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SUB2004-00018
VOIDED SUB2004- 00018 GREENBURG LANE SUBDIVISION ( Greenburg Heights ) Case Activity Listing 7/7/2006 10:19:04AM TIDEMARK Case #: SUB2004-00018 COMPUTER SYSTEMS, INC. Assigned Done Updated Activity Description Date 1 Date 2 Date 3 Hold Disp To By By Notes SUB1020 Application received 10/8/2004 None DONE CAC 10/11/2004 CAC SUB1030 Case created 10/8/2004 None DONE CAC 10/11/2004 CAC SUB1040 Pre-app.conference 10/11/2004 None DONE CAC 10/11/2004 Meeting held 5/20/04 with Morgan held CAC Tracy. SUB1100 Application voided 2/15/2006 None VOID CAC 7/7/2006 Application voided. Resubmitted PLL under SUB2005-00023. Fees transferred to that case. Page 1 of I CaseActivity..rpt Case Activity Listing 7/7/2006 10:20:18A/A TIDEMARK Case #: VAR2004-00081 COMPUTER SYSTEMS, INC. Assigned Done Updated Activity Description Date 1 Date 2 Date 3 Hold Disp To By By Notes VAR1020 Application received 10/8/2004 None DONE CAC 10/11/2004 CAC VAR1030 Case created 10/8/2004 None DONE CAC 10/11/2004 CAC VAR1040 Pre-app.conference 10/11/2004 None DONE CAC 10/11/2004 Meeting held 5/20/04 with Morgan held CAC Tracy. VAR1100 Application voided 2/15/2006 None VOID PLL 7/7/2006 Application voided. Resubmitted PLL under SUB2005-00023. Fees transferred to that case. Page 1 of 1 CaseActivity..tpt Case Activity Listing 7/7/2006 10:20:54AM TIDEMARK Case #: VAR2004-00082 COMPUTER SYSTEMS, INC. Assigned Done Updated Activity Description Date 1 Date 2 Date 3 Hold Disp To By By Notes VAR1020 Application received 10/8/2004 None DONE CAC 10/11/2004 CAC VAR1030 Case created 10/8/2004 None DONE CAC 10/11/2004 CAC VAR1040 Pre-app.conference 10/11/2004 None DONE CAC 10/11/2004 Meeting held 5/20/04 with Morgan held CAC Tracy. VAR1100 Application voided 2/15/2006 None VOID PLL 7/7/2006 Application voided. Resubmitted PLL under SUB2005-00023. Fees transferred to that case. Page 1 of 1 Casenctivity..ipt Case Activity Listing 7/7/2006 10:21:16AM TIDEMARK Case #: VAR2004-00083 COMPUTER SYSTEMS, INC. Assigned Done Updated Activity Description Date 1 Date 2 Date 3 Hold Disp To By By Notes VAR1020 Application received 10/8/2004 None DONE CAC 10/11/2004 CAC VAR1030 Case created 10/8/2004 None DONE CAC 10/11/2004 CAC VAR1040 Pre-app. conference 10/11/2004 None DONE CAC 10/11/2004 Meeting held 5/20/04 with Morgan held CAC Tracy. VAR1100 Application voided 4/7/2005 None VOID MET 7/20/2005 The plan was revised so that an PLL adjustment to the street design was no longer required. Page 1 of I CaseActivity..rpt REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OFTIGARD Community(Development Shaping Better Community DATE: April 19,2005 TO: Brian Rager,Public Works Engineering Manager FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner(x2428) Phone: (5031639-4111/Fax: (5031 684-1291 SUBDIVISION(SUBI 2004-00018/DEVELOPMENT ADJUSTMENTS(VAR)2004-00081 82 S 83 GREENBURG HEIGHTS SUBDIVISION Q REQUEST: A request for approval for a ten (10) lot Subdivision on 1.07 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 3,060 and 3,264 square feet (3,180 square feet on average). An Adjustment to reduce the street spacing requirement from 600 to 240 feet and 360 feet respectively is requested. Also, the applicant is seeking an Adjustment to reduce the special setback from the R-4.5 zone on the east from 30 to 15 feet (the standard rear yard setback in both zones). A third Adjustment to street improvement standards is also requested. LOCATION 11490 and 11494 SW Greenburg Road; WCTM 1S135CA, Tax Lots 2300 and 2302. 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 r your review. From information supplied by various departments and agencies and from other infor ation available ,ur staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near uture. If you wish to comment on this application. WE NEED YOUR COMMENTS BAC BY: MAY 3, 2005. Yoyi may use the space provided below or attach a separate letter to return your comments. 1if you are unable to jpond by the above date, please phone the staff contact noted above with your comments a -6 mments 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: ALA ac prprep ciD .-111i4.1,eL len esie...L.G.Lt_st___ cam-- I t L 9 2 4 3he� —sue. rii4C7te? cZ Name & Phone Number of Person Commenting: QL CLUMP SEWER MAr . ti F RE HYD/Ti /• M 87R -rr�►rl C. I ® WATER VALI it- 1 ) I LjBunn __ 0 WATER MEI CLUMP II FOUND MOr 11u1►irrmnnua. I MD` R YPC INSCRIBED h /� TRANSFORM p COOPER CONSUL I1NG © COMMUN/C,• • 5/8'D1A /R \ ® CABLE PED b , I V i ELECTRICAL � , // UI1LllY P0! �• L _. . .. ❑ � EVERGREEN MA 107 * ° — I /�\ /` r � !R 1/2'IP �; DECIDUOUS 1SO ° �- IR WITH YPC INSCRIBED EVERGREEN gli COOPER CONSULTING" * .14. �'4' 1� MEC/SHRUB DESIGNATION MA B7R v' R `' �,(/ TRUNK ° � ; L� fl1� NAME \ _ : .. B BIRCH 4 ..: :.7, ' l C GEAR * ' H HAWTHORN PNG • ® ❑ L LAUREL EWAY. 04 '.AM M MADRONA MA MAPLE P PLUM• - Lp 5"S7 - _ II f + 2 TRUNKS E�STI LID UNKNOWN DEC/DC al�T .....k2 �I DRIVE AY •... .• . }� 3578 'r �o _ �S MA E :: _- REFERENCE SUI = EXISTING ::::.. :... . 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IT out Si 1 oyI b L- '` 40 )49, -- •o /2:00 15 t' 3o f,,'/1 I I �-- a /I a - • 1be /Jw / - 4 friaypE d oidi evr- 6 lit t I , ec- soot a-j osi e 5(9' 4'^-12- 1 ' J41)(1)11 ' 5004 6g 66i-Amgg, iN , I -! j APR 2-9 2005 OITY OF TIGARD Maw 3 � Loc RECEIVED PLANNING MAY 0 3 2005 `" \ �5 EGG. \Cl(�'r\C,�( 0 `�� CITY OF TIGARQ (AN, , 0_,\icIA till 1■Jc . 3aY8 . D ()\"12-L3 1D-e ■v MOv c1x yy CA � okm 4-t Wott& ! totlyn t-61tAziArd) s o\c - v.cx,At Qtak ktoks �Lt U t�t,tu. 1"c- tea- e .. 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Tigard, Oregon 97223 RECEIVED PLANNING May 3, 2005 MAY 0 3 2005 Morgan Tracy CITY OF TIGARD Associate Planner Planning Division, City of Tigard 13125 SW Hall Blvd Tigard, Oregon 97223 Dear Morgan Tracy, I am writing this letter to register my strong objection to some aspects of the proposed Greenburg Road Heights Subdivision(GRHS)to the east side of my property. When I went to the neighborhood meeting organized by the developer, the main topic of discussion was the location of the proposed new street and its connection to Greenburg Road, an arterial road. I am aware of the constraints preventing the proposed new road from meeting the required 600 ft. street spacing requirements. The developer is requesting a variance from that 600 ft. spacing standard. The city should grant only the minimum variance so that the proposed development has access to a public street,thus placing the new street as close to the 600 ft. separation rule as possible. There is no need for the city to allow the maximum variance from that standard. This means that the new proposed street should be on the western side of the development. There are many significant reasons why the City should grant only the minimum variance to the 600 ft. street spacing requirement. If, as the city has stated,this newly created road will eventually connect to North Dakota St. to the north, it just seems logical to seek the safest, most direct route that has the least adverse effect on the properties to be served by this new street. The developer has provided two"future roadways" on his"conceptual development" of the surrounding properties. Neither of these "future roadway designs" is representative of the street that would be designed if the street engineer had a clean sheet of paper to start with. In essence, the City has a clean sheet of paper and can determine the shape of the"future roadway". By granting only the minimum variance to the 600 ft. standard, the new road would be on the western edge of the GRHS development. This would allow for a straight street that would not have the sharp turns as it approaches Greenburg Rd. and would eliminate the need for the second variance having to do with streets. 4 • " • • The property directly west of the proposed GRHS, is my property, tax lot 2400. The proposed "future roadway", goes right through my house, meaning that, if I ever want to do any development of my property, I will have to tear down my house. There is no need for a"future roadway" to bisect my property, destroy my house and go to the western part of my property before it turns to the north. There is a much cleaner and safer alternative to the street proposed by GRHS. If the minimum variance were granted so that the developer put the access road on the western side of his property, the large trees my husband planted years ago would not have to be removed to the degree that the developer has stated. If the developer is allowed the maximum variance the city could possibly grant,then at the end of the"stub street", future development would have to take down many large trees; in fact, one of the largest trees on my property would be located in "future roadway" right of way and would have to me removed, along with my house. In conclusion, the proposed street that is going to serve the GRHS as well as other properties should be the safest, most direct route with no sharp turns as this new road approaches the arterial Greenburg Rd. The new road should access Greenburg Rd. on the GRHS western edge. The proposed new street requires that for any development of my property, my home will have to be torn down. This is not good planning when a safer more direct route for the new street is possible that does not impact my property in such a harsh manner with total disregard to my home. Why does the GRHS road have to go to the western side of my property when it can go straight from Greenburg Rd along the western side of GRHS to serve property to the west and north? The developer doesn't show a"future roadway" or"conceptual development" with the roadway on the western edge of his property going straight back to the back of GRHS. I think if a plan were drawn with this option it would produce a much cleaner more direct path for vehicular traffic and my home would not be in the path of"future roadways". Thank you for your time and attention. Sincerely, t' Margark Davis jc QAE'_1 My name,, ©x ,�}� /4, feetQIS,1°hn776-„,41,e.)w �'C C'� J though proposed subdivision and I represent `3-'.5 generate a the neighborhood ��nhurg Road owners:tW0 ghs Properties n objection t°the not the best alternative the proposed ended back within 540 instead stead trance to the People Who ati ve that could have August d ed 2004 a allow other of t eastern development should attended the meeting have beep p the U street access would flexibility in th way properties, that 1/h would raw an the western produced d was the straight e entrance the hose properties are e eventually developed. their aG��ss°the project development street. the suhe ��ge of the development°pet. much more and is the best approach and the road and the safe should go pace to s;9 I al': !),/tig---ytt,., NAY 0,3 2045 e tNG MEMORANDUM CITY OF TIGARD, OREGON DATE: 4/20/05 TO: Morgan Tracy, Associate Planner FROM: Kim McMillan, Development Review Enginee ayr) RE: SUB2004-00018 Greenburg Heights Subdivision Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's engineer has submitted Preliminary Sight Distance certification for the proposed intersection with Greenburg Road. The engineer states that the posted speed is 35 mph and that available sight distance is over 350 feet in each direction. The applicant's engineer must provide preliminary sight distance certification for the private street at the intersection with the proposed public street with the PFI application. Final sight distance certification for the intersections of Greenview Drive/Greenburg Road and Greenview Drive/Greenview Court shall be submitted prior to final plat approval. 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. There are four lots located within 150 feet of the intersection of Greenview Drive and Greenburg Road. The driveways for Lots 1, 2, 10 and Tax Lot 2304 must be ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 1 located as far north from Greenburg Road as possible. The driveway locations for these four lots shall be shown on the PFI application submittal. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The applicant states in the narrative that the proposed street is only 230 feet from 95th Avenue. Measuring from right-of-way lines it is separated by only 175 feet. The applicant failed to mention that 94th Avenue is only 460 feet away, 97th Court is 250 feet away and Esau Place is 353 feet away. They also did not mention that there are at least 15 driveways within 600 feet of their proposed street. It is apparent that there are no locations along Greenburg Road that the applicant could propose that would meet this spacing standard. Since the applicant stated that the placement of the road was in part determined by an existing access easement to Tax Lots 2300, 2302 and 2304 the existing driveways onto Greenburg Road must be removed from these Tax Lots in order to have the least impact on this spacing standard. These lots will have access off the proposed Greenview Drive. The applicant has requested an adjustment to this standard and staff has agreed to the adjustment with the condition that the existing driveways for Tax Lots 2300, 2302 and 2304 be removed and curb and sidewalk be constructed in their place. 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 5-lane Arterial street to have a 100 right-of-way width and 72-foot paved section. Other improvements required may include on-street parking, ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 2 sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Greenburg Road, which is classified as an Arterial on the City of Tigard Transportation Plan Map. At present, there is approximately 30-35 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 50 feet from centerline. SW Greenburg Road is currently partially improved. In order to mitigate the impact from this development, the applicant should construct the half-street improvements. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has submitted a future street plan showing how the proposed public street can be extended to the west and then north. They also indicate how adjoining property might be divided for development. The proposed future street plan is adequate to meet this criterion. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 3 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 future street connection will provide circulation through this site and eventually provide a connection between Greenburg Road, an Arterial, and North Dakota Street, a Neighborhood Route, thereby meeting this criterion. 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 proposed street grades do not exceed 6%, thereby meeting this criterion. The applicant must submit a profile of Greenburg Road, extending 300 feet beyond the frontage in each direction, with their PFI application submittal. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. No lots, including Tax Lot 2304, will be allowed direct access onto Greenburg Road. All driveways shall be located as far north from Greenburg Road as possible. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 4 such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant has proposed to construct a private street, 20 feet wide, in a Tract. The applicant's plans show 5 foot sidewalks in a private easement. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 5 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 sidewalks will be constructed along all public street frontages and on one side of the private 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. The applicant's plans show the extension of the public sanitary sewer from a manhole in Greenburg Road. The plan shows the public line extended to the west property line, within the proposed Greenview Drive ROW. The applicant's plans shall be revised to show the extension of the public sewer in Greenburg Road to the east end of their frontage. ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 6 Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant has proposed to construct an underground detention system in order to meet this requirement. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 7 Greenburg Road is a designated bicycle facility and striping is in place. 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. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 8 Tualatin Valley Water District (TVWD) provides service in this area. The applicant has shown an extension of the public water in Greenburg Road into the site, within the proposed public ROW. The applicant shall obtain approval from TVWD for the public water line prior to construction. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's engineer has provided preliminary storm drainage calculations. They have proposed that water quality treatment be provided by using Stormwater Management's filter system. The engineer states they will use 4 cartridges, which is not correct based on their calculations. The calculations indicate 4.49 cartridges are required, therefore the minimum number of cartridges required would be 5, but the area used is not correct. The applicant's engineer shall revise the water quality calculations in compliance with Clean Water Services standards which do no allow a credit for existing impervious surface area. It appears that this revision will require seven cartridges be installed. 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 ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 9 development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. An NPDES 1200-C permit will be required. 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 issuance of building permits. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 10 Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements and any other work in the public right-of-way. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. Additional right-of-way shall be dedicated to the Public along the frontage of Greenburg Road to increase the right-of-way to 50 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 11 dedication document shall be on City forms. Instructions are available from the Engineering Department. 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 Greenburg Road. The improvements adjacent to this site shall include: A. City standard pavement section for a 5 lane Arterial street from curb to centerline equal to 36 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. 8 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 Greenburg Road in a safe manner, as approved by the Engineering Department. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. The proposed ROW for Greenview Drive shall be 50 feet, except at the corner, where the ROW must be the Washington County Eyebrow Corner, Standard Drawing M-405.5. The applicant's PFI plan submittal shall clearly dimension all aspects of the selected eyebrow corner (inside radius, outside radius and centerline radius). A profile of Greenburg Road shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 12 Lots 1 -10 and Tax Lot 2304 shall not be permitted to access directly onto Greenburg Road. All driveways must be placed as far north from Greenburg Road as possible. The applicant's plans shall indicate the removal of all existing driveways on Tax Lots 2300, 2302 and 2304. The plans shall also indicate construction of curb and sidewalk in place of removed driveways. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. Sanitary sewer and storm drainage details shall be provided as part of the Public Facility Improvement (PFI) permit plans. The applicant's plans shall be revised to provide an extension of the public sewer in Greenburg Road to the east end of their frontage. 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. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. The applicant's engineer shall revise the storm water calculations for water quality to include all impervious surface area. The plans shall be revised to indicate the increased number of water quality cartridges. 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 shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 13 The applicant's engineer shall provide preliminary sight distance certification for the proposed intersection of Greenview Drive and Greenview Court. 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 the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). 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. ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 14 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 Greenburg Road 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). Prior to final plat approval, the applicant's engineer shall provide final sight distance certification for the intersections of Greenburg Road/Greenview Drive and Greenview Drive/Greenview Court. 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. ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 15 IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 16 Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 17 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 ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 18 FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS SUB2004-00018 GREENBURG HEIGHTS PAGE 19 411‘ REQUEST FOR COMMENTS CITY OF TIGARD Community(DeveCopment Shaping](Better Community DATE: Axing,2005 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x24281 Phone: (5031639-4171/Fax: (5031684-7297 SUBDIVISION(SUB)2004-00018/DEVELOPMENT ADJUSTMENTS(VAR)2004-00081,82 a 83 GREENBURG HEIGHTS SUBDIVISION REQUEST: A request for approval for a ten (10) lot Subdivision on 1.07 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 3,060 and 3,264 square feet (3,180 square feet on average). An Adjustment to reduce the street spacing requirement from 600 to 240 feet and 360 feet respectively is requested. Also, the applicant is seeking an Adjustment to reduce the special setback from the R-4.5 zone on the east from 30 to 15 feet (the standard rear yard setback in both zones). A third Adjustment to street improvement standards is also requested. LOCATION 11490 and 11494 SW Greenburg Road; WCTM 1S135CA, Tax Lots 2300 and 2302. 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: MAY 3, 2005. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard. OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name& Phone Number of Person Commenting: 'Y OF TIGARD REQUEST FOL )MMENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: 5(M/0499 - 0(47(6 FILE NAME: ")/Nc +k'rq His CITIZEN INVOLVEMENT TEAMS f 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central ❑East ❑South ❑West OProposal Descrip.in Library CIT Book CITY OFFICES LONG RANGE PLANNING/Barbara Shields,Planning Mgr. _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. _POLICE DEPT./Jim Wolf,Crime Prevention Officer _BUILDING DIVISION/Gary Lampella,Building Official ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer_V PUBLIC WORKS/Matt Stine,Urban Forester CITY ADMINISTRATION/Cathy Wheatley,City Recorder •• PUBLIC WORKS/Brian Rager,Engineering Manager _ of PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*V TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* y 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 2501 SW First Avenue Melinda Wood(WLUN Form Rewired) — Steven Sparks,Des Svcs.Manager 18880 SW Martinazzi Avenue PO Box 59 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279 Beaverton,OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE — CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Bob Knight,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris Mel Huie,Greenspaces Coordinator(CPA/ZOA) Larry French(Comp.Plan Amendments Only) Routing CENWP-OP-G _CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D. Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(Powedines in Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N. First Avenue CITY OF LAKE OSWEGO * Routing TTRC-Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Steve Conway(General Apps) Lake Oswego,OR 97034 _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 Torland, Right-of-Way Section(vacations) _Sr.Cartographer(CPA ZCA)MS,. 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,surveyorizuA,Ms 15 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 lwcccA)"911"IMonopol.n.w...) Sam Hunaidi,Assistant District Manager (Notify if ODOT RJR-Hwy.Crossing o Only Access to Land) PRESERVATION OFFICE PO Box 6375 5440 SW Westgate Drive,Suite 350 Craig Reiley (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221-2414 555-1315 Street,NE,Suite 3 1115 Commercial Street,NE Salem,OR 97301-4179 Salem,OR 97301-1012 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RJR, BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.RJR _METRO AREA COMMUNICATIONS � COMCAST CABLE CORP. 1' TRI-MET TRANSIT DVLPMT. Clifford C. Cabe.Construction Engineer Debra Palmer(Annesahons Only) Randy Bice )S..Map'co A.0 Contact) (if Protect is Within%Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 v Portland,OR 97232 —PORTLAND GENERAL ELECTRIC NW NATURAL GAS COMPANY !VERIZONk QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer.Engineering Coord. Ken Perdue,Engineering Florence Mott,Eng. ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 v TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Marsha Butler,Administrative Offices Jan Youngquist,Demographics Alex Silantiev s„Moro A,,,c,ta,l Diana Carpenter,A,,.Ew Naonaaew) 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: 18-Oct-04) (Also update:"i:\curpin\setup\labelstannexation_utilities and franchises doc"when updating this document) MAILING / NOTIFICATION RECORDS I I CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM 00 p CI Op° O°p° VICINITY HAP 0000 0°00 0000 0000 °00°00 ° W 0 a I SUB2004-00018 ce el O o 0 VAR2004-00081 VAR2004-00082 NORIN DAKG A VAR2004-00083 II nil 11111 III ST ,,Ium U ��'W GREENBURG LANE NriNtrrirliorriimis., =— $ SUBDIVISION ■ 1 wirdl SFLHH ,Nsil III i, v.... $ mi • . Ariejkm, ..,? EP 4/r.'4. ill mina 1 ,- ill ,. ilk D W BEEF BEfiO RO �0r > �FFNeu 1 a Rc Ng' `vI Tigard Area Map ' jl N 4.4 :j2 I _ LEWIS LN Cry J I I I r 0 100 200 300 400 Feet JJ l 1"=312 feet SW PIHAS I i ` PIHAS ST III' •,1, 1 + LN NSELA i , "\\\\cs vasm Alilik I City of Tigard TANGELA C • Information on this map's for general location only and � Qr—__ ahould be verified with the Development Services Division. 13125 SW Hall Blvd \ ( _ Tigard,OR 97223 \\\ .,INMI (5031039 171= httpJhvww.ci.tpard.or.ua Community Development Plot date:Apr 19,2005;C:lmagic\MAGIC03.APR - )+ 145915 24'E 1 as I/----le.o I Ii————I 1VE IL 210 1 low S I f--t. 4�•o' i 1 a+3Tv I - __ ——— , w Q ,zs'wcpsocwn 1 1 I S,� 15 Imo, 1 s LOT 4 b• , _, z i _� w w-� 1I 1 LOT 7 I L.r I 21.° 1 I — 1 I xa ✓ I I -,s ,o.00 s 1 I r � I,-1----1 L0T 8 -1 1.O Sr t i2Tsr3 1 I 1 1,,41 1L 2400 1°-I LTA :,•B a. .�" L,s' esr 1L 2100 ______Meraminffinmealraiii„ .iit:4 l LOT 9 tl /� 1122 Sr Y Namto'v R-SS0 �� N _ ---7e33•---"-�, � yip{ GREEN D 1 `1 i; —.ave """NQE + , � LOT 101 4. \ •\\� R-SB.bD' I rl -15175175-7-151751-15175175-7.351,I \ \` , I 45 20.2 I ` & N uscuo r\ 3,,m I' % n CO it ]lW \ _-}- so.a n.2303 IL aC 2 ao -4 n° W.- I- I 32S4W IL,11.A tY-1 -t _-,1,7,k-- x- y-` '� -p Vic .F g , 111T W � • vane 11/11 ,y $ i SW GREG 11344RG RD $, ___ - CITY OF TIGARD I SUB2004-00018/VAR2004-00081 , 82 & 83 CITY Of TIGARD _ SITE PLAN N GREEN BURG LANE SUBDIVISION (Map is not to scale) 1S135CA-03700 1S135CA-08600 AASVE SANDRA J AND DAVID J CASTILE JAMES&AUDREY 11309 SW 95TH AVE 8100 SW DURHAM RD TIGARD, OR 97223 PORTLAND, OR 97224 1 S135CA-09000 1 S135DB-06500 ACOSTA ADILIA CHRISTOPHER BASIL R AND 11455 SW ESAU PL BELINDA L TIGARD, OR 97223 9460 SW NORTH DAKOTA TIGARD,OR 97223 1 S 135CD-00100 1S135DB-07000 ALVARADO MARTA M TRUSTEE DALTON DANNY E&SHIRLEY J 11525 SW 95TH AVE 11305 SW 94TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-03200 1S135DB-10000 ARENDES CARINE E& DAVIS BARBARA J ARENDES SHARON L 9405 SW NORTH DAKOTA ST 9524 SW NORTH DAKOTA ST TIGARD,OR 97223 PORTLAND,OR 97223 1 S135DB-05400 1 S135CA-02400 BALES MARY ELIZABETH& DAVIS MARGARET M TRUSTEE TERRY VERN 11470 SW GREENBURG RD 11390 SW 94TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135 D B-05700 1 S 135CA-01700 BARNEY CHARLES R&CATHY L DAVIS STEVE&BARBARA 11450 SW 95TH AVE 11300 SW 97TH CT TIGARD, OR 97223 TIGARD,OR 97223 1 S 135CA-00307 1 S 135C D-03700 BEACON HILL PARTNERS LLC DAW LAWRENCE D 7831 SE LAKE RD#200 DAISY L PORTLAND,OR 97267 11605 SW 95TH AVE TIGARD,OR 97223 1 S 135CA-00301 1 S 135 DC-03000 BUYS FRANCES E DEGROOD AL MNIRGINIA E 9645 SW NORTH DAKOTA ST REVOCABLE LIVING TRUST TIGARD,OR 97223 BY AL MNIRGINIA E DEGROOD TRS 22730 SW CHAPMAN RD SHERWOOD,OR 97140 1 S135CA-00100 1S135DB-05602 BYRUM ALBERT G III DICKSON DONALD K&CAROL A 11165 SW 95TH AVE PO BOX 219028 PORTLAND, OR 97223 PORTLAND,OR 97225 1S135CA-01900 1S135CD-01702 CARROLL SONDRA DOBLIE JUDY K 11330 SW 97TH CT 11640 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CD-01500 1S1350B-06300 DORSETT R CRAIG ENDICOTT MICHAEL R& 11550 SW 98TH AVE MELISSA J TIGARD, OR 97223 11270 SW 95TH AVE TIGARD,OR 97223 1 S135CD-02900 1 135CA-0910 DOTSON JASON B/SUE D ES ES TES OWNERS OF 9570 SW LEWIS LANE LOT - TIGARD, OR 97223 1 S135CD-00202 1S135DB-06600 DRENNAN DAVID&JOAN ESTES ALICE L PO BOX 23603 9430 SW NORTH DAKOTA TIGARD, OR 97281 TIGARD,OR 97223 1 •135CD-0910• 135CA-04 0 DR' N• DAVID A&JOAN F G ELOPMENT INC PO : • 3603 ARD, O• 97281 1 135CD-0920 15135CA-00303 DR N AVID A&JOAN GILLINGHAM TERRY L AND PO 23603 SHARON A T ARD, 97281 9605 SW NORTH DAKOTA TIGARD,OR 97223 1 135CD-09000 1S13500-05300 D.. NN•. 