to one of the properties, so long as no governmental jurisdiction has assumed maintenance and repair responsibilities for The System,to do the following: a) Maintain such Storm Drainage System in good maintenance and repair to applicable governmental standards. 2. The parties agree to equally share the cost and expense of maintenance of The System. If the act or omission of any owner causes damage to The System,that owner shall be responsible for the necessary repair. 3. Each party shall have the obligation to maintain and repair the downspouts serving his parcel and living units thereon,to the point of connection with the main system. 4. From time to time,as funds are required to pay the costs and expenses authorized and incurred under this agreement,each party shall pay his percentage share of the sums required within thirty(30)days of receipt of notice that such funds are required. 5. Should an owner of a property hereunder neglect of refuse to pay repair and maintenance expenses as provided hereunder,then the property and easement rights to the party so neglecting or refusing to pay shall be subject to a lien in the noticed amount. 6. Unless otherwise provided by applicable statute,any notice,demand, or report required under this agreement shall be sent to each party in care of the street address of his parcel or in the event the owner does not reside on the said property, in care of the current property tax notification address of the property;provided,however,that an owner can change his notification address hereunder by written notice to each other party. Any required notice or demand shall be made by hand delivery or by certified mail, and shall be deemed received on actual receipt or 48 hours after being so mailed,whichever first occurs. Page 1 —Joint Use and Maintenance Agreement 7. The owners shall require all workmen and contractors undertaking work hereunder to maintain standard liability insurance in a reasonable amount from a reputable insurance company protecting each owner. 8. Each of the parties agrees to release and indemnify the others against all liability for injury to himself or damage to his property when such injury of damage shall result from or be attributable to any maintenance or repairs undertaken pursuant to this agreement. 9. The owners of The System shall hold harmless,defend, and indemnify the City of Tigard, against any claims,actions,and suits brought against any of them arising out of their failure to properly maintain The System. 10. In the event that the City of Tigard or any successor entity agrees to maintain The System which is the subject of this agreement,the parties shall thereby automatically be released form the maintenance and repair, and any other obligations of this agreement and the relationship between the parties under this agreement shall thereupon cease. Absent such an occurrence,the owners may not withdraw from or terminate this agreement. 11. The rights and obligations created hereunder are intended to run with the land and shall apply to each owner of the properties covered hereby,his heirs, personal representatives and assigns. In the event any additional Tracts are hereafter created from the existing properties as a result of further divisions of the same,the owners of the said Tracts shall possess an undivided ownership interest in The System and shall participate equally under the same terms as the original parties. 12. In the event of a disagreement concerning maintenance obligations and payments,the owners shall agree upon an arbitrator who shall resolve the disagreement. If the owners cannot agree on an arbitrator,the presiding judge of Washington County Circuit Court shall appoint an arbitrator. The decision of the arbitrator shall be binding on the owners and the arbitration fees shall be borne equally by the owners. IN WITNESS WHEREOF,the parties have executed this agreement on the date above written. l'aela4 ‘7 /7 ,,2G96 Amato 'evelopment Corporation Page 2—Joint Use and Maintenance Agreement EXHIBIT A The property which is the subject of this agreement is known as: Lots 1,2,3,4, and 5, HANSEN PARK, in the City of Tigard, County of Washington, State of Oregon. Page 3 - Joint Use and Maintenance Agreement EXI4 Tali 2 • L 1_ L L I- 1) 0 0 a a i T T T- 7 i z 3 4- S A QED DOHiN • t L 1 l L .i A0EA 4" • 1,1 CLEAT c T 14" gul f..bIWL couN Earon 1 • C'LEA'os-T it CLEAA�cu r -9" n kil Deaf STEEL CAnN t3Asl N Z,I 1L 6"TRa1,;cri Dr-7041N 6r' T12ENcN Dr?Arn NQ ERTY )-tuE I_ ,'// _uul, f . \ Cu2a 0 i c pudi-Ic. ST012►n )--I0 SW, Ce92/9L ST. 20' 10" 0 20' N SCALE: 1" = 20' PAGE 4 - JOINT USE AND MAINTENACE AGREEMENT STATE OF OREGON, COUNTY OF MULTNOMA.H The f�. _ •' nstr lent was a '•.lowledged before me this ( day o ,/4 . r 4006, by R. Amito, as Pr-.'I - , of Ai - • II-ye o ment Cor oratioir /,i 1' 1� ,/ /I I Af , A_ / e PDri' / c or Ore:on w d M) Commission Expires: ♦FF'a x AL SEAL OLESCU �" pENENICOLEBCU ` COt , 'iSSION NO.386854 T- I NOTARY MY'IMMISSI0N ?ORES APR.11,2007 `,I/ COMMISSION NO.368854 MV COMMISSION EXPIRES APR.11,2007 JOINT USE AND MAINTENANCE AGREEMENT FOR PRIVATE DRIVEWAYS This agreement dated this I -re-" day ,.f / ,(_,, 2006, by Amato Development Corporation, owner of the properties descri: on the attached Exhibit A. WHEREAS, the parties are or will be joint users of those private driveways(The Driveways) described on the attached Exhibit B, and reflected in a concurrent grant of easement; WHEREAS, the parties agree to share the cost and expense of maintaining The Driveways; NOW, THEREFORE,the parties agree as follows: 1. The parties hereby each commit themselves,their heirs and assigns, and any person who obtains title from them to one of the properties, so long as no governmental jurisdiction has assumed maintenance and repair responsibilities for The Driveways, to do the following: a) Maintain such Driveways in good maintenance and repair to applicable governmental standards. 2. The parties agree to equally share the cost and expense of maintenance of The Driveways. If the act or omission of any owner causes damage to The Driveways, that owner shall be responsible for the necessary repair. 3. From time to time, as funds are required to pay the costs and expenses authorized and incurred under this agreement, each party shall pay his percentage share of the sums required within thirty(30)days of receipt of notice that such funds are required. 4. Should an owner of a property hereunder neglect of refuse to pay repair and maintenance expenses as provided hereunder, then the property and easement rights to the party so neglecting or refusing to pay shall be subject to a lien in the noticed amount. 5. Unless otherwise provided by applicable statute, any notice, demand, or report required under this agreement shall be sent to each party in care of the street address of his parcel or in the event the owner does not reside on the said property, in care of the current property tax notification address of the property; provided, however,that an owner can change his notification address hereunder by written notice to each other party. Any required notice or demand shall be made by hand delivery or by certified mail, and shall be deemed received on actual receipt or 48 hours after being so mailed, whichever first occurs. 6. The owners shall require all workmen and contractors undertaking work hereunder to maintain standard liability insurance in a reasonable amount from a reputable insurance company protecting each owner. Page 1 —Joint Use and Maintenance Agreement 7. Each of the parties agrees to release and indemnify the others against all liability for injury to himself or damage to his property when such injury of damage shall result from or be attributable to any maintenance or repairs undertaken pursuant to this agreement. 8. The owners of The System shall hold harmless, defend, and indemnify the City of Tigard, against any claims, actions, and suits brought against any of them arising out of their failure to properly maintain The Driveways. 9. In the event that the City of Tigard or any successor entity agrees to maintain The Driveways which are the subject of this agreement,the parties shall thereby automatically be released form the maintenance and repair,and any other obligations of this agreement and the relationship between the parties under this agreement shall thereupon cease. Absent such an occurrence,the owners may not withdraw from or terminate this agreement. 10. The rights and obligations created hereunder are intended to run with the land and shall apply to each owner of the properties covered hereby,his heirs, personal representatives and assigns. In the event any additional Tracts are hereafter created from the existing properties as a result of further divisions of the same,the owners of the said Tracts shall possess an undivided ownership interest in The Driveways and shall participate equally under the same terms as the original parties. 11. In the event of a disagreement concerning maintenance obligations and payments,the owners shall agree upon an arbitrator who shall resolve the disagreement. If the owners cannot agree on an arbitrator,the presiding judge of Washington County Circuit Court shall appoint an arbitrator. The decision of the arbitrator shall be binding on the owners and the arbitration fees shall be borne equally by the owners. IN WITNESS WHEREOF,the parties have executed this agreement on the date above written. � l 7 Al e(a Amat evelopment Corporation Page 2—Joint Use and Maintenance Agreement EXHIBIT A The real property which is the subject of this agreement is known as: Lots 4 and 5, HANSEN PARK; in the City of Tigard, County of Washington, State of Oregon. Page 3 -Joint Use and Maintenance Agreement EXHIBIT B The real property which is the subject of this agreement is known as: The South 25 feet of Lot 4, HANSEN PARK, in the City of Tigard, County of Washington, State of Oregon. Page 4- Joint Use and Maintenance Agreement STATE OF OREGON, COUNTY OF MULTNOMA.H The fore�_:A� lstrument was acknowledged before me this I�k day • / p 006, by Rai q' / /. Asnt, 14/P ' : t, of • i•ato Development Corporation //// /A ./ I //lif4 N a lir ublic for 7,7 go /P My Commission Expir f OFFICIAL SEAL OFF AL SEAL �` RENE'NiCOLESCU �1:. - N. N1COLESCU le„;• ; NOTARY PUBLIC-OREGON '[�"j� Np?>>' :'U N8 MY COMMISSION EXPIRES APR.882007 MY QMMiSS r�1,'�:-`g`�i•ES APR.11,2007 JOINT USE AND MAINTENANCE AGREEMENT FOR PRIVATE DRIVEWAYS This agreement dated this j 71 day of nUa Y 2006, by Amato Development Corporation, owner of the properties describe on the att ahefied Exhibit A. WHEREAS,the parties are or will be joint users of those private driveways(The Driveways) described on the attached Exhibit B, and reflected in a concurrent grant of easement; WHEREAS, the parties agree to share the cost and expense of maintaining The Driveways; NOW, THEREFORE,the parties agree as follows: 1. The parties hereby each commit themselves, their heirs and assigns, and any person who obtains title from them to one of the properties, so long as no governmental jurisdiction has assumed maintenance and repair responsibilities for The Driveways, to do the following: a) Maintain such Driveways in good maintenance and repair to applicable governmental standards. 2. The parties agree to equally share the cost and expense of maintenance of The Driveways. If the act or omission of any owner causes damage to The Driveways, that owner shall be responsible for the necessary repair. 3. From time to time, as funds are required to pay the costs and expenses authorized and incurred under this agreement,each party shall pay his percentage share of the sums required within thirty(30) days of receipt of notice that such funds are required. 4. Should an owner of a property hereunder neglect of refuse to pay repair and maintenance expenses as provided hereunder,then the property and easement rights to the party so neglecting or refusing to pay shall be subject to a lien in the noticed amount. 5. Unless otherwise provided by applicable statute, any notice,demand, or report required under this agreement shall be sent to each party in care of the street address of his parcel or in the event the owner does not reside on the said property, in care of the current property tax notification address of the property; provided, however, that an owner can change his notification address hereunder by written notice to each other party. Any required notice or demand shall be made by hand delivery or by certified mail, and shall be deemed received on actual receipt or 48 hours after being so mailed, whichever first occurs. 