'AVID A&JOAN HARDT FREDERICK W III AND PO 23603 GLORIA J T ARD, " 97281 11420 SW 94TH TIGARD,OR 97223 1S135DB-05100 1S135CD-00205 EATON DICK B&LINDA L HASTING THOMAS D 9625 SW LEWIS LN SHARON M TIGARD, OR 97223 9555 SW LEWIS LA TIGARD,OR 97223 1 S135CD-03601 1 S135CD-03800 EATON RICHARD B&LINDA L HASTING THOMAS D&SHARON M 9625 SW LEWIS LN 9555 SW LEWIS LN TIGARD, OR 97223 TIGARD,OR 97223 1 S 135DB-07300 1S135DB-05601 EMORY JESSE B& HERNANDEZ ABRAHAM VERDE& LEIGH A HERNANDEZ OSCAR VERDE 11280 SW 94TH AVE 11385 SW 94TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1S135CD-01600 1S135CA-03400 EMPKIE ROBERT L JR HERNANDEZ JOSE R& 6315 SW 198TH AVE JURADO MARIA S& ALOHA, OR 97007 HERNANDEZ-J MAURILIO 11253 SW 95TH AVE TIGARD,OR 97223 • 1S135CA-01901 1S135CA-08700 HERNANDEZ SUANNY & JUNGKIND WERNER TRUST HERNANDEZ NOHEMY& do JUNGKIND ROSE M& DEBORAH M LORENZO-CARMONA LUIS 10820 SW SUMMER LAKE DR 9640 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD, OR 97223 1S135DB-06200 1S135CA-08900 HOUSING AUTHORITY OF KHAN MUSTAFA K& WASHINGTON COUNTY LOVELY REHANA S 111 NE LINCOLN ST#200-L 11435 SW ESAU PL HILLSBORO, OR 97124 TIGARD,OR 97223 1' 35DB-06100 1S135DB-07100 HO NG AU ORITY OF KING DOUGLAS A WASHI ••N COUNTY 11320 SW 94TH AVE 111 1 • LIN••LN ST#200-L PORTLAND,OR 97223 LSBORO, •' 97124 1 S 135CA-03000 1S1 35C D-03400 HOWLAND JOHN P KNEELAND JAMES H&DEBORAH L 9568 SW NORTH DAKOTA ST 9690 SW LEWIS LN TIGARD, OR 97223 TIGARD,OR 97223 1S135DC-03001 1S135CA-01902 HUANG JIA-HWAY KOCIEMBA DIANE E 1910 SE TALTON AVE PO BOX 231021 VANCOUVER,WA 98683 TIGARD,OR 97223 1S135DB-05200 1S135DB-05504 JAKOVICH JOHN D&MARY LOU KREISBERG LOUIS&ELIZABETH J 11450 SW 94TH 11350 SW 95TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S135CA-03100 1S135CD-03100 JAMES FRED C KURTZ GAREY L 9545 SW NORTH DAKOTA ST 9600 SW LEWIS LN TIGARD,OR 97223 TIGARD,OR 97223 13135CA-02300 15135DB-06800 JANIS YOUTH PROGRAMS INC LACY JON R AND JANELLE A 738 NE DAVIS 11265 SW 94TH PORTLAND, OR 97232 TIGARD,OR 97223 1S135CA-01800 1S135CA-08300 JAUCH ROGER P LAMET DANIEL G& JAUCH BRENT H LAMET V&VERNA 10648 SW 41ST AVENUE 11355 SW 97TH CT PORTLAND,OR 97219 TIGARD,OR 97223 1S135CD-03500 1 S135CD-00790 JOY DANIEL J LAMM FAMILY TRUST 9655 SW LEWIS LN 11520 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1513509-05901 1S135CA-08500 LANG GIANG KIEU& MCKAY NICOLE T&SCOTT W LANG LE& 11460 SW ESAU PL TRAN HOI TIGARD,OR 97224 11475 SW 94TH AVE TIGARD, OR 97223 1 S 135 D B-06900 1 S 135C D-08900 LE JONATHAN H& MEADOWS KEITH&LINDA NGUYEN THERESA T 11500 SW 98TH AVE 11285 SW 94TH AVE PORTLAND,OR 97224 TIGARD, OR 97223 1S135CA-04300 1S135CA-00305 LEE PAUL TRUSTEE MEARS SEANA&MICHELLE 2206 NE 45TH 9635 SW NORTH DAKOTA ST PORTLAND,OR 97213 TIGARD,OR 97223 1 S 135 C D-00201 1 S 135 CA-02303 LEWIS DAVID E & MARSHA E MICKEL TOM 0&JUDITH A FAMILY TRUST 10261 SW STUART CT 9575 SW LEWIS LN TIGARD,OR 97224 TIGARD,OR 97223 1 S135CD-00200 1 S135CA-03500 LEWIS DAVID E& MARSHA E TRS MIJATOVIC RELJA& DUSANKA 9575 SW LEWIS LN 11275 SW 95TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135C D-00300 1 S 135CA-02302 LEWIS GARY M TRUSTEE MOINI MAX M& 3975 SW 97TH AVE TAVAKOLI-SHERAJI MOHAMAD-HOSSEIN PORTLAND,OR 97225 2946 NW 11TH AVE CAMAS,WA 98607 1 S135D8-06400 1S135CA-03600 LEWIS MARY R MORADO SEBASTIAN& 11250 SW 95TH LUZ MARIA TIGARD,OR 97223 11289 SW 95TH AVE TIGARD,OR 97223 1 S 135C D-03600 1 S 135CA-04100 LEWIS SEAN M &JANEL K NGUYEN HUNG Q 9595 SW LEWIS LN 11355 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S135CD-00500 1S135CA-00104 MAHAR MARYLOU OLSON RALPH E&CAROLE A PO BOX 1064 16640 SW 147TH NEWBERG,OR 97132 TIGARD,OR 97224 1 S135CD-03000 1 S135DB-05800 MCDONALD RYAN&SHAY ORMAND SASHA A HULL& 9580 SW LEWIS LN ORMAND DOUGLAS M TIGARD,OR 97223 11445 SW 94TH AVE TIGARD,OR 97223 1S135CD-03300 1 S135CD-08800 ORR KAREN&LYNART SATTERLUND SCOTT C&CYNTHIA K 9660 SW LEWIS LN PO BOX 230269 TIGARD, OR 97223 TIGARD,OR 97281 1S135CA-02301 1S135CA-02100 PETERSON GEORGIA V SCHARBROUGH KARLA KIM 11487 SW 95TH AVE 11375 SW 95TH TIGARD, OR 97223 TIGARD, OR 97223 1S135CA-02304 1S135DB-05510 PICON-UZCATEGUI MARIA JULIANA SCOFIELD DOUGLAS J&EVELYN J 11500 SW GREENBURG RD 11340 SW 94TH TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-00101 1 S135CA-04000 PRICE ELWIN C& JENNIFER D SKAGERBERG BRET F 11555 SW 95TH AVE 11345 SW 95TH AVE TIGARD, OR 97223 TIGARD,OR 97223 151350B-06700 1S135CA-08400 PRICE JURREL L&SHERRY M SLIMICK DANIEL&MARY 11245 SW 94TH AVE 11345 SW 97TH CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S135CD-02800 1 S135CA-03800 RAMIREZ JENNIFER& SPADY PATRICIA J ACOSTA TERESA& 11321 SW 95TH AVE CHAVEZ ALFREDO G TIGARD,OR 97223 9550 SW LEWIS LN TIGARD,OR 97223 1S135CA-03900 1S135DB-06000 RASMUSSEN JAMES STEVENSON BRYAN P& 11343 SW 95TH AVE SUMMER L TIGARD, OR 97223 654 WILSHIRE CT NEWBERG,OR 97132 1 S 135CD-00600 1S135CD-03200 REED KATHLEEN M STEWARD SAMUEL A& LINDA K 11435 SW GREENBURG RD 9630 SW LEWIS LN TIGARD, OR 97223 TIGARD,OR 97223 1S135DB-07200 1S135CA-01300 RUSSELL BRENT A/SHANNON R TABB JAMES R 11300 SW 94TH AVE 11400 SW GREENBURG RD PORTLAND, OR 97223 TIGARD,OR 97223 13135DB-10100 1S135CA-02900 SALQUENETTII BONNIE&JEREMY TAYLOR GEORGENE 11160 SW 95TH AVE 9580 SW NORTH DAKOTA ST TIGARD,OR 97223 PORTLAND, OR 97223 1-135DC-0300 1S135DC-03100 TI 'RD OF WINTERS JOHN W 131 HALL 11590 SW 95TH ARD, •: 97223 TIGARD,OR 97223 15135CD-00700 1 S135DC-03200 TORLAND DORIS WINTERS JOHN W 11425 SW GREENBURG RD 11590 SW 95TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S135DC-03300 1S135DB-05600 TRAPP WARREN L HELEN W WINTHER STEPHEN&TERESA 11640 SW 95TH AVE 11400 SW 95TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S135DB-07400 1S135CA-01704 TRUAIR RYAN R&TONYA G WONG EDWARD YEE&BIN YOU 11260 SW 94TH AVE 138 DANEFIELD PL TIGARD,OR 97224 MORAGE,CA 94556 1 S 135C D-01701 135CA-017 VEZEY CHERYL ANN WO• isWARD YEE&BIN YOU PO BOX 230299 138 t• . IELD PL TIGARD, OR 97281 •RAGE,C- 94556 1S135CA-08800 1 135CA-0170. VILLALOBOS ZOILA& WO• t ARD YEE&BIN YOU VILLALOBOS BERNARDO 0& 138 • IELD PL VOLLALOBOS DANY SAMUEL •RAGE,CA •4556 11415 SW ESAU PL TIGARD, OR 97223 1S135CA-02200 15135CA-01400 VILLARREAL VICTORIA L& WONG NORMAN K F AND ANN M VILLARREAL MAURICIO S 2433 NE 11TH 11405 SW 95TH AVE PORTLAND,OR 97212 TIGARD, OR 97223 1S135CA-01401 135CA-0141 WASHINGTON COUNTY W•'G :'MAN K F AND ANN M ATTN:TERESA WILSON PROP MGR 243 I 11TH 169 N FIRST AVE MS-42 P4RTLANI, •R 97212 HILLSBORO, OR 97124 15135CA-03300 WHITE HEIDI A& KENNETH A 11231 SW 95TH AVE PORTLAND, OR 97223 1S135DB-05900 WILLIAMS CHRIS T&DANIELLE L 11550 SW GREENBURG RD 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 /AN SCA-02300 YOUTH P 38 N Ao p�� PRGGR,4 /NC R 97232 is135CA IOINlM M& AKQII C��ANW�H BRA✓/MGNg4a p/yaE g860� SE/qt AFFIDAVIT OF MAILING CITY OFTIGARD Community<Development Shaping f7 Better Community I, Patricia L. Luord, 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: SUB2004-00018/VAR2004-00081, 82 & 83 — GREENBURG HEIGHTS SUBDIVISION AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit'A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked EXhibit"B", and by reference made a part hereof, on April 19,2005, and deposited in the United States Mail on April 19,2005, postage prepaid. (Person that •repared Noti STATE OAF OREGON ) County of Washington )ss. City of(Egad- ) .fl1 Subscribed and sworn/affirmed before me on the ID day of , 2005. ';_ OFFICIAL SEAL SUE ROSS i' RUG NIY COMMISSION NOTA Y IEXP P R BLIC-OREES DEC 11 ON 2007 LtReyy2) NOTARY IC OF OREGON My Com on Expires: (o2 /_d 1 • EXHIBIT A 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 411114, CITY OF TIGARD SUBDIVISION Community VeveCopment Shaping Better Community DATE OF NOTICE: April 19, 2005 FILE NUMBERS: SUBDIVISION (SUB) 2004-00018 DEVELOPMENT AD USTMENT VAR 2004-00081 DEVELOPMENT AD USTMENT VAR 2004-00082 DEVELOPMENT AD USTMENT VAR 2004-00083 FILE NAME: GREENBURG HEIGHTS SUBDIVISION PROPOSAL: A request for approval for a ten (10) lot Subdivision on 1.07 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 3,060 and 3,264 square feet (3,180 square feet on average). An Adjustment to reduce the street spacing requirement from 600 to 240 feet and 360 feet respectively is requested. Also, the applicant is seeking an Adjustment to reduce the special setback from the R- 4.5 zone on the east from 30 to 15 feet (the standard rear yard setback in both zones). A third Adjustment to street improvement standards is also requested. 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: 11490 and 11494 SW Greenburg Road; WCTM 1S135CA, Tax Lots 2300 and 2302. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON MAY 3, 2005. All comments should be directed to Morgan Tracy, 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 Morgan anci.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 MAY 16, 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." ._I NIC='.4 I_MI VICINITY MAP ... ... R---mg ' SUB2004 00018 __ � VAR2004-00081 ill �� fin'VAR2004-00082 �� onofn VAR2004-00083 ii mini ■ I ii: v I GREENBURG HEIGHTS r ■ -` � �: I SUBDIVISION a_ ����\ i� L 0 -,,I ..... . 4-4 : ..... ....- IF% 4, --,,w1 TJ,� �ilI�IC li /Z*1 IIiiiII ', 1I■ii . I a `Ik Win 11716$161,1=k7 =MU tpA 10 AN \7 %._ 1 aumirm. awlkir. - :.,,,e .. 4 -amp ..„1„1„ _ =-.......:-.7.1,....„.=_-= *t 1 wpm V1.410 MN • 1S135CA-03700 1S135CA-08600 EXH 1 B IT,. _ AASVE SANDRA J AND DAVID J CASTILE JAMES&AUDREY 11309 SW 95TH AVE 8100 SW DURHAM RD TIGARD, OR 97223 PORTLAND,OR 97224 1S135CA-09000 1S135DB-06500 ACOSTA ADILIA CHRISTOPHER BASIL R AND 11455 SW ESAU PL BELINDA L TIGARD, OR 97223 9460 SW NORTH DAKOTA TIGARD,OR 97223 1 S 135 C D-00100 1 S 135 D B-07000 ALVARADO MARTA M TRUSTEE DALTON DANNY E&SHIRLEY J 11525 SW 95TH AVE 11305 SW 94TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-03200 1S135DB-10000 ARENDES CARINE E& DAVIS BARBARA J ARENDES SHARON L 9405 SW NORTH DAKOTA ST 9524 SW NORTH DAKOTA ST TIGARD,OR 97223 PORTLAND, OR 97223 1S135DB-05400 1 S135CA-02400 BALES MARY ELIZABETH& DAVIS MARGARET M TRUSTEE TERRY VERN 11470 SW GREENBURG RD 11390 SW 94TH AVE TIGARD,OR 97223 TIGARD, OR 97223 1S135DB-05700 1S135CA-01700 BARNEY CHARLES R&CATHY L DAVIS STEVE&BARBARA 11450 SW 95TH AVE 11300 SW 97TH CT TIGARD,OR 97223 TIGARD,OR 97223 1 S135CA-00307 1S135CD-03700 BEACON HILL PARTNERS LLC DAW LAWRENCE D 7831 SE LAKE RD#200 DAISY L PORTLAND,OR 97267 11605 SW 95TH AVE TIGARD,OR 97223 1S135CA-00301 1S135DC-03000 BUYS FRANCES E DEGROOD AL MNIRGINIA E 9645 SW NORTH DAKOTA ST REVOCABLE LIVING TRUST TIGARD, OR 97223 BY AL M/VIRGINIA E DEGROOD TRS 22730 SW CHAPMAN RD SHERWOOD,OR 97140 1S135CA-00100 1S135DB-05602 BYRUM ALBERT G III DICKSON DONALD K&CAROL A 11165 SW 95TH AVE PO BOX 219028 PORTLAND, OR 97223 PORTLAND,OR 97225 1 S 135CA-01900 1 S135CD-01702 CARROLL SONDRA DOBLIE JUDY K 11330 SW 97TH CT 11640 SW 98TH AVE TIGARD, OR 97223 TIGARD,OR 97223 • 1 S 135C D-01500 1 S 13 5 D B-06300 DORSETT R CRAIG ENDICOTT MICHAEL R& 11550 SW 98TH AVE MELISSA J TIGARD, OR 97223 11270 SW 95TH AVE TIGARD,OR 97223 1 S135CD-02900 1 135CA-0910 DOTSON JASON B/SUE D ES ES TES OWNERS OF 9570 SW LEWIS LANE LOT - TIGARD,OR 97223 1 S135CD-00202 1 S1350B-06600 DRENNAN DAVID&JOAN ESTES ALICE L PO BOX 23603 9430 SW NORTH DAKOTA TIGARD, OR 97281 TIGARD, OR 97223 1.•135CD-0910• 135CA-04 0 DR' N••• DAVID A&JOAN F G ELOPMENT INC PO : • 3603 ARD, O' 97281 1 135C0-0920 1 S135CA-00303 DR N AVID A&JOAN GILLINGHAM TERRY L AND PO 23603 SHARON A T ARD, 97281 9605 SW NORTH DAKOTA TIGARD,OR 97223 1 135CD-09000 1 S135DB-05300 NN•■ 'AVID A&JOAN HARDT FREDERICK W III AND PO ::' 23603 GLORIA J T ARD, " 97281 11420 SW 94TH TIGARD,OR 97223 1 S13508-05100 1S135CD-00205 EATON DICK B& LINDA L HASTING THOMAS D 9625 SW LEWIS LN SHARON M TIGARD,OR 97223 9555 SW LEWIS LA TIGARD,OR 97223 1 S 135C D-03601 15135C D-03800 EATON RICHARD B& LINDA L HASTING THOMAS D&SHARON M 9625 SW LEWIS LN 9555 SW LEWIS LN TIGARD, OR 97223 TIGARD, OR 97223 1S135013-07300 1 S135DB-05601 EMORY JESSE B& HERNANDEZ ABRAHAM VERDE& LEIGH A HERNANDEZ OSCAR VERDE 11280 SW 94TH AVE 11385 SW 94TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1 S135CD-01600 1S135CA-03400 EMPKIE ROBERT L JR HERNANDEZ JOSE R& 6315 SW 198TH AVE JURADO MARIA S& ALOHA, OR 97007 HERNANDEZ-J MAURILIO 11253 SW 95TH AVE TIGARD,OR 97223 1S135CA-01901 1S135CA-08700 HERNANDEZ SUANNY& JUNGKIND WERNER TRUST HERNANDEZ NOHEMY& do JUNGKIND ROSE M& DEBORAH M LORENZO-CARMONA LUIS 10820 SW SUMMER LAKE DR 9640 SW NORTH DAKOTA TIGARD, OR 97223 TIGARD, OR 97223 1S135DB-06200 1S135CA-08900 HOUSING AUTHORITY OF KHAN MUSTAFA K& WASHINGTON COUNTY LOVELY REHANA S 111 NE LINCOLN ST#200-L 11435 SW ESAU PL HILLSBORO,OR 97124 TIGARD,OR 97223 1 35DB-06100 1S135DB-07100 HO NG AU ORITY OF KING DOUGLAS A WASHI '•N COUNTY 11320 SW 94TH AVE 111 ■ • LIN••LN ST#200-L PORTLAND,OR 97223 LSBORO, •" 97124 1 S135CA-03000 1 S135CD-03400 HOWLAND JOHN P KNEELAND JAMES H&DEBORAH L 9568 SW NORTH DAKOTA ST 9690 SW LEWIS LN TIGARD, OR 97223 TIGARD,OR 97223 1 S 135DC-03001 1 S135CA-01902 HUANG JIA-HWAY KOCIEMBA DIANE E 1910 SE TALTON AVE PO BOX 231021 VANCOUVER,WA 98683 TIGARD,OR 97223 1S135D5-05200 18135DB-05504 JAKOVICH JOHN D&MARY LOU KREISBERG LOUIS&ELIZABETH J 11450 SW 94TH 11350 SW 95TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S135CA-03100 1S135CD-03100 JAMES FRED C KURTZ GAREY L 9545 SW NORTH DAKOTA ST 9600 SW LEWIS LN TIGARD,OR 97223 TIGARD,OR 97223 1 S 135 CA-02300 1 S 135 D B-06800 JANIS YOUTH PROGRAMS INC LACY JON R AND JANELLE A 738 NE DAVIS 11265 SW 94TH PORTLAND, OR 97232 TIGARD,OR 97223 1S135CA-01800 1S135CA-08300 JAUCH ROGER P LAMET DANIEL G& JAUCH BRENT H LAMET V&VERNA 10648 SW 41ST AVENUE 11355 SW 97TH CT PORTLAND, OR 97219 TIGARD,OR 97223 1 S135CD-03500 1 S135C D-00790 JOY DANIEL J LAMM FAMILY TRUST 9655 SW LEWIS LN 11520 SW 98TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S 135 D B-05901 1 S 135CA-08500 LANG GIANG KIEU& MCKAY NICOLE T&SCOTT W LANG LE & 11460 SW ESAU PL TRAN HOI TIGARD,OR 97224 11475 SW 94TH AVE TIGARD, OR 97223 1 S 135 DB-06900 1 S135C D-08900 LE JONATHAN H& MEADOWS KEITH&LINDA NGUYEN THERESA T 11500 SW 98TH AVE 11285 SW 94TH AVE PORTLAND,OR 97224 TIGARD, OR 97223 1S135CA-04300 1S135CA-00305 LEE PAUL TRUSTEE MEARS SEANA&MICHELLE 2206 NE 45TH 9635 SW NORTH DAKOTA ST PORTLAND, OR 97213 TIGARD,OR 97223 1S135CD-00201 1S135CA-02303 LEWIS DAVID E & MARSHA E MICKEL TOM 0&JUDITH A FAMILY TRUST 10261 SW STUART CT 9575 SW LEWIS LN TIGARD,OR 97224 TIGARD, OR 97223 1 S135CD-00200 1 S135CA-03500 LEWIS DAVID E & MARSHA E TRS MIJATOVIC RELJA& DUSANKA 9575 SW LEWIS LN 11275 SW 95TH AVE PORTLAND, OR 97223 TIGARD,OR 97223 1S135CD-00300 1S135CA-02302 LEWIS GARY M TRUSTEE MOINI MAX M& 3975 SW 97TH AVE TAVAKOLI-SHERAJI MOHAMAD-HOSSEIN PORTLAND, OR 97225 2946 NW 11TH AVE CAMAS,WA 98607 1S135DB-06400 1S135CA-03600 LEWIS MARY R MORADO SEBASTIAN& 11250 SW 95TH LUZ MARIA TIGARD, OR 97223 11289 SW 95TH AVE TIGARD,OR 97223 1 S135CD-03600 1S135CA-04100 LEWIS SEAN M &JANEL K NGUYEN HUNG Q 9595 SW LEWIS LN 11355 SW 95TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S 135C D-00500 1 S 135CA-00104 MAHAR MARYLOU OLSON RALPH E&CAROLE A PO BOX 1064 16640 SW 147TH NEWBERG,OR 97132 TIGARD,OR 97224 15135CD-03000 1S135DB-05800 MCDONALD RYAN&SHAY ORMAND SASHA A HULL& 9580 SW LEWIS LN ORMAND DOUGLAS M TIGARD, OR 97223 11445 SW 94TH AVE TIGARD, OR 97223 1S135CD-03300 1S135CD-08800 ORR KAREN&LYNART SATTERLUND SCOTT C&CYNTHIA K 9660 SW LEWIS LN PO BOX 230269 TIGARD,OR 97223 TIGARD,OR 97281 1S135CA-02301 1S135CA-02100 PETERSON GEORGIA V SCHARBROUGH KARLA KIM 11487 SW 95TH AVE 11375 SW 95TH TIGARD, OR 97223 TIGARD,OR 97223 1S135CA-02304 1S135DB-05510 PICON-UZCATEGUI MARIA JULIANA SCOFIELD DOUGLAS J &EVELYN J 11500 SW GREENBURG RD 11340 SW 94TH TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-00101 1 S 135CA-04000 PRICE ELWIN C&JENNIFER D SKAGERBERG BRET F 11555 SW 95TH AVE 11345 SW 95TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S135DB-06700 1S135CA-08400 PRICE JURREL L&SHERRY M SLIMICK DANIEL&MARY 11245 SW 94TH AVE 11345 SW 97TH CT PORTLAND, OR 97223 TIGARD,OR 97223 15135CD-02800 1 S135CA-03800 RAMIREZ JENNIFER& SPADY PATRICIA J ACOSTA TERESA& 11321 SW 95TH AVE CHAVEZ ALFREDO G TIGARD,OR 97223 9550 SW LEWIS LN TIGARD, OR 97223 1S135CA-03900 1S135DB-06000 RASMUSSEN JAMES STEVENSON BRYAN P& 11343 SW 95TH AVE SUMMER L TIGARD, OR 97223 654 WILSHIRE CT NEWBERG,OR 97132 1 S 135CD-00600 1S135CD-03200 REED KATHLEEN M STEWARD SAMUEL A& LINDA K 11435 SW GREENBURG RD 9630 SW LEWIS LN TIGARD, OR 97223 TIGARD,OR 97223 15135D8.07200 1S135CA-01300 RUSSELL BRENT A/SHANNON R TABB JAMES R 11300 SW 94TH AVE 11400 SW GREENBURG RD PORTLAND,OR 97223 TIGARD,OR 97223 1S135DB-10100 1S135CA-02900 SALQUENETTII BONNIE&JEREMY TAYLOR GEORGENE 11160 SW 95TH AVE 9580 SW NORTH DAKOTA ST TIGARD,OR 97223 PORTLAND,OR 97223 1.135DC-0300 1S135DC-03100 TI •RD OF WINTERS JOHN W 131 - HALL 11590 SW 95TH ARD, •: 97223 TIGARD,OR 97223 1 S135CD-00700 1S135DC-03200 TORLAND DORIS WINTERS JOHN W 11425 SW GREENBURG RD 11590 SW 95TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S135DC-03300 1S135DB-05600 TRAPP WARREN L HELEN W WINTHER STEPHEN&TERESA 11640 SW 95TH AVE 11400 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-07400 1S135CA-01704 TRUAIR RYAN R&TONYA G WONG EDWARD YEE &BIN YOU 11260 SW 94TH AVE 138 DANEFIELD PL TIGARD,OR 97224 MORAGE,CA 94556 1 S 135CD-01 7 01 135CA-017! VEZEY CHERYL ANN WO' WARD YEE&BIN YOU PO BOX 230299 138 IELD PL TIGARD,OR 97281 •RAGE,C- 94556 1S135CA-08800 1 135CA-0170. VILLALOBOS ZOILA& WO• !f ARD YEE&BIN YOU VILLALOBOS BERNARDO O& 138 •• IELD PL VOLLALOBOS DANY SAMUEL •RAGE,CA •4556 11415 SW ESAU PL TIGARD, OR 97223 1S135CA-02200 1S135CA-01400 VILLARREAL VICTORIA L& WONG NORMAN K F AND ANN M VILLARREAL MAURICIO S 2433 NE 11TH 11405 SW 95TH AVE PORTLAND,OR 97212 TIGARD, OR 97223 1S135CA-01401 135CA-0141 WASHINGTON COUNTY W••G %-MAN K F AND ANN M ATTN:TERESA WILSON PROP MGR 243 1. 11TH 169 N FIRST AVE MS-42 -•RTLAN', •R 97212 HILLSBORO, OR 97124 1S135CA-03300 SR Design LLC WHITE HEIDI A& Attn: Jeff Caines KENNETH A 8196 SW Hall Boulevard, Suite 232 11231 SW 95TH AVE Beaverton, OR 97008 PORTLAND, OR 97223 1S135DB-05900 Max M. Moini and WILLIAMS CHRIS T&DANIELLE L Mohamad-Hossein Tavakoli-Sheraji 11550 SW GREENBURG RD 2946 NW 11th Avenue TIGARD, OR 97223 Camas, WA 98607 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 1 U i C i Y of T I G A R D ..,,`CC GEOGROPNC N HM<1 1N S v. 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SW PIHAS �' 2410 13125 SW Hall Blvd PIHAS ST Tigard,OR 97223 1 TANGELA (503)639-4171 1 Lap _ m • _ LN , httpJhvww.ci.tigard.or.us Community Development Plot date:Feb 18,2005;C:lmagic1MAGIC03APR 1S135CA-03700 1S135CA-08600 AASVE SANDRA J AND DAVID J CASTILE JAMES&AUDREY 11309 SW 95TH AVE 8100 SW DURHAM RD TIGARD,OR 97223 PORTLAND,OR 97224 1S135CA-09000 1S135DB-06500 ACOSTA ADILIA CHRISTOPHER BASIL R AND 11455 SW ESAU PL BELINDA L TIGARD,OR 97223 9460 SW NORTH DAKOTA TIGARD,OR 97223 1 S135CD-00100 1 S135DB-07000 ALVARADO MARTA M TRUSTEE DALTON DANNY E&SHIRLEY J 11525 SW 95TH AVE 11305 SW 94TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S135CA-03200 1 S135DB-10000 ARENDES CARINE E& DAVIS BARBARA J ARENDES SHARON L 9405 SW NORTH DAKOTA ST 9524 SW NORTH DAKOTA ST TIGARD,OR 97223 PORTLAND,OR 97223 15135DB-05400 1S135CA-02400 BALES MARY ELIZABETH& DAVIS MARGARET M TRUSTEE TERRY VERN 11470 SW GREENBURG RD 11390 SW 94TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-05700 1S135CA-01700 BARNEY CHARLES R&CATHY L DAVIS STEVE&BARBARA 11450 SW 95TH AVE 11300 SW 97TH CT TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-00307 1S135CD-03700 BEACON HILL PARTNERS LLC DAW LAWRENCE D 7831 SE LAKE RD#200 DAISY L PORTLAND,OR 97267 11605 SW 95TH AVE TIGARD,OR 97223 1S135CA-00301 1S135DC-03000 BUYS FRANCES E DEGROOD AL MNIRGINIA E 9645 SW NORTH DAKOTA ST REVOCABLE LIVING TRUST TIGARD, OR 97223 BY AL MNIRGINIA E DEGROOD TRS 22730 SW CHAPMAN RD SHERWOOD,OR 97140 1 S135CA-00100 1 S135DB-05602 BYRUM ALBERT G III DICKSON DONALD K&CAROL A 11165 SW 95TH AVE PO BOX 219028 PORTLAND,OR 97223 PORTLAND,OR 97225 1S135CA-01900 1S135CD-01702 CARROLL SONDRA DOBLIE JUDY K 11330 SW 97TH CT 11640 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CD-01500 1S135DB-06300 DORSETT R CRAIG ENDICOTT MICHAEL R& 11550 SW 98TH AVE MELISSA J TIGARD,OR 97223 11270 SW 95TH AVE TIGARD,OR 97223 1 S 135C D-02900 1 135CA-0910 DOTSON JASON B/SUE D ES ES TES OWNERS OF 9570 SW LEWIS LANE LOT - TIGARD,OR 97223 1 S 135C D-00202 1 S 135DB-06600 DRENNAN DAVID&JOAN ESTES ALICE L PO BOX 23603 9430 SW NORTH DAKOTA TIGARD, OR 97281 TIGARD,OR 97223 1 135CD-0910• 135CA-04 0 DR' N• DAVID A&JOAN F G ELOPMENT INC PO :' 3603 ARD, O' 97281 1 135CD-0920 1S135CA-00303 DR N AVID A&JOAN GILLINGHAM TERRY L AND PO 23603 SHARON A T ARD, 97281 9605 SW NORTH DAKOTA TIGARD,OR 97223 1 135CD-09000 1 S135DB-05300 D'• NNA■ •AVID A&JOAN HARDT FREDERICK W III AND PO :.' 23603 GLORIA J T ARD, " 97281 11420 SW 94TH TIGARD,OR 97223 1S135DB-05100 1S135CD-00205 EATON DICK B& LINDA L HASTING THOMAS D 9625 SW LEWIS LN SHARON M TIGARD, OR 97223 9555 SW LEWIS LA TIGARD,OR 97223 1 S 135CD-03601 1S135CD-03800 EATON RICHARD B&LINDA L HASTING THOMAS D&SHARON M 9625 SW LEWIS LN 9555 SW LEWIS LN TIGARD, OR 97223 TIGARD,OR 97223 1 S 135 D B-07300 1 S 135 D B-05601 EMORY JESSE B& HERNANDEZ ABRAHAM VERDE& LEIGH A HERNANDEZ OSCAR VERDE 11280 SW 94TH AVE 11385 SW 94TH AVE PORTLAND, OR 97223 TIGARD,OR 97223 1S135CD-01600 1S135CA-03400 EMPKIE ROBERT L JR HERNANDEZ JOSE R& 6315 SW 198TH AVE JURADO MARIA S& ALOHA, OR 97007 HERNANDEZ-J MAURILIO 11253 SW 95TH AVE TIGARD,OR 97223 1S135CA-01901 1S135CA-08700 HERNANDEZ SUANNY& JUNGKIND WERNER TRUST HERNANDEZ NOHEMY& c/o JUNGKIND ROSE M&DEBORAH M LORENZO-CARMONA LUIS 10820 SW SUMMER LAKE DR 9640 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 1S1350 B-06200 1S135CA-08900 HOUSING AUTHORITY OF KHAN MUSTAFA K& WASHINGTON COUNTY LOVELY REHANA S 111 NE LINCOLN ST#200-L 11435 SW ESAU PL HILLSBORO,OR 97124 TIGARD,OR 97223 1 35DB-06100 1S135DB-07100 HO NG AU ORITY OF KING DOUGLAS A WASHI •N COUNTY 11320 SW 94TH AVE 111 ■ LIN••LN ST#200-L PORTLAND,OR 97223 LSBORO, •- 97124 IS135CA-03000 1S135C0-03400 HOWLAND JOHN P KNEELAND JAMES H&DEBORAH L 9568 SW NORTH DAKOTA ST 9690 SW LEWIS LN TIGARD,OR 97223 TIGARD,OR 97223 1S135DC-03001 1S135CA-01902 HUANG JIA-HWAY KOCIEMBA DIANE E 1910 SE TALTON AVE PO BOX 231021 VANCOUVER,WA 98683 TIGARD,OR 97223 1 S135DB-05200 1 S135DB-05504 JAKOVICH JOHN D&MARY LOU KREISBERG LOUIS&ELIZABETH J 11450 SW 94TH 11350 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 iS135CA-03100 1S135CD-03100 JAMES FRED C KURTZ GAREY L 9545 SW NORTH DAKOTA ST 9600 SW LEWIS LN TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CA-02300 1 S135DB-06800 JANIS YOUTH PROGRAMS INC LACY JON R AND JANELLE A 738 NE DAVIS 11265 SW 94TH PORTLAND,OR 97232 TIGARD,OR 97223 1S135CA-01800 1S135CA-08300 JAUCH ROGER P LAMET DANIEL G& JAUCH BRENT H LAMET V&VERNA 10648 SW 41ST AVENUE 11355 SW 97TH CT PORTLAND,OR 97219 TIGARD,OR 97223 151 35CD-03500 1 S 135C D-00790 JOY DANIEL J LAMM FAMILY TRUST 9655 SW LEWIS LN 11520 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-05901 1S135CA-08500 LANG GIANG KIEU & MCKAY NICOLE T&SCOTT W LANG LE& 11460 SW ESAU PL TRAN HOI TIGARD,OR 97224 11475 SW 94TH AVE TIGARD, OR 97223 1 S135DB-06900 1S135CD-08900 LE JONATHAN H& MEADOWS KEITH&LINDA NGUYEN THERESA T 11500 SW 98TH AVE 11285 SW 94TH AVE PORTLAND,OR 97224 TIGARD, OR 97223 1S135CA-04300 1S135CA-00305 LEE PAUL TRUSTEE MEARS SEANA&MICHELLE 2206 NE 45TH 9635 SW NORTH DAKOTA ST PORTLAND, OR 97213 TIGARD,OR 97223 1 S 135 C D-00201 1 S 135CA-02303 LEWIS DAVID E & MARSHA E MICKEL TOM 0&JUDITH A FAMILY TRUST 10261 SW STUART CT 9575 SW LEWIS LN TIGARD,OR 97224 TIGARD,OR 97223 1S135CD-00200 1S135CA-03500 LEWIS DAVID E & MARSHA E TRS MIJATOVIC RELJA& DUSANKA 9575 SW LEWIS LN 11275 SW 95TH AVE PORTLAND, OR 97223 TIGARD,OR 97223 1S135CD-00300 1S135CA-02302 LEWIS GARY M TRUSTEE MOINI MAX M& 3975 SW 97TH AVE TAVAKOLI-SHERAJI MOHAMAD-HOSSEIN PORTLAND, OR 97225 2946 NW 11TH AVE CAMAS,WA 98607 1S135DB-06400 1S135CA-03600 LEWIS MARY R MORADO SEBASTIAN& 11250 SW 95TH LUZ MARIA TIGARD,OR 97223 11289 SW 95TH AVE TIGARD,OR 97223 1 S 135C D-03600 1 S 135CA-04100 LEWIS SEAN M&JANEL K NGUYEN HUNG Q 9595 SW LEWIS LN 11355 SW 95TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S135CD-00500 15135CA-00104 MAHAR MARYLOU OLSON RALPH E&CAROLE A PO BOX 1064 16640 SW 147TH NEWBERG, OR 97132 TIGARD,OR 97224 1 S 135CD-03000 1 S 135DB-05800 MCDONALD RYAN&SHAY ORMAND SASHA A HULL& 9580 SW LEWIS LN ORMAND DOUGLAS M TIGARD, OR 97223 11445 SW 94TH AVE TIGARD,OR 97223 1S135CD-03300 1S135CD-08800 ORR KAREN& LYNART SATTERLUND SCOTT C&CYNTHIA K 9660 SW LEWIS LN PO BOX 230269 TIGARD, OR 97223 TIGARD,OR 97281 1 S135CA-02301 1S135CA-02100 PETERSON GEORGIA V SCHARBROUGH KARLA KIM 11487 SW 95TH AVE 11375 SW 95TH TIGARD, OR 97223 TIGARD,OR 97223 1S135CA-02304 1S135DB-05510 PICON-UZCATEGUI MARIA JULIANA SCOFIELD DOUGLAS J &EVELYN J 11500 SW GREENBURG RD 11340 SW 94TH TIGARD,OR 97223 TIGARD,OR 97223 1S135CD 00101 1S135CA-04000 PRICE ELWIN C&JENNIFER D SKAGERBERG BRET F 11555 SW 95TH AVE 11345 SW 95TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S135DB-06700 1S135CA-08400 PRICE JURREL L&SHERRY M SLIMICK DANIEL& MARY 11245 SW 94TH AVE 11345 SW 97TH CT PORTLAND, OR 97223 TIGARD,OR 97223 1S135CD-02800 1S135CA-03800 RAMIREZ JENNIFER& SPADY PATRICIA J ACOSTA TERESA& 11321 SW 95TH AVE CHAVEZ ALFREDO G TIGARD,OR 97223 9550 SW LEWIS LN TIGARD, OR 97223 1S135CA-03900 1S135DB-06000 RASMUSSEN JAMES STEVENSON BRYAN P& 11343 SW 95TH AVE SUMMER L TIGARD, OR 97223 654 WILSHIRE CT NEWBERG, OR 97132 1S135CD-00600 1S135CD-03200 REED KATHLEEN M STEWARD SAMUEL A&LINDA K 11435 SW GREENBURG RD 9630 SW LEWIS LN TIGARD, OR 97223 TIGARD,OR 97223 1S135DB-07200 1S135CA-01300 RUSSELL BRENT A/SHANNON R TABB JAMES R 11300 SW 94TH AVE 11400 SW GREENBURG RD PORTLAND, OR 97223 TIGARD,OR 97223 1S1350B-10100 1S135CA-02900 SALQUENETTII BONNIE &JEREMY TAYLOR GEORGENE 11160 SW 95TH AVE 9580 SW NORTH DAKOTA ST TIGARD,OR 97223 PORTLAND, OR 97223 1 135DC-0300 1S135DC-03100 TI •RD OF WINTERS JOHN W 131 . HALL 11590 SW 95TH ARD, •; 97223 TIGARD,OR 97223 1 S135CD-00700 1 S135DC-03200 TORLAND DORIS WINTERS JOHN W 11425 SW GREENBURG RD 11590 SW 95TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S135DC-03300 1S135DB-05600 TRAPP WARREN L HELEN W WINTHER STEPHEN&TERESA 11640 SW 95TH AVE 11400 SW 95TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S135DB-07400 1S135CA-01704 TRUAIR RYAN R&TONYA G WONG EDWARD YEE&BIN YOU 11260 SW 94TH AVE 138 DANEFIELD PL TIGARD, OR 97224 MORAGE,CA 94556 1S135CD-01701 135CA-017! VEZEY CHERYL ANN WO' aWARD YEE &BIN YOU PO BOX 230299 138 e. - IELD PL TIGARD, OR 97281 •RAGE,C- 94556 1S135CA-08800 1 135CA-0170 VILLALOBOS ZOILA& WO • ! ARD YEE&BIN YOU VILLALOBOS BERNARDO 0& 138 kt• IELD PL VOLLALOBOS DANY SAMUEL •RAGE,CA '4556 11415 SW ESAU PL TIGARD, OR 97223 1S135CA-02200 1S135CA-01400 VILLARREAL VICTORIA L& WONG NORMAN K F AND ANN M VILLARREAL MAURICIO S 2433 NE 11TH 11405 SW 95TH AVE PORTLAND,OR 97212 TIGARD, OR 97223 15135CA-01401 135CA-0140 WASHINGTON COUNTY We•G -MAN K F AND ANN M ATTN:TERESA WILSON PROP MGR 243 11TH 169 N FIRST AVE MS-42 'aRTLANI, •R 97212 HILLSBORO, OR 97124 1 S135CA-03300 WHITE HEIDI A& KENNETH A 11231 SW 95TH AVE PORTLAND, OR 97223 1S135DB-05900 WILLIAMS CHRIS T&DANIELLE L 11550 SW GREENBURG RD 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 Crag head 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 Feb 17 2005 8: 59AM SR Design LLC 503-489-8553 p . 2 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION ,.,�: �,, 13125 SW HALL BOULEVARD CITY of flGA D TIGARD, OREGON 97223 Cry r)c�eloprnen: PHai4E: 503.639-4171 FAX: 503-684-7297 (Attn: Patty/Planning) S "8'�Ortt O'Ot1i unity RIE.IUES1 POR 50FT PRO ° @RT REM kGg ILE 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: S /35 c A o7 PLEASE BE AWARE THAT ONLY 9 SET OF!` LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After su mittinq your land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. The 2 final sets of labels need to be placed on envelopes with first class letter-rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted tote City, for the purpose of providing notice to property owners of the proposed land use application and the decision. The sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: L- PHONE: 563—Veos 3 FAX: sz> — • 513 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 Car 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 cast to print one set of labels by the number offsets requested. It * EXAMPLE.* 'COST FOR THIS REQUEST Ink- 4 sheets of labels x$2/sheet=$8.00 x 2 sets= $16.00 sheets)of labels x$2/sheet=$ x ses= '. 2 sheets of labels x$2/sheet for interested parties x�sets= $ 4.00 sheet(s)of labels x 52/sheet for interested parties= x GENERATE LIST = 311.01] GENERATE LIST = "ILA! TOTAL = $31.00 TOTAL = Feb 17 2005 8 : 59RM SR Design LLC 503-469-8553 p- 1 ` SR Del uC Engineering-Planning-Surveying • To: PATTY Fax: 503-6847297 Of: CITY OF TIGARD-PLANNING Prom#: MAX 001 D2 DEPARTMENT From: Tamara Date: 2/17/2005 Re: Request for Property Owner Pages: 3, including cover Mailing Labels CC: file O Urgent X For Review ❑Please Comment ❑Please Reply ❑ Please Recycle Notes: Patty, Our original mating label order expired yesterday. We are requesting two more sets for our application submittal. Please call me at 503-469-1213 when the labels are ready. Thank you,Tamara 8196 SW Hall Blvd..Suite 232, Beaverton, OR 97008,Ph: (503)469-1213 Fax: (503)469-8553 CITY OF TIGARD 2/18/2005 13125 SW Hall Blvd. 1:04:44PM ti Tigard,Oregon 97223 :-! ,L '1 (503) 639-4171 Receipt #: 27200500000000000717 t� Date: 02/18/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid LANDUS Land Use Misc. -37.0000 @$1.0000 100-0000-438000 37.00 Line Item Total: $37.00 Payments: Method Payer User ID Acct./Check No.Approval No. How Received Amount Paid Check SR DESIGN LLC CAC 3860 In Person 37.00 Payment Total: $37.00 cReceipt.rpt Page 1 of 1 APPLICANT MATERIALS ,RECEIVED APR n l 2no5 CITY OF PLA 1tflNG/EN(i \nc ,.;\. GREENBURG HEIGHTS City of Tigard, Oregon 10 LOT SUBDIVISION Agent: SR Design LLc Contact: Steve Roper, PE 8196 SW Hall Blvd., Suite 232 Beaverton, OR 97008 office (503) 469-1213 fax (503) 469-9553 Applicant: Max Moini and Mohammed Tavakoli-Sheraji 2946 NW 11th Ave. Camas, WA 98607 (360) 817-9090 Table of Attachments For Greenburg Heights Application • Land Use Permit Application • Project Summary • Narrative addressing Tigard Municipal Code — Title 18, Community Development Code Reduced Plan Set C1 Cover Sheet C2 Existing Conditions Plan C3 Circulation Plan C4 Preliminary Plat C5 Shadow Plat — Option A C5.1 Shadow Plat — Option B C6 Grading & Erosion Control Plan C7 Preliminary Utility Plan C8 Street Lighting and Signage Plan C9 Tree Removal/Protection Plan L1 Street Tree Plan CX Future Layout — Option A CY Future Layout — Option B CZ Future Layout — Option C Appendices Title Report Preliminary Drainage Calculations Impact Study CWS Service Provider Letter Arborist Report and Backup Plan by Walter Knapp Neighborhood Meeting Documentation Pre-Application Conference Notes Plat Name Reservation Documentation Letter from Pride Disposal Preliminary Intersection Sight Distance Certification Sub dJ VI ' IO v� l p p I ,' -ho ✓1 an d ak€ kI ' f PRE-APP.HELD BY CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 �1III 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# Other Case# Date By Receipt# City ❑ Urb _ Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR AdjustmentNariance (I or II) ❑ Minor Land Partition (II) • ❑Zone Change (III) Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑Zone Change Annexation (IV) ❑ Conditional Use(III) ❑ Sensitive Lands Review (I, II or III) ❑ Zone Ordinance Amendment (IV) Historic Overlay(II or III) ❑ Site Development Review (II) ❑ Home Occupation (II) El Subdivision (II or III) LOCAL ION WHEKt PRUPUSEU AO!IVI I Y WILL UGCUR(Address it available) //L/ 9O SW E-leevbz-c7 Rvac, 7yard. oA 97 23 I AX MAP&1 AX LO I NOS. /S/35-6-4 iax Lc, s .2soc� o,vc /.. 07 acres R -12_ APPLICAN I' s,e Des/y.uN ,MAILING AUDKESS/GI Y/S I ATE/ZIP E9to s �/ ff4/i Blvd ' 3Z i3eave/ iw O,<, 97006 HONE NO. FAX NO. 51)3 - LIG,. 9- 12/ 3 503 - 414°9- e7553 "RIMARY CON fAC I PERSON PHONk NQ. Steve. Rop&;; PE- .fib3 - c/c,v9 - 1.2/3 PROPER I Y OWNEWDEEU HOLDER(Attach list if more than one) A LNaG X DiRt�E/SS oi/C ITY a /STaAT,UEIZdIP' Alpha rl1rr ed - a ".K /". - Si eraJ I 9 /VLF.) / m Ave. Cf1nt a s /� 1 el)/(0 07 'HONE NU. F . ' 60- Y7 7- 9090 *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in ossession with written authorization from the owner or an agent of the•owner. TheLaWners must sign this application in the pace provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) / c ` L Are- a- • i i. ei A i • sec • o s ce.f7 C7/c/i'.J O/Lir /�G C[ •• bi cait.!/ .t /44.rec, >"rrP - ai ....pa &S Gi(t aju.,c/ewe serLacks. ,PPLICATIONS 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. • / 77/126' 4-4"- - ?/22/014- Owner's'Signature Date </f ./7 r I Owner's Signature Date Owner's Signature Date Owner's Signature Date • Owner's Signature Date 1 — di/ 3/04 Applicant/Agent/Representative's Signa re Date Sieve- Rope,— / c5e2_ ,Des j/v, CLc. / Applicant/Agent/Representative's Si. azure Date } CITY OF TIGARD LAND USE APPLICATIONS BASIC SUBMITTAL REQUIREMENTS This checklist identifies the basic submittal requirements for a land use application. BASIC INFORMATION: Cidp Completed Master"Land Use Permit" Application with property owner's signature or name of agent and letter of authorization • G2/ Title transfer instrument or grant deed E2 Written summary of proposal LY" Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) GY Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see j request for 500' property owner mailing list form). EY Documentary evidence of Neighborhood Meeting for the following: Site Development Review, Subdivision, 2( Conditional Use, Sensitive Lands Review, Zone Change, Comprehensive Plan Amendments. Neighborhood Meeting Affidavits of Posting & Mailing Notice, Minutes, Sign-in Sheets I '/ Service Provider Letter 2" Impact Study per Section 18.390.040.B.2.(e) 1 Copy of the Pre-Application Conference notes � Filing Fee (see fee schedule) PLANS REQUIRED: In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION.(See separate attachment for details on what information to include on each plan): E Vicinity Map Er" P• reliminary Grading/Erosion Control Plan Er Existing Conditions Map Ism Preliminary Utilities Plan £V Subdivision Preliminary Plat Map fY Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan II/ T• ree Preservation/Mitigation Plan Ca' Site Development Plan ❑ Architectural Drawings (elevations &floor plans) E' Landscape Plan Sign Drawings EJ- Public Improvements/Streets Plan NUMBER OF COPIES REQUIRED: The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR PURPOSES OF REVIEWING YOUR APPLICATION FOR COMPLETENESS, ONLY 3 COPIES ARE NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE DEEMED COMPLETE, TO MAKE YOUR APPLICATION SUBMITTAL COMPLETE. h:\patty\masters\application submittal requirements.doc UPDATED: 26-Jun-02 ffject Suvivtcy GREENBURG HEIGHTS A proposed 10-Lot Single Family Residential Subdivision Address: 11490 SW Greenburg Road, Tigard, OR 97223 Legal: Tax Map 1 S135CA, Tax Lots 2300 and 2302 Project Size: 1.07 acres Current Zoning: R-12 Comprehensive Plan Designation: Medium Density Residential PROJECT OVERVIEW The applicants, Max Moini and Mohammed Tavakoli-Sheraji, are requesting approval of a 10-Lot single-family subdivision. The site currently has one single-family residence with a driveway off of SW Greenburg Road. The subject property is zoned R-12 and its frontage is on SW Greenburg Road. The proposed public street, Greenview Drive, will provide access to lots 1,2, 9, and 10. The proposed private street, Greenview Court, will provide access to lots 3 through 8. Greenview Drive will be stubbed and barricaded to provide future connection to the west. Sidewalk is planned for both sides of Greenview Drive and on the west side of Greenview Court. The applicant is proposing adjustments for driveway/intersection spacing and radius of the interior street, as well as an adjustment for rear yard setbacks. AVAILABLE SERVICES: Municipal Water: An 8-inch waterline exists in SW Greenburg Road and will be connected to a new line that will run through the proposed public street. Sanitary Sewer: There is an existing 8-inch sewer line in SW Greenburg Road at the southern edge of the project. The line terminates at a manhole at the western edge of the project and is located approximately at the centerline of existing pavement. It is being proposed that this be extended to the east 90 feet and a new manhole constructed to serve the proposed 10 lots. Storm Drainage: Storm drainage will be available from the existing drainage system located in SW Greenburg Road. ilarra:IliVe SR Design... Engineering-Planning-Surveying MEMORANDUM RECEIVED To: Morgan Tracy, Associate Planner, City of Tigard '' ,° 1005 From: Jeff Caines OtTY OF TMMRD CC: Date: 4/1/2005 Re: Greenburg Heights (case file: SUB2004-000018) Per you letter, if incomplete dated March 24, 2005 I have revised, address and resubmitted the Greenburg Heights application. It is our intent to submit 9 copies of the application, have the City deem the application complete and have the City begin its review process towards approval of the project. With regards to the remaining outstanding issues, we have done the following to address Staff's issues and concerns: • Adjustments: There is a newly revised Adjustment section in the application. This section has been revised to specifically identify which adjustment is being requested and a response to the specific criteria. For example Section 18.510 (Setbacks) corresponds with Section 18.370.020.C.1; Section 18.705 (Street Spacing) corresponds with Section 18.370.020.C.5; Section 18.810 (Street Radii) corresponds with Section 18.370.020.C.11. • Staff concerns: Staff indicated concerns with the resulting "S" curve for Green View Drive. As a result, I have stated a number of specific reasons why this "S" curve is necessary for the success of the project at the proposed location and not at an alternate location. This portion of the application is listed at the end of the narrative after the project summary. • Street Option: Staff noted that the type of street proposed was not clearly proposed in the application. At the applicant will like to formally state that the internal public street is a standard 28-foot wide (50 foot ROW) street with no parking on one side. Please refer to Sheet C8 for the specific locations of the "No Parking" sign locations. 8196 SW Hall Blvd., Suite 232, Beaverton,OR 97008, Ph: (503)469-1213 Fax. (503)469-8553 SR Design;, Engineering—Planning—Surveying • Off-Site Profiles: The applicant has provided street profiles for the future streets that may be built upon redevelopment of the abutting sites. Please note the applicant has prepared profiles for Option "A" and Option "B" as well as a profile for a street if one was proposed for the western boundary of the property. These profiles are located behind the plan set in the Application/Narrative packet Sheets CX, CY, CZ. • Eyebrow Corner: The eyebrow corner, as proposed, meets Washington County street detail M-405.5. • Site Distance Certification: A site distance certification has been included as part of the submittal requirements. The certification is located in the Miscellaneous section of the submitted application. 8196 SW Hall Blvd., Suite 232, Beaverton, OR 97008, Ph: (503)469-1213 Fax: (503)469-8553 GREENBURG HEIGHTS City of Tigard 10/06/04- REVISED 03/31/05 TABLE OF CONTENTS I. PROJECT SITE 1 II. REQUEST FOR REVIEW 1 III GOAL 1 IV. ADJACENT DEVELOPMENT I V. PROJECT SUMMARY 1 VI. RESIDENTIAL ZONING DISTRICTS-18.510 1 R-12 MEDIUM DENSITY RESIDENTIAL DISTRICT-18.510.020(F) 1 MINIMUM AND MAXIMUM DENSITIES-18.510.040 2 DEVELOPMENT STANDARDS-18.510.050 2 VII. DECISION-MAKING PROCEDURES-18.390 3 TYPE II PROCEDURE-18.390.040 3 IMPACT STUDY-18.390.040(2)(E) 3 VIII. SUBDIVISIONS-18.430 4 APPROVAL CRITERL4:PRELIMINARY PLAT-18.430.040 4 SUBMISSION REQUIREMENTS:PRELIMINARY PLAT-18.430.050 5 ADJUSTMENTS AUTHORIZED-18.430.060 5 IX. VARIANCES AND ADJUSTMENTS-18.370 5 VARIANCES-18.370.010 5 ADJUSTMENTS-18.370.020 6 X. ACCESS, EGRESS AND CIRCULATION-18.705 9 ACCESS MANAGEMENT-18.705.030(H) 9 MINIMUM ACCESS REQUIREMENTS FOR RESIDENTIAL USE-18.705.030(I) 10 Xl. DENSITY COMPUTATION-18.715 11 DENSITY CALCULATION-18.715.020 11 XII. ENVIRONMENTAL PERFORMANCE STANDARDS-18.725 11 PURPOSE-18.725.010 11 GENERAL PROVISIONS-18.725.020 11 PERFORMANCE STANDARDS-18.725.030 12 XIII.LANDSCAPING-18.745 12 GENERAL PROVISIONS-18.745.030 12 STREET TREES-18.745.040 14 BUFFERING AND SCREENING-18.745.050 15 RE-VEGETATION-18.745.060 15 XIV. PARKING-18.765 16 GENERAL PROVISIONS-18.765.030 16 XV. SENSITIVE LANDS-18.775 16 APPLICABILITY OF USES:PERMITTED,PROHIBITED,AND NONCONFORMING-18.775.020 16 XVI. CLEAN WATER SERVICES 16 INTRODUCTION-3.00 16 APPLICATION AND INTERPRETATION OF CHAPTER-3.01 17 WATER QUALITY SENSITIVE AREA STANDARDS-3.02 17 XVII. TREE REMOVAL-18.790 17 TREE PLAN REQUIREMENT-18.790.030 17 INCENTIVES FOR TREE RETENTION-18.790.040 18 PERMIT APPLICABILITY-18.790.050 19 XVIII. CLEAR VISION AREA-18.795 20 VISUAL CLEARANCE REQUIREMENTS-18.795.030 20 COMPUTATIONS-18.795.040 20 XIX. STREET AND UTILITY IMPROVEMENT STANDARDS 21 REVISED 3/30/05 i Greenburg Heights SR Design LLC City of Tigard STREETS—18.810.030 21 XX NEIGHBORHOOD MEETING 28 XXI. SUMMARY 28 XXII. Staff Concerns .29 REVISED 3/30/05 ii Greenburg Heights SR Design LLC City of Tigard I. PROJECT SITE The property consists of Lots 2300 and 2302 on the County Assessor's map 1S135CA. The site address is 11490-11494 SW Greenburg Road. The site is located on the north side of SW Greenburg Road,west of SW 95th Avenue, south of North Dakota Street,and contains 46,681 sq.ft. (1.07 acres) of land. The site is currently zoned R-12 and is in use as one single family residence with a driveway off of SW Greenburg Road. The Comprehensive Plan designation is Medium Density Residential. The property is in the incorporated area of the City of Tigard. H. REQUEST FOR REVIEW The applicant is requesting review and approval of the following proposals: 1. A Subdivision to create 10 lots within the R-12 single-family zoning district. 2. Special Adjustment to driveway spacing. 3. Special Adjustment to radius of interior street. 4. Special Adjustment to rear yard setbacks. HI. GOAL The goal is to create a subdivision of R-12 homesites along with associated public and private improvements and a full complement of urban utilities. IV. ADJACENT DEVELOPMENT Existing uses adjacent to the subject property: NORTH: Existing residences(R-12) EAST: Existing residences(R-4.5) SOUTH: Existing residences (R-12) WEST: Existing residences(R-12) V. PROJECT SUMMARY The property is zoned R-12, fronts on SW Greenburg Road, and is surrounded by existing residential development. The proposed development will created 10 R-12 lots. A combination of public and private streets is proposed to provide access to the lots.There is no north/south street connection available,as the lots to the north are already developed and no street access has been provided. There is no east street connection available, as the lots to the east are developed. The proposed interior street will provide a connection to the west. The applicant is proposing Adjustments for driveway/intersection spacing and radius of the interior street, as well as an adjustment for rear yard setbacks.The developer will install all required utilities, including storm treatment and detention facilities as required. VI. RESIDENTIAL ZONING DISTRICTS—18.510 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. RESPONSE: The project is a 10-lot single family subdivision providing a minimum lot area of 3,050 square feet. REVISED 3/30/05 1 Greenburg Heights SR Design LLC City of Tigard A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80%of maximum density. B. Calculating minimum and maximum densities. The calculation of minimum and maximums densities is governed by the formulas in Chapter 18.715, Density Computations. RESPONSE: See response to section 18.715 below. C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18.7150200 and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria in Section 18.370.020.0.2. RESPONSE: The applicant is requesting Adjustments that are necessary to allow normal development of the property at minimum density. See{ response to section 18.370 below. ** A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained in this title. RESPONSE: The application meets all of the applicable development standards contained in the underlying zoning district, except where the applicant has requested adjustments in accordance with Chapter 18.370, as outlined in this narrative. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. RESPONSE: The development standards for the R-12 zone are outlined in Table 1 below. REVISED 3/30/05 2 Greenburg Heights SR Design LLC City of Tigard TABLE l: R-12 MINIMUM LOT DIMENSIONS AND SETBACKS Avg Lot Width—detached unit lot None Front yard setback 15' Side facing street on corner and through lots 10' Side yard 5' Rear yard 15' Side or rear yard abutting more restrictive zoning district 30' Garage—front 20' Height 35' Min. landscape requirements 20% Maximum Lot Coverage 80% (Lot coverage includes all buildings and impervious surfaces) VII. DECISION-MAKING PROCEDURES—18.390 :a a#u�aje: v r ' The applicant has submitted all of the required materials for the proposed Subdivision and Adjustments per the requirements of this section and the pre-application comments. Include an impact study. The impact study shall quanta the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. TRANSPORTATION SYSTEM: The proposed 10-lot subdivision development fronts SW Greenburg Road to the south, Boetcher's Addition to the east and west,and Gearhart Acres to the north. There is an existing home fronting SW Greenburg Road with a driveway and one(1) existing drop. All the curb and sidewalk along SW Greenburg is installed and the drop will be removed and replaced with curb and sidewalk with the development. Per the Pre-application Conference Notes, SW Greenburg Road will have an additional 15-feet (+/-)of right-of-way dedication to provide a 50-foot right-of-way from the centerline of Greenburg Road. • Stormwater run-off from the road fronting the project site(Greenburg Road)will continue to be collected and conveyed with the existing storm system in the road. The access to the proposed development for the 10 lots will be via the new proposed public street that connects to SW Greenburg Road; in addition a private tract(Greenview Court)will also be constructed which will also connect to the overall transportation system. The proposed development will generate 16 AM peak hour trips and 14 PM peak hour trips. This level of usage is deemed to be well below any threshold value that would trigger a detailed traffic REVISED 3/30/05 3 Greenburg Heights SR Design LLC City of Tigard impact study. The additional traffic generation is well below 10%of the peak hour traffic on Greenburg Road(1175 vph). DRAINAGE SYSTEM: Stormwater runoff from the existing site drains to the northwest corner of the property and to the southern edge of the property. The flow to the northwest eventually drains into inlets located in SW Greenburg Road to the west of the site. The flow to the southern edge drains into an inlet located in SW Greenburg Road at the east property boundary. The development of the proposed subdivision does not change the drainage pattern but instead of utilizing overland flow,the flow will be collected,treated, and detained prior to discharge into the existing storm drainage system located in SW Greenburg Road. Water quality treatment of the proposed newly created impervious area will be by cartridge filter catch basins,by Stormwater Management, sized appropriately in accordance to CleanWater Service's water quality requirements. Detention will be provided by an in-ground pipe detention facility, which will be sized to discharge at the pre-developed flow rates. PARK SYSTEM: This development is not proposing to donate any land to the City of Tigard for open space and parks. SEWER SYSTEM: There is an existing 8-inch sewer line located in SW Greenburg Road at the southern edge of the project. The line now terminates at a manhole at the western edge of the project and is located approximately at the centerline of existing pavement. This line is proposed to be extended to the east 90 feet and a new manhole constructed to receive the sanitary flow from the proposed subdivision. WATER SYSTEM: An 8-inch waterline exists in SW Greenburg Road and will be connected to a a new line that will run through the new public street. The meters will be banked off of the public street to serve the lots located on the private street. . NOISE IMPACTS: This development is a single-family detached residential subdivision which should not generate any extraordinary noise impacts to the surrounding neighbors. VIII. SUBDIVISIONS—18.430 l'ff10) b� s.cq.P.£.f .€...'. 4 �.a».� t-� _,,�-„tea :h. � .. A. Approval criteria. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; RESPONSE: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances as outlined in this narrative. The applicant is requesting Special Adjustments according to prescribed procedures in order to provide a minimum density development with adequate access and connectivity. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; REVISED 3/30/05 4 Greenburg Heights SR Design LLC City of Tigard RESPONSE: The applicant is proposing to name the plat Greenburg Heights. This is not a duplicate name as far as is known. 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to mods the street or road pattern; and RESPONSE: The proposed public and private streets are laid out to conform to the most suitable design that will also allow the street to stub to the west boundary of the site.No other access points are available, as no streets are stubbed from the surrounding property. The requested Special Adjustment to the radius is necessary to allow a street stub to the west. The requested Special Adjustment to the driveway/intersection spacing is necessary to allow access to the site from Greenburg Road. 4. An explanation has been provided for all common improvements. RESPONSE: The applicant is proposing the necessary common improvements to meet the requirements for a subdivision. All common improvements are discussed in this narrative. c a A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Chapter 18.390. 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. RESPONSE: The applicant has provided all of the general information required for a Type II procedure. A. Granting of adjustments. Adjustments to the subdivision regulations prescribed by this title may be authorized by the Director, and application shall be made with a preliminary plat application in accordance with Section 18.430.050. Criteria for granting such adjustments are contained in Section 18.370.020 Cl. RESPONSE: The applicant is requesting SpecialAdjustments, and has responded to the necessary criteria in this preliminary plat application. IX. VARIANCES AND ADJUSTMENTS— 18.370 A. Purpose. The purpose of this section is to provide standards for the granting of variances from the applicable zoning requirements of this title where it can be shown that, owing to special and unusual circumstances related to a specific property, the literal interpretation of the provisions of the applicable zone would cause an undue or unnecessary hardship, except that no use variances shall be granted. B. Applicability of provisions. 1. The variance standards are intended to apply to individual platted and recorded lots only. 2. An applicant who is proposing to vary a specification standard for lots yet to be created through a subdivision process may not utilize the variance procedure unless otherwise specified in Section 18.730.030, Zero Lot Line Setback Standards, or Chapter 18.430, Subdivisions. RESPONSE: The applicant is proposing to vary specification standards for lots yet to be created through the subdivision process. Chapter 18.430, Subdivisions, section 18.430.060, specifies that adjustments be processed through Section 18.370.020 Cl (see Adjustment section below). REVISED 3/30/05 5 Greenburg Heights SR Design LLC City of Tigard C. Special adjustments. 1.Adjustments to development standards within subdivisions (Chapter 18.430). The Director shall consider the application for adjustment at the same time he/she considers the preliminary plat. An adjustment may be approved, approved with conditions, or denied provided the Director finds: RESPONSE: The applicant is requesting a Special Adjustments to the rear yard setback requirement for the proposed subdivision: 1) Table 18.510.2 -R-12 SF DU-Rear yard abutting more restrictive zoning district "Side or rear yard abutting more restrictive zoning district[shall be]30'. " a. There are special circumstances Or conditions affecting the property which are unusual and peculiar to the land as compared to other lands similarly situated; RESPONSE: 1) Rear Yard Setback: The applicant is requesting this Special Adjustment because the east boundary line abuts a more restrictive zoning district(R-4.5)in which case the rear yard setback of the proposed lots is required to be 30-feet. The application of these setbacks would make the five lots along the east boundary line un-buildable by reducing the building envelopes to inadequate dimensions. In this case,the project proposal would not be able to achieve minimum density. The applicant is proposing 15-foot rear yard setbacks along the east property line, along with landscape screening with fencing, shrubs and trees. Trees proposed on the landscape plan include Aristocrat Flowering Pear and Raywood Ash trees. b. The adjustment is necessary for the proper design or function of the subdivision; RESPONSE: 1) Rear Yard Setback: This Special Adjustment is necessary to allow the project to meet density requirements. c. The granting of the adjustment will not be detrimental to the public health, safety, and welfare or injurious to the rights of other owners of property; and RESPONSE: 1) Rear Yard Setback: This Special Adjustment is necessary to allow the project to meet density requirements. The reduction in the rear yard setback will be mitigated by a screening buffer consisting of a 6-foot"good neighbor" fence and landscape trees as shown on the landscape plan. Using both the fence and landscape trees, property owners on both sides of the property line will be able to enjoy the use of their backyards. This is especially true for the property owners to the east since they will view trees to the west rather than looking directly into the backyards of their neighbors,hence keeping the sense of privacy. In addition, by granting the rear yard adjustment the property owners living in this R-12 zoning district will be able to enjoy the same backyard setback as in other R-12 zoning districts.Furthermore, by granting the backyard adjustment these property owners, as well as, the property owners to the east(in the R-4.5 zoning district)will be able to enjoy the same back yard setback standards. Therefore, no one is given more restrictive back yard setback requirements; everyone will be able to enjoy more equitable property rights. d. The adjustment is necessary for the preservation and enjoyment of a substantial property right because of an extraordinary hardship which would result from strict compliance with the regulations of this title. RESPONSE: 1) Rear Yard Setback: Strict compliance with this regulation would negatively impact the project's ability to meet minimum density requirements, as five of the lots as currently proposed would not REVISED 3/30/05 6 Greenburg Heights SR Design LLC City of Tigard be feasible with a 30-foot rear yard setback. In addition, by granting the rear yard adjustment the property owners living in this R-12 zoning district will be able to enjoy the same backyard setback as in other R-12 zoning districts.Furthermore, by granting the backyard adjustment these property owners,as well as,the property owners to the east(in the R-4.5 zoning district)will be able to enjoy the same back yard setback standards. Therefore, no one is given more restrictive back yard setback requirements; everyone will be able to enjoy more equitable property rights. 5.Adjustment to access and egress standards (Chapter 18.705). a. In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. b. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: (1)It is not possible to share access; (2) There are no other alternative access points on the street in question or from another street; (3) The access separation requirements cannot be met; (4) The request is the minimum adjustment required to provide adequate access; (5) The approved access or access approved with conditions will result in a safe access; and (6) The visual clearance requirements of Chapter 18.795 will be met. RESPONSE: Access Management: The applicant is requesting this adjustment to access and egress standards due to a number of special circumstances and conditions affecting this property, which are present.First, it is not possible for this project to share access with other properties that have direct street access to Greenburg Road which already meet City street standards. The street pattern on the surrounding sites were not planned to connect with this site. If the surrounding tax lots were party to this project,other alternatives may exist. However,this is not the case.Also, by constructing a street along the western boundary of the property,the road construction would create a number of engineering issues,which would be not feasible to resolve while maintaining substantial property rights because of the extraordinary hardship that would result from strict compliance with the regulations. By constructing the road on the western property line, using City standards,the grading of the property would create a situation where the end of the storm drain line connecting to the main line in Greenburg Road would be below the newly constructed storm line in the street. It would be a great engineering and financial challenge to construct a project to have the storm water flow to the south into the main storm line located in Greenburg Road. Also,there would be a greater impact with regards to grading of this site and adjoining(upon future development) if the proposed street would run directly to the north. The homes build to the north are substantially lower than the majority of the proposed site. If the road were to be constructed on the western boundary,the amount of cut and fill required for construction would cause an impact to the northern property owners greater than what is currently proposed. This, in turn could potentially create a hardship for the future development of the adjacent properties both to the north and the west. It should be noted that the rough proportionality of street dedication and construction should not be a factor with the current lot configuration proposal and the shadow plat, as shown in Sheet C5. The amount of public street to be constructed for the current proposal of Greenburg Heights is roughly proportional to the amount of public street construction that would be required in the future development of the property to the west. For example,the current proposal of Greenburg Heights is for 10 dwelling units, if the property to the west were to develop,the maximum would be approximately 15.65 (or 16)dwelling units and the minimum REVISED 3/30/05 7 Greenburg Heights SR Design LLC City of Tigard density would be approximately 12.52 (or 13)dwelling units. The average square footage of public right- of-way to be constructed for the Greenburg Heights project is 1,309 square feet per lot;while the property to the west would average from 1,080 to 1,329 square feet,depending on the number of units. This number is rather minor since the property to the west would be able to capitalize on the potential to build three or more units. Second, there are no other"reasonable"alternative access points to the property which does not violate the existing easement(s)between tax lot 2304 and tax lot 2300 without taking property which should be used for residential(highest and best use)purposes. The subject property abuts subdivisions with existing homesites on the northeast and east property lines, and undivided parcels on the west and northwest property lines. However,there are no roads stubbed to the property from the developed neighborhoods or the undivided parcels.None of these other properties are party to the subdivision application, which would require access via an alternate route another than Greenburg Road. As a result, access to the site must be gained from SW Greenburg Road and specifically the eastern property boundary. Third,the Applicant recognizes that the minimum spacing requirement for driveways and streets along an arterial is 600-feet. However,the property has approximately 123 feet of frontage along Greenburg Road and is unable to take access from the surrounding properties.The project is unable to meet minimum access spacing requirements. The proposed access will be located approximately 225-feet west of the intersection of SW 95`"Avenue and Greenburg Road. Furthermore,this project cannot comply with the 600-feet intersection spacing requirement for an arterial because the site has frontage on Greenburg Road (the arterial)within 600-feet of other driveways and intersections,and the site's only access is on Greenburg Road. By moving the proposed street any further to the west would not eliminate the existing encumbrances on the property, in fact it may increase the hardship since the new owners of the property would not be able to build over any existing private utility lines or easements that may run through their private property. Also, buy moving the street access location further to the west could put the street design in jeopardy. The Applicant has designed the street with an"eyebrow"corner in order to meet Washington County's street detail (M-405.5)standards and to allow for future development of the adjacent sites. By not granting this access adjustment the entire street would not be able to be constructed to City standards.Thus, strict compliance with this regulation would take away the access to the site, resulting in an extraordinary hardship. Fourth,the proposal under review is designed to utilize the minimum adjustment to provide adequate access to the site while maintaining the intent of the access standards. The location of proposed Greenview Drive is designed in a location to minimize impact on the surrounding property owner(s), while attempting to maximize the distance between SW 95th Avenue. By approving this street access adjustment at the proposed location,the Applicant would be able to construct a street that will best meet City standards for connections to the surrounding properties. If the public street was to be placed on the western portion of lot 2300 there is the potential that lot 2400 the design of the property to the west would have to include not only the additional right-of-way dedication, but also include the private streets which could potentially be owned and maintained by many Home Owners Associations(one for each of the private streets). By accepting the proposed street layout, this possibility could be kept to a minimum as in Option"A"or eliminated since the number of private streets could be eliminated, as in Option`B". By approving the adjustment to street access standards,tax lot 2400.would be able to develop without the creation of a many privately maintained areas,thus reducing many public/private maintenance issues, which could arise in the future. Fifth,by approving the street access adjustment, as proposed,a safe access point for the proposed lots will be created. The proposed access point will be located on a portion of Greenburg Road that has a long direct line of site looking both directions of traffic, (i.e., southeast and northwest). Finally, approving the street access point, as proposed,will maintain the vision clearance requirements of Chapter 18.795.As stated on Section 18.795.040 all designated arterial streets the visual clearance area REVISED 3/30/05 8 Greenburg Heights SR Design LLC City of Tigard shall not be less than 35 feet on each side of the intersection. The proposed Greenview Drive will be designed to maintain this requirement, and thus meeting the condition for approval. In addition to addressing the six approval criteria above,there exist utility issues, which can be resolved through the granting of the Special Adjustment of the street access point at the location proposed. Currently, Tax Lot 2304,which abuts the subject site to the east,has a, private sewer line which crosses over private property lines. The sanitary sewer line from lot 2304 runs west,through Lots 2300 and 2302, and is connecting to the existing sewer line that connects in the public sewer line in Greenburg Road. Currently, there is no sanitary sewer line,which runs along Greenburg Road directly south of tax lot 2304. In order for tax lot 2304 to connect into the sanitary sewer line on Greenburg Road,their needs to be an extension of 40 to 80 feet of the main sewer line. The extension of the main line would put un-due hardship on the one property owner. By allowing the construction of Greenview Drive,tax lot 2304 would be allowed to connect to a public sanitary sewer line without crossing private property. The Preliminary Utility Plan shows how all utilities connecting to individual lots will have direct connections to public facilities without crossing over private properties. The proposed location of the access point will not be detrimental to the public health, safety, and welfare or injurious to the rights of other owners of property. Currently three tax lots 2300, 2302 (under review) and 2304 take access via a common driveway. Washington County Survey 21,389"paving detail" shows the common driveway that leads to SW Greenburg road. By granting the adjustment all common driveways will be replaced with a public street,thus eliminating the need for the common easement. The Applicant finds that granting this access adjustment creates a"reasonable relationship"between the public health, safety, and welfare and the rights of the owners of all property involved. 