6. The owners shall require all workmen and contractors undertaking work hereunder to maintain standard liability insurance in a reasonable amount from a reputable insurance company protecting each owner. Page 1 —Joint Use and Maintenance Agreement 7. Each of the parties agrees to release and indemnify the others against all liability for injury to himself or damage to his property when such injury of damage shall result from or be attributable to any maintenance or repairs undertaken pursuant to this agreement. 8. The owners of The System shall hold harmless,defend, and indemnify the City of Tigard,against any claims, actions,and suits brought against any of them arising out of their failure to properly maintain The Driveways. 9. In the event that the City of Tigard or any successor entity agrees to maintain The Driveways which are the subject of this agreement,the parties shall thereby automatically be released form the maintenance and repair,and any other obligations of this agreement and the relationship between the parties under this agreement shall thereupon cease. Absent such an occurrence,the owners may not withdraw from or terminate this agreement. 10. The rights and obligations created hereunder are intended to run with the land and shall apply to each owner of the properties covered hereby,his heirs,personal representatives and assigns. In the event any additional Tracts are hereafter created from the existing properties as a result of further divisions of the same,the owners of the said Tracts shall possess an undivided ownership interest in The Driveways and shall participate equally under the same terms as the original parties. 11. In the event of a disagreement concerning maintenance obligations and payments,the owners shall agree upon an arbitrator who shall resolve the disagreement. If the owners cannot agree on an arbitrator,the presiding judge of Washington County Circuit Court shall appoint an arbitrator. The decision of the arbitrator shall be binding on the owners and the arbitration fees shall be borne equally by the owners. IN WITNESS WHEREOF,the parties have executed this agreement on the date above written. Amato evelopment Corpo�on Page 2—Joint Use and Maintenance Agreement EXHIBIT A The real property which is the subject of this agreement is known as: Lots 1, 2,and 3, HANSEN PARK; in the City of Tigard, County of Washington, State of Oregon. Page 3 - Joint Use and Maintenance Agreement EXHIBIT B The real property which is the subject of this agreement is known as: That portion of Lots 1,2, and 3, HANSEN PARK, in the City of Tigard, County of Washington, State of Oregon that is depicted as"Private Reciprocal Ingress- Egress Easement" on the recorded plat of said HANSEN PARK. 95. 15 (41 o- 24.50 X15. 15 11 18.5018.50 18.59)* / / NOI / / / / / co (o V) // /2 �►' �, cv " el' s1 QS �/ "' N � ( ( IN /O O N O O N •;E 347 J o 0 "' O o "' W V.C.D.R. z J n K) o v, z u7 z / a 0 Is.. Z LecjW N o 0 0 0 N/ W Q 2 // �w � Z WW O / Z V� � 0 (I) 1b QWW W � W Ctw� O� aw O d N O 2 O N 89'32'00" E — �+ o W S�� p \ _41_15 _ O aim ''9��Z-14.49 15.15 11.51 ° + 5/tri` —` / - -- - —/-----N. 24.50 15. 15. 18.50- 18.5018.50 N 89'32'00" E 95. 15 (Di) '43'30" E 1631.30 MEASURED p 88'11 '10" E 1631. 15 GRID \`).\-S°1 S Page 4 -Joint Use and Maintenance Agreement STATE OF OREGON, COUNTY OF MULTNOMA.H They Loin! instrument acknowledged before me this i / day o ,� , q/ 2006, by IT: �,, . ato, a• sident ► ' n ate Development Corporatio if/ 'Ai LC Ai , &,, . ublic fo Or:g►n My Commission Ex sires: ,,7,, FrICI SEAL ` ;, Rf.*,- y' OLESCU ,`'j/ O`; N IC-OREOOf4 MY COMMIS& Ei('• ENO.PR 11,2007 i ? FfFICIAL I SEAL i� RENE'NICOLESCU ?" COMM SSION NOC3 66854 MY COMMISSION EXPIRES APR.11,2007 DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR HANSEN PARK This Declaration made this f 7 day o� : / /006 by Amato Development Corporation, hereinafter called Decl. t: WITNESSETH: Declarant is the Owner of all the real property on Exhibit"A" attached hereto and incorporated herein. The Declarant has developed the property into two lots for residential units which shall share common walls or party walls. Each lot and the improvements therein shall be owned individually. Declarant desires to provide for the preservation and enhancement of the property values and amenities and for the maintenance of the property. THEREFORE, the Declarant hereby declares that the property shall be held, transferred, sold, conveyed and occupied subject to the covenants, conditions, restrictions and easements hereinafter set forth, and which shall run with the real property and be binding on all parties having any right, title or interest in the said properties. ARTICLE 1 DEFINITIONS Section 1. "Owner shall mean and refer to the record owner, whether one or more persons or entities of a fee simple title to any Lot which is a part of the Properties, including contract buyers, but excluding those, including contract sellers, having such interest merely as security for the performance of an obligation. Section 2. The "Property"or"Properties" shall mean the real property described on Exhibit"A". Section 3. "Lot" shall mean each of the parcels of land described on Exhibit"A". Section 4. "Street"means any highway or other thoroughfare as shown on the recorded plat of the Properties. Section 5. "Declaration" shall mean these covenants, conditions and restrictions and all other provisions herein set forth in this entire document. Section 6. "Declarant" shall mean and refer to Amato Development Corporation, its successors or assigns, or any or assigns to all remainder of their interest in the development of the Property, Declaration of Covenants, Hansen Park Page 1 Section 7. "Unit" shall mean one of the two separate lots and the improvements therein. Section 8. "Occupant" shall mean and refer to the occupant of a Living Unit who shall be either the Owner,lessee, or any other person authorized by the Owner to occupy the premises. Section 9. "Common Areas" shall mean those areas of land shown as such on the recorded plat and any improvements constructed thereon which are intended to be for the common use and enjoyment of the property owners. ARTICLE 11 PARTY WALLS AND STRUCTURAL Section 1. General Rules of Law Apply. Each wall which is built as a part of the original construction on the property and placed on or immediately adjacent to the dividing line between the lots shall constitute a party wall and,to the extent not inconsistent with this Agreement, the general rule of law of the State of Oregon regarding party walls and liability for property damage due to negligence or willful acts or omissions shall apply thereto. Section 2. Maintenance and Repairs. The Owner of each Lot sharing a party wall shall pay any costs associated with maintaining the interior portions of the party wall on its respective side. All repairs or maintenance necessary to maintain the structural integrity of the party wall shall be shared equally by the Owners using the wall. The decision whether to undertake a particular repair and who shall be responsible with carrying out the repair of the party wall shall be agreed upon by the Owners, or in the case of a dispute over this matter, the question shall be determined by arbitration as provided below. Section 3. Damage to Party Wall. In the event of damage to or destruction of the party wall from any cause, other than the negligence of either party sharing the wall, then the Owners shall, at their joint expense, repair or rebuild the party wall, and each party, its successors and assigns, shall have the right to the full use of the wall so repaired or rebuilt. If either party's action or negligence causes the damage to or destruction of the wall, such negligent party shall bear the entire cost of repair or restoration. The Owners shall have the right of access over the adjacent Owner's lot to the extent reasonably necessary to effect the repair or reconstruction. In the event of any dispute as to the cause of the damage or the repair or restoration of the party wall, the matter shall be determined by arbitration as provided below. Section 4. Weatherproofing. Notwithstanding any other provision of this Article, an Owner who by his negligent or willful act causes the party wall to be exposed to the Declaration of Covenants, Hansen Park Page 2 elements shall bear the whole cost of furnishing the necessary protection against such elements. Section 5. Right to Contribution Runs with Land. The right of any Owner to contribution from any other Owner under this Article shall be appurtenant to the land and shall pass to such Owner's successors in title. Section 6. Alterations. Neither party shall alter or change a party wall, including foundation wall and associated roof, in any manner, interior decoration excepted, and the party walls shall always remain in the same location as when first erected. Section 7. Encroachments. Each Lot shall have an easement over all adjoining Lots for the purpose of accommodating any present or future encroachment as a result of engineering errors, construction, reconstruction, repairs, settlement, shifting or movement of any Unit, or any other similar cause, and any encroachment due to building overhang or projection. There shall be valid easements for the maintenance of the encroaching units so long as the encroachment shall exist and the rights and obligations of Owners shall not be altered in any way by the encroachment. The encroachments described in this section shall not be construed to be encumbrances affecting the marketability of title to any Lot. Nothing in this section shall relieve an Owner of liability in the case of the Owner's willful misconduct. Section 8. Structural Alteration. The improvements are constructed according to plans approved by the City of Tigard. Said plans detail structural requirements for the improvements. There may be no demolition of any living units and there may be no alteration of any structural conditions without prior written approval of the City of Tigard. ARTICLE III USE AND MAINTENANCE OF THE PROPERTY Section 1. City of Tigard Restrictions. All uses, occupancy, construction and other activities conducted on any Lot shall conform with and be subject to applicable zoning, use restrictions, construction and building codes of the City of Tigard, and further to the restrictions of all other applicable public authorities and to the extent the following restrictions may be in conflict therewith, the same shall be deemed modified thereby. Section 2. Leases. Each Owner shall have the right to lease his unit. Any said lease shall be in writing and shall provide that its terms shall be subject in all respects to the provisions of this Declaration and that any failure by the lessee to comply with the provisions of said Declarations shall constitute a default under said lease. For purposes of this Section, the term "lease" includes, without limitation, a month-to-month rental agreement. No Owner shall rent or lease his unit for less than thirty days. No lease or other agreement shall relieve the Owner of responsibility and liability for compliance with these covenants. Declaration of Covenants, Hansen Park Page 3 Section 3. Additional Use Restriction. The following restrictions shall be applicable to the use of any of the properties subject to this Declaration and each Owner is responsible hereunder with respect to any portion of the properties owned by such Owner: (a) No animals or fowls shall be raised,kept, or permitted upon the properties except domestic dogs, cats, or other household pets kept within a unit. Owners keeping pets will abide by municipal sanitary regulations,noise standards and leash laws. No animals shall be raised for commercial purposes or in unreasonable numbers. (b) No noxious or offensive activity shall be carried on upon the properties, nor shall anything be done or maintained thereon which may be or become an annoyance or nuisance to the properties or Owners. Unit occupants shall exercise extreme care not to make noises which may disturb other unit occupants. Further, with 100 percent of the written approval of the Owners, rules and regulations may be adopted, modified, or revoked which shall be appropriate in assuring the peaceful and orderly use of