11 Adjustments for street improvement requirements (Chapter 18.810). By means of a Type II procedure, as governed by Section 18.390.040, the Director shall approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements, based on findings that the following criterion is satisfied: Strict application of the standards will result in an unacceptable adverse impact on existing development, on the proposed development, or on natural features such as wetlands, steep slopes or existing mature trees. In approving an adjustment to the standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards. RESPONSE: The Applicant is requesting an adjustment to the street improvement requirements of Chapter 18.810; specifically, 18.810.030.N.2 with regards to centerline radii to the proposed public street. Currently the Development Code states: "Centerline radii of curves shall be as determined by the City Engineer."The City uses the Washington County standard of 165-foot centerline radii for street with a 0% Slope/R min. and designed for speeds up to 25 mph. The applicant is proposing an adjustment to the standard by proposing an eyebrow corner that complies with Washington County's street detail M-405.5. The County standard calls for a minimum radius of 55-feet and a minimum of 40-feet of pavement from curb to curb. A registered engineer will certify the proposed eyebrow corner for minimum site distance. This adjustment is request for a number of reasons. One of which is to join the access spacing adjustment (#5)while gaining access to tax lot 2400 for future development. By granting this adjustment,the development would still be able to meet Washington County standards for eyebrow corners and allow reasonable access and egress to this site and allow future development to the surrounding site without creating undue hardship on this or any other surrounding property owner. X. ACCESS,EGRESS AND CIRCULATION—18.705 „�.� i� a 1 z `` x aS.: r rh' tad F P`na 4 is tf F 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and REVISED 3/30/05 9 Greenburg Heights SR Design LLC City of Tigard deceleration standards as set by ODOT, Washington County, the City and AASHTO(depending on jurisdiction of facility.) 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. RESPONSE: The project's proposed public street access to SW Greenburg Road, an arterial, is centerline-separated from SW 95th Avenue to the east by approximately 230-feet. This distance does not meet arterial spacing standards of 600-feet. As stated above there are special circumstances and conditions affecting the property present which will not allow the development to meet minimum spacing of driveways and streets along an arterial. The applicant is seeking a Special Adjustment to allow street spacing of 225-feet(see Section 18.370.020). The minimum driveway setback from an arterial street intersection is required to be 150 feet. The closest driveway to the intersection of the proposed public street and SW Greenburg Road is 60-feet. This driveway is a shared driveway for Lots 1 and 2. This driveway is required to access Lots 1 and 2 off of the interior public street, and has been placed as far away from the intersection with Greenburg Road as possible. C*➢, O n ,r r v _ 11 nS r c 01,00c5 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; 2. 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; 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; 4.Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around offire apparatus by one of the following: a. A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. c. The maximum cross slope of a required turnaround is 5%. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. REVISED 3/30/05 10 Greenburg Heights SR Design LLC City of Tigard RESPONSE: All proposed lots are single family and will provide a minimum 15-foot driveway with 10- feet of pavement width to a public or private street.No multi-family structures are proposed. All residential access drives will be maintained in accordance with the Uniform Fire Code. The proposed private street is less than 150-feet in length. The private street will be 20-feet wide with a 5-foot sidewalk on one side and will be built to City standards.No vehicle turnouts are required or proposed. XI. DENSITY COMPUTATION—y1F8.715 A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s)from the gross acres, which is all of the land included in the legal description of the property to be developed 1. All sensitive land areas: a. Land within the 100 year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20%of gross acreage; b. Multi family development: allocate 15%of gross acreage. 4. All land proposed for private streets;and 5.A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. 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. C. Calculating minimum number of residential units.As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). RESPONSE: The gross project area is approximately 1.07 acres (46,681 sq. ft.). The following land areas are subtracted from the gross to produce the net site area: Private Streets—2,858 square feet, and Public Right-of-way to be dedicated— 12,519 square feet. The net site area is 31,304 square feet. The calculation for net residential units allowed is 31,304 square feet divided by 3,050 square feet per unit equals 10 units maximum.The minimum number of units is 80% of the maximum, or 8 lots. XII. ENVIRONMENTAL PERFORMANCE STANDARDS— 18.725 .Xal, ffa�.��l.r�.���t _., .,,M- .s..a,. �� ,.�. .,> .FUU € Y� avb�w3., ;�,., .�. �.,.,� F .., ar-�k:r?.��`,"<�rw.. ': A. Purpose. The purpose of this chapter is to apply the federal and state environmental laws, rules and regulations to development within the City of Tigard RESPONSE: Compliance with these standards has been indicated to be a requirement for technical completeness of the application. A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the REVISED 3/30/05 11 Greenburg Heights SR Design LLC City of Tigard applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non point source pollution control and contained in the Oregon Administrative Rules shall by this reference be made a part of this chapter. RESPONSE: The proposed residential development is anticipated to be able to comply with applicable state and federal regulations pertaining to noise, odor and discharge of matter. B. Evidence of compliance. Prior to issuance of a building permit, the Director may require submission of evidence demonstrating compliance with state,federal and local environmental regulations and receipt of necessary permits; these include Air Contaminant Discharge Permits (ACDP) or Indirect Source Construction Permits (ISCP).. RESPONSE: The applicant does not anticipate the need for any environmentally related permits beyond those usually required for a residential development; however, the developer will obtain any such permits necessary prior to issuance of a building permit, if required through the conditions of approval. C. Continuing obligation. Compliance with state,federal and local environmental regulations is the continuing obligation of the property owner and operator. RESPONSE: Compliance with environmental regulations will be the continuing obligation of the property owner. A. Noise. For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. RESPONSE: The applicant does not anticipate any extraordinary noise emissions from the proposed residential development. Sections 7.40.130 through 7.40.210 will apply. B. 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. RESPONSE: This standard does not apply because this project is not located in a commercial or industrial park zone. C. 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. RESPONSE: This project is a residential subdivision; no extraordinary vibrations are anticipated to be generated. D. Odors. The emission 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. RESPONSE: This project is a residential subdivision; no extraordinary odors are anticipated to be generated. XIII. LANDSCAPING—18.745 A. Obligation to maintain. Unless otherwise provided by the lease agreement, the owner, tenant and his agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and REVISED 3/30/05 12 Greenburg Heights SR Design LLC City of Tigard orderly appearance, shall be replaced or repaired as necessary, and shall be kept free from refuse and debris. RESPONSE: Requirements for maintenance of landscaping will be included on the final plat. B. Pruning required.All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that: 1. It will not interfere with the maintenance or repair of any public utility; 2. It will not restrict pedestrian or vehicular access; and 3. It will not constitute a traffic hazard because of reduced visibility. RESPONSE: Requirements for maintenance of landscaping will be included on the final plat. 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 materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z60, 1-1986, and any future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. RESPONSE: Landscaping will be installed in accordance with the provisions of this title (see attached Landscape Plan). D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond RESPONSE: Landscaping requirements will be met as part of the process to obtain Certificates of Occupancy. E. Protection of existing vegetation. 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 individual trees). RESPONSE: A Tree Protection plan has been included with this application to provide methods of protection for existing vegetation. The Erosion Control plan also provides placement areas for erosion control fencing and methods for reseeding disturbed areas. F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of the. property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. RESPONSE: Requirements for maintenance of landscaping along public rights-of-way will be included on the filial plat. 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. H. Height restrictions abutting public rights-of-way. No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. RESPONSE: All streets in and abutting the project will have established curbs and gutters. REVISED 3/30/05 13 Greenburg Heights SR Design LLC City of Tigard t..ti c,': ra s t•t%r<� 7� .,�RAe��� 3 n>, z�r",��:���,. ., .. ,. a?.<'`�s x. <, .,< .,,t.i a ,}.. r. 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 18.745.040.0. RESPONSE: The applicant is proposing to plant street trees on public and private streets within and abutting the project(see attached Street Tree Plan). Street tree locations will be adjusted for final driveway locations. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury.Approval of any planting list shall be subject to review by the Director. RESPONSE: The Street Tree plan includes a planting list of materials that should be suitable for the proposed uses(see attached Street Tree Plan). C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of the sidewalk),fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; f Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; • g. On premises utilities (e.g., water and gas meters)shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and 1. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1)Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand,paver blocks and cobblestones;and (2)Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. RESPONSE: The proposed Landscape/Street Tree plan includes street trees in the front and exterior yards that are 2-inch caliper minimum at 4-feet in height. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. REVISED 3/30/05 14 Greenburg Heights SR Design LLC City of Tigard RESPONSE: Requirements for maintenance of landscaping will be included on the final plat. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.3 70.020.C.4.a. RESPONSE: No existing trees are proposed to be used as street trees. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. RESPONSE: Existing street trees will be replaced if removed by development projects or other • construction. G. Granting of adjustments.Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020.C.4.b. RESPONSE: No adjustments to the street tree requirements are proposed. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized,provided the provisions of Chapter 18.795, Visual Clearance, are satisfied RESPONSE: No adjustments to the street tree requirements are proposed. .2c... §.. • .. a�.-• ,._ )1f `�. .m36a'z.4se,: A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; RESPONSE: The proposed residential use is the same as surrounding uses.No special buffering or screening is required. However,the applicant is proposing a regular rear yard setback along the east boundary line instead of an extended setback due to differing zones. The lack of an extended setback will be mitigated by providing a screening buffer consisting of a 6-foot fence, 5-foot planter bed with shrubs, and trees every 30-feet on center. A. When re-vegetation is required Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and REVISED 3/30/05 15 Greenburg Heights SR Design LLC City of Tigard 1. Such storage may not be located where it would cause suffocation of root systems of trees intended to be preserved; and 2.After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. C. Methods of re-vegetation. 1.Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and d The use of native plant materials is encouraged to reduce irrigation and maintenance demands. RESPONSE: The attached Erosion Control plan provides methods for re-vegetation of disturbed areas. All areas graded during subdivision development will be re-seeded and/or planted to stabilize. XIV. PARKING—18.765 Ida t r_'� t" 'fIx' to , '� - a ;mwf, r ��;�.8�e_a'£sk`�,�"= ,`iii°-�, `'s �.ra'? �'�"''?ra:';���,. -.'s b S `T a,..ee::., A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); RESPONSE: Off-street parking spaces for the proposed single-family homes will be provided on the same lots as the dwellings. The proposed public street is 28-feet wide, permitting parking on one side. XV. SENSITIVE LANDS— 18.775 • :`" /t `• A. CWS Stormwater Connection Permit.All proposed development must obtain a Stormwater Connection Permit from CWS pursuant to its Design and Construction Standards... RESPONSE: The applicant will obtain a Stormwater Connection Permit that meets CWS Design and Construction Standards. • XVI. CLEAN WATER SERVICES Storm a nd Sur r ace Water Rules Char ter 3 a The purpose of this chapter is to outline design requirements for storm and surface water management. The provisions of this chapter are intended to prevent or reduce adverse impacts to the drainage system and water resources of the Tualatin River Basin. In combination with other state,federal, and local laws and ordinances, these requirements are intended to protect the beneficial uses of waters within the Tualatin River Basin and within the District. REVISED 3/30/05 16 Greenburg Heights SR Design LLC City of Tigard The provisions of this chapter shall apply to storm and surface water systems within the District and City jurisdiction. The rules set out in Section 3.02.1 and 3.02.2, requiring a service provider letter and site assessment, apply to development on properties with Water Quality Sensitive Areas and Vegetated Corridors All development within CWS'jurisdiction must obtain a Stormwater Connection Permit from the District or its designee pursuant to Ordinance 27 and these rules, or receive a written determination from the District that no Stormwater Connection Permit is required. Interpretations of such provisions and their application in specific circumstances shall be made by the District and City. Any City operating a local program may adopt stricter design specifications within its jurisdiction than the specifications stated in this chapter. ■rms''o • tw €w t s': art s+«.=m s *MKIROAMOP VOA "" At, r«��s •• phi WM!41�' ��it �`. ..... � 3.02.1 Service Provider Letter and Permits Required a. In order to determine if the proposed activity will require a service provider letter, the applicant may apply for a Prescreening Site Assessment. If no Water Quality Sensitive Areas appear to exist on or within 200 feet of the site, then no further site assessment or service provider letter is required The Prescreening Site Assessment does not eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on the site. RESPONSE: The applicant obtained a Prescreening Site Assessment,which indicated that a Service Provider Letter is not required(see Appendix C). b. Prior to land use application or issuance of building permit, the Applicant shall secure a service provider letter from the District or its designee, which specifies the conditions and requirements associated with Vegetated Corridors and Sensitive Areas necessary for the District to issue a Stormwater Connection Permit pursuant to Ordinance 27 and these rules and regulations. RESPONSE: The applicant has obtained a Prescreening Site Assessment which serves as authorization to issue a Stormwater Connection Permit. It is included with this application. c. In order to secure a service provider letter from the District, the applicant shall perform a site assessment in accordance with Section 3.02.2.A Tier 1 or Tier 2 Alternatives Analysis pursuant to Section 3.02.5 shall be conducted if the proposed site plan can not meet the standards outlined Sections 3.02.3 and 3.02.4. RESPONSE: The applicant obtained a Prescreening Site Assessment,which indicated that a Service Provider Letter is not required(see Appendix C). d. Prior to construction, a Stormwater Connection Permit from the District or its designee is required pursuant to Ordinance 27, Section 4.B. The Stormwater Connection Permit shall be issued upon District approval of final construction plans showing that all of the applicable conditions from the service provider letter have been met. All required permits and approvals must be obtained and complied with under applicable local, state and federal law. RESPONSE: The applicant will obtain a Stormwater Connection Permit prior to construction. XVII. TREE REMOVAL— 18.790 tr', ay s a ejEp-�c j a 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. REVISED 3/30/05 17 Greenburg Heights SR Design LLC City of Tigard RESPONSE: The applicant is providing a Tree Protection plan for trees to remain after subdivision construction. The protection plan addresses offsite trees to be retained, as no 12"+trees are proposed to be removed from the site. 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 offrom 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 offrom 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. RESPONSE: The applicant is proposing to remove no trees over 12 inches in caliper, so no mitigation is required.The applicant is providing a Tree Protection plan for offsite trees to be protected during subdivision construction. C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. RESPONSE:No trees were removed within the period of one year prior to this development application. ht r p r g*'1,\1`7-4 Ii ,'e } y 7 4.�a r `"'r� ti j p Y�. .�.c `y' d ,, ,:" . � ifi. � ��` <�.� ^�i A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1%bonus may be applied to density computations of Chapter 18.715. No more than a 20%bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas of flo'odplain, slopes greater than 25%, drainageways, or wetlands that would otherwise be precluded from development; 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80%of the minimum lot size allowed in the zone; 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20%of that required by the underlying zone; 4. Commercial/industrial/civic use parking. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for REVISED 3/30/05 18 Greenburg Heights SR Design LLC City of Tigard commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off- Street Parking Requirements, a 1%reduction in the amount of required parking may be granted No more than a 20%reduction in the required amount of parking may be granted for any one development; 5. Commercial/industrial/civic use landscaping. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1%reduction in the required amount of landscaping may be granted No more than 20% of the required amount of landscaping may be reduced for any one development. RESPONSE: No incentives are being requested as part of this application. A. 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. RESPONSE: There are no trees to be preserved or retained onsite. C. Site development modifications granted as incentives. A modification to development requirements granted under this section shall not conflict with any other restriction on the use of the property, including but not limited to easements and conditions of development approval. RESPONSE: No incentives are being requested as part of this application. B. Design modifications of public improvements. The City Engineer may adjust design specifications of public improvements to accommodate tree retention where possible and where it would not interfere with safety or increase maintenance costs. RESPONSE: This standard is not applicable because no trees will be retained. A. Removal permit required Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775... RESPONSE: This standard is not applicable because there are no sensitive areas on this site. B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. RESPONSE: This standard is not applicable because no tree removal in sensitive areas is being requested. • C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed RESPONSE: This standard is not applicable because no tree removal in sensitive areas is being requested. D. Removal permit not required A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; REVISED 3/30/05 19 Greenburg Heights SR Design LLC City of Tigard 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production, or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. RESPONSE:No trees are proposed to be removed from sensitive areas. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A2., excluding B.4 above, is not permitted. RESPONSE:No commercial forestry is proposed. XVIII. CLEAR VISION AREA—18.795 . ... A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited A clear vision area shall contain no vehicle, hedge,planting,fence, wall structure or temporary or permanent obstruction(except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists,from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings,fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. RESPONSE: Clear vision areas have been provided as shown on the attached plans.No materials exceeding three feet in height, except for the occasional utility pole or street signage pole, will be placed in the clear vision zone. A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. B. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of- way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: 2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. RESPONSE: The proposed plan includes site vision triangles designed to meet or exceed these standards. REVISED 3/30/05 20 Greenburg Heights SR Design LLC City of Tigard XIX. STREET AND UTILITY IMPROVEMENT STANDARDS , . , .r-..,,sas-. �,� A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter,provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. 4 Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; 5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030 E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. RESPONSE: The applicant is proposing a Local Residential Street with a 5-foot right-of-way and 28- foot paved section. A 20-foot wide private street with one sidewalk will also be used within the project. The applicant will dedicate frontage along SW Greenburg Road and will install improvements(curb and sidewalk)along the frontage. The applicant is requesting three Special Adjustments for driveway/intersection spacing, centerline radius and rear yard setbacks(see Variances and Adjustments section). B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition;however, the Council may approve the creation of a street by acceptance of a deed,provided that such street is deemed essential by the Council for the purpose of general traffic circulation: RESPONSE: Rights-of-way for streets will be created through the approval of a final subdivision plat. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 2. Access shall be in accordance with Sections 18.705.030.H and 18.705.0301. RESPONSE: Access easements will be provided over the private street as part of the final subdivision plat. REVISED 3/30/05 21 Greenburg Heights SR Design LLC City of Tigard D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in accordance with Subsection M below; and 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based un the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. RESPONSE: The applicant is proposing an interior public stub street that provides for future continuation to the west. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (AD7) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter- Functional Street Classification; b. Anticipated traffic generation; • c. On-street parking needs; d Sidewalk and bikeway requirements; e. Requirements for placement of utilities; f Street lighting; g. Drainage and slope impacts; h. Street tree location; • i. Planting and landscape areas; j. Safety and comfort for motorists, bicyclists, and pedestrians; k Access needs for emergency vehicles. RESPONSE: The proposed Local Residential Street within the project will be more than adequate to meet the projected daily vehicle trip generation of 126 trips. The street section will provide two travel lanes,parking on one side, planter strips and sidewalks. F. Future street plan and extension of streets. 1. A future street plan shall: a. 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 other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the City may prepare a future streets proposal. Costs of the City preparing a future streets proposal shall be REVISED 3/30/05 22 Greenburg Heights SR Design LLC City of Tigard reimbursed for the time involved A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identf existing or proposed bus routes,pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. 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, and a. These extended streets or street stubs to adjoining properties are not considered to be culs-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length RESPONSE: The applicant has included a Future Streets Plan with the application. The project includes a stubbed street to the west. The proposed private alley will serve as the temporary turnaround for the stub street. G. Street spacing and access management. Refer to 18.705.030.11 RESPONSE: See section 18.705 above. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads,freeways,pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. 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 considered 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. 3. Proposed street or street extensions shall be located to provide direct access to existing or.planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. RESPONSE: The project includes a public street that connects to SW Greenburg Road and stubs to the west to provide a future street connection for the property located to the west. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75 o unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and REVISED 3/30/05 23 Greenburg Heights SR Design LLC City of Tigard 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. RESPONSE: All proposed streets are laid out so as to intersect at an angle as near to a right angle as practicable.The intersection of the proposed public street with SW Greenburg Road is 79 degrees due to the configuration of the parcel. .1 Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. RESPONSE: The project will dedicate an additional 15-feet+/-of right-of-way to provide a 50-foot wide half-street right-of-way on SW Greenburg Road. K. Partial Street Improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. RESPONSE: This standard is not applicable because no partial street improvements are proposed. L. Culs-de-sacs.A cul-de-sac shall be no more than 200 feet long shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All culs-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb.. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. RESPONSE: This standard is not applicable because no cul-de-sacs are being proposed. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. RESPONSE: No duplicate street names will be used. N. Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12%on collector streets, or 12%on any other street(except that local or residential access streets may have segments with grades up to 15%for distances of no greater than 250 feet), and 2. Centerline radii of curves shall be as determined by the City Engineer. RESPONSE: Grades do not exceed 12%on the proposed Local Residential Street and private street. The applicant is requesting a Special Adjustment to the centerline radius of the proposed public street(see response to 18.370 above. 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and REVISED 3/30/05 24 Greenburg Heights SR Design LLC City of Tigard 3.Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. RESPONSE: Curbs, curb cuts, ramps and driveway approaches will be constructed according to City standards. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way,provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in no industrial areas. RESPONSE: This standard is not applicable because the proposed development does not contain and is not adjacent to a railroad right-of-way. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nuances reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications,primary access should be from the lower classification street. RESPONSE: The proposed project abuts SW Greenburg Road, an arterial. Lot 1 is the only lot located adjacent to Greenburg Road,and Lot 1 takes its access from the proposed public street within the project. The proposed design buffers Lot 1 from the arterial with a street side setback of 10-foot along with additional separation provided by the 8.5-foot planter strip. R. Alleys,public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. RESPONSE: The project is proposing a private alley to access a minimum of five lots within the project. The proposed alley is 20-feet in width and provides a 5-foot sidewalk on the east side. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. RESPONSE: Certification of monuments will be provided as required prior to acceptance by the City. T. Private Streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. REVISED 3/30/05 25 Greenburg Heights SR Design LLC City of Tigard 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi family residential developments. RESPONSE: Maintenance requirements for the proposed private street will be recorded with the final plat. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works Director and approved by the Commission. RESPONSE: This standard is not applicable because there are no railroad crossings in or adjacent to the development. Y: Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. RESPONSE: The developer will incur the cost of any street signs required for this project. W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1.Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval;and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/US Post Office prior to final approval. RESPONSE: The developer will provide a plan showing joint mailbox locations and structure designs for approval by the City Engineer and US Post Office prior to final plan approval. X Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed The cost shall be included as a condition of development. RESPONSE: This standard is not applicable because no traffic signals are proposed or required. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. RESPONSE: Any required street lights will be installed in accordance with City regulations. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required RESPONSE: The developer will install street signs as required. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final City acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. The final lift shall also be placed no later than when 90%of the structures in the new development are completed or three years from the commencement of initial construction of the development, whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphalted concrete; REVISED 3/30/05 26 Greenburg Heights SR Design LLC City of Tigard 3. The final lift shall be placed on all new construction roadways prior to City final acceptance of the roadway; however, not before 90%of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1-1/2 inches in thickness. (Ord. 99-22)AB Traffic Calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the City to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision,prior to the approval of the final plat. The funds will be held by the City for a period of five (5)years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the City within the five-year time period will be refunded to the developer. RESPONSE: The final lift of pavement will be placed on the newly constructed public road as required prior to final City acceptance. AC. Traffic study 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. when they generate a 10%or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the City street at the point of access and the existing ADT fall within the following ranges: Existing ADT 0-3,000 vpd 3,001-6,000 vpd >6,000 vpd ADT to be added by development 2,000 vpd 1,000vpd 500 vpd or more c. If any of the following issues become evident to the City engineer: (1)High traffic volumes on the adjacent roadway that may affect movement into or out of the site, .(2) Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s) (3)Inadequate horizontal or vertical sight distance at access points (4) The proximity of the proposed access to other existing drives or intersections is a potential hazard (5) The proposal requires a conditional use permit or involves a drive-through operation (6) The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. when the site is within 500 feet of an ODOT facility and/or REVISED 3/30/05 27 Greenburg Heights SR Design LLC City of Tigard b. trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility and/or c. trip generation from a development adds 50 or more peak hour trips to an ODOT facility. (Ord. 02-33) RESPONSE: This project will generate approximately 126 vehicle trips per day,and is below the threshold that would trigger a traffic study. XX. NEIGHBORHOOD MEETING The applicant's team conducted a neighborhood meeting on August le, 2004 in accordance with the requirements of the Neighborhood Meeting handout.The required materials are included with this application (see Appendices). XXI. SUMMARY The proposed Subdivision implements the density goals of the underlying zone and meet the requirements for a City of Tigard R12 subdivision with the granting of the requested Special Adjustments. This project will provide 10 new single-family residences in an infill setting that is already served by utilities and public services. This project will provide utility extensions, infrastructure upgrades(frontage improvements, utility undergrounding), and new public and private streets. Requested adjustments will allow design flexibility to address constraints presented by the location of the site and the requirement to provide for future vehicular and pedestrian connectivity. REVISED 3/30/05 28 Greenburg Heights SR Design LLC City of Tigard Staff Concerns: As part of the incomplete letter staff has raised concerns with regards to the street proposal and the resulting"S"curve for Greenberg Drive. The location of Greenberg Drive is specific in design and purpose. As stated in the Adjustment Section of the revised Adjustment portion of the application the resulting"S"curve will eliminate many challenging issues relating to the development of the site. Below is a list of issues and how the proposed street layout and resulting"S"curve proposed with this application will remedy the problem. 1. Existing access easement: Currently three tax lots 2300, 2302 (under review)and 2304 take access via a common driveway. Washington County Survey 21,389 "paving detail" shows the common driveway that leads to SW Greenburg road.By granting the access adjustment,all common driveways and accessways will be replaced with a public street, thus eliminating the need for the common easement. Therefore, it is imperative to place the public street at the proposed location.As a result,an "S" curve would be created. Please note the design of the curve meets Washington County street detail M-405.5 standards. 2. Existing utility line: Currently, Tax Lot 2304, which abuts the subject site to the east,has a, private sewer line which crosses over private property lines. The sanitary sewer line from lot 2304 runs west, through Lots 2300 and 2302, and is connecting to the existing sewer line that connects in the public sewer line in Greenburg Road, see existing conditions plan. Currently, there is no sanitary sewer line, which runs along Greenburg Road directly south of tax lot 2304.In order for tax lot 2304 to connect into the sanitary sewer line on Greenburg Road,their needs to be an extension of 40 to 70 feet of the main sewer line. By allowing the construction of Greenview Drive,tax lot 2304 would be allowed to connect to a public sanitary sewer line without crossing private property.The Preliminary Utility Plan shows how all utilities connecting to individual lots will have direct connections to public facilities without crossing over private properties. As a result, an "S"curve would be created. Please note the design of the curve meets Washington County street detail M-405.5 standards. 3. Site topography(specifically on the northern property line): As the site is situated in its natural state,the drainage along the northern property line flows to the north onto the adjacent property line. By constructing the road under the current proposal, much of this water,which would drain on to the neighboring property,would be captured and piped into the storm lines,which run under Greenburg Road. By accepting the street design as proposed,the water run-off from the site could be transferred to the existing storm line under Greenburg Road without extra costs to burden to the applicant or the City. 4. Greater burden placed to Tax Lot 2400 for street design and connectivity: Although there would not be a parallel road constructed on Tax Lot 2400 if re-development were to occur,the burden placed on the Tax Lot 2400 would be heavy due to the private infrastructure to be constructed and maintained by the individual property owners. If the public street were to be built along the western edge of the property line,the design of the property to the west would have to include not only the additional right-of-way dedication, but also include the private street(s)which could potentially be owned and maintained by many Home Owners Associations(one for each of the private streets). By accepting the proposed street layout,this possibility could be kept to a minimum as in Option"A"or eliminated since the number of private streets could be eliminated, as in Option`B". 5. Construction of the road: If the site was to develop, as proposed,the grading and cut/fill of the site could be kept to a minimum. If the public street were to be built on the western boundary of Tax Lot 2300 there would be a greater impact with regards to grading of this and adjoining site(upon future development)since the proposed street would run directly to the north. The existing conditions plan shows that the northern boundary of the property slopes down in elevation. Upon a site inspection it is REVISED 3/30/05 29 Greenburg Heights SR Design LLC City of Tigard apparent that the homes build to the north are substantially lower than the majority of the proposed site. If the road were to be constructed on the western boundary,the amount of cut and fill required for construction would cause an impact to the northern property owners greater than what is currently proposed. The current proposal follows the natural terrain of the site more closely than what the City is requesting. In effect, if the road were to be constructed on the western boundary,the final grade could be at a higher elevation than the backyard of the property owner to the north(i.e., Tax Lot IS 135CA03900).. In order to eliminate any adverse affects on the surrounding property owners due to grading the street design, as proposed needs to be approved.Although this will create an"S"curve, it is still built to Washington County street detail M-405.5 standards. 6. Not creating a second access point to Greenburg Road (since the existing access easement will still be in-effect): If the street was to be constructed on the western property line there could potentially add another access point to Greenburg Road. Although the City may require the street to be built on the western property line this may not eliminate the existing encumbrances on the property, in fact it may increase the hardship since the new owners of the property would not be able to build over any existing private utility lines or easements that may run through their private property. The Applicant has designed the street with an"eyebrow"corner in order to meet Washington County's street detail (M-405.5) standards and to allow for future development of the adjacent sites. 7. Not reducing the required density(since private utility lines can not cross private property and you can not close an existing access easement): As stated above if the street was constructed on the western property line, the existing access easements would still be in effect. Since it is impossible to build over an easement the property would be rendered"un-buildable"and thus reducing the number of required lots that need to exist on the site,as required by the City's minimum density requirements. By constructing the street according to the proposed plan,the access easement will still be maintained and the minimum density requirements will not be compromised. Although this will create an"S" curve, it is still built to Washington County street detail M-405.5 standards. 8. The current Eyebrow Radii meets Washington County Standards as recommended by staff: In a letter written by staff dated March 24, 2004 was the requirement for the street radii to meet Washington County street detail M-405.5 standards. The plans have been revised to meet this standard. It is impractical to provide the standard 166-foot radius to the project since it would remove a lot from the overall project. In order to maintain the City density requirements while keeping within the City standards is to provide the Eyebrow Corner per Washington County street detail M-405.5 standards(per the City incomplete letter). 9. This street layout will save trees within the site: The current proposal would save the neighboring trees on Tax Lot 2400.If the road were to be constructed along the western boundary of the site,all of the trees along the current property boundary would be removed and covered with impervious surface. This would remove any natural screening the site currently has. Under the current proposal, the street design would curve around the trees,allowing the majority of trees to remain for the future individual property owners on Lot 2400. 10. Lot Dimensions(Section 18.810.060): Under the current proposal all lots need City standards, specifically Section 18.810.060.2 which states: "The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district."If the road were to be designed to the west, it would be a planning challenge to meet these Development standards, as shown on Sheet CZ. By designing the project with the street intersecting Greenburg Road on the east side of Lots 2300 and 2302 the proposal will be in conformance with this provision of the Development Code, as well as meet Washington County street detail M-405.5 standards for the street radii. REVISED 3/30/05 30 Greenburg Heights SR Design LLC City of Tigard duced ?Ic* i Se.'{' T%fle Peporf - 've. F. .n II . :43•d .x 'o . SR Desi•n LLC • . 2 JAN 25 2005 12:38 FR CTIC-I-tBERTY CENTRE503 872 0686 TO 503469. 3 P.02/04 • Wiminelcl -Int,O,•pan 2404-079989 07112t2004—,$14;27 PM TER F 'ORDING RETURN TO D-OW Cn•1 541•7 K DRUNIWALD 3x M. Moini $10.00 ir.S0$11.00$ 03.00.TOIL•$ 30.00 phamad-Hoe9ein Tavakoli-5hereji 1111111 It11111111 10� �I1IIII1i I 1111 :946 Northwest 11th Avenue z 010079999002 2 1 J,ny N•naen,UINI e,ar 01 A,a l„mint end T•aa1N N ;auras, Washington 96607 and bl�01 a County Cl.rk tar Waaµn stun Ce. y, � g do h.r.0y e.nlry,hat th,aSOIn ha4ue,n.or ,c b FAUN)T5 WIN?AMAMI•Nd,aorn.OIn Itl.beet al !py ncaN.ei MS shunts. 'ttl_y4�` ;1'.4_•., ntil a change is requested all tax Jarlya.Ranson,ar.uar aa.ala,.ntandTar.uan. tatemente shall be sent to the following e.ornaaceNaycl,a ddreas. .s stated above , OB$"titt 0110 OWN $crow No, 5500-39330-SSR 6 • /4a'1711E.4 ��1 rder No: 295301 DUh /t�fap871, cH►caaa ir�SU- OOMP ' WARRANTY DkkD - STATUTORY ' 4141142.444,6,- .'4x.:'• • (INDIVIDUAL or CORPORATION) JANIS YOUTH PROGRAMS, INC., a Domestic Non-profit corporation Grantor, conveys and warrants to MAX M. MOINI, as to an undivided 501 interest and MOHAMAD-HOSSEIN TAVAKOLI-SHERAJI, as to an undivided 50% inereest; Grantee, the following described real property free of encumbrances except as specifically set forth herein: (Continued) ''ATE-11S DEED IS BEING RE-RECORDED TO CORRECT/COMPLETE THE LEGAL DESCRIPTION** 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 parson 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 30.93D. ENCUMBRANCES: Taxes for the fiscal year 2004-2005, a lien but not yet payable. The premises herein described are within and subject to the statutory powers including the power of aseeaament of Clean Water Services. s. (Continued) WASHINGTON CONY • REAL PROPERTY TPANSFER TAX The true consideration for this conveyance i9 $303,000.00 S 3 D 3.°O FEE PAID DATE Dated July B, 2004 ; if a corporate grantor, it has caused its name to be signed by order of its board of directors. Janus Progr- r, n . By: Dennis Morrow, Ex Director STATE OF OREGON, County of Multnomah )as. This instrument was acknowledged before me on by This instrument was acknowledged before me on July 8 , by Dennis Morrow as Executive Director of Janus Youth Program, Inc., a Domestic Non-Profit corporation - �+.,� OFFICIAL SEAL �-•. vn- S D SODORFF Note Public for Oregon/ �C+^' NOTARY PUBLIC-OREGON My commission expires: ' / ' ' ' �' COMMISSION NO 340737 MY COMMISSION EXPIRES SEPTEMBER 17,2005 Received Fax Jan 25 .005 2.43'M Fax S atio : St Des'.n LLC • 3 JAN 25 2005 12:38 FR CT1C-_ .e1ERTY CENTRE503 872 0686 TO 503469. P.03/04 • !!)iiiJL111)11111 illl llll Ill • Order No: 205301 LEGAL DESCRIPTION Being a portion of Lot 3 of 90ETCHERS ADDITION, situated in the John L. Hicklin Donation Land Claim No. 54, Township 1 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon, to-wit: Beginning at an iron pipe marking the Northwest corner of said Let 3; and running thence North B9°15' East 164.0 feet to an iron pipe; thence South 2°57; West 291.26 feet along the Easterly boundary line of the Leonard Davie Tract as recorded in Deed Book 168, at Page 183, to an iron pipe marking an intersection with the Northerly right of way line of Southwest Greenburg Road; thence along said right of way line South 78°37' East 25.27 feet to an iron rod and the true point of beginning of the tract herein described; thence North 2°57' East along the Easterly boundary line of a 25.0 foot roadway easement 192.77 feet co a brass screw eat in concrete East of the West wall of a fish pond; thence South 84°01' Eaet 97.59 feet to an iron rod; ' thence South 6°50' West 64.34 feet to an iron rod; thence South 31°08' West 47.76 feet to an iron rod; thence South 0°03' West 92.8D feet to a point of intersection with the Northerly right of way line of said Southwest Greenburg Road; thence North 78°37' Weet along said right of way line to the true point of beginning. TOGETHER WITH an easement for ingress and egress Over the following described parcel; Beginning at an iron pipe marking the Northwest corner of said Lot 3; and running thence North 89°15' Eaet 164.0 feet to an iron pipe; thence South 2°57' West 100.94 feet along the Easterly boundary line of the Leonard Davis Tract as recorded in Deed Book 168 at Page 183 to a point, said point marking the true point of beginning of the description; thence continuing South 2°57' West 190.42 feet along said Easterly boundary line to an iron pipe marking an intersection with the Northerly right of way line of S.W. Greenburg Road; thence along said right of way line South 78 037' East 25.27 feet to an iron rod; thence leaving said right of way line North 2°57' East 192.77 feet to a brass screw set in concrete East of the West wall of a fish pond; thence North 94°01' west 25. feet to the point of beginning. ALSO TOGETHER WITH an easement for ingress and egress over the following described parcel: Beginning at the Southeast corner of that tract conveyed to Loretta I. Hunnicutt by deed recorded as Recorder's Fee No. 81004825, said point also being on the Northerly right of way of S.W. Gres burg Road; thence along the Easterly line of the said Hunnicutt Tract North 00°03' East 92.60 feet; thence North 31°08' East 47.76 feet to a point; thence leaving said East line South 78°37' East parallel with the Northerly right of way of Greenburg Road 25 feet to a point on the Easterly line of an easement described in Book 525, Page 640, Records of Washington County; thence Southerly following the Easterly line of said easement to the most Northerly Northwest corner of that parcel conveyed to Loretta I. Hunnicutt as Recorder's Fee No. 80039574, Records of Washington County; thence South 31°08' Weet 21.23 feet; thence South 0°03' Weet 90.65 feet to a point on the North right of way of S.W. ' Greenburg Road; thence along said right of way North 79°37' West 25.50 feet to the point of beginning. Encumbrances, continued Regulations, including levies, liens, assessments, rights of way, and easements of Tualatin Valley Water District. Received Fax : Jan 25 _005 12:43PM Fax Station : SR Desi.n LLC . 4 JAN 25 2005 12:38 FR CTIC, ,BERT' CENTRE503 872 0686 TO 503465 .3 P.04/04 LEGAL DESCRIPTION COnt, Portion of Lot 3 BOETCHER'S ADDITION, situated in the John L. Hicklin Donation Land Claim No, 54, in Township 1 South, Range 1 West, Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, more particularly described as follows; Beginning at the Northwest corner of said Lot 3 and running thence North 89°15' East 164.0 feet along the Northerly boundary line of said Lot 3 to an iron pipe, being the Northeast corner of a tract conveyed to Leonard Davis by Deed recorded in Book 168, Page 183, Deed Records, Washington County, Oregon, said iron pipe marking the true point of beginning of this description; thence continuing North 89°15' East 158.50 feet; thence South D°03' West 93.87 feet; thence North 89°15' East 10 feet; thence South 0 103' West 115.34 feet to an iron rod on the North line of tract described in Deed to George R. Walker, et ux, recorded March 10, 1965, in Book 543, Page 417, Records of Washington County; thence North 89°57' West along said North line 49.04 feet, more.or lees, to a point on the Easterly line of that certain easement described an Deed to George R. Walker, at ux, recorded October 8, 1964, in Hook 525, Page 640, Records of Washington County; thence South 31°08' west, along the Easterly line of said easement, 21.23 feet to an angle point thereof; thence South 0°03' West, along the Easterly line of said easement 120,65 feet, more or less to a point on the center of SW Greenburg Road; thence North 78 037' West, along said center line to the Southeast corner of said Davis Tract; thence North 3°05' East along the East line of said Davie Tract to the true point of beginning. EXCEPTING THEREFROM the following described tract of land: Being a portion of Lot 3 of BOETCHER'S ADDITION, situated in the John L. Hicklin Donation Land Claim No. 54, Township 1 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon, to-wit: Beginning at an iron pipe marking the Northwest corner of said Lot 3; and running thence North 59 015' East 164.0 feet to an iron pipe; thence South 2°57' West 291.26 feet along the Easterly boundary line of the Leonard Davis Tract as recorded in Deed Hook 168 at Page 183 to a iron pipe marking an intersection with the Northerly right of way line of Southwest Greenburg Road; thence along said right of way line South 7e°37' East 25.27 feet to an iron rod and the true point of beginning of the tract herein described; thence North 2°57' East along the Easterly boundary line of a 25.0 foot roadway easement 192.77 feet to a braes screw sat in concrete East of the West wall of a fish pond; thence South 84°01' East 97.56 feet to an iron rod; thence South 6°50' West 64.34 feet to an iron rod; thence south 31°08' west 47,76 feet to an iron rod; thence South 0°03' West 92.80 feet to a point of intersection with the Northerly right of way line of said Southwest Qreenburg Road; thence North 7D°37' West along said right of way line to the true point of beginning. • ** TOTAL PAGE.04 ** Chicago Title Insurance Company (Member of the Fidelity National Financial, Inc.group of companies) Fidelity National Financial Group of Companies' Privacy Statement July 1,2001 We recognize and respect the privacy expectations of today's consumers and the requirements of applicable federal and state privacy laws. We believe that making you aware of how we use your non-public personal information ("Personal Information"),and to whom it is disclosed,will form the basis for a relationship of trust between us and the public that we serve.This Privacy Statement provides that explanation. We reserve the right to change this Privacy Statement from time to time consistent with applicable privacy laws. In the course of our business,we may collect Personal Information about you from the following sources: • From applications or other forms we receive from you or your authorized representative; • From your transactions with,or from the services being performed by,us,our affiliates,or others; • From our internet web sites; • From the public records maintained by governmental entities that we either obtain directly from those entities,or from our affiliates or others;and • From consumer or other reporting agencies. Our Policies Regarding the Protection of the Confidentiality and Security of Your Personal Information We maintain physical,electronic and procedural safeguards to protect your Personal Information from unauthorized access or intrusion. We limit access to the Personal Information only to those employees who need such access in connection with providing products or services to you or for other legitimate business purposes. Our Policies and Practices Regarding the Sharing of Your Personal Information We may share your Personal Information with our affiliates,such as insurance companies,agents,and other real estate settlement service providers. We also may disclose your Personal Information: • to agents,brokers or representatives to provide you with services you have requested; • to third-party contractors or service providers who provide services or perform marketing or other functions on our behalf;and • to others with whom we enter into joint marketing agreements for products or services that we believe you may find'of interest. In addition,we will disclose your Personal Information when you direct or give us permission,when we are required by law to do so,or when we suspect fraudulent or criminal activities. We also may disclose your Personal Information when otherwise permitted by applicable privacy laws such as,for example,when disclosure is needed to enforce our rights arising out of any agreement,transaction or relationship with you. One of the important responsibilities of some of our affiliated companies is to record documents in the public domain. Such documents may contain your Personal Information. Right to Access Your Personal Information and Ability To Correct Errors Or Request Changes Or Deletion Certain states afford you the right to access your Personal Information and, under certain circumstances,to find out to whom your Personal Information has been disclosed. Also,certain states afford you the right to request correction,amendment or deletion of your Personal Information. We reserve the right,where permitted by law,to charge a reasonable fee to cover the costs incurred in responding to such requests. • Chicago Title Insu nce Company PRELIMINARY TITLE REPORT May 11, 2004 To: Chicago Title Insurance Co. Order No: 285301 650 NE Holladay St. , #125 Escrow No: 5500-39330-SSR Portland, OR 97232 Ref: Janus Youth/ Tavakoli-Sheraji Attention: Shannon Sodorff Phone No: 503-973-7525 Standard Owners Coverage $ 340, 000. 00 Premium $1, 030 .00 • Municipal Lien Search $ 50 .00 We are prepared to issue a title insurance policy in ALTA (1992) form and amount shown above insuring the title to the property described herein. This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued, and the full premium therefore paid. Vestee: JANIS YOUTH PROGRAMS, INC. , a Domestic Non-profit corporation Dated as of: April 27, 2004 at 8:00 A.M. Subject to the exceptions, exclusions, conditions and stipulations which are part of said policy, and to exceptions as shown herein. CHICAGO TITLE INSURANCE COMPANY OF OREGON By: 2)fØ.AA /00r- Cindy AlekSa Title Offic 10001 S.E. Sunnyside Road Clackamas, OR 97015 phone 503-653-7300 fax 503-653-7763 lUESTIONS CONCERNING THE CLOSING OF THIS TRANSACTION SHOULD BE DIRECTED TO YOUR 7 :ROW OFFICER, Shannon Sodorff, at phone 503-973-7525 and fax number 503-872-0669. 