the properties. (c) No inoperable automobile,trailer, camper, motor home or boat shall be stored in the open on any Lot for a period to exceed twenty-four(24) hours. All permanent storage for the items outlined above shall be provided by the permanent garage. (d) No trash, garbage, ashes or other refuse,junk vehicle, underbrush or other unsightly growths or objects, shall be thrown, dumped or allowed to accumulate on any portion of the properties. (e) No structure of a temporary character,trailer, or outbuilding shall be used on any Lot at any time as a residence, either temporary or permanent. Section 4. Affirmative Duty of Maintenance. Each Owner shall be strictly responsible for maintaining and generally keeping in good order and repair the exterior of any improvement on any of the properties owned by such Owner. The properties, improvements thereon and landscaping shall be maintained in a manner which shall provide for the preservation and enhancement of the property values. Section 5. Alterations. The exterior appearance, including, without limitation, color, of each Unit shall not be altered or changed without the prior written approval of One Hundred percent of the Owners. Section 6. Public Utility Easement Areas. Certain public utility easements exist as designated on the final plat. These easements are for the benefit and reciprocal use of the Owners of each Lots. Declaration of Covenants, Hansen Park Page 4 ARTICLE IV. OBLIGATION TO REBUILD Section 1. Damage and Destruction Affecting Residences: Duty to Rebuild. If all or any portion of any residence is damaged or destroyed by fire or casualty, it shall be the duty of the Owner of said residence to promptly rebuild, repair, reconstruct said residence, in a manner which will restore it substantially to its appearance and condition immediately prior to the casualty, except to the extent otherwise agreed in writing by 100 percent of the owners. ARTICLE V. GENERAL PROVISIONS. Section 1. Amendment and Repeal. This Declaration, or any of its provisions, as from time to time in effect with respect to all or any part of the Property, may not be amended or repealed as to all or any portion of the Property except by written instrument executed by One Hundred percent of the Owners,effective when such instrument is recorded in the records of Washington County, Oregon. Section 2. Lessees and Other Invitees. Lessees, invitees, contractors, family members and other persons entering the Properties under rights derived from an Owner shall comply with all of the provisions of these Declaration of Restrictions restricting or regulating the Owner's use and enjoyment of the Properties and shall be liable to any Owner hereof as though an Owner. The Owner shall be responsible for obtaining such compliance and shall be liable for any failure of compliance by such persons in the same manner and to the same extent as if the failure has been committed by such Owner. Section 3. Arbitration. In the event of any dispute arising under the provisions of these covenants,the parties to the dispute shall choose a single lawyer arbitrator by mutual agreement who shall arbitrate the dispute in accordance with the rules of the American Arbitration Association. The decision shall be binding on all parties thereto, their heirs, and assigns. The prevailing party shall be entitled to such arbitration fees from the losing party, including reasonable attorney's fees, as the arbitrator shall determine. The arbitration award may provide for injunctive relief, damages or a combination thereof. If, within thirty days,the parties cannot agree between or among themselves on a single lawyer arbitrator, any party may petition the Presiding Judge of Washington County Circuit Court to appoint a lawyer arbitrator to arbitrate the dispute. Section 4. Enforcement. Any Owner shall have the right to apply to a court of competent jurisdiction for enforcement of the arbitration clause or for temporary relief pending the outcome of arbitration. Failure of any Owner to enforce any covenants or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. Declaration of Covenants,Hansen Park Page 5 Section 5. Severability. Invalidation of any one of these covenants of restrictions by judgment or court decree shall in no way affect any other provisions which shall remain in full force and effect. IN WITNESS WHEREOF, the undersigned has caused this Declaration to be duly executed the day and year first above written. Amato Development Corporation An Oregon Corporation By: ✓f / ,P't/ Qhu4-7 / G By:Declaration of Covenants, Hansen Park Page 6 • EXHIBIT A The real property which is the subject of this agreement is known as: Lots 4 and 5, HANSEN PARK; in the City of Tigard, County of Washington, State of Oregon. Declaration of Covenants, Hansen Park Page 7 STATE OF OREGON, COUNTY OF MULTNOMAH The fore:•'n• ' ,.• ument was . owledged before me this 11='day o �i.'h_( 1 006, by Ra s af, as Pr:: I-nt of A :to Development Corporatio W if/i z /4//// No 1 iv .is for O/'go WP My 'ommission Expir-s: OFF IALSEAL ttxS, R,14. HIV./ U Lc t)! NOI j� c S;t*-IN Lf0$3 2007 �,. OFFICIAL SEA. `ii+ IC'� cYi.0., CJ ' � '` • RENE'NICOLESCU M(COMM ,.,,r , ~ NOTARY PUBLIC-OREGON COMMISSION NO.356854 MY COMMISSION EXPIRES APR.11,2007 Declaration of Covenants, Hansen Park Page 8 CITY OF TIGARD 1/24/2006 13125 SW Hall Blvd. 12:28:18PM A. , ,,, Tigard,Oregon 97223 _- ,i (503) 639-4171 Receipt #: 27200600000000000343 Date: 01/24/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2004-00023 [UNGRND] In Lieu Underground 230-0000-445003 3,330.25 SUB2004-00023 [LANDUS]Final Plat 100-0000-438000 1,356.00 SUB2004-00023 [LRPF] LR Planning Surcharge 100-0000-438050 200.00 SUB2004-00023 [EADDRE]Address Fee 100-0000-433070 250.00 Line Item Total: $5,136.25 Payments: Method Payer User ID AcctJCheck No.Approval No. How Received Amount Paid CreditCard R T AMATO ST 015508 In Person 5,136.25 Payment Total: $5,136.25 cReceipt.rpt Page 1 of 1 02/08/2006 Conditions Associated With 1 1:06:08AM TIDEMARK Case#: SUB2004-00023 COMPUTER SYSTEMS. INC. Condition tatus Updated Cod By Tag Date By LGL EVIDENCE JOINT ACCES UNITS None Met 11/17/2005 MAS 11/17/2005 MAS 17. Provide legal evidence that establishes joint access between the proposed units. 1 PLN W/STREETTR FROM ST TREE LIST None Met 02/08/2006 SJR 02/08/2006 PLN 18?Provide a plan showing a street tree from the Tigard Street Tree Planting List that is suitable for a five foot planter strip,and implement. 1 COPY CITY'S SIGN COMPLI AGREEMNT None Met 02/08/2006 SJR 02/08/2006 PLN Prior to the issuance of building permits,the developer shall sign a copy of the City's sign compliance agreement. 1 TREE MITIGATION PLAN FOR 8 INCHES None Met 02/08/2006 SJR 02/08/2006 PLN Provide and implement a tree mitigation plan for eight inches. 1 ARBORIST'S WRITN REPTS TO FORESTR None NOT MET MAS 05/06/2005 DLW2 21. 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. 1 FINAL PLT RESTRCTS FENC VISUL CLR None Met 11/17/2005 MAS 11/17/2005 MAS 22. A note will be placed on the final plat that restricts fences to be placed in the visual clearance intersections of the proposed driveways and SW Coral Street. 1 AS BUILT DRAWINGS None NOT MET KSM 05/06/2005 DLW2 23. Prior to final plat approval,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). 1 PAY ADDRESSING FEE None Met 01/24/2006 KSM 01/24/2006 BLD 24. Prior to final plat approval,the applicant shall pay an addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 1 FINAL SITE DIST CERTIFICATION None NOT MET KSM 05/06/2005 DLW2 25. Prior to final plat approval,the applicant's engineer shall submit final sight distance certification to the engineering department. 1 FINAL PLT COMON DRVWY JOINT OWNE None Met 11/30/2005 KSM 11/30/2005 ST 26. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed common driveways will be jointly owned and maintained by the private property owners who abut and take access from it(them). FORMED/INCORP HOMEOWNR ASSOC None Met 11/01/2005 SJR 11/01/2005 SJR 27. Prior to approval of the final plat,the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 1 CC&R'S None Met 01/19/2006 KSM 01/19/2006 KSM 28. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions(CC&R's)for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department(Kim McMillan)prior to approval of the final plat. Page 3 of 5 CaseConditions..rpt SIGN COMPLIANCE AGREEMENT Witnesseth: This agreement dated the day of MIL 20c between the City of Tigard, as a municipality of the State of Oregon, hereinafter termed the "City", and .4-'426 sz o-P(qwu=.. hereinafter termed the "Developer". WHEREAS, the Developer has applied to the City for approval of 16,,,e located in Township South, Range One (1) West, Section , Willamette Meridian, Washington County, Oregon, and WHEREAS, the City has adopted standards in the Community Development Code Chapter 18 for signs; NOW, THEREFORE, it is hereby agreed as follows: The Developer agrees that all signage both temporary and permanent will comply with City sign regulations. The Developer further agrees and acknowledges to be responsible for the rectifying of any and all sign regulation violations during the marketing and initial sale of all properties within said development. The Developer further agrees that, should sign regulations be violated, to be subject to all citations that may be issued during the initial sale and marketing of the properties. Developer: m o, b'1 6-1-V By: /� irr s i c 64-1. The City of Tigard: By: r yj [ I 1 � Q 0��3 50 1 15.i5-I--18.50 0 ,.50 I 18.50 I 9 I i /-7/02Z---71() .1, n II 1 41 i!,,?4,4 ,e i lo 7(b a/ Sit-ad' ! I At C-7(4,4-0 AVI.410 S) 1 i 1 ..,, / v 3 0 o NM3i�� i L NI*LL LOLL I■•••Nt- I ik.00 I Iioo i" c0 !Lij 3500 0 4; I OT , oN , 4N , ON N1 Mitt- i �.IN ! �� : "w4 11 J�� IN 2l L , 1 L MP o r I �� in,i4sak44_ t i i o I //d7/ 4 ‘-b.oi c f i /2 1 Min - ) 1 fl • t 1 I o0 ....; ', /4h w4 e/9P N) tei /1 / W aI = l 3 1 ,/il 1.t 3 : I R Pan /12 10 : � I Q.1 I 1 N' N 'v' I 7Y L'. N. 0.6 .... .P.. ... , w� .. A4to MO _ ...• 4,„_•- __r__ _A, - _ 1 1 1 SW CORAL ST. I II U II I I L II I ow 11 Zii4 0 , /00/e = S /- ',cEiE,c?Rr (0/-ne /anci Ur air? -/ia ) sr,Qe&T 7,Q�E, 7-r1. 0 11 4400 p RECEIVE i I FEB U 8 1006 TAX LOT 14200 t OITY OF TI RD 1 1 I Stt Q Z oc -( O te&Lawn, C a O (rnlimite6 ARBORIST REPORT Address of the Report: 9395 SW Coral St. Tigard, OR Date of the Report: August 14, 2006 Report Submitted To: Ted Amato PH: 503-998-7102 5151 SW Santa Monica Portland, OR 97221 City of Tigard FX: 503-718-2401 Matt Stine I went by your site today. Obviously no work has occurred here since the street improvements. No impact has occurred to the Walnut tree. The fencing is in place and accommodating the existing driveway. I don' see any need to make bi-weekly visits until after you start the next phase of work. Please call when that occurs. 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 & Vi 3Z th1I1mitea ARBORIST REPORT Address of the Report: 9395 SW Coral St. Tigard, OR Date of the Report: January 27, 2006 Report Submitted To: Ted Amato PH: 503-998-7102 5151 SW Santa Monica Portland, OR 97221 City of Tigard FX: 503-718-2401 Matt Stine I've gone by and looked at the tree protection fencing per Ted & Matt Stine's request. The tree protection is in place. When you excavate in that area, you need to contact me so I can monitor root disturbance and tree stability Please call if you have any questions at 503-793-1030. Respectfully, /lead-- 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 �t PA0�04b Q4. �St npQ� A --4,t1 S r�aq 11b\?� ::�0 /H I '1 l / T11 V' iiii) \'''-q".'.'..."'"'-''4\cci.."7"...." .wr.r... rj1; ' Qs �� __ w.. „. 4".. w+++�w�w�* 4. <-.' 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Si \ — 0,, rvs t„.........— _______ -s,______zo,_______ _____ .__— I - o, •\\iikah! ....., ,' „., . - ..j . -1 2Y'' 1 ‘:K (----- I W W j tu `°m000 v m i� ., 0-0 �v w 75- `c 6 7 70 kttii % 7,15 _ S , ti >'' A7i�iie6` A.RBI PORT Ad i-ess of the..'Repori -9395:SN.^Corai-St. s ,,:`Tigard, iR', - t3a�te-� e• - � `tile'�.�. ri, 'iVo v be v �S = ,r `e '-',,•-.: - ` ( l'H'' 503,99877102'1• Ripbrt Submitted m = dArmato . - ;' ^ ' . 1$1 S i al?t8^ R ,r, :';'_ y.-t P .t11nd, OR 97231• _ ! ; . _ 4,• •4' - 3 a _ .y :Tr• � �: ��lac al"~ rir �• � R4 b �� pprv�tl.�r�ri, -[1QCtlien t�f�t �p "�rrlt#tl�ir '$ • f;tom._ r =litaas' both=e's 'a ,ii r-=-outl� -`:' •is. �t1 r.•.,. r :, . .;:fir p l c:`: ii .tc�: e.it:`'',. . �: ris(`al # �11t ' �rrea" ©` eft the'•:ti��lic�tal� _ turEi-:ti...^l1t'� ` ��t�i� ��e 'Y�� e rr :.�•Vt rie.4}�'�'�.:ai(,� -on he ot.R, , *s .ti 1 J' .sue -!: ...'.� : :. )Ia4 'e'f -a: -t''!, •,fi, , a } _ (-_ - {. T' - - `t ` t. �t 'r . _ //��,,�r� {{,,,,, ter.} y� el ' { - _ -; .'. 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State-licensed Tree-Service#F2638.''Landsca ':Contractor. 6594'Chemical A lication#00Q231 ..tnsufed - _ .•i- PO Box 1-566'! Lake bs�atego)OR''.97035.503.635-31-66•Vancouver 360- 37 2646:•-Fax 5O 635=1549 - Visit our website•at,www:treecaireiandscapes:corn• E-Tait:treecarelandscapes'Qeartl link:net.' 11/28/2007 14:54 5036351549 • TREE CARE UNLIMITED PAGE 02/02 d a te, Lark/ , r. s�� 6u B aUO`/- OOoa3 ).,.+.: • Cf� )-14 n3e n Per i'�IITIIt V RECE ED ARBORIST REPORT I 28 VA1 Address of the Report: 9395 SW Coral St. Y Vr 1k3 Tigard, OR �I7 1��D1VISIO 1313 Date of the Report: November 28, 2007 Report Submitted To: Ted Amato PH: 503-998-7102 5151 SW Santa Monica Portland, OR 97221 • City of Tigard FX: S03-598-1960 Attn: Maris I visited the site on November 28, 2007 and am sending this letter to say the project has been completed. The Walnut tree has been protected. The new driveway is in the exact location as the previous driveway. There will be no more Site visits. Please call if you have any questions. 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: "tree Care Industry Association• International Society of Arboriculture •Oregon Landscape Contractors Association Construction Contractor#62635 • Landscape Contractor#5659 •Chemical Application 4000231 • 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.tclu.com • E-mail:info l tclu.com ARBORIST FIELD OBSERVATIONS NW TIGARD 0 Date: /707 Project Name: /LsC R.A Compliance Violation Notes 1. Location of tree protection fence 2. Condition of tree protection fence is adequate. 3. Preserved trees are healthy and undamaged. 4. No dumping of material within the TPZ �C 5. Roots (>1") within excavation are pruned 6. No compaction with the TPZ 7. No fill within the TPZ ln� ce ow.,, r rr f 1 (4• 104-2,,,e_ v I` r3/oc INS L.t. et,Jf i J r 6-0 3 6 Ow^e.) mod- V20,- *A AL ac'; Inspection Performed by: / 0(�C1 Pry- J I:\CURPLN\Master&ARBORIST FIELD OBSERVATIONS doc ■ ■ • MEMORANDUM T I GARD TO: Building Inspectors FROM: Todd Prager RE: 9399 SW Coral Street, Hansen Park Subdivision DATE: November 26, 2007 Please do not sign off on final inspection until the tree issues are settled for this lot. My desk number is 503 718-2700 and my cell number is 503 764-6913 if you have any questions. Thanks, Todd / a7° _ 00/73 U1T I tet- '_',A) ,poll On 10/2/2006 Conditions Associated With 11:20:05AM Case#: SUB2004-00023 Condition Status Updat Code Title Hold S � Changed By Tag l.`a)1 FINAL SITE DIST CERTIFICATI( None Met 7/27/2006 KSM 7/27/2006 KSM 25. Prior to final plat approval,the applicant's engineer shall submit final sight distance certification to the engineering department. 0001 FINAL PLT COMON DRVWY JO None Met 11/30/2005 KSM 11/30/2005 ST 26. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed common driveways will be jointly owned and maintained by the private property owners who abut and take access from it(them). 0001 FORMED/INCORP HOMEOWNR None Met 11/1/2005 SJR 11/1/2005 SJR 27. Prior to approval of the final plat,the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 0001 CC&R'S None Met 1/19/2006 KSM 1/19/2006 KSM 28. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions (CC&R's)for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department(Kim McMillan)prior to approval of the final plat. 0001 STATE PLANE COORD ON 2 MC None Met 11/18/2005 KSM 11/30/2005 ST 29. 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. 0001 FINAL PLAT APP SUB REQUIRE None Met 5/15/2006 KSM 5/15/2006 BRS 30. 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 Coral Street shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat,submit two mylar copies of the final plat for City Engineer signature(for partitions),or City Engineer and Community Development Director signatures(for subdivisions). 0001 RECORD DEED RESTRICTION None Met 10/2/2006 EAE 10/2/2006 EAE 31. 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. 0001 SITE PLAN DRAW LOCATN TRI None NOT MET MAS 5/6/2005 DLW2 Page 3 of 5 CaseConditions..rpt r WashInptnn County,Oregon 2006-113803 091251 10:37:23 AM D-RIB Cnt=1 Stn=7 K GRUNEWALD 5 After Recording Return To: O $5.00 58.00 511.00-Total=$22.00 ,,L City of Tigard 0 13125 SW Hall Blvd 01014273200601138030010015 I,Richard Hobemicht,Director of A went and ;,- . Tigard OR 97223 Taxation and Ex-Officio County lerk for Washington e ry g � �� County,Oregon,do hereby certify that the within ,:,,/,(:°.'5,..7%!,, .p� instrument of writing was received and recorded In the,i; ,,,I;�', i ( ( book of records of said goyr+fy. �7 1 `,gi' `w�'=-;. (.J.c.IwJC V .wc.n �t�N•�.. Richard W.Hobemlcht,Director of Asssss ment end ` tti'G- Taxation,Ex-Officio County Clerk a TREE RESTRICTIVE COVENANT I�= X DEED RESTRICTION oz W zDeclarant is the owner of property described as ff '' ?i�7ft2K '- >- cZ , recorded as Document No. ,ZOO6/o42'14 , Washington o e County Book of Records. ac c H xcc Declarant has preserved or retained trees over and across portions of said �=., property in accordance with the Conditions of Approval of said plat. Any such preserved or retained tree may be removed only if the tree dies or is hazardous according to a certified arborist. This deed restriction may be removed or will be considered invalid if all trees preserved in accordance with this section should either die or be removed as hazardous. 6.:, THIS AGREEMENT shall be deemed a Covenant running with the land and is k binding upon the owners of property described as fi, i=sEM /-)0/,1k! Washington Jo County, Oregon, and their successors and assigns. IN WITNESS THEREOF, the Declarant has executed this agreement on that _ date and year set forth below. DECLARANT: "41al47-0 1..)k- t..op ry-)EAU-T n?x2Pc/ I=0"/OA✓ � / / OFFICIAL SEAL N Co!.S G u.._ 1, , s� RE DE'NiCOLESC U [o ....., ;3Si'�w No. `t,6S y Ka vs-el POBUC-OREGON �, Y co^,r, i1.53;0., xi, s t CONI ISi.►!►N NO.360854 STATE OF OREGON, COUNTY OF WASHINGTON MY COMMISSiGNEXPIhES APB.11,2007 This ins rumen was acknowledged before me by Z1 c1 h I U.r A-vY.c i-O TYt- IL' ($ .t - • e rpor :4- r� �"'WI' Li / _ At A//' _ l 7� N'"1J" ' . :L ''O'G O N Date My Commission Expires 1111 • Date/Time Stamp October 25,2006 9:53 AM TIGARD New Records Transmittal Form Department: Community Development Account: 2230 Date: Current Planning Division Prepared by: Patty Lunsford, Planning Secretary Extension: 2438 Description: Date: Retention Retention Record Series Planning-Land Use From Code: Period: Title: -Deed Restriction To 9/25/2006 166-200-0135(19) Permanent K1WWORDS: • Tree Restrictive Covenant Deed Restriction • Document No.2006-104274 • Recording No.2006-113803 • lmato Development Corporation • I Iansen Park Subdivision • SUB 2004-00023 • Coral Street,9395 • 1S1 26DC 3600 TO BE COMPLETED BY RECORDS DIVISION STAFF Received by: Date Medium: Received: Clerk's Index: Clerk's Index Record Identification Yes ❑ No ❑ _ Date of Entry: Code: (rev.2-13-06) " CITY OF TIGARD 10/11/2006 13125 SW Hall Blvd. 11:34:31AM • Tigard,Oregon 97223 TIGARD (503)639-4171 Receipt #: 27200600000000004898 Date: 10/11/2006 Line Items: Case No Tram Code Description Revenue Account No Amount Paid SUB2004-00023 [ULANUS] Plat/Proj Name Change 255-0000-438000 258.00 Line Item Total: $258.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid CreditCard R T AMATO DEB 099773 In Person 258.00 Payment Total: $258.00 cReceipt.rpt Page 1 of I yv...Q..Airj c.�,dam n\#-∎ La °s� E 1t I e C RECEIVED 47' • n OCT 2 7 2006 Tree Protection Plan CITY OFTIGARD Un limited BUILDING DIVISION (REVISED 3/27/03) Follow the below listed instructions in order to provide the proper protection before, during and after construction. Before Construction: a. Identify and number the trees to be protected, verify by mapping and/or tagging and note their size in D.B.H. (Diameter at Breast Height), variety, health and structural conditions, review plans. b. Check with local government agencies for tree protection ordinances. c. Remove any low limbs that may be in the way of construction equipment, and prune as needed to adhere NAA standards. d. Leave a protective covering on the soil, i.e., existing groundcover or mulch. e. Notify all other contractors that these trees are to be saved and protected. f. Install a temporary 6' high metal no-climb fence to protect the trees and their root systems. Install tree protection sign on fence. Posts located 10' on center as a general rule. For every inch in diameter of the trunk (D.B.H.) allow up to 1 foot of radius from the trunk as the protected area. (Example: 24" D.B.H. = 24' radius of protected root system.) Ideally, we need to protect more than the drip zone. The drip zone into the trunk is the support roots that hold the tree up. The roots from that drip zone out provide nutrition, water and oxygen. Try tc avoid less of more ' than 30% of root on any one side. Ths allows some encr.cac1mant within the drip line. This should be determined on a case by case site conditions reviewed. g. Identify any insect or disease problems that may require treatment. h. Engineer and design proposed structures and construction to avoid root loss. Bridge type foundations can save major roots. i. Design landscape islands and planting areas large enough to accommodate trees at maturity. j. Plant the right tree in the right place. Avoid future conflicts with buildings and utilities. k. Have an experienced Arborist review landscape plan to assure the right tree is planted in the right place and proposed changes don't kill retained mature trees. I. Consider tree removals adjacent to trees to be saved for wind related stability concerns. 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 • Salem 503-316-8144 FAX 503-635-1549•Visit our website at www.treecarelandscapes.com m. Check for past and proposed grade and drainage changes, consider the effects. n. Check trees for stability. o. Remove all trees that would not survive the effects of change. Remove all hazardous trees. p. Minimize environmental changes. II. During Construction: a. Keep equipment off of the root system to avoid compaction. b. Keep equipment away from structure to prevent damage to trunk and limbs. c. Don't allow chemicals to be dumped on the ground near the tree, i.e., gasoline, diesel, paint, herbicide, cleaner, thinners, etc. d. Provide means of temporary irrigation if the project runs through the summer. e. If roots or limbs are cut or damaged, have them inspected by an ISA Certified Arborist and repaired or treated according to his/her recommendations. f. Protect the trees from excessive heat, i.e., equipment, paving and/or burning. g. Avoid trenching through the root systems, boring under them or hand digging can save roots. h. Contact the ISA Certified Arborist familiar with the site prior to and during any activity within the drip zone or tree protection fencing for consultation. III. After Construction: a. Carefully landscape the area under the tree, being careful of the roots and structure. Use plantings that will live under the same conditions as that of the tree b. Provide insect and disease control, fertilization and pruning as needed or adhere to long term protection plan if provided. c. Avoid direct irrigation spraying onto the trunk. The amount of irrigation needed to keep new plantings alive can often be enough to kill mature trees. d. Do not cover existing root systems with more than 2" of soil. The more soil you add, the greater the chances of damaging the root system. e. Provide irrigation and/or drainage to emulate pre-construction conditions. NOTE: It would be impossible to provide all of the above protection measures, however the more roots that can be saved and the least amount of surrounding environmental changes that we can prevent; the greater the chances of saving existing trees. Often it is best to replant with the right tree in the right place so it can grown in the new environment. 