'Order,No: 285301 DESCRIPTION (Continued) • GENERAL EXCEPTIONS (Standard Coverage Policies only) 1. a. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. b. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2 . a. Easements, liens, encumbrances, interests or claims thereof which are not shown by the public records. b. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3 . Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 4 . a. Unpatented mining claims; b. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; c. Water rights, claims or title to water; whether or not the matters excepted under (a) , (b) , or (c) are shown by the public records. 5. Any lien or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. Order No: 285301 SPECIAL EXCEPTIONS 6. Taxes, including the current fiscal year, not assessed because of Non-Profit Corporation Exemption. If the exempt status is terminated under the statute prior to the date on which the assessment roll becomes the tax roll in the year in which said taxes were assessed, an additional tax may be levied. Levy Code: 023-81 Account No. : R274367 Map No. : 1S135CA Tax Lot No. : 02302 7. City liens, if any, of the City of Tigard. (An inquiry has been directed to the City Clerk concerning the status of said liens and a report will follow if such liens are found. ) 8. The premises herein described are within and subject to the statutory powers including the power of assessment of Clean Water Services. 9. Regulations, including levies, liens, assessments, rights of way, and easements of Tualatin Valley Water District. 10. Trust Deed, including the terms and provisions thereof, given to secure an indebtedness with interest thereon and such future advances as may be provided therein; Dated: May 15, 2003 Recorded: June 12, 2003 Recorder's Fee No. : 2003-094585 Amount: $877,000.00 Grantor: Janus Youth Programs, Inc. , an Oregon nonprofit corporation, which acquired title as Janis Youth Programs, Inc. , an Oregon domestic nonprofit corporation Trustee: First American Title Insurance Company Beneficiary: Umpqua Bank (Affects other property also) NOTE: Property address is identified as: 11490 SW Greenburg Road Tigard, Oregon 97223 NOTE: Any transfer of the herein described property is subject to the payment of Washington County Transfer Tax at the rate of $1. 00 per $1, 000.00 or fraction thereof of stated consideration. (Continued) Order No: 285301 LEGAL DESCRIPTION Being a portion of Lot 3 of BOETCHERS ADDITION, situated in the John L. Hicklin Donation Land Claim No. 54, Township 1 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon, to-wit: Beginning at an iron pipe marking the Northwest corner of said Lot 3; and running thence North 89°15' East 164 .0 feet to an iron pipe; thence South 2°57; West 291 .26 feet along the Easterly boundary line of the Leonard Davis Tract as recorded in Deed Book 168, at Page 183, to an iron pipe marking an intersection with the Northerly right of way line of Southwest Greenburg Road; thence along said right of way line South 78°37' East 25.27 feet to an iron rod and the true point of beginning of the tract herein described; thence North 2°57' East along the Easterly boundary line of a 25. 0 foot roadway easement 192 . 77 feet to a brass screw set in concrete East of the West wall of a fish pond; thence South 84°O1' East 97 .58 feet to an iron rod; thence South 6°50' West 64 .34 feet to an iron rod; thence South 31.008' West 47 . 76 feet to an iron rod; thence South 0°03' West 92 .80 feet to a point of intersection with the Northerly right of way line of said Southwest Greenburg Road; thence North 78°37' West along said right of way line to the true point of beginning. TOGETHER WITH an easement for ingress and egress over the following described parcel : Beginning at an iron pipe marking the Northwest corner of said Lot 3; and running thence North 89°15' East 164 . 0 feet to an iron pipe; thence South 2°57' West 100. 84 feet along the Easterly boundary line of the Leonard Davis Tract as recorded in Deed Book 168 at Page 183 to a point, said point marking the true point of beginning of the description; thence continuing South 2°57' West 190.42 feet along said Easterly boundary line to an iron pipe marking an intersection with the Northerly right of way line of S.W. Greenburg Road; thence along said right of way line South 78°37' East 25.27 feet to an iron rod; thence leaving said right of way line North 2°57' East 192 .77 feet to a brass screw set in concrete East of the West wall of a fish pond; thence North 84°O1' West 25 . feet to the point of beginning. ALSO TOGETHER WITH an easement for ingress and egress over the following described parcel: Beginning at the Southeast corner of that tract conveyed to Loretta I. Hunnicutt by deed recorded as Recorder' s Fee No. 81004825, said point also being on the Northerly right of way of S.W. Greenburg Road; thence along the Easterly line of the said Hunnicutt Tract North 00°03' East 92 .60 feet; thence North 31°08' East 47. 76 feet to a point; thence leaving said East line South 78°37' East parallel with the Northerly right of way of Greenburg Road 25 feet to a point on the Easterly line of an easement described in Book 525, Page 640, Records of Washington County; thence Southerly following the Easterly line of said easement to the most Northerly Northwest corner of that parcel conveyed to Loretta I. Hunnicutt as Recorder' s Fee No. 80039574, Records of Washington County; thence South 31°08' West 21.23 feet; thence South 0°03' West 90.65 feet to a point on the North right of way of S.W. Greenburg Road; thence along said right of way North 78°37' West 25.50 feet to the point of beginning. Order No: 285301 SPECIAL EXCEPTIONS (Continu d) NOTE: Any conveyance or encumbrance by Janus Youth Programs, Inc. should be executed pursuant to a proper resolution of the members voted on at a duly called meeting of the membership in accordance with the by-laws or other authority of the corporation. Certified copies of the resolution authorizing the conveyance and encumbrance and of the minutes of the meeting of the membership and copies of the By-Laws or other authority for such conveyance or encumbrance should be furnished for examination. NOTE: We find no judgments or United States Internal Revenue liens against: Mohammed Tavakoli-Sheraji or Max M. Moini END OF REPORT • cc: Mohammed Tavakoli-Sheraji and Max Moini Janus Youth Programs Dennis Morrow Realty Trust Group, Inc. Rick Cravens/Barb Schaumberg Closing CLA/jje May 11, 2004 I_ ,• ∎ U. : •, ' 50' 74.33 1 88.00 71.00 ' 110' 232.7 i d 84-3015 '(\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ ‘i.„ 4\SW s ` M/ /` 128 \\\\\\\\\`e � i REET\\\\\\ �\\\\\\\ ��►\\\\\\y�\*0� N U 1-1 v / 1 L 1.. i BB-14723 220.77 4`r q • �37 i 40.00 IA6.B0 i 50.00 50.00 1 50.00 45.07 is\� '-1' )\'`'`• '2$ g p 2900 9 3000 $3100 8 3200 • r Sa 1 1901 1902 8 2 0 3 _W 'r '`.4 .41 AC .4O AC n � , gN1 50.86 5�0.001,`50.00 0 65.11 T68 9 �p 4 1800 58.80_1 N, 00 , 89.37 i is°�¢' e c C� r a 3300 g >" 1, I 4f- � 3600 A 3500 0� 99.02 I-; La 3 589 37w 8 0 ] o 3400 bpi ° ¢ '� 6 8% `� "i 1.4� 39.3A m i � r a , ' .28.0: 70.10 50.00 m' R�116 • I 1900 - •? R.86" 4200 0 73 AC �v 29.08 e.2. TRACT A' it ' i ---1 L34ry0, 89.90 '-.1, ln ,e5.eo �/ I 4) CJs> > m+ . J3 �, '� 220.77 10 -. 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It 77.92 Q a 2 . �1 �o .28 AC a ;*• `�' e t ai i j1'• 1 906 0 co w 75.97 ., 2302 �`° i i >" • g ) �� �s,• 850a1�^ C ," a9.oa , , ,f _� 1 Ltd:a Cl ) 70.66 ryro S9.o4 100 i up .' .,` J ti' in 2303 V'-' . s, �+•� N78_374, m $ 26' n 2304 14 AC m $ .18 AC N ' ", ; , i s e.. ✓ ,, j :�' 2301 lilt�'�: \ 1\•fl 6 ,/ i35 660 7138 • 13 AC�� t1, I� ED ;18 v • ' 181250b., •� s' •� *K: 88,88 S f" `.' 8b• ,' .�, .i 1 _ .'r s �: ... .A`1. <, ,'' may, -, ,' V / '1 CHICAGO TITLE This plat is for your aid in locating your land with reference to streets and other parcels. While this plat is believed to be correct,the company assumes no liability for any loss occurring by reason of reliance thereon. Map No. 1 S135CA 02302 CHICAGO TITLE INSURANCE COMPANY 10001 S.E.SUNNYSIDE ROAD CLACKAMAS,OREGON 97015 fJ' 1 i viart Drcuttnaje_ ecjcu (a.-f-ilovis October 1, 2004 Preliminary Storm Drainage Calculations Greenburg Heights Tigard, Oregon Prepared For: Max Moini 2946 N.W. 11th Ave. Camas, WA 98607 Prepared By: SR Design LLC 8196 SW Hall Blvd, Suite 301 Beaverton, OR 97008 Greenburg Heights Preliminary Drainage Calculations City of Tigard October 1, 2004 Greenburg Heights Proposed Subdivision Drainage Calculations October 1, 2004 DRAINAGE CALCULATIONS Purpose: The purpose of this report is to evaluate the existing and proposed site conditions, quantity runoff, and evaluate water quality and detention requirements of the proposed Greenburg Heights Subdivision detention and water quality facilities. Based on Chapter 3 of the CWS Design and Construction Standards and the Tigard Public Works Construction Code, the rate of runoff from the developed site during a 2, 10 & 25-year recurrence interval storm shall not exceed the pre- developed rate of runoff. Additionally. water quality shall be designed to accommodate runoff from 100% of the newly created impervious surfaces. Pre-Development Conditions: The site is located north of SW Greenburg Road and bound between SW95th Avenue, Boetcher's Addition and Gearhart Acres. The existing site currently has a house located on the parcel accessing from paved driveway off of SW Greenburg Road. The existing site's drainage is via infiltration and overland flow draining from the center of the east boundary to the northwest and to the southwest. The flow from the southern half of the site is picked up in the catch basin in SW Greenburg Road at the southeast corner of the site. The flow from the basin is joined by the flow from another catch basin across SW Greenburg Road and flows to the west through a pipe in Greenburg Road. This flow joins existing flows coming from the east and travels down a pipe to e • Fanno Creek. The water is currently un-detained and untreated. The pervious area curve number (CN) used is equal to 80, representing a combination of woods and lawn areas. Total Pre-development site characteristics and runoff summaries: Estimated Flows Existing Site Impervious Area(House/asphalt/concrete): 0.21 ac (CN=98) Pervious Area(trees/grass): 0.86 ac (CN=80) Q2 = 0.22 cfs Q,o = 0.39 cfs Q25= 0.48 cfs • Post-Development Conditions: The post-developed site conditions and areas are shown on the Exhibit Basin Map. The site is to be developed with residential housing. Post-development site characteristics and runoff summaries: Developed Site Impervious Area: 0.63 ac (CN=98) Pervious Area: 0.45 ac (CN=84) Greenburg Heights Preliminary Drainage Calculations City of Tigard October 1,2004 Q2 = 0.39 cfs Q10= 0.60 cfs Q25= 0.69 cfs Detention Calculations: Detention for the proposed development consists of a in-ground detention pipe. The detention pipe was designed to detain and discharge the design storm flows at the pre-developed flow rates for the site. The peak stage and volume for the detention facility are show in the table below. Water Quality: Based on Clean Water Services Standards, the storm water quality facility was designed to meet the removal efficiency for a mean summertime storm event totaling 0.36 inches of precipitation falling in 4 hours with an average return period of 96 hours over the impervious surface. The impervious area for the water quality was assessed at a rate of actual square feet for each lot. The remainder of the impervious area was calculated from the actual public and private improvements. Water quality will be done by using two-(2) dual cartridge water quality catch basins by StormWater Management. The cartridges will be the same as all the other systems the City maintains. Conveyance System: Since the discharge from the detention facility is at the pre-developed rates and discharges into the existing storm system in SW Greenburg Road that the existing site does not conveyance system sizing was deemed to be required. DETENTION SYSTEM CALCULATIONS Greenburg Heights f J - \ 1 1 / / .. . . Qr• ri / . / • ..il.I / .. ■ / . • 4 , 4 • i 1,, •7-/./c ,... //,-, ,,,,.. it o p i i t �,�,l�_ /.i / -.------- • I E ti' 1 ' -----"-F------7- `�� �" = ;�.� 1 0 t sR .' s 'f 1 I I 1 . ■.. 1 Will) X111111 �\ I °O I ,' I JJJ�o�°� _.._. . \ / .. p (Sr ./ // ~ ,// ' Ve /, r /0 -0 0-- p . , / if/ j /, r 1 B• 1 • • I / 1. • 1 • 1 1 1 II m z c) i a a ^. 2 � s 4 N 01 cn N) ~ atis.— f 1J PROJECT N0. R£V 1 DESCRIPTION I DA/E 1 f7G—DCVEL BA // m m M 2 21 M MAX001 I 1 Z m' °A° I C�HEENBUROi HEIGHTS SR Design LLC T ; Y _ — CASE FILE NO. I I 3V A Z m x !•+ o I ' I - EiIG EERINC-PUNNING rn $ LEGAL I f SW GREENBURG 8196 SW HALL BLVD., STE. 2.32 I TIGARO, OREGON BEAVERTON, OR 97008 2 1$135CA 1 1 MAX MOINI, CAMAS, WA 98607 PHONE: (503) 469-121J FAX: (503)469-8553/ • - • .- ' I. . , -*\ t., 1 , ." ,?.1,.. I z-- --ip ..,,,,,, . . . • .,...: , ..., ; I ,-- I )...c, ,c.•,:, ..,., . , ::.; -a I , • I "..,.4-- • ;,,,... , >4;v / 1 1 e . ' .. . . 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I _ 1 I I ___ _ __ _ , .:.-., I 1 I 1 1-• ii.,,, I o.... • ,. •-• ,- - 'I ;f,'pk..:.2,-..A,--.-.4_...1;„1,0:--4,-,,,--..--, .- • ---. .-.• ... • ._.... .-t.. ., , ::•:-....1 1 1 I ...,...._. , - ..t . ,/ I , , ,.i.--Wt-Sy,P--1•El'-'-.• `---- ' 1 I P • , , 0 •-, , , , 0 0 tg -.... 1 1 , I ..., g , , , . - , . , ., . .....1 I I , t 1 , I 1 . . •.> 1 , , i . • , f I . I • . 1 • I I 1 i I / 1 1. _......... _ ____......_...-.. .J __...... ......„...._._.__ _• , . i...._._ / I 1 I • I II 1 I i Ir-7-) 0 I4 '2 , ; 1 I , ,,, 2mgcl PROJECT NO. 'REV.I DESCRIPTION i IMIE -0 gii 2 gi 1 ; MAX001 1 i POST DEVELOPMENT BASIN - ._,_, ,, . ri m ,-, . i 0 z " m c' GREENBURG HEIGHTS SR De,c.'gri LLC E co 0 - - - - CASE FILE NO. 1 i rn (jr) )6,- x PI is 1 I ' EMONEERIVG..PLANNING Z 6" i '',8 I I 11490 SW GREENBURG 8196 SW HALL EiLKI, STE. 232 ""."I 2 -.( a LEGAL \ I I TIGARD, OREGON BEAVER TON. OR 97008 1S135CA I I MAX MO:NI, CAMAS, WA 98607 PHONE: (303) 469-1213 FAX: (50.3) 469-853,y • Max001Pre Event Summary: BasiniD Peak Q Peak T Peak Vol Area Method Raintype Event , (cfs) (hrs) (ac-ft) ac /Loss Max001Pre 0.22 8.08 0.1026 1.07 SCS/SCS TYPE1A 2 yr Max001Pre 0.39 8.08 0.1694 1.07 SCS/SCS TYPE1A 10 yr Max001Pre 0.48 8.08 0.2029 1.07 SCS/SCS TYPE1A 25 yr Drainage Area: Max001Pre Hyd Method: SCS Unit Hyd Loss Method: SCS CN Number Peak Factor: 484.00 SCS Abs: 0.20 Storm Our: 24.00 hrs Inty: 5.00 min Area • CN TC Pervious 0.8600 ac 80.00 0.47 hrs Impervious 0.2100 ac . 98.00 0.18 hrs Total 1.0700 ac Supporting Data: Pervious CN Data: Grass/Trees 80.00 0.8600 ac Impervious CN Data: House/parking/walks 98.00 0.2100 ac Pervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Northeast/Southwest 300.00 ft 1.70% 0.1500 31.08 min Impervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Impervious 150.00 ft 2.00% 0.1000 12.09 min Max001Post Event Summary: BasiniD Peak Q Peak T Peak Vol Area Method Raintype Event (cfs) (hrs) (ac-ft) ac /Loss Max001Post 0.39 8.00 0.1515 1.08 SCS/SCS TYPE1A 2 yr Max001Post 0.60 8.08 0.2272 1.08 SCS/SCS TYPE1A 10 yr Max001Post 0.69 8.08 0.2641 1.08 SCS/SCS TYPE1A 25 yr Drainage Area: Max001Post Hyd Method: SCS Unit Hyd Loss Method: SCS CN Number Peak Factor: 484.00 SCS Abs: 0.20 Storm Dur: 24.00 hrs Inty: 5.00 min Area .CN TC Pervious 0.4500 ac 80.00 0.49 hrs Impervious 0.6300 ac 98.00 0.20 hrs Total 1.0800 ac Supporting Data: Pervious CN Data: Lawn/Landscaping 80.00 0.4500 ac Impervious CN Data: Impervious 98.00 0.6300 ac Pervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Overland 300.00 ft 2.00% 0.1500 29.13 min Impervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Overland 300.00 ft 2.00% 0.0500 12.09 min Control Structure ID: Orfice - Multiple Orifice Structure Descrip: Multiple Orifice Start El Max El Increment 100.0000 ft 105.0000 ft 0.10 Orif Coeff: 0.62 Bottom El: 100.00 ft Lowest Diam: 2.3145 in out to 2nd: 2.2000 ft Diam: 2.1680 in 2nd to 3rd: 1.0000 ft Diam: 1.0000 in Node ID: Pipe Desc: Detention Pipe Start El: 100.0000 ft . Max El: 104.3000 ft Contrib Basin: Contrib Hyd: Length Diam Slope UpNode DnNode Num 75.0000 ft 4.0000 ft 0.40 % 1 WATER QUALITY CALCULATIONS Greenburg Heights SR De..,. gn. .'4o Engineering-Planning-Surveying Subject: WA �C )l) 41-(� � l 1 y: Date: Project No: VA)<C7C3 t Sheet: of t T ► \6„/ z I ��� !4 6f. WAL-PriN/ C_ '5&"*1 44a, Fe,rz- '1iisc s. 0.OGi31 c- 's 8196 SW Hall Blvd., Suite 232 • Beaverton,OR 97008 • tel(503)469-1213 • fax(503)469-8553 SR Design,. Engineering-Planning-Surveying Sub ect: a 1r B Date:' 30 4- Project No: 1...10)<CC Sheet: of if ! _ U, t3C7 X et 144 Ai Ad lit SE. rfZiC.; • 8196 SW Hall Blvd.,Suite 232 • Beaverton, OR 97008 • tel(503)469-1213 • fax (503) 469-8553 INLET GRATE ACCESS REINFORCING BARS COVER (TIP) (SEE NOTE 6) 6" O„ OVERLAP I r of Q • A \ ^ o 0 o c c c c a n c a- . 4„ :.[Ig `R7/1IA:71/136. 14,1 : GAWA/iiVia/ i1;:* d r r • '" TER� ::: --1 :STORMWATER :::.:: INSIDE RIM . '" • •I-II ]: :�8�0•-8-L66• i - . z :....::-:•:-:•:•:•:•.:•:-:-:-:-:-:-:_ =1...= • d a d d J •4 1 • a o a ! --•— 2'-4" 2'-4" 2'-4" INSIDE RIM INSIDE RIM INSIDE RIM 7'-1" I OUTSIDE RIM 2—CART. CATCHBASIN — TOP VIEW 0 SCALE: N.T.S. 4" 0 OPENING LIFTING EYE (TYP OF 4) PERMANENT � 5 1/4" ka POOL 1 ELEVATION 1_ 116 ' ' CARTRIDGE / r 2'-3 5/8" SUPPORT / 1 I / / L 1 ►/bird A J �Si� INLET STUB] f - 11�.i■�.as (OPTIONAL) 8" 0 OUTLET STUB (SEE NOTE 5) 2" 0 OUTLET 2 PIPE FROM INSIDE UNDERDRAIN f 2'-0 1/2" OUTSIDE 2-CART. CATCHBASIN - SECTION VIEW ill 2-CART. CATCHBASIN - SECTION VIEW to SCALE: N.T.S. SCALE: N.T.S. THE STORMWATER MANAGEMENT StormFilter I U.S. PATENT No. 5,322,629, No. 5,707,527, No. 6,027,639, No. 5,624,576, AND OTHER U.S. AND FOREIGN PATENTS PENDING f SHEET DATE BY REVISION STEEL CATCHBASIN STORMFILTER 1 00/00100 xxx xxx 2/3 TOP AND SECTION VIEW ....---\ STANDARD DRAWING — 2—CARTRIDGE UNIT STORMWATER' 2 DATE: PROJECT NO.: DRAWING FILE NAME: MANAGEMENT INC. DESIGNED BY: JHL DRAWN BY: ,n+R 1/12/04 XXXX CBSF-2-S.DWG (800)548-4667 I 8" 0 OUTLET STUB 0 0 (SEE NOTE 5) IV Mr WEIR WALL Q - // v a d d \` 4-1 - A .4d 1 lir .4 milhOrldi 61- (-- 75r, '41? d d d ^ • SCUM BAFFLE ill I INLET STUB (OPTIONAL) I ' (SEE NOTE 5) 2-CART. CATCHBASIN - PLAN VIEW SCALE: N.T.S. I ACCESS COVER (TYP)—\\ INLET GRATE 1h 6" / . CONCRETE COLLAR Ii' 4" ss OPENING 1 SEE NOTE 6 STORM FI LTER CARTRIDGE —�Id (TYP) 1 T, UNDERDRAIN O MANIFOLD 2' 2'-8" 2' INSIDE INSIDE INSIDE CLEANOUT 8" OUTLET PIPE I ACCESS PLUG (SEE NOTE 5) Ti • 6'-9" OUTSIDE 2-CART. CATCHBASIN - SECTION VIEW A-A SCALE: N.T.S. THE STORM!ATER MANAGEMENT StormFilter U.S. PATENT No. 5,322,629, No 5,707,527, No. 6,027,639, No. 5,624,576, AND OTHER U.S. AND FOREIGN PATENTS PENDING [SHEET DATE BY REVISION STEEL CATCHBASIN STORMFILTER 4 00/00/00 XXX XX7( 1/3 PLAN AND SECTION VIEW o'—\ STANDARD DRAWING - 2-CARTRIDGE UNIT STORMWATER 1 DATE: PROJECT NO.: DRAWING FILE NAME: MANAGEMENT I N C. r DESIGNED BY:�_ DRAWN BY:? 1/12/04 XXXX CBSF-2—S.DWG (800)548-4667 GENERAL NOTES 1.) STORMFILTER BY STORMWATER MANAGEMENT INC., PORTLAND, OREGON 800/548-4667. 2.) FILTERS TO BE SIPHON—ACTUATED AND SELF—CLEANING. 3.) STEEL STRUCTURE TO BE MANUFACTURED OF Y4" STEEL PLATE. 4.) STORMFILTER REQUIRES 2.3' OF DROP FROM RIM TO OUTLET. INLET (IF APPLICABLE) AND OUTLET PIPING TO BE SPECIFIED BY ENGINEER AND PROVIDED BY CONTRACTOR. 5.) CBSF EQUIPPED WITH 4" LONG STUBS FOR INLET (IF APPLICABLE) AND OUTLET PIPING. STANDARD OUTLET STUB IS 8" IN DIAMETER. CONNECTION TO COLLECTION PIPING CAN BE MADE USING FLEXIBLE COUPLING BY CONTRACTOR. 6.) FOR H-20 LOAD RATING, CONCRETE COLLAR IS REQUIRED. CONCRETE COLLAR WITH QUANTITY (2) #4 REINFORCING BARS TO BE PROVIDED BY CONTRACTOR. 7.) ALL STORMFILTERS REQUIRE REGULAR MAINTENANCE. REFER TO OPERATION AND MAINTENANCE GUIDELINES FOR DETAILS. 8.) STANDARD DETAIL SHOWS MAXIMUM NUMBER OF CARTRIDGES. EXACT NUMBER REQUIRED TO BE SPECIFIED ON SITE PLANS. 2-CARTRIDGE CATCHBASIN STORMFILTER DATA DESIGN WATER QUALITY FLOW RATE (cfs) XXX PEAK FLOW RATE (cfs) XXX RETURN PERIOD OF PEAK FLOW (yrs) XXX # OF CARTRIDGES REQUIRED XX CARTRIDGE FLOW RATE (15 GPM STD) XX MEDIA TYPE XXXXX RIM ELEVATION (CHECK: RIM — IE—OUT = 2.3') I.E. DIAMETER INLET STUB XXX XXX OUTLET STUB XXX XXX CONFIGURATION: OUTLET 0 �1 0 INLET NOTES/SPECIAL REQUIREMENTS: THE STORMIIATER MANAGEMENT StormF ilter U.S. PATENT No. 5,322,629, No. 5,707,527, No. 6,027,639, No. 5,624,576, AND OTHER U.S. AND FOREIGN PATENTS PENDING IISHEET DATE BY REVISION STEEL CATCHBASIN STORMFILTER _ 00/00/00 xxx xxx 3/3 NOTES AND DATA BLOCK 113 STANDARD DRAWING - 2-CARTRIDGE UNIT STO R M W A TE R DATE: PROJECT NO.: DRAWING FILE NAME: MANAGEMENT INC. DESIGNED BY: JHL DRAWN BY: JHe 1/12/04 XXXX CBSF-2—S.DWG (800)548-4667 MISCELLANEOUS CALCULATIONS Greenburg Heights SR Degn Engineering-Planning-Surveying Jo Subject: I at-cot-Ls.I fur..+7 By: 141 :4--,. Date:d213C)1,04- Project No: IA oN) CC)1 Sheet: of I %b., ‘Tb12.1.- • tActise, -A1(7-- to 4-kt-iA.)-1\ts &AO 0 (1-tPcg/ttas = c74-0\itctt • 1;32(, ,esc . . . • • 8196 SW Hall Blvd., Suite 232 • Beaverton, OR 97008 • tel(503)469-1213 • fax(503)469-8553 SR D-an- t EngineeringPla nning-Surrveyingg Subject: _Pf fd4;P S, ' I r ' Ip - By: L Date: '?7 C7 cp4 Project No: tkA A X I , Sheet: of ,_._ _,.,....a.,.. _ Dr-A/24p&r> cCE., 4.Zp,.6s. , L(7 1' ILtJI�e zs 4 i i 31.6 .gg -( o / r & 051 . 4'1 4 6 ( Zd t 1 . : --1-- —I- I I 0 ! . i. 1 c5, 1c) i 1 - a u i > = It � 5sfi, ' 1 i ! .t o tAZI\le ILA X l& W '310D i E I ( '7 sr, 4 4 I i KOAVW/NY . . . 4 C7LF i 74 5:: (0 11C) 1 1 1 s .-- ---- --75--. f-Ij . i is pp 1 i I I P � . , ; 8196 SW Hall Blvd.,Suite 232 • Beaverton, OR 97008 • tel (503)469-1213 • fax(503)469-8553 SRDe . gn. 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I r, 9;ir 1 ♦Ia fit !^':.. - ' t r +tj nR�.Ie�.tiS �+., �a: 4+•tt N, tL 1 ".9 •;•,, �f��/@`'f: 0,03014-,� ;,A*14 4 : ,. ;"' f`� ...or.' j T��i' '• �'�� R {..tt 4 . s 1, ' •IJ 41,,.,;-- f1.LY.3:.'�LIV t7L:,+4 1,114 4- "%.. hNf j lip 1.X�YW ' i . kr e.. ....I ��, _.r X i, lla 11D 1 37f3 30 le f 122 SOIL SURVEY TABLE 13.Soil and r Hydro- Flooding Soil name and , map symbol group Frequency Duration Months Klickitat: 25E, 25F, 25G B None Knappa: 26 B None Labish: • 27 D Frequent Very long Dec-Apr Laurelwood: • 28B, 28C, 28D, 28E, 29E, 29F B None McBee: 30 B Frequent Brief Nov-May Melbourne: 3113, 31C, 31D, 31E, 31F B None i Melby: 1 32C, 32D, 32E, 33E, 33F, 33G C None Olyic: 34C, 34D, 34E, 35E, 35F, 35G B None Pervina: 36C, 36D, 36E, 36F C None Quatama: 37A, 37B, 37C, 37D C None Saum: 388, 38C, 38D, 38E, 38F C None Tolke: 39E, 39F B None Udifluvents: 40 B Frequent Very brief Nov-Apr Verboort: 42 D Frequent Brief Dec-Apr Wapato: 43 D Frequent Brief Dec-Apr Willamette: 44A, 448, 44C, 44D B None Woodburn: 45A, 45B, 45C, 45D C None Xerochrepts: 1 46F: • Xerochrepts part B None • Haploxerolls part C None 147D: Xerochrepts part D None Rock outcrop part. I This mapping unit is made up of two or more dominant kinds of soil. See mapping unit description for the composition and behavior of the whole mapping unit. t • U. S. DEPARTMENT OF AGRICULTURE SOIL CONSERVATION SERVICE WASH INGT SOIL LEGEND Arabic numerals in the symbols indicate the map units.The capital letters A,B,C.D,E,F,orG following the numeral or numerals indicate the slope class.Some symbols without slope • class letters are for nearly level soils. Cl SYMBOL NAME SYMBOL NAME BOU N DART 1 Aloha silt loam 27 Labish mucky clay • 2 Amity silt loam 288 Laurelwood silt loam,3 to 7 percent slopes National, • 3E Astoria silt loam,5 to 30 percent slopes 28C Laurelwood silt loam,7 to 12 percent slopes • 3F Astoria silt loam,30 to 60 percent slopes 28D Laurelwood silt loam,12 to 20 percent slopes County o 28E Laurelwood silt loam,20 to 30 percent slopes I 4B Briedwell silt loam,0 to 7 percent slopes 29E Laurelwood silt loam,3 to 30 percent slopes' 5B Briedwell stony silt loam,0 to 7 percent slopes 29F Laurelwood silt loam,30 to 60 percent slopes Minor cis . 5C Briedwell stony silt loam,7 to 12 percent slopes 50 Briedwell stony silt loam,12 to 20 percent slopes 30 McBee silty clay loam 31B Melbourne silty clay loam,2 to 7 percent slopes Reservat 6C Carlton silt loam,0 to 7 percent slopes 31C Melbourne silty clay loam,7 to 12 percent slopes state ti 6C Carlton silt loam,7 to 12 percent slopes 31D Melbourne silty clay loam, 12 to 20 percent slopes and lar 7B Cascade silt loam,3 to 7 percent slopes 31E Melbourne silty clay loam,20 to 30 percent slopes 7C Cascade silt loam,7 to 12 percent slopes 31F Melbourne silty clay loam,30 to 60 percent slopes 7D Cascade silt loam,12 to 20 percent slopes 32C Melby silt loam,3 to 12 percent slopes Land gra 7E Cascade silt loam,20 to 30 percent slopes 32D Melby silt loam,12 to 20 percent slopes 7F Cascade silt loam,30 to 60 percent slopes 32E Melby silt loam,20 to 30 percent slopes Limit of s 8C Chehalem silty clay loam,3 to 12 percent slopes 33E Melby silt loam,2 to 30 percent slopes' 9 Chehalis silty clay loam,occasional overflow 33F' Melby silt loam,30 to 60 percent slopes • 10 Chehalis silt loam,occasional overflow 33G Melby silt loam,60 to 90 percent slopes Field she 11B Cornelius and Kinton silt loans,2 to 7 percent slopes 11C Cornelius and Kinton silt loans,7 to 12 percent slopes 34C Olyic silt loam,5 to 12 percent slopes 11D Cornelius and Kinton silt loans,12 to 20 percent slopes 34D Olyic silt loam,12 to 20 percent slopes AD HOC BC 11E Cornelius and Kinton silt loams,20 to 30 percent slopes 34E Olyic silt loam,20 to 30 percent slopes 11F Cornelius and Kinton silt loams,30 to 60 percent slopes 35E Olyic silt loam,5 to 30 percent slopes* Small air 12A Cornelius Variant silt loam,0 to 3 percent slopes 35F Olyic silt loam,30 to 60 percent slopes cemet • 12B Cornelius Variant silt loam,3 to 7 percent slopes 35G Olyic silt loam,60 to 90 percent slopes L. 12C Cornelius Variant Silt loam,7 to 12 percent slopes 13 Cove silty clay loam 36C Pervina silty clay loam,7 to 12 percent slopes 14 Cove clay 36D Pervina silty clay loam,12 to 20 percent slopes STATE COO 36E Pervina silty clay loam,20 to 30 percent slopes 15 Dayton silt loam 36F Pervina silty clay loam,30 to 60 percent slopes 16C Delena silt loam,3 to 12 percent slopes LAND DIVI. ''(i `f 37A Quatama loam,0 to 3 percent slopes (sections a 17B Goble silt loam,2 to 7 percent slopes 3713 Duatama loam to 7 percent slopes ROADS 17C Goble silt loam,7 to 12 percent slopes 37C Quatama loam,7 to 12 percent slopes 17D Goble silt loam,12 to 20 percent slopes 37D Quatama loam, 12 to 20 percent slopes 17E Goble silt loam,20 to 30 percent slopes Divided(r 18E Goble silt loam,2 to 30 percent slopes* 388 Saum silt loam,2 to 7 percent slopes if scale 18F Goble silt loam,30 to 60 percent slopes 38C Saum silt loam,7 to 12 percent slopes Other roz 38D Saum silt loam, 12 to 20 percent slopes 198 Helvetia silt loam,2 to 7 percent slopes 38E Saum silt loam.20 to 30 percent slopes 19C Helvetia silt loam,7 to 12 percent slopes 38F Saum silt loam,30 to 60 percent slopes Trail i• 190 Helvetia silt loam,12 to 20 percent slopes 19E Helvetia silt loam,20 to 30 percent slopes 39E Tolke silt loam,5 to 30 percent slopes i ` 20E Hembre silt loam,3 to 30 percent slopes 39F Tolke silt loam,30 to 60 percent slopes ROAD EMBt 20F Hembre silt loam,30 to 60 percent slopes 20G Hembre silt loam,60 to 90 percent slopes 40 Udifluvents,nearly level Interstate 21A Hillsboro loam,0 to 3 percent slopes 41 Urban Land 21B Hillsboro loam,3 to 7 percent slopes 21C Hillsboro loam,7 to 12 percent slopes 42 Verboort silty clay loam Federal 21D Hillsboro loam,12 to 20 percent slopes 22 Huberly silt loam 43 Wapato silty clay loam State 44A Willamette silt loam,0 to 3 percent slopes 23B Jory silty clay loam,2 to 7 percent slopes 448 Willamette silt loam,3 to 7 percent slopes 23C Jory silty clay loam,7 to 12 percent slopes 44C Willamette silt loam,7 to 12 percent slopes County,fa 23D Jory silty clay loam,12 to 20 percent slopes 440 Willamette silt loam,12 to 20 percent slopes 23E Jory silty clay loam,20 to 30 percent slopes 45A Woodburn silt loam,0 to 3 percent slopes 23F Jory silty clay loam,30 to 60 percent slopes 456 Woodburn silt loam.3 to 7 percent slopes RAILROAD 45C Woodburn silt loam,7 to 12 percent slopes • 24G Kilchis-Klickitat complex,60 to 90 percent slopes 45D Woodburn silt loam,12 to 20 percent slopes POWER TRA l 25E Klickitat stony loam,3 to 30 percent slopes 25F Klickitat stony loam,30 to 60 percent slopes 46F Xerochrepts and Haploxerolls,very steep (normally r 25G Klickitat stony loam,60 to 90 percent slopes 47D Xerochrepts•Rock outcrop complex PIPE LINE 26 Knappa silt loam (normally r • FENCE i "Broadly defined unit (normally r LEVEES Without rc With road With railrc DAMS Large(to Medium or • STORMWATER MANAGEMENT MANUAL FOR THE PUGET St._..D BASIN Table III-1.3 SCS Western Washington Runoff Curve Numbers (Published by SCS in 1982) Runoff curve numbers for selected agricultural, suburban and urban land use for Type lA rainfall distribution, 24-hour storm duration. LAND USE DESCRIPTION CURVE NUMBERS BY HYDROLOGIC SOIL GROUP A B C 0 Cultivated land(1) : winter condition s 86 91 94 95 Mountain open areas: low growing brush & grasslands 74 82 89 92 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed 42 64 76 81 Wood or forest .land: young second growth or brush 55 72 81 86 Orchard: with cover crop 81 88 92 94 Open spaces, lawns, parks, golf courses, cemeteries, landscaping. Good condition: grass cover on L75% of the 68 80 86 90 area Fair condition: grass cover on 50-75% of 77 85 90 92 the area Gravel roads & parking lots: 76 85 89 91 Dirt roads & parking lots: 72 82 87 89 Impervious surfaces, pavement, roofs etc. 98 98 98 98 Open water bodies: lakes, wetlands, ponds etc. 100 100 100 100 Single family residential(2) : Dwelling Unit/Gross Acre %Impervious(3) Separate curve number 1.0 DU/GA 15 shall be selected for 1.5 DU/GA 20 pervious & impervious 2.0 DU/GA , 25 portions of the site 2.5 DU/GA 30 or basin 3.0 DU/GA 34 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA ' S0 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 PUD's, condos, apartments, %impervious commercial businesses & must be industrial areas computed (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Sec. 4, Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff is directed into street/storm system. (3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. III-1-12 FEBRUARY, 1992 Jvipac± Study Greenburg Heights IMPACT STUDY TRANSPORTATION SYSTEM: The proposed 10-lot subdivision development fronts SW Greenburg Road to the south, SW 95th Avenue to the west, Boetcher's Addition to the east and Gearhart Acres to the north. There is an existing home fronting SW Greenburg Road with a driveway and one (1) existing drop. All the curb and sidewalk along SW Greenburg is installed and the drops will be removed and replaced with curb and sidewalk with the development Per our Pre-Application Conference Notes, SW Greenburg Road will have an additional • 15-feet (+/-) of right-of-way dedication to provide a 50-foot right-of way from the centerline of Greenburg Road. Stormwater run-off from the road fronting the project site (Greenburg Road) will continue to be collected and conveyed with the existing storm system in the road. The access to the proposed development for the 10 lots will be via the new proposed public street that connects to SW Greenburg Road. There will also be one (1) private street that connects to the new public street. The proposed development will generate 16- AM peak hour trips and 14- PM peak hour trips. This level of usage is deemed to be well below any threshold value that would trigger a detailed traffic impact study. The additional traffic generation is well below 10% of the peak hour traffic on Greenburg Road (1175 vph). DRAINAGE SYSTEM: Storm water runoff from the existing site drains to the northwest corner of the property and to the southern edge of the property. The flow to the northwest eventually drains into • inlets located in SW Greenburg Road to the west of the site. The flow to the southern edge drains into an inlet located in SW Greenburg Road at the east property boundary. The development of the proposed subdivision does not change the drainage pattern but instead of utilizing overland flow, the flow will be collected, treated, and detained prior to discharge into the existing storm drainage system located in SW Greenburg Road. Water quality treatment of the proposed newly created impervious area will be by cartridge filter catch basins, by Stormwater Management, sized appropriately in accordance to CleanWater Service's water quality requirements. Detention will be provided by an in-ground pipe detention facility, which will be sized to discharge at the pre-developed flow rates. PARK SYSTEM: This development is not proposing to donate any land to the City of Tigard for open space and parks. GREENBURG HEIGHTS SUBDIVISION 1 IMPACT STUDY SEWER SYSTEM: There is an existing 8-inch sewer line located in SW Greenburg Road at the southern edge of the project. The line now terminates at a manhole at the western edge of the project and is located approximately at the centerline of existing pavement. This line is proposed to be extended to the east 90 feet and a new manhole constructed to receive the sanitary flow from the proposed subdivision. WATER SYSTEM: An 8-inch waterline exists in SW Greenburg Road and will be connected to a new line that will run through the new public street. The meters will be banked off of the public street to serve the lots located on the private street. NOISE IMPACTS: This development is a single-family detached residential subdivision which should not generate any extraordinary noise impacts to the surrounding neighbors. • GREEN BURG HEIGHTS SUBDIVISION 2 IMPACT STUDY TRIP GENERATION CALCULATIONS Land Use: Single-Family Detached Housing Land Use Code: 210 Variable: Dwelling Units Variable Value: 10 AM PEAK HOUR PM PEAK HOUR Trip Rate: T=0.700(X) + 9.477 Trip Rate: Ln(T)—0.901 Ln(X) + 0.527 Enter Exit Total Enter Exit Total Directional 25% 75% Directional 64% 36% Distribution Distribution Trip Ends 4 12 16 Trip Ends 9 5 14 WEEKDAY SATURDAY Trip Rate: Ln(T)= 0.920 Ln(X) +2.707 Trip Rate: T=0.886(X) + 11.065 Enter Exit Total Enter Exit Total Directional 50% 50% Directional 50% 50% Distribution Distribution Trip Ends 63 63 126 Trip Ends 10 10 20 • c2Ws H%e - S cree...V1 1‘)11.3 SEP 1 3 2004 FileNumber I if 7 5 . L-111 T 11 N . . . L �" . , . +�..