11/02/2006 11:40 5036351549 TREE CARE UNLIMITED PAGE 02/02 CPS e X44 c‘r t` 3 a RECEIVED ARBORIST REPORT NOV 2 2006 CITY OF TIRD BUILDING D V ON Address of the Report: 9395 SW Coral St. Tigard, OR Date of the Report: November 1, 2006 Report Submitted To: Ted Amato PH: 503-998-7102 5151 SW Santa Monica Portland, OR 97221 City of Tigard FX: 503-598-1960 Attn: Maris I went by the site today, November 1, 2006, and noted the house has been removed and the footprint of the new buildings has been excavated. No impact to the trees root system has occurred or is anticipated for this work. 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 462635 •Landscape Contractor#5659• Chemical Application#000231 • Insured P.O. Sox 1566 • Lake Oswego. OR 97035 • 503-635-3165 • Vancouver 360-737-2646 • FAx 503-635-1549 Visit our website at www.treecarelandscapes.com 11/02/2006 11:40 5036351549 TREE CARE UNLIMITED PAGE 01/02 M TREE CARE & LANDSCAPES UNLIMITED , INC P . O . BOX 1. 566 LAKE OSWEGO , OREGON 97035 PHONE : 503 - 635 - 3165 FAX : 503 - 635 - 1549 FACSIMILE TRANSMITTAL SHEET TO: FROM: Maris Ray Myer COMPANY: DATE: City of Tigard NOVEMBER 2, 2006 FAX NUMBER: NO. OF PAGES (INCLUDING THIS ONE): 503-598-1960 2 PHONE NUMBER: RE: 9395 SW Coral ❑ URGENT ❑ FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY 12/13/2006 CCEL./ • Conditions Associated With • �,', 3) 1 2�8AM Case#: SUB2004-00023 `'� Condition Status Updated Code Changed By. Tag Date 0001 CASH/OTHER SECUR FOR EQ VALU MITI None Met 6/13/2005 MAS 6/14/2005 RCP 1. Prior to commencing site work,the applicant shall submit cash or other security for the equivalent value of mitigation required(number of caliper inches times$125 per caliper inch). If additional trees are preserved through the subdivision improvements and construction of houses,and are properly protected through these stages by the same measures afforded to other protected trees on site,the amount of the cash or other security 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 cash or security,for two years following final plat approval. After such time,the applicant shall pay the remaining value as a fee in-lieu of planting. 0001 APPRVD TREE REMV/PROT/LNDSP PLAN None Met MAS 12/29/2005 KJP 2. Prior to commencing any site work,the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The"Tree Protection Steps"identified in Tree Care&Landscapes Unlimited of April 25,2005 shall be reiterated in the construction documents. 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. 0001 FORMED/INCORP HOMEOWNR ASSOC None Met 11/1/2005 SJR 11/1/2005 SJR 27. Prior to approval of the final plat,the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 0001 CC&R'S None Met 1/19/2006 KSM 1/19/2006 KSM 28. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions(CC&R's)for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department(Kim McMillan)prior to approval of the fmal plat. 0001 STATE PLANE COORD ON 2 MONUMENT None Met 11/18/2005 KSM 11/30/2005 ST 29. 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. 0001 FINAL PLAT APP SUB REQUIREMENTS None Met 5/15/2006 KSM 5/15/2006 BRS 30. 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 fmal 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 Coral Street shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat,submit two mylar copies of the final plat for City Engineer signature(for partitions),or City Engineer and Community Development Director signatures(for subdivisions). 0001 RECORD DEED RESTRICTION None Met 10/2/2006 EAE 10/2/2006 EAE 31. 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. Page 1 of 4 CaseConditions..rpt 12/13/2006 kCCEL/ Conditions Associated With 11:55:28AM Case#: SUB2004-00023 Condition tatus Updated Code Title- -tatus Changed By 0001 SITE PLAN DRAW LOCATN TREES None Met 11/6/2006 EAE 11/6/2006 EAE 32. 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. 0001 PHOTOMYLAR COPY None Met 9/20/2006 KSM 9/19/2006 BRS 33. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar" copy of the recorded final plat. 0001 PUB IMPROVMNTS SUBSTNLY COMPLET None Met 9/19/2006 KSM 9/19/2006 KSM 34. 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). 0001 OFFSITE UTILITY EASEMENTS None Met 9/19/2006 KSM 9/19/2006 KSM 35. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 0001 OVERHEAD UT LNS UNDERGROUND None Met 1/24/2006 KSM 1/24/2006 BLD 36. The applicant shall either place the existing overhead utility lines along SW Coral Street underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$35.00 per lineal foot. If the fee option is chosen,the amount will be $3,330.25 and it shall be paid prior to issuance of building permits. 0001 MAINT AGREEMNT STRM MGMT OR OTH None Met 1/19/2006 KSM 1/19/2006 KSM 37. Prior to a final building inspection,the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management,or another company that demonstrates they can meet the maintenance requirements of the manufacturer,for the proposed onsite storm water treatment facility. 0001 FENCING APPRVD BY ARBORIST None Met 1/27/2006 MAS 2/1/2006 SJR 3. 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. 0001 PFI PERMIT None Met 10/19/2005 KSM 7/12/2006 KSM 4. Prior to commencing onsite improvements,a Public Facility Improvement(PFI)permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 0001 EXACT LGL NAME/ADD/PHONE None Met 10/19/2005 KSM 10/19/2005 ST 5. The PFI permit plan submittal shall include the exact legal name,address and telephone number of the individual or corporate entity who will be designated as the"Permittee",and who will provide the financial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership,LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 0001 CONST VEH ACCESS/PKNG PLAN None Met 1/5/2006 KSM 1/5/2006 KSM 6. 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 2 of 4 CaseConditions..rpt 12/13/2006 N.CCEL/7 Conditions Associated With 11:55:28AM Case#: SUB2004-00023 Condition Status Updated ('ode Title Status Changed B Tag 0001 1/2 ST IMPRV FRONTAGE CORAL ST None Met 1/5/2006 KSM 1/5/2006 KSM 7. 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 Coral Street. The improvements adjacent to this site shall include: A. City standard pavement section for a half street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer,to be approved by City Engineer; I. underground utilities; J. street signs(if applicable); K. driveway apron(if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Coral Street in a safe manner,as approved by the Engineering Department. 0001 PROFILE CORAL ST EXTEND 300 FT None Met 1/5/2006 KSM 1/5/2006 KSM 8. A profile of Coral Street shall be required,extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 0001 CONECTN PERMIT BLDG TO SS SYSTEM None Met 1/5/2006 KSM 1/5/2006 KSM 9. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 0001 DOWNSTREAM CAPACITY None Met 10/19/2005 KSM 10/19/2005 ST 10. Prior to construction,the applicant's design engineer shall submit documentation,for review by the City(Kim McMillan),of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume,but in no event less than 1/4 mile. 0001 FIX CAPACTY PROB OR ONSIT DET FAC None Met 1/5/2006 KSM 1/5/2006 KSM 11. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the development,the developer shall correct the capacity problem or construct an on-site detention facility. 0001 REV STRM DRAIN PLNS&CALCULATION None Met 1/5/2006 KSM 1/5/2006 KSM 12. The applicant's engineer shall submit revised storm drainage plans and calculations that incorporate the requirements of Washington County and Clean Water Services pertaining to downstream improvements. 0001 TVWD APPRVL WTR CONNECTION None Met 11/1/2005 SJR 11/1/2005 SJR 13. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 0001 EROSION CONTROL PLAN None Met 1/5/2006 KSM 1/5/2006 KSM 14. An erosion control plan shall be provided as part of the Public Facility Improvement(PFI)permit drawings. The plan shall conform to the"Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition." 0001 PRELIM SITE DIST CERTIFICATION None Met 1/5/2006 KSM 1/5/2006 KSM 15. The applicant's engineer shall submit preliminary sight distance certification with a list of improvements required to meet the standard with the PFI application. 0001 ACCES PLN SHOWNG DRIVWY CONFIG None Met 8/9/2005 MAS 8/9/2005 MAS 16. Provide an access plan showing the driveway configuration to the proposed units. Page 3 of 4 CaseConditions..rpt 12/13/2006 q‘CCEL/!7 Conditions Associated With 11:55:28AM • Case#: SUB2004-00023 Condition Statu Updated Code i s Changed 0001 LGL EVIDENCE JOINT ACCES UNITS None Met 1 1/17/2005 MAS 11/17/2005 MAS 17. Provide legal evidence that establishes joint access between the proposed units. 0001 PLN W/STREETTR FROM ST TREE LIST None Met 2/8/2006 SJR 2/8/2006 PLN 18. Provide a plan showing a street tree from the Tigard Street Tree Planting List that is suitable for a five foot planter strip,and implement. 0001 COPY CITY'S SIGN COMPLI AGREEMNT None Met 2/8/2006 SJR 2/8/2006 PLN 19. Prior to the issuance of building permits,the developer shall sign a copy of the City's sign compliance agreement. 0001 TREE MITIGATION PLAN FOR 8 INCHES None Met 2/8/2006 SJR 2/8/2006 PLN 20. Provide and implement a tree mitigation plan for eight inches. 0001 ARBORIST'S WRITN REPTS TO FORESTR None Met 10/2/2006 MAS 10/2/2006 MSB 21. 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. 0001 FINAL PLT RESTRCTS FENC VISUL CLR None Met 11/17/2005 MAS 11/17/2005 MAS 22. A note will be placed on the final plat that restricts fences to be placed in the visual clearance intersections of the proposed driveways and SW Coral Street. 0001 AS BUILT DRAWINGS None Met 9/20/2006 KSM 9/19/2006 BRS 23. Prior to fmal plat approval,the applicant shall provide the City with as-built drawings of the public improvements as follows: 1)3 mil mylar,2)a diskette of the as-builts in"DWG"format,if available;otherwise"DXF"will be acceptable,and 3)the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure(manholes,catch basins,water valves,hydrants and other water system features)in the development,and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 0001 PAY ADDRESSING FEE None Met 1/24/2006 KSM 1/24/2006 BLD 24. Prior to final plat approval,the applicant shall pay an addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 0001 FINAL SITE DIST CERTIFICATION None Met 7/27/2006 KSM 7/27/2006 KSM 25. Prior to final plat approval,the applicant's engineer shall submit final sight distance certification to the engineering department. 0001 FINAL PLT COMON DRVWY JOINT OWNE None Met 11/30/2005 KSM 11/30/2005 ST 26. The applicant shall cause a statement to be placed on the fmal plat to indicate that the proposed common driveways will be jointly owned and maintained by the private property owners who abut and take access from it(them). Page 4 of 4 CaseConditions..rpt MEMORANDUM T I GARD TO: Building Inspectors FROM: Todd Prager RE: 9399 SW Coral Street, Hansen Park Subdivision DATE: November 26, 2007 Please do not sign off on final inspection until the tree issues are settled for this lot. My desk number is 503 718-2700 and my cell number is 503 764-6913 if you have any questions. Thanks, Todd ST 0(20 G - ° ' T3 `� I Ir�- 3�) n).1.1.1.1( R(- U )-j0 j� un Su8 Daa ladm Poit-J-' I *1416)1 ictPt cu()P4 Cora (,(5 /u111/9 13A*) G6)` v4A/A-2 TREE CARE UNLIMITED PAGE 02/02 93!01!2007 15: 32 5036351549 REC °�� EIVED 4 MAR 0 . 2007 CITY �. � OF Ti BUILDING D GAR�D {'nlrm�te' 81ON ARBORIST REPORT Address of the Report 9395 SW Coral St. Tigard, OR Date of the Report: March 1, 2007 1 / , Report Submitted To: Ted Amato PH: 503-998-7102 5151 SW Santa Monica Portland, OR 97221 City of Tigard FX: 503-598-1960 Attn: Maris I went by the site today, March 1, 2007 and inspected the Walnut tree. Everything is ok. Respectfully, Raymond Myer, General Manager Tree Care at 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.Q. Box 1566 • Lake Oswego, OR 97035 • 503-635-3166 • Vancouver 360-737-2646 • FAX 503-635-1549 Visit our website at www.treecarelandscapes.com 11/01/2006 14:53 5036351549 TREE CARE UNLIMITED PAGE 02/02 coy&1Lapc • trnl)mtt�� • ARBORIST REPORT Address of the Report: 9395 SW Coral St. 36 Tigard, OR Date of the Report: • November 1, 2006 Report Submitted To: Ted Amato PH: 503-998-7102 5151 SW Santa Monica Portland, OR 97221 City of Tigard FX: 503-718-2401 Attn: Marin I went by the site today, November 1, 2006, and noted the house has been removed and the footprint of the new buildings has been excavated. No impact to the trees root system has occurred or is anticipated for this work. A/L^I v 7 i c iJ nJ ra t,.u, 714.4J-c S► y Respectfully, Awe r� 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 Stale Licensed Tree Service 462635• Landscape Contractor#5659 • Chemical Application 4000231 • 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 08/14/2006 15:28 5036351549 TREE CARE UNLIMITED PAGE 02/02 4.' .rW^ ,/imite\ ARBORIST REPORT Address of the Report: 9395 SW Coral St. Tigard, OR Date of the Report: August 14, 2006 Report Submitted To: Ted Amato PH: 503-998-7102 5152. SW Santa Monica Portland, OR 97221 City of Tigard FX: 503-718-2401 Matt Stine I went by your site today, Obviously no work has occurred here since the street improvements. No impact has occurred to the Walnut tree. The fencing is in place and accommodating the existing driveway. I don' see any need to make bi-weekly visits until after you start the next phase of work. Please call when that occurs. 