__. r. ` By - • : . . Pre-Screening Site Assessment Oat.ddmmitnitat'j mar- r�. -Jar Date 9' 13/ Jurisdiction Cy o1 y_ Map &Tax Lot /S/ 3 SC4L(, ,� 3 v U ,-o Owner , a,C /oi A. Site Address //4l yt.2 St-i-J Grwe..7 66,-.6",_ .31 a 0 - ai 7 - 90 %i✓ Cte t„),‹ -3 Contact an? ca. r'11�--' Proposed Activity Address ,5..z- 46s, °', ti c_ /Q -p�f suhllyd�,D �! 1,1,,,, SG69ii .4e i�/vd 49.3-3..- Phone br.r✓(7. , G,"'e-...- 1,50 re k�X1 v - e.. -I-5S -�.e sZ yzoc . • Official use only below this line is t3 Y N NA Y N NA Sensitive Area Composite Map Stormwater Infrastructure maps I� ►► I I Map # /5/ w.�_- rl 1 Li as# 14.21'? Specify 0 — I Locally adopted studies or maps `u I L I Other J/A S P fY _ Specify -- Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 04-9: I 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. aSensitive 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 STORM WATER CONNECTION PERMIT. n The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: Reviewed By: G% /�v Date: /9'/7/4 y Retur ned to Applicant Mail X•Fax Counter Date 7//VC/ By 155 N First Avenue,Suite 270•Hillsboro,Oregon 97124 Phone: (503)846-3553•Fax: (503)845-3525•www.cieanwarcrse-vices.ag 7 •A rrrn rnL a-nr � r r • el F:r, "u• 0. 1 .04 :A1? •� Aus • 6. 2004 2:35PM CLEAN WATER SERVICES 503 6814439 t No . 2666 P. 1 �t[lE•. i.�• ' . i l:, • • JUL 2 '7 2.004 File Number (,f3- a. * ean' later Serv ,e5. h,{/{ vd,rrnriYmcn{'.ta{ :�{r_ n• Senaitivkiegr crooning Site Assessment Jurisdiction 6'C.73' J� Gr� Date _ZsA240�� Map &Tex Lot • L-5/ CA • 3�' , !nr at.lv.t, Owner kade.f-!ia4+l r'Site Address //y40 Sirs �>6 34o 9.090 7 d o� 1 ��a.� Contact Proposed Activity Address Sir.�DEs�,✓ if) -/o r S� v,�b�i ri y�s _. Phone , ,?liye-.e.ra _ asp- y�c7ci� peke(uav o.,y DHOW rni,iii Y N NA Y N NA n�1 Sensitive Area Composite Map Siormwater Infrastructure maps • L� tap 10 i5I1.1P OS# tigt _ -- n n Locally adopted studies or neaps Ej L_-_I a Other Specify-- Specify _�—_-- Based on a review of the above Information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No.O4-9: ❑ Sensitive areas potentially exist on site or within 200' of the alto. 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. Sensitive areas do not appear to exist on site or within 200' of-the sits. This.pre- screening site assessment does NOT eliminate the need to evacuate and protect water quallty.sensitive areas if they are subsequently disoovered 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, E The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE'PROVIDER LETTER IS REQUIRED. Comments: Reviewed Sy: ,. Data: 2V,9. Returned to Applicant Mail Fax Counter Post-it"Fax Note 7671 oaie 3 f6 oy 4 s• I/// Date By TO 7711411414 Arid Arid e �4 egt„, co./Dept, Co. �. .5 Phone It Phone 0``,rvs..6.3t /� E ' d ESSB-69'-COS 911 utsaj ?IS WHOl :8 X002 CI daS Acbor ,'&F Pepor± Walter H.Knapp Silviculture& Urban Forestry September 30, 2004 ARBORIST REPORT—GREENBURG HEIGHTS The proposed Greenburg Heights development in Tigard is basically an open site, with scattered landscape trees, none of which are larger than 12 inches in diameter. Trees growing on adjacent properties east and west of the site have canopies that extend across the boundary. The area beneath the canopy (the dripline area) is considered the default protection area for adjacent trees. The preliminary location of adjacent tree driplines is shown on the existing conditions plan. Much of this protection area falls within planned setbacks. Specific delineation of the protection area will be determined by: • Survey of trunk location of trees on adjacent property. • Identification of property boundaries. • Measurement of crown dimensions (dripline). • On-site investigation of root zone and root characteristics where needed. The size and location of the protection areas will need to be considered in grading and utility plans, as well as in determining location and design of building footprints. Protection fencing location and type will be determined by the project arborist and incorporated into a tree protection plan. Arell Walter H. Knapp Certified Forester, SAF 406 Certified Arborist, ISA PN-0497 7615 SW Dunsmuir Lane,Beaverton, OR 97007 Phone:(503)646-4349 Fax:(503)265-8117 1/1 0tf17_4.1n a inn n-> oa Sup9R pPoyJoqra� July 28, 2004 RE: Greenburg Road Heights Dear Interested Party: I am the owner of the property located at 11490 SW Greenburg,Tigard(Tax Lot 2300 and 2302 of Tax Map I S 135CA).I am considering proposing the development of a 10-lot subdivision at this location. As a part of this proposed subdivision,I am requesting an adjustment to the access spacing requirement of 600 feet for streets and driveway spacing.Additionally,I am requesting an adjustment to the minimum centerline radius requirement of 166 degrees for the proposed public street running through the project site. Enclosed is a preliminary drawing of the proposed development. Prior to applying to the City of Tigard for the necessary permits,I would like to discuss the proposal in more detail with the surrounding property owners and residents.You are invited to attend a meeting on: Thursday,August 19th,2004 Tigard Water Building Richard M.Brown Auditorium 8777 SW Burnham,Tigard 6:30pm Please notice this will be an informational meeting on preliminary plans.These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you.Please call meat(360) 817-9090 if you have any questions. Sincerely, 114 Max Moini Property Owner Tiq I'n FREQUENTLY ASKED 'of City of Tigard NEIGHBORHOOD MEETING QUESTIONS D ni Commuty What Is The Purpose Of This Neighborhood Meeting? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to. let them know what issues or concerns you have in regard to their proposal. What Happens After The Neighborhood Meeting? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. For all types of applications, property owners within 500 feet of the subject parcels receive notice of the public hearing (if applicable), notice of the decision, and are given the opportunity to appeal the decision. What If The Proposal Presented At The Neighborhood Meeting Is Not What Is Actually Submitted? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the • project is entirely different, a new neighborhood meeting would be required. In any case, notice of decision is sent to property owners within 500 feet of the proposed development allowing them the opportunity to appeal. How Do I Know What Issues Are Valid? A decision is reviewed based on compliance with the Tigard Development Code. Review the development code to familiarize yourself with what is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard City Library or a copy may be purchased at the Community Development Services counter. You may also contact City Planning staff and ask what the standards are for a specific issue. Be prepared, however, that you may not LIKE all the standards, but at least you know what they are. If a development meets the code standards, it can proceed. z y.' arij). .s�^a"�3vk.�''R rta r . '''''r . i N;Atf ,} k _ w ,0 7 n. N sO. °as.V , ° t t „ -... �,4 Q s ,.. is\curpin\Julia\citinfo2.doc 159.05' -� r--- f 37.1T � � T—_- IN _ 37.12 I I I ^S�J I I 1 I� LOT 5 I 1 L_I LOT 6 I SETBACK EXHIBIT ii ( BUILDABLE 12.5" 12.6' a (TM) I AREA 1088.89 S Fi I BARER 1051.47 S.F.I *1 I — _3118'__ j t'll im 7E-i L. _um.__ ---�P'P---- � I I rg j----I'FRp4T YARD I 1 I I LOT 4 1�T�i .) I ¢ I I 10l II. r0 Ce I LOT 7 .I _ 1 Y1 F 0 180' MADE I I I I AREA:1242.80 SF.I � 11 I . i I BUILDABLE S.F. 6A ... 18. AOE 180' I I 28 0 I L 60 SIDE YARD - I-- ^_8°•0, __ 1 I I — �+ , 1 I 34.16 °d 10.00' I� '�' I "1 I I LOT 8 �I1& 'I °' )•I ,BUILDAOBITE 3 BUILDABLE I 10,1 II AREA:1082.01 - . I� AREA 1��86 S F. F I iii A. 1 i__ 44.0'__ _ L- — —_aar _ _ I \ :1 LOT 9 I I 1 �� BUILDABLE b1$ _ N I AREAS 1360.96 S.F. I i� A`, V — 3478_. — _I PUBLIC ST. 'A' \ \_ 1,— g�Q�,�'�BLALDABLf , \ \\L_19.. 1 AREA:1106.70 SA , ---Tar-------... ` ) LOT 10 b I 1 ih 27.37' I 1- z9—DD \r� 'I `$ I I � I g I_____li 8 0.0' ` , L 30.31_ _I I 1 LOT 2 w I, 28.0' _e°�--- I BUILDABLE' .1 I 1 �� I , /— 49.2 186.0' AREA:1178.89 F I I r TOTAL ACREAGE - 1.07 0.ADEQUATE t — _ I�� - --- -- _ r - - •• Js2' IAN I I� � Iom 1 is Il la LOT 1 t I 1 I BUILDABLE g II I ■ I PROPO R I AREA:1328.98 S.F. k L.--------.30.82'--- TRIAN ''. 1 . 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"' Ave. 1-;.491/ oR '/-7ZZ3 503 62o.-6,o 1 % \--QA.9:5\`) \\W-01 ,W, .-, -k)t-1 W-e-3 \ l (,' ,,\ 0 c\n WI 50-1-151V5`6 H/v V,Noviviiv Pa, 6o)( 23o3 4 7:: TI"I' t (X, � --2 z e1 3-4 57) s?fZ --Ba.fbac�"lakii S ?Li-DS-60) ,64 ,k_6 z j a(cf n ?7;02 3 .5?),3--(0Ye/46//( • -Of NI/ 41--- -ii /OP CY*ii -- :!r_• . ©e / )z&S G!-' eg- ct-30 Y c1 cari 1150 5W G tul6oNt. 0oc[ T‘o oyd T. cf1223 Go30047'77 \ \\C')0 SW C r c'cl 123 a3 b-zt3..zo`\- 7 � /; /1_ _r e K f 7v) — 0y7-�3 . r, i , ,, 7 / f • 1\LUT1\DATA\Shared\LDS\LIBRARY\Forms\publc\neigh mtg packet.doc Neighborhood Meeting Minutes Project: Greenburg Heights Applicant/Owner: Max Moini Date: August 19th, 2004 Location: Tigard Water Building, Richard M. Brown Auditorium Time: 6:30 p.m. Project#: MAX-001 1. 0 INTRODUCTION: Steve Roper, PE, from SR Design LLC introduced himself to the meeting attendees. 2.0 OVERVIEW: Steve Roper gave an overview of the proposed design plan for the property. The project involves a 10-lot subdivision on 1.07 acres. The project site is zoned R-12, allowing for a maximum of twelve units per acre. The project falls within the minimum and maximum density requirements for R-12 zoning. There is street creation of both a public and private street. The public street will be stubbed at the north end for future connectivity. Additionally, the applicant is required to widen SW Greenburg Road to support Tigard's Transportation goal to make Greenburg Road an arterial street. In addition to submitting a subdivision application, the applicant will be requesting two adjustments. The first request is an adjustment to the access spacing requirement of 600 feet for streets and driveway spacing. The second request is for an adjustment to the minimum centerline radius requirement of 166 degrees for the proposed public street running through the site. 3.0 QUESTIONS AND COMMENTS: A neighbor asked what the owner plans to build. Steve responded that single-family detached homes would be built; one house per lot. A neighbor asked how big the houses would be. Max Moini, the applicant/owner of the subject property, responded that the houses would be between 1400 and 1800 sq. ft. A neighbor asked to see what existing and proposed fire hydrants were planned. Steve Roper responded that there was an existing fire hydrant across Greenburg Road from the project. A new hydrant would need to be placed on the private street to meet the 300 foot requirement. A neighbor asked why there was a public street running through the subdivision. Steve responded that the City of Tigard didn't want a private street. The City of Tigard is trying to mitigate traffic off of Greenberg Road. This public road will provide connectivity to future developed properties in the area. Greenburg Heights Neighborhood Meeting Minutes Page - 1 A neighbor asked whether the proposed public street could be moved to the west side of the property. He was concerned about the traffic speed on Greenburg. Steve added that there were trees on the western property line, and that the eastern neighboring property has to have access off the proposed public street. Previous access was shared by the existing lots. A neighbor asked if the owner was planning to buy the duplexes on 95th. He expressed that he would like to see them go away. The applicant/owner, Max Moini, said he had no plans to purchase the buildings. A neighbor asked if the City of Tigard had reviewed the design plans. Steve responded the applicant/owner went to the City with a different layout than the one presented at the neighborhood meeting. The City of Tigard Planners suggested that we needed to shadow plat future development. Steve also said that the City wanted to plan for improved neighborhood circulation, which is why they are creating a public street. A neighbor asked how long the private street had to be before it has to meet fire department code requirements. Steve responded that streets more than 150 feet had to provide adequate turnarounds. A neighbor expressed concern about the construction traffic. There are no stop signs and there are children who play on 95th Street. Steve responded that a traffic control plan would be coordinated. A neighbor asked when construction would begin. Steve responded that it depends on the weather and the 120-day review of the application. A neighbor asked if the preliminary drawing meets City requirements. Steve responded yes, but with a few exceptions. Steve wanted to know where Margaret, a west neighbor, was in relation to the subject property. Margaret pointed out that her home was west of the subject property, which is in the pathway of the public street. A neighbor asked how old the existing house was on the subject site. Max Moini responded that it was built in 1905. A neighbor asked if the owner planned to demo it. Steve responded that it will either be demolished or relocated. A neighbor shared that she has seen vandalism on the property. There are no lights and people sometimes park their cars there. A neighbor asked what street improvements are planned. Steve responded that they will create a public road. Greenburg Road will be widened with a fifteen feet frontage dedication. A neighbor expressed that he will object to the land use application if the public road is placed as shown at the neighborhood meeting. Steve responded that they had originally planned to put the road on the left side, but there were concerns about the existing trees and having to provide an easement to the property. Greenburg Heights Neighborhood Meeting Minutes Page -2 A neighbor added that this was just a neighborhood meeting. The application was going to the Planning Commission. 4.0 ADOURNMENT: Steve Roper thanked everyone for participants for attending the meeting. At approximately 7:10 p.m. there were no other questions and the meeting was adjourned. These meeting minutes have been interpreted and prepared by SR Design as understood. • Greenburg Heights Neighborhood Meeting Minutes Page- 3 AFFIDAVIT OF MAILItr,JiPOSTING NEIGHBORHOG.. MEETING NOTICE dIMPORTANT-NOTICE: THE'APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGAR QO;PY OF THE ,,;. a NEIGHBORHOOD;'MEETING'NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE'S-AME TIME PROPERTY "t ,IOWNERS ARE MAILED' NOTICE, TO THE ADDRESS,BELOW: ' l,� ; :.,° ti�k', A �„ City of Tigard Planning !vision ° N :. .. ' , . "- � �;: ,..::;::',;:e. �=,;..;;,:::,;;:.;.:4 �, ` , fi�a y' 'x�: 13125 SW Hall Boulevard '' '- . ,. ,�, Y u `�? f� : Tigard,. OR 9721348189 ". .. 9a "a4' e { w� �1i ��G i';'� 1�� s to ry�'E ,:!'t Ih r ` rOpMP �� P CA1TSHALLSUB, T CN`,.0, � . , i1 « ; Tea II kr l ,,,�- .��,��T���I ., �� E QF e, '�E..ti ,.s IME OF APPLICATION.' MAILING: 20 Jh1 r g duly depose say 3�' 'day of �` ``. la � l � ) bein dul sworn, de ose and sa that on the � , 0 4 . I caused to have mailed to each of the persons qn the attach• ai list, a notice of a meeting to discuss a oposed development at(or near) j 14-CS 1' :h. , MNN-N,,i S E j({, , 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 aid per pons and were deposited on the date indicated above in the United States Post Office located at Hsi, t'I-N.. t S eur\CJ with postage prepaid thereon. ` �- S.• ature (In the presence of a Notary Public POSTING: I, Styir c`c o v\ , , 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) current) registered) t‘&\t ¶ :� Ca r e �,� �,`.; , r�c r and did on the L�j th day of 3t , 20c,. L personally post notice indicating that the site may be roposed for a application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at I 1 `i 9 o s, t.A) c--t ye--_c_ c_fh ,6c)r % ' \ f el I - t? (state location ocation you posted notice on property) C1-1 1.2 3 ignature (In th- presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF ) County of ) ss. Subscribed and sworn/affirmed before me on the day of , 20 . NOTARY PUBLIC OF OREGON My Commission Expires: .pplicant, 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:Uogin\patty\masters\affidavit of mailing-posting neighborhood meeting.doc CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CITY OF TIGARD 13 12S SW HALL BOULEVARD Community Development I GAR TIGARD, OREGON 97223 ShapingASetterCommunity PHONE: 503-639.4171 FAX: 503-684-7297 (Attn: Patty/Planning) RtUi? PO R NtO ? P10 f E 4IT ' t ' M A 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: 2300 INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: (NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this time) to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you can request 3 sets provided your land use application will be submitted and deemed complete by the Planning Division within 3 months from this request.)\---))NAME OF CONTACT PERSON: S Mci \ PHONE: Sy 33-30 - bci a 1 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 Carr' 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 HE CITY VS. RE-TYPED MAILING ING LABELS WILL MAILING LABELS BE ACCEPTED.PROVIDED Cost Description: $11 to generate the mailing list, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE* 'COST FOR THIS REQUEST 4 sheets of labels x$2/sheet= $8.00 x 2 sets= $16.00 4,sheet(s)of labels x$2/sheet=$/ x sets= 2 sheets of labels x$2/sheet for CIT area x 2 sets=$ 4.00 / sheet(s)of labels x$21sh et for 0)1/area=$ x �= Z' GENERATE LIST =$11.00 � � <j� %'� 7/C`/- GENERATE LIST __OVIirs TOTAL =$31.00 �r/ TOTAL =$ (.9 1 CITY of TIGARD J� GEOGRAPHIC INFORMATION SYSTEM �, AREA NOTIRED (500') I °°° ,=:,0° 0°°00 • °go _o°° goon °oo° Were — FOR: Shirean Moini _ — — — a RE: I S 135CA; 2300/2302 W 1 0 ° o n c - i._— - 1�75p017B1 1 3tciiBW7 11115CBB17A1 I t mcket1505 11171611111 i]175C11011W 11115WI11 1 ' 1S175a11i1W NOR1 H �� `" 1 Property owner information is1 B B 1 DAKOTA ST is valid for 3 months from i - .. , the date rinted on this ma .ist1 uml W m 122BIm mos aA is 7510 1 te 501Btie01i5BWe Be 151/30151/30111T93 Ui]Staa11111s175Cafi19e7 I 111 MOON _i a / 13 6Cb07711 i--' j/31/3011111105 1 I 131l5a17iell 511111131101151111111511111131101151111111038001 jm15101411 _ _-- --- 11115p0U1B me�W61 4 7508-_ 1117 5OpWifiir175CbB700' II�� 1S I75fB01IW•11110** - win- i11]5p1RtI 1 15177GIaee � - . - - Y175M"' 11115W05a W—-- lsunio5ml tst]slaa Tat / 1IR11h- aeiea .. 1S5CatI1B0 15U51BB56e01117sOtese f I-1M77CA0e>♦� nUSCb07aa0 7511155 �_�\_j tA7scBi1 \\ — 1�i75pale�i�1T(� �� "seat]: 5118511: - IA //C.— V ` ]tcoal ., �y�►`!'i_ II uuB �s]ae']SC11011HB `�_ _ ISUSCaeliai I731]50la5170 3175WO100a spu SU5CW17e1 -\� 5171778 J� I1S17501191Bft -- t75Ceel9� �. 171751WBSta 1750e61181� mill N m' Z 15115ClatiaB _.- /1 ,7511W1Ba — isU5CW1100 551110 61 O< 7 618107 6 0 A V\C�^� iQllsteealea -_ __ 1at75e1a1 U715C01a7B8 1pi5CBWte1 C n — Q I I 0/i) I 0 100 200 300 400 Feet I m]7CW15W 15175CB11111 177/1/01 1517WCB71a0 j� \�/) l . , — tst7se00030 r-- 81751111507 --r,... =308 feel I Ilk ..4 )1../ '75175Ctp1�1 17UW1eW11 - rs CO. 8175041110 I n-lsceta181 151?5eesetai I I I 1/! =man a 05 751/075/0 m HUD W 150750112280 T ` Q 1 in7selnm 11311:1011170 i l_ 1 L__ C I - USCWi LEWIS t:ima Ba ��� ,�1 �, cm ��./ �� CYV LN TsustcB7me Q)� —a+t !1I1,du .. . ts✓75ceB7�Oa --1 --- --( I m7sce0000a' _ City of Tigard l - 11]SCW711B15r5770270� \\\ / — �1I Mir-■ A �317scoe7]de i51i51e070B0 Information on lids map is for general location only and • Should be verified with the Development Services Division.• L ■ 13125 SW H5H Blvd 91N PIHA�. CT�� I _ rigaro,OR 97223 PIHAS ST �: — • • ELA (503)639-4171 Community Dever, .rent Plot date:Jul 27,2004;C:\may ,AGIC03.APR 1S135CA-03700 1S135CA-01900 AASVE SANDRA J AND DAVID J CARROLL SONDRA 11309 SW 95TH AVE 11330 SW 97TH CT TIGARD, OR 97223 TIGARD,OR 97223 1S135CA-09000 1S135CA-08500 ACOSTA ADILIA CASTILE JAMES &AUDREY 11455 SW ESAU PL 8100 SW DURHAM RD TIGARD,OR 97223 PORTLAND,OR 97224 1S135CD-00100 1- 35CA-08600 ALVARADO MARTA M TRUSTEE CAS _ .•MES&AUDREY 11525 SW 95TH AVE 8100 ; ► RHAM RD • TIGARD, OR 97223 PORTLAND, •" 97224 1S135DB-10100 1S135DB-06500 ANDERSON GARY ROBERT& CHRISTOPHER BASIL R AND SHARON LEE TRUST BELINDA L BY ANDERSON GARY ROBERT/SHARON LEE 9460 SW NORTH DAKOTA 11160 SW 95TH AVE TIGARD,OR 97223 TIGARD, OR 97223 1S135CA-03200 1S135DB-10000 ARENDES CARINE E& DAVIS BARBARA J ARENDES SHARON L 9405 SW NORTH DAKOTA ST 9524 SW NORTH DAKOTA ST TIGARD,OR 97223 PORTLAND, OR 97223 Si 35 DB-05400 1 S135CA-02400 BALES MARY ELIZABETH& DAVIS MARGARET M TRUSTEE TERRY VERN 11470 SW GREENBURG RD 11390 SW 94TH AVE TIGARD,OR 97223 TIGARD, OR 97223 • 1S135DB-05700 1 S135CA-01702 BARNEY CHARLES R&CATHY L DAVIS PETERS &KAREN M BOROSKE 11450 SW 95TH AVE 4348 SW WASHOUGA AVE TIGARD,OR 97223 PORTLAND,OR 97201 • 1 S 135CA-00307 135CA-0170 BEACON HILL PARTNERS LLC DA" P• ER S& KAREN M BOROSKE 7831 SE LAKE RD#200 434• ' 4 ASHOUGA AVE PORTLAND,OR 97267 '•RTLAND, •R 97201 1S135CA-00301 1 135CA-0171. BUYS FRANCES E DA ER S&KAREN M BOROSKE 9645 SW NORTH DAKOTA ST 434; W •' HOUGA AVE TIGARD, OR 97223 ••RTLAND,O' 97201 1S135CA-00100 1S135CA-01700 BYRUM ALBERT G III DAVIS STEVE&BARBARA 1165 SW 95TH AVE 11300 SW 97TH CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S135CD-03700 1 S135D6-07000 DAW LAWRENCE D DYE WARD J&KAREN M DAISY L 213 HIDALGO 11605 SW 95TH AVE LAKE OSWEGO, OR 97035 TIGARD,OR 97223 1S135DC-03000 1S135DB-05100 DEGROOD AL MNIRGINIA E EATON DICK B&LINDA L REVOCABLE LIVING TRUST 9625 SW LEWIS LN BY AL MNIRGINIA E DEGROOD TRS TIGARD,OR 97223 22730 SW CHAPMAN RD SHERWOOD,OR 97140 1S135DB-05602 1S135C0-03601 DICKSON DONALD K&CAROL A EATON RICHARD B&LINDA L PO BOX 219028 9625 SW LEWIS LN PORTLAND,OR 97225 TIGARD,OR 97223 • 15135CD-01702 151350B-07300 DOBLIE JUDY K EMORY JESSE B& 11640 SW 98TH AVE LEIGH A TIGARD, OR 97223 11280 SW 94TH AVE PORTLAND,OR 97223 1S135CD-01500 15135C0-01600 DORSETT R CRAIG EMPKIE ROBERT L JR 11550 SW 98TH AVE 6315 SW 198TH AVE TIGARD,OR 97223 ALOHA,OR 97007 S135CD-02900 1513508-06300 DOTSON JASON B/SUE D ENDICOTT MICHAEL R& 9570 SW LEWIS LANE MELISSA J TIGARD, OR 97223 11270 SW 95TH AVE TIGARD,OR 97223 15135CD-00202 135CA-09 0 DRENNAN DAVID&JOAN ES E ATES OWNERS OF PO BOX 23603 LOTS TIGARD,OR 97281 1 S135CD-09000 1 S135DB-06600 DRENNAN DAVID A&JOAN ESTES ALICE L PO BOX 23603 9430 SW NORTH DAKOTA TIGARD,OR 97281 TIGARD,OR 97223 • 135CD-0920 35CA-04 0 DR A AVID A&JOAN F G ELOPMENT INC PO B 603 T ARD, OR 7281 135C0-0910 15135CA-00303 DR A AVID A&JOAN GILLINGHAM TERRY L AND 'O B 3 SHARON A T ARD,OR 281 9605 SW NORTH DAKOTA TIGARD,OR 97223 • 1S135DB-05300 1 S135DB-05200 HARDT FREDERICK W III AND JAKOVICH JOHN D& MARY LOU GLORIA J 11450 SW 94TH 11420 SW 94TH TIGARD,OR 97223 TIGARD, OR 97223 1 S 135CD-00205 15135CA-03100 HASTING THOMAS D JAMES FRED C SHARON M 9545 SW NORTH DAKOTA ST 9555 SW LEWIS LA TIGARD, OR 97223 TIGARD,OR 97223 1S135CD-03800 1S135CA-02300 HASTING THOMAS D& SHARON M JANIS YOUTH PROGRAMS INC 9555 SW LEWIS LN 738 NE DAVIS TIGARD,OR 97223 PORTLAND,OR 97232 13135DB-05601 1 35CA-023 HERNANDEZ ABRAHAM VERDE & JANI TH PROGRAMS INC HERNANDEZ OSCAR VERDE 738 D S 11385 SW 94TH AVE RTLAND,0 97332 TIGARD, OR 97223 1S135CA-03400 1S135CA-01800 HERNANDEZ JOSE R& JAUCH ROGER P JURADO MARIA S & JAUCH BRENT H HERNANDEZ-J MAURILIO 10648 SW 41ST AVENUE 11253 SW 95TH AVE PORTLAND, OR 97219 TIGARD, OR 97223 S135CA-01901 1S135C0-03500 HERNANDEZ SUANNY& JOY DANIEL J HERNANDEZ NOHEMY & 9655 SW LEWIS LN LORENZO-CARMONA LUIS TIGARD,OR 97223 9640 SW NORTH DAKOTA TIGARD, OR 97223 1S1350B-06100 1S135CA-08700 HOUSING AUTHORITY OF JUNGKIND WERNER TRUST WASHINGTON COUNTY c/o JUNGKIND ROSE M&DEBORAH M 111 NE LINCOLN ST#200-L 10820 SW SUMMER LAKE DR HILLSBORO,OR 97124 TIGARD,OR 97223 13135DB-06200 1S135CA-08900 HO. ING AUT .RITY OF KHAN MUSTAFA K& WAS G : COUNTY LOVELY REHANA S 11 1 N OLN ST#200-L 11435 SW ESAU PL H SBORO, •- 97124 TIGARD, OR 97223 1S135CA-03000 1S135DB-07100 HOWLAND JOHN P KING DOUGLAS A 9568 SW NORTH DAKOTA ST 11320 SW 94TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 1S1350C-03001 16135CD-03400 HUANG JIA-HWAY KNEELAND JAMES H& DEBORAH L 1910 SE TALTON AVE 9690 SW LEWIS LN VANCOUVER,WA 98683 TIGARD, OR 97223 1S135CA-01902 1S135CD-00300 KOCIEMBA DIANE E LEWIS GARY M TRUSTEE PO BOX 231021 3975 SW 97TH AVE TIGARD,OR 97223 PORTLAND,OR 97225 1S135DB-05504 1S135DB-06400 KREISBERG LOUIS & ELIZABETH J LEWIS MARY R 11350 SW 95TH AVE 11250 SW 95TH TIGARD,OR 97223 TIGARD, OR 97223 1 S135CD-03100 1 S135CD-03600 KURTZ GAREY L LEWIS SEAN M&JANEL K 9600 SW LEWIS LN 9595 SW LEWIS LN TIGARD, OR 97223 TIGARD, OR 97223 1 S135DB-06800 1S135CA-00305 LACY JON R AND JANELLE A MAGNUSON AARON T&TINA R 11265 SW 94TH 9635 SW NORTH DAKOTA ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CA-08300 1S135CD-00500 LAMET DANIEL G& MAHAR MARYLOU LAMET V&VERNA PO BOX 1064 11355 SW 97TH CT NEWBERG, OR 97132 TIGARD, OR 97223 S135CD-00790 1S1350 0-03000 LAMM FAMILY TRUST MCDONALD RYAN&SHAY 11520 SW 98TH AVE 9580 SW LEWIS LN TIGARD, OR 97223 TIGARD,OR 97223 1S135DB-05901 1S135CA-02303 LANG GIANG KIEU& MICKEL TOM 0&JUDITH A LANG LE& 10261 SW STUART CT TRAN HOI TIGARD,OR 97224 11475 SW 94TH AVE TIGARD, OR 97223 1S135CA-04300 1S135CA-03500 LEE PAUL TRUSTEE MIJATOVIC RELJA&DUSANKA 2206 NE 45TH 11275 SW 95TH AVE PORTLAND, OR 97213 TIGARD,OR 97223 1 S 135CD-00201 1 S135CA-03600 LEWIS DAVID E&MARSHA E MORADO SEBASTIAN& FAMILY TRUST LUZ MARIA 9575 SW LEWIS LN 11289 SW 95TH AVE TIGARD, OR 97223 TIGARD, OR 97223 1 S 135C D-00200 1 S 135CA-04100 LEWIS DAVID E&MARSHA E TRS NGUYEN HUNG Q )575 SW LEWIS LN 11355 SW 95TH AVE PORTLAND,OR 97223 TIGARD, OR 97223 1 S 135CA-00104 1 S 135C D-00600 OLSON RALPH E &CAROLE A REED KATHLEEN M 16640 SW 147TH 11435 SW GREENBURG RD TIGARD, OR 97224 TIGARD,OR 97223 1S135DB-05800 1S135DB-07200 ORMAND SASHA A HULL& RUSSELL BRENT A/SHANNON R ORMAND DOUGLAS M 11300 SW 94TH AVE 11445 SW 94TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1S135CD-03300 1S135CD-08800 ORR KAREN&LYNART SATTERLUND SCOTT C&CYNTHIA K 9660 SW LEWIS LN PO BOX 230269 TIGARD, OR 97223 TIGARD,OR 97281 1S135CD-08900 1S135CA-02100 PARKER MICHAEL SCHARBROUGH KARLA KIM 16594 SW TIMBERLAND DR 11375 SW 95TH ALOHA,OR 97007 TIGARD,OR 97223 15135CA-02301 1S135D8-05510 PETERSON GEORGIA V SCOFIELD DOUGLAS J&EVELYN J 11487 SW 95TH AVE 11340 SW 94TH TIGARD, OR 97223 TIGARD,OR 97223 S135CA-02304 1 S135CA-04000 PICON-UZCATEGUI MARIA JULIANA SKAGERBERG BRET F 11500 SW GREENBURG RD 11345 SW 95TH AVE TIGARD,OR 97223 TIGARD, OR 97223 1S135CD-00101 1S135CA-08400 PRICE ELWIN C& JENNIFER D SLIMICK DANIEL&MARY 11555 SW 95TH AVE 11345 SW 97TH CT TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-06700 1S135CA-03800 PRICE JURREL L&SHERRY M SPADY PATRICIA J 11245 SW 94TH AVE 11321 SW 95TH AVE PORTLAND, OR 97223 TIGARD,OR 97223 1 S 135CD-02800 1 S135DB-06000 RAMIREZ JENNIFER& STEVENSON BRYAN P& ACOSTA TERESA& SUMMER L CHAVEZ ALFREDO G 654 WILSHIRE CT 9550 SW LEWIS LN NEWBERG,OR 97132 TIGARD,OR 97223 1S135CA-03900 15135C0-03200 RASMUSSEN JAMES STEWARD SAMUEL A&LINDA K 11343 SW 95TH AVE 9630 SW LEWIS LN TIGARD,OR 97223 TIGARD, OR 97223 1S135CA-01300 15135CA-03300 TABB JAMES R WHITE HEIDI A& 11400 SW GREENBURG RD KENNETH A TIGARD, OR 97223 11231 SW 95TH AVE PORTLAND,OR 97223 1S135CA-02900 1S135DB-05900 TAYLOR GEORGENE WILLIAMS CHRIS T& DANIELLE L 9580 SW NORTH DAKOTA ST 11550 SW GREENBURG RD PORTLAND,OR 97223 TIGARD,OR 97223 1 135DC-030 2 1S135DC-03100 TIG D TY OF WINTERS JOHN W 131 HALL 11590 SW 95TH T ARD, 0 97223 TIGARD,OR 97223 1 S 135CD-00700 1S135DC-03200 TORLAND DORIS WINTERS JOHN W 11425 SW GREENBURG RD 11590 SW 95TH AVE TIGARD,OR 97223 TIGARD, OR 97223 1 S135DC-03300 1S135DB-05600 TRAPP WARREN L HELEN W WINTHER STEPHEN&TERESA 11640 SW 95TH AVE 11400 SW 95TH AVE TIGARD,OR 97223 TIGARD, OR 97223 S135DB-07400 1S135CA-01400 TRUAIR RYAN R&TONYA G WONG NORMAN K F AND ANN M 11260 SW 94TH AVE 2433 NE 11TH TIGARD.OR 97224 PORTLAND,OR 97212 1S135CD-01701 1 135CA-01402 VEZEY CHERYL ANN WOE N• AN K F AND ANN M PO BOX 230299 2433 TH TIGARD.OR 97281 '•RTLAND, ►' 97212 1S135CA-08800 1S135DB-06900 VILLALOBOS ZOILA& WOODY DAVID C JR AND VILLALOBOS BERNARDO 0& CAROLYN N VOLLALOBOS DANY SAMUEL PO BOX 230046 11415 SW ESAU PL TIGARD,OR 97281 TIGARD,OR 97223 - 1 S 135CA-02200 VILLARREAL VICTORIA L 11405 SW 95TH AVE TIGARD,OR 97223 1 S 135CA-01401 WASHINGTON COUNTY \TTN:TERESA WILSON PROP MGR 169 N FIRST AVE MS-42 HILLSBORO,OR 97124 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 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: 23-Feb-04 /j3e --- /483// La liso .e) Con 4rehce M /e s CITY OF TIGARD 4 PRE-APPLICATION CONFERENCE NOTES ev (ITT or MAW oseuoie Community<Development Shaping Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) RESIDENTIAL PEAT NIG ME WA-FM MT/4i APPLICANT: I" 'Y M • AGENT: t Sc,`Phone: ( ) bl7 9091 Phone: ( ) 46' IlI PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 1f1t90 SW G/' ive) TAX MAP(S)/LOT #(S): r( 41It 4 2.1,c7,? g2-3.22 NECESSARY APPLICATIONS: fV 1, tx„„,( 4 ZoN LLo.