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 tate Licensed Tree Service 062635• Landscape Contractor 05659• 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 06/14/2006 13:13 5036351549 TREE CARE UNLIMITED PAGE 02/02 P • (741imite�' AftBORIST REPORT Address of the Report: 9395 SW Coral St. Tigard, OR Date of the Report: June 14, 2006 Report Submitted To: Ted Amato PH: 503-998-7102 5151 SW Santa Monica Portland, OR 97221 City of Tigard FX: 503-718-2401 Matt Stine I went by the site today, June 14, 2006, and the sidewalk and street improvements have been made with no damage to the root system. I would recommend that you backfill the area between the walk and the tree with soil as soon as possible, help eliminate moisture evaporation from the area. Contact me prior to any excavation within 20' of the tree. At some point we will have to install tree protection fencing, depending on your future activities. Please call if you have any questions at 503-793-1030. Respectfully, -174/47,csvPierie At50"--- 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 503-535-1549 Visit our website at www.treecarelandscapes.corn JAN-27-2006 13 30 TREE CARE UNLIMITED 503 635 1549 P.02/02 Lam ; • (141imitea ARBORIST REPORT Address of the Report: 9395 SW Coral St. Tigard, OR • Date of the Report: January 27, 2006 Report Submitted To: Ted Amato PH: 503-998-7102 5151 SW Santa Monica Portland, OR 97221 City of Tigard FX: 503-718-2401 Matt Stine I've gone by and looked at the tree protection fencing per Ted & Matt Stine's request. The tree protection is in place. When you excavate in that area, you need to contact me so I can monitor root disturbance and tree stability Please call if you have any questions at 503-793-1030. Respectfully, /95,44,, Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, Llc. # 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 462535• Landscape Contractor 45659• 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 &La!] _ 1 b W001 O 423 as�� CO tea f 5±. 7-61."l aitu S - � mitea' ARBORIST REPORT Address of the Report: 9395 SW Coral St. Tigard, OR Date of the Report: April 25, 2005 Report Submitted To: Ted Amato PH: 503-998-7102 5151 SW Santa Monica Portland, OR 97221 • I discussed the tree protection with Matt Stine, City of Tigard Forester on April 25, 2005. As for the fruit trees in back they can be removed. If any of them are over 12" D.B.H. and in viable condition they will need to be mitigated. As for the Walnut tree in the front yard located on the east property line, no tree protection will be required if you plan on using the existing driveway. However, if the existing driveway is to be removed, you must contact me to discuss tree protection measures as the root system would then be exposed. Please call if I can be of further service at 503-793-1030. Respectfully, '‘7";---27--,•7-ti-rte/C----- 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 esidential and Commercial Spraying • Fertilizing • Pruning • Landscape Installation • Landscape Maintenance • Consultation MEMBER: Tree Care Industry Association • International Society of Arboriculture • Oregon Association of Nurseries 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 • E-mail:treecarelandscapes@earthlink.net � Co SUB2004 00023 HANSEN PARK SUBDIVISION (Coral Street Townhouses ) XREF LIST L:z 'e: : — : i : ' 'S X 11& 3 ,:eii- .6.-- It ( b(e) 4 a =,-, -- _ „7,,,,< ,31,-,, i _ - ,. ale: t II Resolved I AMA2CX50 AMA2Cx01 1 I ' , AMA2Xt0 DLD–LOGO DESIGN GROUP INC. STAMPGID I i 1 i 1 i 1 , 1 1; 9045 SW Barbur Blvd. Unresolved i Suite 101 . II Portland, OR 97219 s II (503) 225-1679 i^ Ji D Oft 40.0i if ji, tv t 1 1 1 1 44 .* 9 19160 0 . - Ii OREGON i i - 4.00' 4.00' q,�Y I. ®lfZik‘. 10.00 - 14.5o' 15.15 14.50' - �- 14.50 14.50 - EXPIRES 12-31-07 I i y 1 i 1 14.00' I 1 1 1 1 1 I 1 i 1 1 I I 1 1 1 td t Ji 1 I I 9.32' --- 1 La I I I u) L I NOIESMallissli.s. '.=, 1 i i 1 D i i 1 i 0 L 1 1 , Z z O t li 1 N 1 o 0 w F-4 A I 1 to' 5' o to' , 1 1-1 ‘.., O. p x. � 1655 LF RETAINING WALL I in SCALE: 1" = 10' I La ,..tx 1.- 1 PRIVATE AND PUBLIC I U '. 1111I 1 3.00 , I TTLITY EASEMENT 3.D0' 05' 3.00 3.00. r N l ' ®l_._ ' - , - 11.50' .. - � 11.50 tt I FEr.- (1) ,. 11•50 €E 12.16 11.50 7.00 ... - 1 r► f-----41 R3 00' I e j R3.00 I 4.01 (14:13 10.00' -�. I 1 ir / " 1?kEPROTEC11O115. \ Ls , ! \\ // 4 FENCE NI TALL \� I 0 AI ' I 1 0/ , lel I N I f 7 1 c(., ,,,,``_' / R,20. �� 28 DLACK WALNUT ... " l \�-P 1�"/ 4 PR TIED \c,,, / too' 81000 o \ �// `° ' " \`V- FIRE HYDRANT N yt / ,� __._ �� • APPROXIMATE 74' EAST f + e OF SE CORNER ., x -- 4.50'R,W DEDICATION \ t '� - 1495 - f 20.00' 20.08' 18.00' , / 2207' - - ® - \ , 5' SIDEWALK ` -- 30.00' s -i_ "� 0.00 q � tom_ � + 3 `.y 207' REV. DATE BY! I€t s f N I > _ 11/Q7/Qa IdIRC ate' �� ;, . -L- i %I..1.11 II ,► . . s�`"F �,�°� ..a'-r r5 � _ •. .. a.. .. .+ - .... . ....■ tea! ... 67.54 _ ' tAILDOXESI(5) 5.00 7ER ti_ maippwr4iimi t! Q ':Lam { PLAN /� 7 ,,, - ? o, 1 0.50' CURB - i ALIGN STRIP cc _ _—_ _— SW CORAL ST. A SERWCEBERRY(omelannchier SERV/CEBERRY(omelanthier o/n/folio) STREET TREE, TYP. I olnifolio) STREET TREE, 7W. — II II II II II Q I I I I I PROJECT I I I I I I I — NUMBER AMA002 I I I I I J A Z — — °`�E JA �` Date: 05/23/05 g Scale: 1"_ 0' N K N _ I Drawn By MRC tii _ - - 4. -- . . Designed By: MRC f 3 ,a Checked By: GID ti N o E HYDRANT FIR �.. _� �x - 3 r_ 41-3A, 8 OF SW CORNER z W 1 C2 . 1 Z cr UZGo& cdøz3---------------- - z3 l XREF LIST Ltsco/e: 1 Psltscale: 1 f Resolved AMA2CX50 AMA2Cx01 AMA2X10 DESIGN GROUP INC. DLD—LOGO STAMPGlD 9045 SW Barbur Blvd. Unresolved Suite 101 Portland, OR 97219 (503) 225-1679 1-44 49 19160 4P WEST 1/2 - WEST 1 , • GON LOT >�5• �� LOT 1 LOT �Y ��TAX LOT 3200 TAX LOT 3302 TAX LOT 301 EXPIRES 1241 05 LOT �� 1 I I I�(P1) N '31'08 E HELD 15 I ka.. nN..•r-."s«..�..,n_. •4.,. fb &#c" FEA $ 95LfT � wb •Sury 1 I -- 24.50' -raw taco' 1 I I IMO NM NM " = III BLOCK "0" (1) 1 1 1 1 1 1 1 1 1 I 1 i " (f) LEHMANN ACRE TRACT" 1 i 1 1 I 0 , , 1 1 I 1 I 1 1 LOT2 1 X 1---:44, 1 WEST1/2Z z 1 LOT 3 o � � K �� N� LOLL I 0.„ I at 1 I O >1 / 1 V w N TAX LOT 3700 Q to to to ... bc. 1 / /N TAX LOT 3500 w tit .1 X '6"- < I—, - 1 I Z ' 1 1 i 1 20' /0, 0 20' i MS , (n iii LOT 4 1 II SCALE: I" = 20' —I I .. le , < H , , '� 5, " IR }1 Qs ;II N. 0.57, W. 3.00 1 0 is... 0 ld 4R / - I (N. 0. 18, W. 3.50 R2) UNDER RAILROAD TIE ----) it I 1 S AN- 1 ikt el bit 1 i z j S 8932'OO" W „c 1,, ow J---. �' N. 0,20— — f j 95.15 on).. ,,, 106.30 • .. � � .... vonsmemnsumnowl ... �,.. 4 ....,: 3:de..�tvi.�•I�uL-�tiGY ��Z'+i183 4:�sV,v� u!@_=. ��.5:.�+-f3�C'$ bs1..39 r-�iL' .. .'..a. 4y..� r 93 f 8� 42 (84.0o R�> _ �.�. � - . . S t39 32 00 W ,..,,..._ :. .-4.- _ ,,,.. .. __ .,, 1 - REV. DATE BY S. . CORAL STREET ('60 FEET WIDE) 1 SW CORAL ST. 1 I I -- — -- — — — — -- -- 1 , - 1 1 , 1 -- -- -- 11 it 11 1 1 1 1 1 \ 1 I I a as -..r: a. -. ...8- ..,a. t-,.........--e i______ TAX LOT 4400 TAX LOT 4400 I I TAX LOT 4100 1 1 PROJECT 1 TAX LOT X4200 NUMBER AMA002 ,.,2 I I 1 1 Date: 05/23/05 ( 0 Scale: 1”= 10' N N Drawn By: MRC I ci iii I Designed By: MRC 0 k Checked By: GID 0 o U O 0 6 1 1 C2 . 2 Lii Q 1 z 1 1 5.82009. . ----. --- ---- - - --- ____ ___ _ _---------- 11 Y ....— /' -- \ \\ +4, n Z 404. 8 ....._ ofi:..) e2L: CC) :) ,. - - \ \ ._._.-..■-•-•*--''---"'----' TREE PLANT LIST 0 D 0 r.... ...... a — \ .... z.... :1:::: ..„-------- t\ \ COMMON TREE NAME 5 a 0 = _______----- it SIZE/COND. SPACING ul- ?4: fell; _ -- SCIENTIFIC NAME .WC - c o , - \ \ S. W. 146TH AVE. \ 1 \ 08 WESTERN RED CEDAR THUJA PLICATA 10'-12' 20' O.C. ....---------- , i ......._ N ,- ......._ ___.------ \ t \ , - _--____ - ,, , , \ \ — — _.._. ..,.. .......„__________ ____. i 6 VINE MAPLE 10' O.C. ' ACER CIRCINATUM MULT1-STEMMED \ ,, ,, : / , \ ' I s.-. \ \ I l c. ts 0 2 OREGON ASH 2" CAL. 20' O.C. s--......_, s,,,.• _,„. ., 2,1-, , 1 \ \ FRAXINUS LATIFOLIA • , . - - .,- 2 , \ 7 % ,-1-..,'•'-‘.- -..,'4 ._.,...f._v `17...•,`. `,--.7,- Ulit,-- I ' \, ,4 t\ \ 0 0-1 5 HEDGE MAPLE 2" CAL. 10' 0.C. ,_, I \ ., , , ACER CAMPESTRE .1111=111==1 1 \ \ \ v t. ,, H \ \ .,• CONTRACTOR ACTOR IS RESPONSIBLE FOR PLANT QUANTITIES. IF THERE IS 2 , t : rxsi I \ ,I .., \ \ A DISCREPANCY BETWEEN WHAT IS SHOWN AND THE QUANTITY Z 2 ts LISTED, DESIGN INTENT PREVAILS. I \ \ \ PLANTING SHOULD BE DONE IN NATURAL-LOOKING CLUSTERS. 1-4 \ 1 , \ \ FINAL LOCATIONS FOR THE TREES IN FRONT YARDS WILL DEPEND ON Z 3 0 ; I 2 \ \ ts\ \ \ \ FINAL DRIVEWAY LOCATIONS. 0 , i ' \r.T4 1 ' i 57-0 r4 I - , 4 1 Ei 9 ----I 0 \ \ I , I t - FOXGLOVE , :4' t. TOTAL FEE IN L1EU=$21,250 1 2 ,76' P.U.E D (-4 1 . \ TOTAL INCHES REQUIRED MITIGATION=170 CO CO ( 6 , ,. ,,, t -4 ; 4, //-- \ \ MITIGATED INCHES=62 ...._ mome* elki,■-•■•■,.... \ W W CI BALANCE OF MITIGATED INCHES=108 mFEITEGAINTELDIEUFEEALALOmWouSNST1:2562PExRuIN5C=H$7,750 c) 15' WIDE SANITARY a.... ...... - ...--..1.■■ nallii 610.1• •11111•11111100e1141•1•111111.1m..10 .1/..■ AMMIN■ 1411_11 ... • .,---,,„ - 1, 0 (c) SEWER EASEMENT PER - . . •,, ., ) ‘4\ .1111Pr \ \ Cr 0 \ DOC. NO. 94-049150 - - • - • • • - . - - • - 0 . .,, i •••:(i ii. ...6,..t. ,...„) \i - k \ - • FEE IN LIEU BALANCE DUE=S13,500 ,..., 3 ., . . . ., .. • , ...• •... .•.. •• •• • . . . .. .: : . ;•••:••..., . •7._ -. . -.-- : 1 HEDGE MAPLE ' * ) 11111111k41/0411 (::'1" i v ,‘ ':..1...... F.-- Cc \ - \ 9 ... _.. , . . lel 2. CI t I I I . 1 '' ' - • ' .'.. ..,.-•'....;'...:../...,. -:- -..;.•' -.:. ..•,:•..:..•• ' - '.-...''.''.: i l. :':.'.;f:,'''.:,..-';: • .2 . v. 1 I 1 WESTERN RED CEDAR 1 .\ •, 1 \ \ in-CC 0 1 1 . ,-.-:- .:.:---..-:-..;‘.',•,.:•--: ::• ; . r: VINE MAPLE . . - . . ,,, ,-- -....-:. \ \ t ... . ,. .. , ..., ... .:.,,,.. . 0 i li , _ , . . -.• / _..-,1 1 \ ..:, \ i , VISION J ,. , . ,.. , ,: •.:. ..... , 0 ______ 0 .. -- :- ,...:..:....:-1.,...t..:,,_,:::::,:,:i.,.7.: •,, • . 1 CLEARANCE " • __„„) ,.. . . - - \ \ ••••••':::‘'. •="--:--.7.•':''z.': - 'j--- Eis. rel .. ,.. . . . . , •., . . . ..... . , .•. • l• X •■•••.....y.,............. r.' . . 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XREF LIST A 4, , ExisTING coNDinoNs A„,"Ltscale: 1 = CENTERLINE ROAD Psltscole: 1 '14, -- FIRE HYDRANT ,. ,,' '•' !, � TREE PRESERVATION PLAN , , , Resolved S SANITARY SEWER MANHOLE , SPOT ELEVATION AT FINISHED GRADE OR FLOWLINE UNLESS T 3600, MAP , S I 2 ADC A PORTION hK 4 AMA2CX11 A= TAX L 0 AMA2 TSL NOTED OTHERWISE. `Y. DESIGN GROUP INC. ::' DLO-LOGO BLK �. OF LOT 3, BLOCK D, LEHMA NN ACRE TRA C r, BLO--LOGO © = STORM DRAINAGE MANHOLE �' 9045 SW Barbur Blvd. x Unresolved c = UTILITY POLE SITUA TED IN THE SOUTHEAST I OF SECTION • �� Suite 101 STAMPGID :. - WATER METER ' 26, T® WNSHIP I SOUTH, RANGE I WEST, Porr[and, OR 97219 = WATER VALVEt ii (503) 225-1679 WILLAMETTE MERIDIAN, CITY OF TIGARD, CB = CATCH BASIN y WASHINGTON C®UNTY, 0RE�0N CC = CONCRETE CURB & GUTTER f�_, „�, ' CDA CONCRETE DRIVEWAY APRON DATE: OC TO R 15, 20C) SCALE: 1 � 0 .� i FOR: C IC CENTERLINE DITCH A A Tt I P CORP. CSW = CONCRETE SIDEWALKY :` SHEET I OP 2 EG = EDGE OF GRAVEL 't ;, EP = EDGE of PAVEMENT T 1 r WNER APPLICANT- 1 0 G ® NATURAL GAS LINE LOT= LOT AMATO PACIFIC CORP. GA GUY ANCHOR IP = IRON PIPE LOT TED AMATO IR = IRON ROD TAX LOT TAX LOT y LO 5 151 SW SANTA MONICA COURT LP = LIGHT POLE �� r._ '-r }#£-f PORTLAND, OR 97221 MB = MAILBOX X503) 998-7102 Mil = MANHOLE 95. 1 (D 1) NO. = NUMBER ... _ ___,_ , h WIR .. WIRE I OHU OVERHEAD�illEAD �,l T/L/TY LINES FENCE IS N. _` FENCE rr .f c,� P = UNDERGROUND POWER & TELEPHONE LINE 0.4, E 0.8 ¢` / (" TREE TABLE „. - RIM = RIM OF MANHOLE ELEVATION , ^� T 1 26" WALNUT SD ® STORM DRAINAGE LINE `ti _try �_ ,o SF = SQUARE FEET „ ,� T2 1 C MAGNOLIA (fi SS = SANITARY SEWER LINE �' L " I �£ T3 1 PEAR TC TOP OF CURB ELEVATION F' 01--. CY9Q-'► w wI-, tl tv ��! T4 9 PEAR (f) UP = UTILITY POLE .r �- , �. - -� l � �� T5 20" CHERRY = WATER LINE W _f L �� W T6 9 PLUM 7:. W.C.D.R. = WASHINGTON COUNTY DEED RECORDS W DILAP TED 20" WATER METER W DD SHE t� T7 2C APPLE >: WM WA `` { o - - �� TO B� PEAR �, _ WV = WATER VALVE 0 r �4 1 T8 12 PEA R�M9yED 0 • ® T „R T C L ; � ` T9 14" PLUM = RECORD INFORMATION li 20"ACRE TRACT LOT T10 20 APPLE 0 W 0 P Z ' 1 PLAT OF LEHMANN S ' , 1 = SN 11 680 R -- CONCRETE' __' _=. F (41 y F-- A , R2 = SN 23,939 WALL m, ,� ,�� ,, �, ...., 0 , _ ,Dl ® DEED DOCUMENT NO. 2004- 1093'40, W.C.D.R. e' 'EAST -v w 0 0 • SN = SURVEY NUMBER PER WASHINGTON COUNTY SURVEYOR'S ,3 , 21.4 LOT TALC LOT L oFF�CE. ,rs Jft x. %GARAGE N • , f¢` ,, { ®11.9 . N r • i N I 21.4 ' o 0 20 K 4 Can . yy gg �/p/5) gyp] Sp Z l 5 E F f�Y1 V �.V r, ar_S t g.. t f'.;E.,L_>,.Y�' t ° 9395 S.W. CORAL _, t I i STREW REMOVED SCALE I = 20 LOT ' ft SINGLE STORY 1u a� it Ili z FENCE IS S. -� WOOD FRAME `� 0.4, & E. 0.5 Q 37.5 HOUSE -3r % 0 >--- 1 11j ,• (Z4 1 a TO BE REMOVED - , �, S 89'32'00" WT { i, ^ \" (^� c I . 1 i m 2�`z SD-MH CB 10" CONCRETE } E ® • 11 CB RIM = 217.83 RIM 226.94 _ ':: ao )4 PLASTIC o RIM = 217 44 CULVERT OUTFACE ` -'" �, J ) IN (W) IE 214.53 IN (N) IE 224. 14 n v z CULVERT INLET < �' -_.I. °, OUT (SE) lE = 214.54 SS-MH IE = 222.28 3 i ,t o IN (NW) IE 215.43 OUT S IE =224.39 _ .�Q �¢ � IE = 218.95 � �� x RIM - 231 20 ( ) f _ . r K OUT (NE) IL- = 214.33 a OUT (E) lE = 224.09 ( � 10 S \ ! WM, - 95• 'S D 1 / , -< +CJ OUT (E) !E - 21840 _ __ - __ ,:.• ... ._ _"_. - WM 84.42 R1) - WM 0 �: - ,f psi - r,� t .� .� � � 84 00 r. t p, 0 a °�/ ® W. � .: _., /✓ �. S 89 C t ic.p « S � 4 't � t E• s D .cc ' ?, {} d t DATE BY I ,,,, „,„„, f t, 4 i b./0 1 t- C C �I�t 1 fir -. f., C i ,r > v-_ _ z ..,,..,�.-... .. ,.. « . 1 � :...� H '+,_ 1`. y: -/ '7: G„,c..== 64- .f :,.,�, .�`, Ft I G t f z y .>;"...,: ...- •a f _ ``r a,_ s-� ;?. ,is��® 6 SD ICE al CM En En wi DX lEil 1811 Ea EN 6 J : - } � , a _s �r , , 5. :-., CORAL ,STREEr, 7 J SS ('60 FEET WIDE Q , (" S i )) .4JJ )J {- s y'rti S JJ JJ :)' SS _ SS -- S S 8 1 Q S 8 S -- '_. J f -Q Sss 4 - V S - C lJ 2 © S SS 8I r o I -v ... 99 T 6$ -.: S s -� EP t �, a V i.. .. �., . y .. :.. t _" �:: �..::., L _ ,a r r.: .. „-. -, .r ""z t ., ® !k- i'�'. ry., - .r:>:.f -� ,�•,., t _a .,r :-• - .-. :. � .� r n r y E�s t - �' ,>..ate..�.. �_, �>,gam� ��y �y W 4 W W w x jz f ,. 1 g .a 3, _: ..• . / ..a, -o-. ', s s' Y rte. - - w'J" . z r�,3 ._, 2 . WV / v - _ _ 2 _ d Y S r Jm 7€ _ _ JJ e A c: �,yv 9 �� J r Cc .16 i SD ® a, _,... ®..: ILJai... �. . _- �..F { ._,_r,.. 2 5r��_. ® � � � CC 12 2 _ _ _- � � _ - - CSWI' �/ D�---' , �-7U 5 GA_ ��. J ��# �oNu K„ a . � -_, CSW i ti i .OHU _ {__ _ .. _ � _ _ OH ,u,.� ��.�r �r. P U - �� _ SW - - OH {� U `K- •-•�. m , _ .a e � - x .. .�C y .. ,: r� .. � W ,.o- ,:P �.w5 d'_.. �4:a.. : .f-�a >n 2� ..._....,-.,_..>.-..._..,. .,... - - _. ..., .............. ........... niu UP/LPz IM APP , .. ._._. ..-...........- ..._.:_,. e. .... � - a.... I a �.�A.3{l.'1�,sr. ,iv ev..t:,$i�-k:,nZ 4iS,.'Fx..,,. t]l<r. . _.......,,V.�P::.-a. --. . ..--s_. ,.,ry 5. ._ .F x.. ,r.3 CB CB SD-MH T N NO . F_�,,_ CB `OCq I D J SS-MH RIM = 226.56 RIM 222.74 RIM = 220.74 RIM = 220.69 LOCATES { IN (N) lE = 224.21 TAX L IN (W) lE = 220.74 /N (W) IE - 218.34 IN (W) lE ® 216.24 RIM = 219.95 � REPPETO & ASSOCIATES, INC. LOT IN (w) lE = 206.25 L ,: T � PROJECT IN W lE = 224.41 OUT NE IE = 220.44 OUT (SE) lE = 218. 15 OUT (SE) IE = 216. 141 LAND SURVEYORS NUMBER AMA002 f Q NOTES ( � � ((NE) OUT E !E = 206. 15 co 1 = 24. 16 O OUT (E) E 2 01/24 O _'.. _. _-. .. TAX LOTI4200- - 1+` ,.,.::,:-. ?.k.3,:".;.r�i�°$� '"�+w a• aY'":"r ,r'°,�: rte*r�.d} t.fie' dS�: .�c+�# .t'r �'.;. -a �c,{",�Y.,a Kc-1 s- z� �.sf.,_d.., -b �'c,.��.:Pr� f,"."-��' -� ;� " ' - Dale. r 01/24/05 :i w 1. ELEVATIONS BASED ON WASHINGTON COUNTY BENCH MARK NO. 105, THE TOP OF THE NORTHWEST BOLT OF THE SIGNAL POLE - REGISTERED _ WITH 1947 Scale: ��=20� BASE AT THE SOUTHEAST CORNER OF GREENBURG ROAD AND HALL BOULEVARD, ELEVATION IS 240.75 FEET, NGVD 29 1 0 N. E-. 106th Avenue, Sup fe 00 3 N ADJUSTMENT DATUM. PROFESSIONAL Drawn By: MRC N Portland, Oregon 97220 z 2. FALLINGS SHOWN HEREON ARE CARDINAL BASED ON MAP DATUM. LAND SURVEYOR Cii /7 G,®fie 40$ " 1 507 Designed By: MRC 3. NO EASEMENTS AFFECT THE SUBJECT PROPERTY PER A TITLE POLICY REPORT PREPARED BY TICOR TITLE INSURANCE COMPANY, !-I I ('503,) D SEPTEMBER 21 2004. Fax 003 j 408--2�j 7O Checked By: GID tn POLICY N0. 82528®, DATE 4. THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE > , ,. ,„ .., ,::. , e , ::: a :' � ,,...,: 5 ; :�"$j,, .,S:,o{. ,« .,i..F,_.:,+eiay ,.✓<~dd ,,k 3 Q SURVEYOR MAKES NO GUARANTEES THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER JULY 17, 1986 • :, .:,a _� w. ,�.:. t } � a r ,., _:_. . ,E, 4 . ._ LLa ST�IIEN P �UCC�ES C s IN-SERVICE R ABANDONED. THE SURVEYOR HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES. ALL UNDERGROUND DATE.• OCT. 15, 2004 FILE: A04039T.DWG s IN SERVICE ® 2231 �,dsr ..v 's 5...:; k O r UTILITIES MUST BE FIELD VERIFIED PRIOR TO ANY CONSTRUCTION. isi- 5. THIS MAP AND SURVEY IT IS BASED ON, ARE REPRESENTATIVE OF THE CONDITIONS FOUND ON THE GROUND ON THE DATE THE RENEWABLE: 12/31/05 DRAWN BY: JWE JOB NO. 04039 :. :.:..., ..�...�. -F _,,.�._. --... ,.... -. -. -.- ,:,;. r .-r.. ,re: ..;"...,s.a k a,'s_k„'-r.a,. as•:e,1..,a'..:.,'.,. ;'-=.:. Y,sfs':,," .sMr.: t. ,,.: FIELD WORK WAS COMPLETED ON SEPTEMBER 29, 2004. USE OF THIS DATA IS LIMITED TO THE AFOREMENTIONED DATE. ANY Wi,.s=�i '��$,�t;�l�5.�,.-,'��<,t,°�x.:,�.:k$t-R x�3��„�P�d.,�r,tat�,.,n¢-,�`:,,.i_.;::.'f.i4�r-�f.. ,'.�,,.s,:a.-..LY...tf. ." ... . w LIABILITY OF REPPETO AND ASSOCIATES, INC., LAND SURVEYORS. A � CHANGES MADE TO THIS PROPERTY AFTER SAID DATE ARE NOT THE L . _ .. XREF LIST r Ltscale: 1 Psltscole: 1 ={ a ,�gz Resolved F AMA2CX 10 p/Y yi „,:.„5,'F',,-; t 'd 5,: ., i .- AMA2CX50 . AMA2xTBLK DESIGN_GROUP INC. DLO—LOGO � �i :-< .. :� . _t P:._�� r.�..c . ._._ z_, _-.Y_ _ .... . Y£ _.. STAMPGID 9045 Barbur Blvd. LEGEND 5S WB Unresolved - Suite 101 o = MONUMENT FOUND AS NOTED. Portland, OR 97219 (503) 225-1679 = CENTERLINE ROAD fi IP = IRON PIPE IR = IRON ROD -.- '1.11.191.11=1111111.1=111117111.931■01, NO. = NUMBER %TO PROF? fit. i. OU = ORIGIN UNKNOWN I �� t x `rJj E SF = SQUARE FEET ��G9tso ��' 9 w TSP = TIED SPIN POINT r W.C.D.R. = WASHINGTON COUNTY DEED RECORDS f ( = RECORD INFORMATION LL' �4oR ON t P1 PLAT OF LEHMANN ACRE TRACT i R1 = SN 11,680 f c 5' N IP'�� R2 = 23,939 RY I. DP►w i D1 = DEED DOCUMENT NO.. 2004-109340, W.C.D.R. SN = SURVEY NUMBER PER WASHINGTON COUNTY SURVEY ExPiRES 12-31-os RECORDS. �_ . .' .. `�-h+i < t'�x]a Y r,.x. 3,.E:-v � .H_ �,3.,!„i a { _- 3 WEST WEST 1/2 ', 0 LOT 1/2 , ., , , i ..,:,-,-. ,i_ LOT EAST „, :, :: (n , TAX LOT 00 „, LOT 5 -., TAX OT O � .. i 1 N �•31 ® E :, , i', gL U) ,. R . 7 95. 15 (Di) t. 0 1.---__, ,,,, . , .,, ,',-, 1.',:'::. .! , , g. ,, -,:i I ist... 1 t . i ------ 25.83' 4 16.17' -- 17.81' 17.67 -- 1z67. j- t Lae.ct) .„144- ' ”' BLOC K i , v a, E �. 4 ii � i 1 Nw I �1P1 1 NI I i” I ,.--:_, iri H X Cit >- I 9 Q_,,. EH MANN O TRA CT” 5 Li.1 a , 1 r,„ , ., ,., N , . —IP A lij Xie ,, ... liz , 1,.... ..... ir.... 2 ., _,.. ,i e... , 1,.... vp.," gis,... 1 , I Ifft. WEST1/2 I I (p I I 1 :. LOT 2 J r.: IX 0 '''::i N . LOT 3 v.. ... 1 F""4 .1 ,, }...., I....1 :,, 11.1 1 ', ,-,_ _ , ,,_ ,,,,,,.. , , , _ _ , , , . _ _ , _ _''';',,:::',,__'''''''''',' U I I I .i I ,� s,, p . Sk I 4 4 4 4 I TAX LOT 3500 ii,,) ,,,, LI TAX LOT 3700 ,� „:,,, . . . ,„, „, w w w w w t „,,,,--0 rd N „ 4 4, / r Et v%Da � w ' 0 (...) , . �. - LOT : SCALE /.� = 20. I ¢� Ia' f 1 , I I I I I I tiv r>. Lb I1 I I d i I 4 4 ,a S 89'32'00" W 5 ii : 106.30 ,.. r .<"� .. � .-.... .:.. .. _ -,,:v :�,y„ ,---...3._...4^^'-xL .r;�.°�, .�.l. 3- .�_3-v.m.u.r 3. _�£e. w✓��_. _.E '`S .... . ..I _ "v.;HS;” i.r_.., ..-.dam_i.�. tee. :... ._.< __ - BY V. DATE :}a,°��sht'�.u._ti-��ivC,+4 •�_ltit ��`'�1.rti -fi.?�.,5�;..'�.J�"va:��._..) ':�.:c_v c-te� cam,._L'.x*:nr..�_.,...:�__�... - . - :{. --,. - 495:1 D� L. ,_. - u � _ ., RE S 8 '36'00 W _ N' g9"32' .T : '-' 00° 'E - • • S. W. - to CORAL STREET ( 0 FEET S® ) _ _.__ _.__ _ — — - q . ... -. ..... .. ,;, _..-._ _______L_____1_______ , _ f TAX L 4400 TAX LOT 4400 TAX LOT 4100 u ,: y PROJECT ! f TAX LOT 00 n NUMBER AMA002 cK tp r Date: 01/24/05 Ili Scale: 1"=20' i �, N N Drawn By: MRC z r, _ Designed By: MRC iii r F:Checked By: GID 13 =Z. (Ni '' r m } I; N o t- Z , V jt k. 1 XREF LIST _ , . ..,, +,-< - > .-•ay^at ,paw._::' n,�s._.�i szY'n�. Cw-_u-c w,2*v��.i>x.3.,_x.-_.>wJ - .�. _�. � -.Yr'�---' � ..nnT,?:..ImJ,I__: �etiL.mm i ._. .-. :: Psl tscale: 1 Resolved , r IAMA2CX20 1 I ''''::::';'''-:::,,:,,.:,:;:,.;:r„-o-i:,i.'i•E'-;:.''-',,,,.;,-:':,': '''' . ' 4 '''7'' AMA2CX50 ' ' DESIGN GROUP INC F, s AMA2xTBLK ` DLO-Loco 2583'83' - ' 16.17' 17.81' -• 17 67' 17.fiT srAMPCiO r 9045 Blvd. fi SW Bar bur Suite 101 Unresolved � � � °V,:---,.-_,1 i= LL t , ( .�,; LL � y;r�� . Portland, OR 97219 .. C\I (f) ‘,..,, . (-/-) (50 3) 225-1679 1 n.._ „.,,{ 8 ' 1. ''''' _ , ,.. (r)k (1) = . K I x , „, I , , , .,- ::--- --N1r,,. .shii-7 ., , :, • < I ,, # � 1 1 / V........... o r\e.N., J' \'')) ' liq'll; ,.. I' ' \'''', ..'''' '''' '''''''''''"' (3) / '''', ,1 •`( w 19160 '� liz . r-- .:';',''',:' 1~r ¢4s- 1 • - ` •. I h ( • I • �� o. j: J' CN F I 1 p "1N� 6*ftes4A " j . ,H 1.1 r,- , i y : d. - .; • • EXPIRES 3105 I I I I f L. 12-31-05 I ` I I k s .� F il �, r, I „„„„. „,,r„ I , !,I 1 �= - I _ f i ,_. I 4I , I f J ----- 13.67' -�-- 13.67 -- 4.00'„.. 1 , Is s ' ' ' .,.,,., = 1000' --� ,• -. . 1583' ---�-,.. e I ,, I I F. I I 1381' - , ' f r n - — 4.00' ,_ ' , I r > t 1 � „:„.., , 1 I Un) I ' l ,_ I - f 4.00 « e. 1 / „,,, - , ,. , , p;.r L ,' } 0 ., , , Y `t -, -.,emu= - $, f-_`, ..�� E§, - 5 3 I : € g t 1 �� Ir-4 �ej , / v t I Z Z .., o !1��(� , 3 k a 00 E { _; 0 LI-I < t I . F L . I j:; r I f >.- I if i i[ Ce I {1 ,:'; Uri 1.1,1 c CS LLI ''' Fil I ( ( 0 M C fi I € E — { 5 q ,„,,, i , „, ,, ,,,,1 a I I I I 1 1 1 3 g, A 1,/ t 1 f I < i i ir 1- ., - is 0 x t /o 0 /0 I I I I I �. 0 ;.,•. I' 1 SCALE; I„ = !0' 1 d _, , , , f. t _, . I � f I r I I l I f' I I -sr”` r •j ' t i. li s { I I I t ( it 1 f , ® fl € , > - : REV. DATE BY Y r x I i : ' 1. � ...................L.................. i ' F $n - y ''c'-','";?''''Ck:' '/ 1 p ' 'k 5 f .Ij a i i . a,,,,,„,,,„: ::„.„:„.,„,,,,,,,,, I ' Y >m a� I m I ) t 1, 1 . _I , I �• I ' - 4 .,r<"`.- .�.� is is, „ ,s ,„ , ,. , .... , -Ii - w._ , _tom ay, .„ ,,....__ _...„.„,.._ ......., ,_ _, _. __ L „... .. 2 1 a' .Ff .... ”- ,. .".J"f' .., :.w>wT'<Y....frFl�£'-... ..... v'-K- ._ Ya ..,... �:.,;. «,,,. .w�was.x..+�Rta.�.wer.. �Y�-i.W.3'.i` ,. : ,>- _-;�iia c_,..: ..__ ............._: ,- .Tti' f e ,_., „ ,, e 'S za, - •,.%.'rv. f a ,u :, - z" r. � � F w . ;S z -,:- .i .. S a - AMA00 3 n I,> � � �..� _: _..�... , ...i ,$ �P�:�, t .. �� NUMBER til �.,�.�U � _.. ::: 5 .: : ,. �_. .. _ Date.Ili / , t ti Scale. : - vw� N o Drawn �3y; MRC N a\ O I 5.00' w` PLANER 5' SIDEWALK - Designei By: MRC ;i .S b. ,s aF — Ch By GtD f Ii - _—_— — — — Checked'IS c., , , , i N N a _ 3 C 2 . 1 „ - ti' —.— wry - i''` _ -,.„,.....,„„ ,,,_ ... . . , _ . _ _„ __,,., _N f r.„. _ _ ______ ,„_,..,, _____ r .y.T y e -t . . _ . „ , „ Y,- r. 3 `Spr .. .. -. .Pr - g - , ,. ...„..... ,, „,: .g.„...r„ ,.. „. ,., F g, W V /�//\J k 2 _ ,_ ._. . , .,.„,,. _T ,,,,, .. _ ,,,,,, , ...,,,,, , _ , _ i / „.---' ‘,. „,—.-- 3�. i a . > r• x XREF LIST Ltscale: 1 ` Psltscale: 1 ''''':::;- ,'-r..,_:1'.'l '''':Ii-Resolved AMA2CX 10 i =gg DESIGN GROUP INC. AMA2CX50 AMA2cx7o 9045 SW Barbur Blvd AMA2cx0C • Suite 101 EROS ! ON CONTROL NOTES AMA2xTBLK GRAD 1NG / OLD-LOGO _ .. , , P 9 STAMPG/D 1. OWNER OR DESIGNATED PERSON SHALL BE RESPONSIBLE FOR PROPER INSTALLATION AND MAINTENANCE OF ALL EROSION AND SEDIMENT CONTROL (503) 225-1679 oma2cx6o MEASURES, IN ACCORDANCE WITH CLEAN WATER SERVICES, R&O 04-9 CHAPTER 8 AND THE EROSION PREVENTION AND SEDIMENT CONTROL PLANNING I. ALL ELEVATIONS AND GRADE LINE SHOWN ARE FINISHED GRADE OF PAVED AREAS OR GROUND UNE. AND DESIGN MANUAL, REVISED DEC 2000. } Unresolved 2. GRADES SHALL BE TO .SUBGRADE IN THE PAVED AREAS AND TO THE LINES SHOWN FOR LANDSCAPED AND OTHER AREAS. IN THE AREA 10 FEET BEHIND THE , , , 2. THE IMPLEMENTATION OF THESE ESC PLANS AND CONSTRUCTION, MAINTENANCE, REPLACEMENT, AND UPGRADING OF THESE ESC FACILITIES IS CURBS, THE TOP 12 INCHES SHALL BE TOPSOIL APPROVED FOR PLACEMENT BY THE ENGINEER. THE RESPONSIBILITY OF THE CONTRACTOR UNTIL ALL CONSTRUCTION IS COMPLETED AND APPROVED BY THE LOCAL JURISDICTION AND tk�,D PROF F FOR MAINTENANCE AFTER THE PROJECT IS APPROVED UNTIL THE SUBGRADE NOT IN STRUCTURAL FILL WILL BE ROLLED AND COMPACTED TO 95% RELATIVE MAXIMUM DENSITY AASHTO 1-99, 6 INCHES DEEP. '��t. FSf F VEGETATION/LANDSCAPING IS ESTABLISHED. THE DEVELOPER SHALL BE RESPONSIBLE '�-� �,i N / LOTS ARE SOLD. 3. m �� 19160 $' SOFT SPOTS IN THE SUBGRADE OF PAVED AREAS WILL BE EXCAVATED TO A DEPTH OF 18 INCHES AND AND BACK FILLED WITH 4"-0" CRUSHED ROCK, c- 3. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THIS PLAN SHALL BE CLEARLY MARKED IN THE FIELD PRIOR TO CONSTRUCTION. DURING THE COMPACTED AS DIRECTED BY THE ENGINEER. CONSTRUCTION PERIOD, NO DISTURBANCE BEYOND THE CLEARING LIMITS SHALL BE PERMITTED. THE MARKINGS SHALL BE MAINTAINED BY THE q• APPLICANT/CONTRACTOR FOR THE DURATION OF CONSTRUCTION. ORGANIC MATERIAL (TREES, BRUSH ROOTS, STUMPS, ETC..) SHALL BE REMOVED FRONT THE SITE. STRIPPING SHALL GENERALLY BE 9 INCHES, BUT MAY BE DEEPER •► v`oco.9A IN WOODED AREAS. STRIPPING SHALL BE REMOVED FROM THE CONSTRUCTION AREA AS DIRECTED BY THE ENGINEER. ' 1', 1°� 4. THE ESC FACILITIES- SHOWN ON THIS PLAN MUST BE CONSTRUCTED IN CONJUNCTION WITH ALL CLEARING AND GRADING ACTIVITIES, AND IN SUCH A c��Y R�� MANNER AS TO INSURE THAT SEDIMENT AND SEDIMENT LADEN WATER DOES NOT ENTER THE DRAINAGE SYSTEM, ROADWAYS, OR VIOLATE APPLICABLE 5. I. cA WATER STANDARDS. ADDITIONAL MATERIAL REQUIRED TO FILL THE SITE SHALL COME FROM THE BORROW AREA AS DIRECTED BY THE ENGINEER. THE BARROW AREA SHALL BE RESTORED AS DIRECTED BY THE ENGINEER AT NO 'ADDITIONAL COST TO THE OWNER. I EXPIRES 12-31-05 5. THE ESC FACILITIES SHOWN ON THIS PLAN ARE MINIMUM REQUIREMENTS FOR ANTICIPATED SITE CONDITIONS. DURING CONSTRUCTION PERIOD, THESE ESC FACILITIES SHALL BE UPGRADED AS NEEDED FOR UNEXPECTED STORM EVENTS AND TO ENSURE THAT SEDIMENT AND SEDIMENT LADEN . 6. PERMITS REQUIRED TO HAUL MATERIAL FORM THE SITE SHALL BE OBTAINED BY THE CONTRACTOR FROM THE COUNTY, STATE, AND OTHER AGENCIES AS NEEDED. , - ,` , ,` ,. - .. ' , ,,r .Y WATER DOES NOT LEAVE THE SITE. ALL FLAGGING AND TRAFFIC CONTROL REQUIRED SHALL BE PROVIDED BY THE CONTRACTOR. w 6. THE ESC FACILITIES SHALL BE INSPECTED DAILY BY THE APPLICANT/CONTRACTOR AND MAINTAINED AS NECESSARY TO ENSURE THEIR CONTINUED 7. CONTRACTOR TO BE RESPONSIBLE FOR DUST CONTROL DURING CONSTRUCTION HOURS. FUNCTIONING. AT 'TIME SHALL SEDIMENT BE ALLOWED TO ACCUMULATE MORE THEN 1 3 THE BARRIER HEIGHT. ALL CATCH BASINS AND CONVEYANCE LINES ALL WORK SHALL BE IN COMPLIANCE WITH THE REQUIREMENTS OF THE WASHINGTON COUNTY AND AU.. RECOMMENDATIONS BASED ON GEOTECHNICAL REPORT 7. A NO / PREPARED BY ALDER GEOTECHNICAL SERVICES, INC. DATED.APRIL 30, 2004 SHALL BE CLEANED PRIOR TO PAVING. THE CLEANING OPERATIONS SHALL NOT FLUSH SEDIMENT-LADEN WATER INTO THE DOWNSTREAM SYSTEM. 8. 8. STABILIZED GRAVEL ENTRANCES SHALL BE INSTALLED AT THE BEGINNING OF CONSTRUCTION AND MAINTAINED FOR THE DURATION OF THE PROJECT. SUBMIT COMPACTION TEST RESULTS TO THE GEOTECHNICAL ENGINEER AND ENGINEER FOR ALL STRUCTURAL FILL PLACED. ADDITIONAL MEASURES MAY BE REQUIRED TO INSURE THAT ALL PAVED AREAS ARE KEPT CLEAN FOR THE DURATION OF THE PROJECT. 9. SEED ALL DISTURBED AREAS IMMEDIATELY AFTER CONSTRUCTION IN ACCORDANCE WITH EROSION CONTROL NOTES (SEE DETAIL SHEET) i. 9. STORM DRAIN INLETS, BASINS, AND AREA DRAINS SHALT. BE PROTECTED UNTIL PAVEMENT SURFACES ARE COMPLETED AND/OR VEGETATION IS RE-ESTABLISHED. I0• ALL ELEVATIONS ON THE PARKING LOT ARE TOP OF PAVEMENT UNLESS SHOWN OTHERWISE. j� V1 10.PAVEMENT SURFACES AND VEGETATION ARE TO BE PLACED AS RAPIDLY AS POSSIBLE. I I I. PAVEMENT SECTIONS SHOULD BE COORDINATED WITH GEOTECHNICAL ENGINEER AT TIME OF CONSTRUCTION. SECTIONS MAY BE ADJUSTED BASED UPON CURRENT C 1 -1 '': 11. SEEDING SHALL BE PERFORMED NO LATER THAN SEPTEMBER 1 FOR EACH PHASE OF CONSTRUCTION. SOILS AND WEATHER CONDITIONS. LLI 1.......1 ! 12. 1F THERE ARE EXPOSED SOILS OR SOILS NOT FULLY ESTABLISHED FROM OCTOBER 1 THROUGH APRIL 30, THE WET WEATHER EROSION PREVENTION 12. TOP 6 INCHES OF TOPSOIL SHOULD BE STRIPPED PRIOR TO EXCAVATION AND EMBANKMENT WORK. HOWEVER, ACTUAL STRIPPING DEPTHS SHALL BE EVALUATED (I) MEASURES WILL BE IN EFFECT. SEE EROSION PREVENTION AND SEDIMENT CONTROL PLANNING AND DESIGN MANUAL (CHAPTER 4) AND CWS R&O AT THE TIME OF CONSTRUCTION. CONTRACTOR SHALL REVIEW EARTHWORK SPECIFICATIONS AND GEOTECHNICAL REPORT. 04-9 FOR REQUIREMENTS. I 3. 0 0 • GEOTECH SHALL OBSERVE SUBGRADE PRIOR TO PLACEMENT OF FILLS W :': 13. THE DEVELOPER SHALL REMOVED ESC MEASURES WHEN VEGETATION IS FULLY ESTABLISHED. C')� 14. HAND EXCAVATE BENEATH ALL TREE CANOPIES TO BE PRESERVED AS SHAWN ON THE LANDSCAPE ARCHITECT DRAWINGS Z Z ZzOO ./....„<< ® X 0 r I-(19-1 • H HOW '' f- W = O JjJQ < E- w t x rr ® , . •,... CC (9_ f- - 4. (i) I-4 o -I si ,. < it ir 7 F"..4 Y' • 1:2 CD :-, i O L.) t: " F ZiF }v FLOW F I LTER FBRII AL RIC OVER 2 x 2 POSTS ��` � � �� C BOTTOM 3 W 1 DE ©LLS AL,`G ill e a�. ` 3 t.m�i'.xx i 4 Ott- ' '�'' D I T R Ei L �� ,,,i=y�v,,...,1 n 4 MATER I A tall-YhI414 VIVO Ilmi +�'�'�Z�s�,.�.,��7t AO�,�. � f ■ I t t ct t !Its tt�^iii'- .. ._ . ... 1}I #£ tail s� tii' ha fix ! s u g1 !n $`;ICY +r fki J, s if t V•. A • Q l I I I ri Is IIIru uit_I111. 1111! r atl; I11114124411-4SWOcrAIMWt_1414:141 t .� 3" 'Si' "_ tea f,e>- - ® - a.-, ,� - I - It iii. _' ':,'-{ $3s .. .. t t 111!!3' ilt�� - y�� SECT I ON A A ® N t i .� I i 4 ® goat: lnn n_rlut with„f„ N E r h 1 • !1 11! t 11t li ° #.� a -�- 3;- r-, ,�'N. - - I Ittt.t4it A t._t. c, \‘''‘' 4 4 0 .. Illu t r',-,u11 It I i11 r!17 4 v." / DITCH INLET 7 r- 0.NO"‘Zss GG o' - 6' MAXIMUM SPACING `V ,�� u, , ,, . , r . n Q REV. DATE BY A �� ._ ._ sue_.._ �p '/ti AREA BRAIN ' t 'C �° t Q 3f F �\� ♦ S' • =ate ��"r""rt-.' 4`�� I/ __s.. FRONT V 1 EW I D� VIEW- - „, .,-, -_,,,,i.,,,,,_i, , , =„ ,;,:,,,,,.-_,11, ,, MAY BE USED SHORT TERM ¢�0 0.4''''''' .''''Y ANGLE BOTH ENDS OF FILTER FABR I C W/ UTILITY WORK AND W DEVELOPMENT PHAS I NO OF III � 1,:willt f ♦ FENCE TO ASSURE SOIL IS TRAPPED •,Øø0R •- 25' MIN. ` w £ Ufa s _ J � NOT_ES� ......_l_________ '' CLEAN PIT RUN OR 2"-M I NUS GRAVEL `J V` ,, .; A. ■ �i f 1. ____________......L_BURY BOTTOM OF F I LTER FABRIC 6 �� ' is' ' v I#''- ia " VERTICALLY BELOW FINISHED GRADE. SUBGRADE REINFORCEMENT �� 4 , „. Gr � �t � t vj-,; . INTERLOCKED e� _ GEOTEXT I LE, AS REQUIRED ��Pg ;£;�;4 , I 2. 2 x 2" FIR, PINE OR STEEL 8" P� ti--�F g v , �l-:_-# ,k�'' ,A1},` totit!tilitl x 2 POSTS FENCE POSTS.V M I N. ;;='t. 311, `tom.'�1-.k.'": .-v't€ �..,.. i,,-�.z 'S �1-p ! AN -, ,$ - , Y AND ATTACH DEPTH t r 4t �t.�,._.- -a _ pht,;t_ � r 3. STITCHED LOOPS TO BE INSTALLED \ DOWNHILL SIDE OF SLOPE. TOP VIEW �•. COMPACT ALL AREAS OF FILTER FABR 1 C PROJECT *20' M'I N. FOR SINGLE FAMILY AND DUPLEX RESIDENT A I N Q TRENCH. NUMBER AMA002 i. 0 Date: w ° SED 1 VN T ��NC 01/24105 CRA VEL CONS TR UC T I CN N TRA N C T � CRAR Y 1 Cm � l LT�R ACS � Scale. AS SHOWN N c. C3.2 NTS N C3.2 NTS NTS Drawn By: MRC N vc Designed By: MRC is iii o Checked By: GID h;, t (Ni o f Q Q Q 4 Q 3 S C3 . 2 { II; ,1,,i _____ _ _ __ _ _ XREF LIST - _ t: ..... ., ,... _ _ • Ltscale: 1 -,: i9sltscole: 1 , • li , g -15 it # ; ,..,.,-,:',5 45t.,:;t:15,.',t5;:,5,,.,,, •,t,:, , ''. - 9 . . •3: f!e' ':::: ;-':;:ff'R;;t9 f,',fftf 9:.. ',',-, - P, 1 • tf 1 ' *t ':,).1 5':, t:•itt.t."5-."55:.4 : • ,t''.f: Resolved . AMA2CX1 0 1 ,, . .. .....,_. ,_ . ..., , .,.._.._. _ „,. • , 1 w z-, i • kl ,,,, , AMA2CX20 1 5 EPt 1 1 1 i 1 d 1 t d ,1 ' ',;,' AMA2CX40 ! d i 11 I 5 tt i tl . t 5 AMA2CX50 ' i 6 I ' - ' DESIGN GROUP INC. 4 1 i33 4 5 AMA2cx70 1 - 13 i :4 8 t ''''---- AMAATBLK 9045 SW Barbur Blvd. DLO-LOGO . 1 # 1 k 1 i k g „--- . 5 3 4 . , , k „ - 1 L., ) 1 2 ° .. 4 STAMPGID • ;i: I , 14' 1 k 1.--t t k 1 g _ li• oma2cx60 ..., i 1 : Suite 101 Unresolved $ 4 • --' 1 ' Portland, OR 97219 t , , 1 a k 5 i i ' • 5 1 ii 1 . ga fi 1; a . a • (503) 225-1679 i . . 41 zt 11 - 1 t• (1 ta .a -,4 :=1 ‘IkS,k1 PROft 13 t...„4\‘' .• • f ' • N 4 1 I 1 4 ii 43 5 Ner 0.1.I I T,S, A 4,,+ 4, 4°.,• • k I..1 ''' 19160 1r 1 i 1 t i 5 k 1 :, ,. 4 v - i . 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II, , 1682 CF DETENTION PIPE. 4 1 a 1 i ' .-44111r1 . t ■SWILIONEMOMMW • , 1 1. , ,,,::;1 KX__%?‘..s.,Z.,),5.1 ifli i E I #i ,:. w, w i t 1 tll .R. - -/ • '4-- -p- " 1 _ii, 1-CARTRIDGE STORMWATER REV. • DATE BY ,'I -... .1 1 i A '54 4 4-i-----5,-- V"--t-5"" '5, 4; 0 •,: . 3 F -At,i-At2-15,---(1 11 > -5.i \ 1 i MANAGEMENT INC. CATCH i i 1 i ,,1 t BASIN:41TH SOLID,COVER - . i : I . c) a. , : OUTLEr STRUCiURE i 0-3. E,,-----v-:,,--,-,----g---,:7-----1 g , -.1 ,,....4 ,,,v. ill • 41 b I , ,1 1)A )11 i 1 i t„ 5 LF /0*PVC\I: I I i i Li) 1 -', 0 •k i i ' 1 , -----.1_1______ . i t 4- K.:---t- x----- )4 di '•,1 "t„ i rA \., tl. - -_ • ,'-. 7...__ _______ _ _ A 3,553 11. rt5,---;51 tc-f4- 4.35.--'-'54,-----.44---,43•,-,-;---:,- VI 9) i i EX CB I I— [ .o, 4 k IS,74 Icn3„-). 1441 51 .--r'l 1.1 i: 1 . 1 , a i 1-1 I EL' 1 I I 1 , .,• .: , 5,55-55,..51.555 45,' ......455,55 ,. Vt5;5-73'; '''od;•77-g-"WA _ __„.tt;j;,,,,;,_,,,, ,_,_,_,„,;17-1-,571_,,, ,,, , , ,,,, , , 1. .. ..r,-,i,-,::--x4, e i - pe:PLASna 11 ,i .. _,_13,11.w.„=-,,P!,.(1,. , ,..,,,,...,..,,....„.,- t-ti rt 1 I 1 CULVERT INLET • IN (W) IE=218.34 I : ,,,. I CB ' - , . h -i 10" CONC CULVERT OUTfALL 6--i t,,-:(,..1 „ ...,,,,,,, 1--,;‘:2,-..c. ----4-,:g-{-,.--.4:1,-2,t,1 .,,,. v.-,- x,----y- 1r-I if -4-,-4,4 %.,--,-; 1,,,E _.„ i .=- i I 111 i 1 i . - i , IE=218.95: 1_ ,,iNiOU, T, SE_ IE=218.15 1 , 1 , ) _ N - 1 54.3 3 3 ,41 ,k1:171 r-----r-1 44.1:- ' " 1 t .. . .1 41 , 1 1 RIM 226.94 - „ e- --tLA-----c-1,--,1,--A - I - I ' -- - F .., - [ , i - - . . ,k , )' -__.:.• -„-__-' 1 I IN (N) IE 224.14 r 4' . . 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NUMBER AMA002 f. 13;:t '35 1 I PROPOSED CACH BASIN , , t...: I ----- - ------ -- ._ ,_ . . __ ,,L_ _ , Juzl ,sa.,.xi-_,kJ-_, -_,—____ --- - --- ,---- ,----i,---- • -----f-------------- -------- ---+ 'r: -\\I , . D ,.,4,,, wow io--,,.g solt4,,,,,9,....4-mt 6...-sr,c.::,,one.0•,,,,,,,,,-,..min,,,,,,,,Imo,,,,,.:.,,,,,....,,, ) „1----1-------------'''-' 1-:'' 1''S" (' - • '''''' I''''.' ''''' F'''-' '----'' .'.- q .... p il .'': ''■.;' .: , ',, (.1) ir ,, I '; i EXTEND EX PIPE ,,,i II to , 1 51.02 IF 10 PVC \-:-. A 1 ! Date: 01/24/05 5 t ' 14.51 IF 10'PVC 1 , ,, .. - . _ 1 r■-: 1 i I ! / , i 1 : i cz, <I 1 I c) i I L) 4 • 1 I. 1 1 I . „ 0 1 i : . , INSTAa BYPASS ,,,,-3 i , i cis .--„_. I Scale: 1"= 10' f 9 i4-4 i •; ' g i w.. 1 , ,17 - -- p- :--,--- _y,-, „,,,- , ., _ L,-,„-- ,5- ," 8. ,,,-.:s ___________. --__. „,„.--,_„„,.....,__-_,,,,,, se i„,., ,,,-- ,,.., ---------, ----,. }..,......---_,..------.,E.,,,,, 8' ss ------------------A .X A:4-- ,6- --,i------- ---- - - - - „.•, .• , - - i . i3-5343 f'554.:: (NI I --,_ _ ____ _____ t —::-...L 3-, 5,,,,,,) it ---:454: 55.,45 I 5 — - — — - — -55,„..,„---- - -- — _ ....., Drawn By: MRC ,...,_. _ — — — _4....... ---7,- _ — __,_ - -- i l W ; =--:, . --='t° i --) b, i . . . .: EX CB i INSTALL SDMH i 1 EX SDMH i , . ,. . , lii ol, , ,• :- , 1 1 NEW CURB RIM=22a69 I Designed By: MRC . st ' RIM=22274 / 1 1 i , ! . . ., . . . I IN (W) IE=216.24 I SW CORAL . , / S 1 CI 1 . . , i . . • . . _ , ..: A _- •... ti) IN (149 lE=220.74 i 1 f i 1 OUT(SE) lE=216.14 I ; i b , i, i •• Checked By: GID . f , OUT(NO lE=220.44 - i 1 ! 51-, N.: , ,t. t 54) 'It , .,, . 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Psltsco/e: 1 - >; -� 4 a H- Resolved AMA2cx80 I p 9 AMA2xTBLK A2x K i OLD—LOGO STAMPG/D EXISTING GROUND A T DESIGN INCI ROUP CEN ERL N 0 t Unresolved 9045 SW Barbur Blvd. i F 3 t _ _ Suite 101 �4�. § k Y �1� g — ti d _ . � Portland R 972 ': -_. O 19 __ r, "•,--' 503 225-1679 _ `— f PROPOSED GRADE AT T « e 6 ---� CENTERL I NE OF ROW i rx; - — EXISTING GROUND AT --— /6' LEFT OF = _ _C NTERL rNE of Row S + 4 x N--r`__ s F 1 Di4bFi0 F e . x i V c g Y I. D A z . 4 x t 1 _ y' ~=--- _ EXP E 12-31-05 t - PROPOSED GRA ._..`:A E 1 BOTTOM OF CURB FACE - i I I t i CENTERLINE OF ROW 4 _ F Y s - I _._. ,_..:.-. _._. .....-. _- ..:... :-._-a_..�.-�.r,....,_-.-.�_:v..,,.,........,.v,.:..w........�..._max:._...:. __._._. ..._ ....... ..,,._ ....a,... _...._.._ _,_... - - � - s 1 1. d € A I t ¢ I ! (1) ii { 'UM EIEV , ' (....9 ,.......1 ; ?08.00 N 0, o ,�, o 1<t N N M d ___ ft., "<( • N N N N NN N F..--. N N N N N N NN N N (f) • <t Ld L''' _ , 2+00 3+00 4+00 5+00 6+00 . D , ct C.) : 0 a ob , 1 ,, . 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