�.t G>(nre,�t,� S✓RLS✓ a4/t} PROPOSAL DESCRIPTION: COMPREHENSIVE PLAN MAP DESIGNATION: AdEmn Derl s L Re,5111a1 ZONING MAP DESIGNATION: C It CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: LET ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. l MINIMUM LOT SIZE: sq. ft. Average Min. lot width: ft. Max. building height: ft. Setbacks: Front ft. Side S ft. Rear ft. Corner ft. from street. MAXIMUM SITE COVERAGE: W % Minimum landscaped or natural vegetation area: %. GARAGES: 1-0 ft. (NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handoutl 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 ApplicationManning Division Section I I NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. I I IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. I I ACCESS (Refer to Chapters 18.705 and 18.765) lo Minimum number of accesses: IX 1,0 ,v, tSt . bet-? Minimum access width: Minimum pavement width: l NC101,iW vase,tore3 r ZH p--4414 6`, 61,131 MtA I I WALKWAY REQUIREMENTS (Refer to Code Chapter 18.105) �r.t�, Within all ATTACHED HOUSING (except two-family dwellings) and multi-family deve opment§, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. I I RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715)-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: 4 6'�� ➢ Land within the 100-year floodplain; ' 7.131 ➢ Slopes exceeding 25%; ° 'b 191 gig,/ P ➢ Drainageways; and Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. 3 09 Public right-of-way dedication: ;�- Y Single-family allocate 20% of gross acres for public facilities; or P� Q —� \ . yvv,,.of ➢ Multi-family allocate 15% of gross acres for public facilities; or 92 (IA • 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.120%)for public right-of-way 6,534 sq. ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3,050 (minimum lot area) - 3,050(minimum lot area) = 11A Units Per Acre == 12.1 Units Per Acre k The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED. k Minimum Project Density is BO%of the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section [1 SPECIAL SETBACKS (Refer to Code Section 18.730) ➢ STREETS: feet from the centerline of ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.' [LAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.130) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING (Refer to Code Chapters 18.145,18.765 and 18.7051 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 Appliccation/Planniag Division Section I PARKING (Refer to Code Chapters 18.765 a 18.1051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. Single-family Requires: One (1) ff-street parking space per dwelling unit; and One 1) space per unit less than 500 square feet. Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: Y Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. I I BICYCLE RACKS (Refer to Code Section 18.165) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ SENSITIVE LANDS (Refer to Code Chapter 18.715) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL (1171j. 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 18.115.070.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. ❑ CLEANWATER SERVICES(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&ORDER 96-44 SLOPE ADJACENT '.. WIDTH OF VEGETATED SENSITIVE AREA DEFINITION TO SENSITIVE AREA1 CORRIDOR SIDE2 ♦ Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet 1 >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres ♦ Natural lakes and ponds ♦ Streams with intermittent flow draining: >25% 1 10 to <50 acres 30 feet 1 >50 to <100 acres 50 feet ♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. n SIGNS (Refer to Code Chapter 18.1801 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. d 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 combin7flUrrOf lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section • THE TREE PLAN SHALL 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 ection 1,8�790.060.D. pi,:.A C /.'<��! i�!:'71 1.,, r l( / etuve � E� tyvtemis, will rziovit r^ lLal_ I I MITIGATION [Refer to Code Section 18.790.060.1) REPLACEMENT OF A TREE shall take place according to the following guidelines: • A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. • The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. I CLEAR VISION AREA (Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residentid Application/Planning Division Section []/FUTURE STREET PLAN AND EXTENSiuIII OF STREETS (Refer to Code Section 18.o 10.030.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. ; tom, ti tom; yo)l (-on itc.G t ,' r. u-4-4 o f.operly El ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1IA times the minimum lot size of the applicable zoning district. ri BLOCKS (Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,500 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) 18.350(Planned Development) 18.705(Access/Egress/Circulation) 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) 18.790(Tree Removal) _ 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) / 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) V 18.390(Decision Making Procedures/tmpad Study) . 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic Overlay) 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) - 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Apptication/Planning Division section • - ADDITIONAL CONCERNS OR COMMENTS: Npf a f?O 5a ts woe/ 76 lofts From F+vI'• Fp co Dc- b • kit L • b✓ A N1 `(A4 I) +0 66,41011,74_44,k 444.a►,- a.. Y j✓ ►4 !� '5,7 ftA- d n d pn DS( +•.t 51144.P7 a SYa�tAu^iA t-Ab_ 14110A- �1 i,i p,ko 1,L tneu • 15) I, reu1QMi;4.14,4 is viol- a you cu..l.L.L tic, > r a PD_ It • ,.� ,._ La :,a.-__4A C At • 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 Appication/Planning Division Section The administrative decision public hearing will typically occur api,,oximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard 4_4/ 6u,,ti„( . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staffrelative 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: ,M01 yl l lo-c4f CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-1291 E-MAIL: (staffs first name)@u.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 ApplicationfPlanning Division Section PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION Q C'cm,onitty(D Oregon Shaping.(Better Community PUBLIC FACILITIES Tax Mapts): 1S135CA Tax Lot[s): 02300&02302 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: 6? SW Greenburq Road to 50 feet from centerline ❑ SW to feet SW to feet ❑ SW to feet Street improvements: Half street improvements will be necessary along SW Greenburq Road, to include: ® 36 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 8-foot concrete sidewalk with planter strip ® street trees spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: 18.705.030.H.3 Access Management: Minimum spacing of driveways and streets along an arterial shall be 600 feet. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section street improvements will be necessary along SW , to include: feet of pavement H concrete curb storm sewers and other underground utilities ❑ -foot concrete sidewalk Fl street trees n street signs, traffic control devices, streetlights and a two-year streetlight fee. n Other: n 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 I street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: street improvements will be necessary along SW , to include: I 1 feet of pavement concrete curb I 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: feet of pavement ❑ 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. 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: Li 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 Prior to , 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 Greenburg Road. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the public sewer along their frontage and within the project. 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, a' nay be required to prepare a sub in drainage analysis to ensure that the proposed system will a,;commodate runoff from upstream pw perties when fully developed. Provide detention on-site. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. Provide a Traffic Impact report. 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 TIGARO Pre-Application Conference Notes Page 5 of 6 Engineering Department Section • 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: A4-171 ' 5- 2-o - O1 ENGINEERING DEPARTMENT STAFF DATE Phone: 15031639-4111 Fax: [5031624-0752 document2 Revised September 2, 2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section • PRE-APPLICATION �• i'�t!. CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION *� FOR STAFF USE ONLY Applicant: M A )k- ` \ 0 1 Address: 2 6 IVW ( A\/E.Phone(M,()) 817-1 Oq o Case No.: &2t7O V- OJtO 7!/ CP City: C-q rr A S Zip: 91,L,D-3- Receipt No.: J`j- 4.%03 Application Accepted By: Contact Person: MAX M 3 11 Mot r\l / Phone: (.3 VO� Date: // Property Owner/Deed Holder(s): SAt ,.1'O Y p4T'1 1 / DATE OF PRE-APP.: s/ C ki PR.o et R Acr (Dena r 5 11orro Lk)) TIME OF PRE-APP.: 9 u �,• ) Address: ')O-? SE c_. •u c11 S*- Phone:65.02 4A-(171,0" - PRE APP. HELD WITH: City: Po r-\0.1mck Zip: CC)J 2Z_ Rev. 11/8/2002 iacurpinlmasterslrevised\Pre-AppRequest.doc Property Address/Location(s): j 1 1 g 0 S W Clccc.n bLn T� ��.(--8 I R 1 r12�3 REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map & Tax Lot#(s): V lQ *1 `3C-A OZ3O-2. to"--300 Zoning: r{ 2 23b`2- Q Pre-Application Conf. Request Form Site Size: • S a �c 3 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION 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 Q Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either across the street. Tuesday or Thursday mornings. Pre-application conferences are ❑ The Proposed Uses. one (1) hour long and are typically held between the hours of 9:00-11:00 AM. ❑ Topographic Information. Include Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM a MONOPOLE project, the applicant 8:00-4:00/MONDAY-FRIDAY. must attach a copy of the letter and proof in the form of an affidavit of IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mailing, that the collocation protocol PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE was completed (see Section 18.798.080 INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM of the Tigard Community Development ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code). GROUP. Filing Fee $287.00 A CITY OF TIGARD 5/13/2004 13125 SW Hall Blvd. 4:46:34PM ., Tigard,Oregon 97223 ' (503) 63 9-4 17 1 Receipt #: 27200400000000002037 Date: 05/13/2004 Line Items: Case No Tran Code Description Revenue Account No Amount'Paid PRE2004-00048 [LANDUS] PreApp Conf 100-0000-438000 287.00 Line Item Total: $287.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Pa`- Check MAX MONI kjp 2821 In Person 287.0u Payment Total: $287.00 19-7076/3250 2 8 2 1 MAX MOINI 2250012926 2946 NW 11TH AVE. 360-817-9090 F CAMAS, WA 98607-9370 DATE ✓ /.1/44 PAY ER THE .6 J / (�7 /�, ,/`/ Si... Lt,�'' ORDER OF �! r / / �s U y.. '/'.+ � a OLLARS 81 — :;) OP Washington Mutual " ------- Wasnmgton Mutual Bank Rockwood Financial Center 18535 SE.Stark Street 1.800.756.8000 Portland,OR 97233 24 hour Customer Seruce NOTES .y! __— Pa .c 101 I cReceipt.rpt Pre-Apps (CD Meetings) May2004 S M T W T F S 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 Thursday, May 20, 2004 30 31 8:00 8:30 9:00 STEVE ROPER 503-469-1213 11490 SW Greenburg Rd. Subdivision 9:30 10:00 10:30 11:00 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 3:48PM Thursday,May 13,2004 87.68' 12. N 71.37' ---� L 17,5 ' 1 a h TRACT B ) o1 8 ' 2013.75 S.F. I LOT 7 ... -- . ` /5420.65 S.F. 1 i \11‘ I ' , //-e) -R=25.00' I o ■ 40.52' 1.,„ Iz: 1 gI I '� 1 LOT 6 -� 16.4x- 3075.00'S.F. i L_- 75_00__--- I _ c0 1 , i ✓ 20.00' s I g ftj N1 LOT 5 I R=25.00' ,o.00' 3075.00' S.F. `" I ( 38.02' 1 75.00' ; I! I. LOT 8 -1 ja N 3425.72 S.F. H 1 I I LLI I N 75.03' ILOT IH 1 ~ 0 I 14 1-. LOT 9 8ie 75.00_---- Q n�1 3116.19 S.F. I vi 1 m g I d 1 i !_ 77_03'------ I � ~ LOT 3 1 3075.00' S.F. I i I / 12.5.112s' v LOT 10 i ri $ -- 75_00' 1 3517.34 S.F. +I I j 1 q N p I o • I I I _T 79.29' __ LOT 2 I 3 .09' / 49.20 I^ 3075.00' S.F. I 1 1 I I TOTAL ACREAGE - 1.07 I 75.00' ' j 1 PROPOSED 24' PRIVATE STREET 1 I I I n 1• LOT 1 I I I N 1 1 3626.28 S.F. 1,I I p I ��- PROPOSED RAV ' 0i 1 ,Ij !---3-----____75..... 1 .1\\\LI a I 1:1 I - -/ I` 1,.. GRAPHIC SCALE _ N 2131.6 S.F. �J �_ 25.27• 74 61 /24.86:- -- 23. 0. I rn 20 10 0 20 1 - (IN FEE,') 5.0' -----............1 0 l inch - 20 ft. I g I - 3 0 - N _ 5.49• * -_______ _ j ---___... 2.0' 4 SW_ EENBURG ROAD - -________ ..... _ _ JAN:24.2004 5:37Arl NO.446 H.b .� 'nn...Ka . . 1 .1010 - e `p 71.444211•i i. a6 (alai., •O I• e, • •• 4:141 60 ir r 1704 leoo 1901 /',1002 2900 ••• 3 • 100 ft .lI AG c .93 AC. ti .JS AC .3I AC. . : 1' 2 3 �� w = - 3 IC.S. a +0) 0 E A - Q1: i Q }--+ 3800 3500 • °� 1. v I 1 Mt4 u S 3 t110.i� I IIO.1�) 7 1 • _ t . .7W 3400 . t,.y�i1ao,2.c ` ` 1900 I �A R !r S : 6 1 (C.S 17,412? I nAC. I R Il N 1 rF CJ 37'00 . �. r�;"fit—� I•.» unto : 9 31M,r . 4130, s >a 10 Y •�-10 ''•' 110• 7 • ttO.YY =I • (400 5400 LC) t�soTI •• 4000 .5.9 AC . .274C. 0 2400 3900 12 k Z35 AC Li) k II , II _r 2 I* •• r r 1 (3 I J • t 1 a . — n nuo 7 w•• 'oa . , "~ 2100 6E , Q300 � • — .tl�0 `� : .04 AC 45 A 1442 AA i •• -` '`7� 4•0 • a .2U'AG i 1 log r (C 1500 l . . ; 2200 • >, l e .AoAc. �. a I -IS AC • {f �' - E 2302 - Ss AG 1 1 ! FOR A� : LLl ` s(Caa,w4l 7,477 PURPOSE 4. ,�- +,,• so' DO NOT 4>i•44.k0j e. • . :: FOR ANY —t: / ? a s. ,Y * 2, qi ! 2.303 • 4 +. r Oal,ro Ii i�o.b g . 2301 i" 5 T ao+.ao - le� 6�., .....4y App SEE MAP 4 $ c Is 1 35C 0 ` T f G N W '1•u �pe. E , � ® S CHICAGO TITLE This plat is for your aid In locating your land with reference to streets and other parcels. While this plat Is believed to be correct, the company assumes no liability for any loss occurring by reason of reliance thereon. Map No. 1S135CA 02302 CHICAGO TITLE INSURANCE COMPANY 10001 S.E.SUNNYSIDE ROAD CLACKAMAS,OREGON 07015 i %iti , /SCeUctileo US Apr 14 2005 6: 01PM SR Design LLC 503-469-8553 p. 1 SR De Engineering--Planning-Surveying To: Morgan Tracy Fax 503. 684 .7297 Of: City of Tigard Project#: Greenburg Heights From: Jeff Caines Date: 4/14/2005 Re: Pages: CC: ❑Urgent ❑ For Review ❑ Please Comment ❑Please Reply ❑ Please Recycle Notes: Here is a Copy of our Plat Reservation form. Thanks for your help. 8196 SW Hall Blvd.,Suite 232, Beaverton,OR 97008,Ph:(503)469-1213 Fax:(503)469-8553 I -d ax : Au. 17 004 3: 6PM ax ,tion : SR Desi. • • 1 FROM :WASHINGTON_000NTY SURVEY FAX N . :5038462909 Aug. 17 2004 04:04PM P1 5C1_a-4ASl-s1ti'I p. ? ' Ruh 1? 2004 0: 25PM 6R Design LLC —. ..•..._ ._... WASHINGTON COUNTY LAND USE AND TRANSPORTA'I b A SURVEYOR'S OFFICE (141DRICIOI1 i is n ml IG I request that the Washington County Surveyors Office reserve the following subdivision name; PROPOSED NAME OF SUBDIVISION: Ere eri LA.:, Flay'171-i MAP AND TAX LOT NUMBER: / 5/ 5 ,4 D �3 Q 23o0 ati a' 2 • o . CITY JURISDICTION (Which CIty?) —1;:y OR a r c( , COUNTY JURISDICTION: SURVEYOR'S NAME: pa wt Perr-f 5 c ( L. L.a,d, iv Y "j' OWNER'S NAME: I understand that If the name is not used within five yea-s, it will be automatically canceled. Name of person reserving name: Steve Roper— $R Design !~LC Address: 8196 SW Hall Blvd.• Slate 232 Beavertpn, OR 97008 Telephone number: • b 4.! 13 Fax number: (50:) 489-8553 Signature:_ ;.A, - ..r - Date: eh-741,, Name approved Washington County Surveyor's Office 155 Worth First Avenue, Sute 35046 Hillsboro, OR 97123 Fax; (5031845.2909 1s HARM SUR VBYIDATADIR1WESPAGEISUBNAMH,D0009/26/0111kr ( • . ax io . SR Desi. C . 2 10/06/2004 10: 37 50362561i PRIDE DISPOSAL CDMr .. PAGE 02(04 • p *R * i*D*E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 Phone: (503) 625-6177 Fax: (503) 625-6179 October 6, 2004 SR Design 8196 SW Hall Blvd. Beaverton, OR 97008 RE: Greenberg Heights Dear Sir or Madam: We have reviewed the site plan for the above mentioned residential development,and with the following stipulation, will provide garbage and recycling services to these single family residences. We stipulate that lots numbered 1, 2, 3, 9 and 10 will have curbside service on the public street that their lots are located on. Lots that are numbered 4, 5, 6, 7, and 8 will be required to bring their garbage and recycle containers to the curb of the public street located at the beginning of their Private Street. This is in accordance with the service standards determined by the City of Tigard. If you have any additional questions, feel free to contact me at(503) 625-6177 *170. Sincerely, Julia Fletcher PRIDE DISPOSAL PRELIMINARY Intersection Sight Distance Certification January 12, 2005 WASHINGTON COUNTY, OREGON Department of Land Use and Transportation • Land Development Services 1555 North First Avenue, Suite 350— MS13 Hillsboro, OR. 97124 Attn: Assurances RE: Greenburg Heights Case File No. SUB2004-000018 The proposed access for this proposal is located to the southeast corner of the site's south property line, onto SW Greenburg Road. The speed limit along SW Greenburg Road is 35 M.P.H., based upon the (posted speed limit/Oregon's Basic Speed Rule/the proposal's conditions of approval/a completed speed study which showed...etc.), requiring 350 feet of sight distance in both directions, in accord with Code Section 501-8.5.F(4). As required by Code Sections 501-8.5.F(3)(a) and 501-8.5(3)(b), sight distance from the access to Greenburg Road was measured beyond 350 feet to the east of the access in one direction and beyond 350 feet to the west of the access in the other direction. These Code Sections respectively require that measurements be based on an eye.height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle, (Actual measurement is taken 15 feet from pavement edge). In conclusion, I hereby certify that intersection sight distance is available at the proposed access for Greenburg Heights Subdivision. Sight Distance conforms to the requirements as set forth in the Washington County Development Code. Design C r Steve Roper, PE .t,as- %i 4RECV. s� F� fz ,Q c- EXPIRES. 12-31-. .: PRELIMINARY Intersection Sight Distance Certification January 12, 2005 WASHINGTON COUNTY, OREGON Department of Land Use and Transportation Land Development Services 1555 North First Avenue, Suite 350— MS13 Hillsboro, OR. 97124 Attn: Assurances RE: Greenburg Heights Case File No. SUB2004-000018 The proposed access for this proposal is located to the southeast corner of the site's south property line, onto SW Greenburg Road. The speed limit along SW Greenburg Road is 35 M.P.H., based upon the (posted speed limit/Oregon's Basic Speed Rule/the proposal's conditions of approval/a completed speed study which showed...etc.), requiring 350 feet of sight distance in both directions, in accord with Code Section 501-8.5.F(4). As required by Code Sections 501-8.5.F(3)(a)and 501-8.5(3)(b), sight distance from the access to Greenburg Road was measured beyond 350 feet to the east of the access in one direction and beyond 350 feet to the west of the access in the other direction. These Code Sections respectively require that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle, (Actual measurement is taken 15 feet from pavement edge). In conclusion, I hereby certify that intersection sight distance is available at the proposed access for Greenburg Heights Subdivision. Sight Distance conforms to the requirements as set forth in the Washington County Development Code. SR Design LLC • Steve Roper, PE • CITY OF TIGARD Community(Development Shaping f7(Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 8/5/2005 FILE NOS.: SUBDIVISION (SUB) 2004-00018 DEVELOPMENT AD USTMENT VAR 2004-00081 DEVELOPMENT AD USTMENT AR 2004-00082 DEVELOPMENT AD USTMENT VAR 2004-00083 FILE TITLE: GREENBURG tigiUBDIVISION APPLICANT: SR Design LLC OWNER: Max M. Moini and Attn: Jeff Caines Mohamad-Hossein Tavakoli-Sheraji 8196 SW Hall Boulevard, Suite 232 2946 NW 11th Avenue Beaverton, OR 97008 Camas, WA 98607 REQUEST: A request for approval for a ten (10) lot Subdivision on 1.07 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 3,060 and 3,264 square feet (3,180 square feet on average). An Adjustment to reduce the street spacing requirement from 600 to 240 feet and 360 feet respectively is requested. Also, the applicant is seeking an Adjustment to reduce the special setback from the R-4.5 zone on the east from 30 to 15 feet (the standard rear yard setback in both zones). A third Adjustment to street improvement standards is also requested. LOCATION: 11490 and 11494 SW Greenburg Road; WCTM 1S135CA, Tax Lots 2300 and 2302. 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: APRIL 19, 2005 DATE COMMENTS ARE DUE: MAY 3, 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: MAY 16, 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: Morgan Tracy, Associate Planner (503) 639-4171, x2428 '5f 35CA 23oo PUELIC FACILITY PLAN Project: .reenburq Heights 23o Z COMPLETENESS CHECKLIST Date: 10/14/04 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? How are collecting runoff at north property line? ❑ Adjacent parcel grades shown. Not 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 of Greenburg 300 feet each direction beyond property with PFI submittal Future Street Plan: Must show street profiles, topo Provide profile of proposed future street plan on adjacent parcel(s), etc. for completeness ❑ i Traffic Impact and/or Access Report Provide preliminary sight distance MEIZEMIZIZEZ=bovements required to meet the standard per 18.705.030.H.1 (required for completeness) ® Street grades compliant? ® Street/ROW widths dimensioned and appropriate? Proposed local street: Are you proposing 18.810.4.B Skinny Street or 18.810.5.A 6 a £.5 5 '7(( S Standards Stree <500 v d If skinny cc s reef""fi"fus 'provide ra is low Plan (not S T 7N GY f pAAfr circulation plan). ❑ Private Streets? Less than 6 lots and width appropriate? ® Other: 1) Centerline Radius Adjustment 1) An adjustment will not be allowed based on density concerns. Provide 166-foot N o radius or an Eyebrow Corner per WACO detail M-405.5. 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? Note meter size (typical) ❑ Proposed fire protection system shown? NA STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? • ® , Preliminary sizing calcs for water quality/detention REVISED: 10/14/04 provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? NA ® Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ❑ INCOMPLETE By: � Date: 10/14/04 REVISED. 10/14/04 LAND USE APPLICA Project: G, frt ON Date: 112 101 COMPLETENESS REVIEW ❑ COMPLETE IINCOMPLET Tt�✓u�a(` orb [�FGG Sob r ' - - �NO •D NFORMATION: •�?,L V 11 Deed/Title/Proof Of Ownership I • EV Neighborhood Mtg.Affidavits, Minutes, list Of Attendees Imparetudyil8[ C USA Service Provider Letter WA-Construction Cost Estimate cpt i?Sets (1f Application Materials/Plans EY Pre-Application Conference Notes SY Envelops With Posta a(Verify Count 14//45fe j-I 4/L ;S 1 6,N OFF eV'I1Zo%H /Id t- DivLJw�•Ht A r/ '' • PROJECT STATISTICS: IltrA uilding Footprint Size . III N�+ %Of landscaping On Site 1 Of Building Impervious Surface On Site Oil/ Lot Square footage NNTT// \ '".. ° WS DIMENSIONED: Building Footprint. Parking Space Dimensions(Include Accessible&Bike Parking) 04- Truck Loading Space Where Applicable Building Height Ems' Access Approach And Aisle Nr" Visual Clearance Triangle Shown ADDITIONAL PLANS: ❑' Vicinity tap 'I ! Architectural Plan keh Tree Inventory Q/Existing Conditions Plan :"..r, landscape Plan--Ft"P° 14-t"' E A/ Site Plan T Lighting Plan 4,1.04' BSI-Fe- 4..1 fetal/Y-4 ` . P TREE PLAN/MITIGATION PLAN: LL p� j�} E5.. SJfVtu of frus>0cliu"-toc,h,..Sr2r.aspceau, C rt vie-cho1 (IA -re/vf 5k 1 IYvi E� Re.rvrdyµl '/LA PA•4,yu4,cvt PP)/ra,.•i AO/14-, 04441441. ADpITIONAL REPORTS: (list any special reports) EF plw-n ts+ � t ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18330(ca,d,a«uil use) ❑ 18.620(rgaa Triangle Design stand n1s) ❑ 1 8.765(on-stint P,nungno,ding raluitinena) ❑ 18.340(Directaes Ifntexpretanon) ❑ 18.630(Washington Square legion!Center) ❑ 18.715(knsiore lords knew) ❑ 18-350(Planned Development) d 18.105(kcass/Egren/fradation) - ' ❑ 18.780(signs) ❑ 18.360(site oe.elop�„ent knew) �y� J �� ❑ 18.710{Accessory ksidmtiil units) ❑ 18.785(fertnpaary Use?emit) E� 18.370(varianas/Adiustrrcnts) -_r> ,V abet e4 171,' 18.115(Densiti Computations) • E 18.190(free kn ❑ 18-380(toning nap/text Amendments) Q 4.•f O 1(.14. 18.720(Design C o mpatibiiiq standards) M 18.795( a!(Hama Anus) -- 18-385 otiv,,LiRons Fermin 18.725(Environmental Performance standards) - ❑ 1 8.797{water Resources(way Overlay District) 18.390(Derision raking Proadurts/fmpact Study) 18.130(Exceptions to Development standards) ❑ 18.798(Nfuekss Communication Iaafties) 18.410(Inn(dime Adprsarena) ❑ 18.140(Niitnric Overlay) ❑ 18-810(Street&utility Improvement Standards) ❑ 18.420(rand Partition) ❑ 18.742(Hone ocrmpation Permits) E3 18.430(Sunaaisin.) N 18.745(landscaping z Sneering standards) p 18.510(Residential/oak District) ❑ 18.750(Ilanalacuxed/Hotd Hare kguhaons) .❑ 18.520(ire eniil toting Dist ict) ❑ 18.155{nixed sow waste/,cone strange) ❑ 18.530(Indushiil taring onusus) ❑ 1 8.160(Nonconforming Situations) ADDITIONAL ITEMS: P Cam•-14#I. .t ppnvc. act' tn t 4-" 1)/w ok (I5 3-6),v _ - I:1curpin'masters'revisedVand use application completeness review.dot REVISED: 17-Jan-01 • A. Ali CITY OF TIGARD OREGON November 3, 2004 SR Design, Inc. Steve Roper 8196 SW Hall Boulevard Beaverton, OR 97008 RE: Completeness Review-Greenburg Heights, Case File No. SUB2004-000018 Dear Mr. Roper: The City has received your application for Subdivision Review (SUB2004-00018) to create 10 residential lots ranging in size between 3,052 and 3,474 square feet. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Deed. Copies of the deed were submitted for one parcel, but apparently not the other. We have info showing Tavakoli only. 2. Envelopes with postage. Please supply two sets of pre-addressed (no return address), stamped (not metered), #10 size envelopes. Addresses must have been obtained within the previous three months from the date of application completeness. Include the mailing list for confirmation. 3. Number of Application Copies. Please submit 9 full sets of your application material (in essence, each set shall be an exact duplicate of all information pertaining to the application, narrative, forms, letters, studies, plans, etc.) In addition, 5 plan sets shall be included, these may be reduced to 11x17 or 8.5x11 if legible. Lastly, one set of 8.5x11 size plans is required for our filing purposes. 4 Impact Study. The application included the criteria of 18.390, but did not respond. 5. Landscape Plan. The street tree plan is fine (subject to comment from the City Forester). However, as part of your adjustment narrative to reduce setbacks, you note that a planted buffer area will be proposed, and did not include the plan details of what that will look like. 6. Protection Plan. Revise the plan to indicate the protection fencing for neighbors trees. 7. Narrative. The adjustments to street radii requirements of 18.810 need to respond to the criteria of 18.370.020.C.11. Adjustments to Street Spacing requirements of 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 18.705 need to respond to the criteria of 18.370.020.C.5. The responses to 18.370.020.0.1. are appropriate for the setback issue. You will also need to address 18.725, Environmental Performance Standards is required. 8. Other items. The site plan shows 18.5 foot garage setbacks for lots 3-5. These cannot be approved. The minimum required distance is 20 feet. Lot 9 (and/or Lot 3) will be required to access the public street. 9. Public Facility Items. Please address the issues noted in the attached public facility checklist. Once this additional information is submitted, staff will review the additional materials to determine if the application is complete. Once the application has been deemed complete, the formal comment and review process will begin, which typically takes 6 to 8 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 639-4171, extension 2428. Sincerely, 'LA,/ Morgan Tracy Associate Planner C: SUB 2004-00015 Land Use File i:lcurpinlmorgan\workspace\sub and pd\sub2004-00018(greenburg heights)1sub2004-00018 incomplete.doc PUBLIC FACILITY PLAN Project: Greenburg Heights COMPLETENESS CHECKLIST Date: 10/14/04 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? How are collecting runoff at north property line? ❑ Adjacent parcel grades shown. Not 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 of Greenburg 300 feet each direction beyond property with PFI submittal ❑ Future Street Plan: Must show street profiles, topo Provide profile of proposed future street plan on adjacent parcel(s), etc. for completeness ❑ Traffic Impact and/or Access Report Provide preliminary sight distance certification with a list of improvements required to meet the standard, per 18.705.030.H.1 (required for completeness) ® Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? Proposed local street: Are you proposing 18.810.4.B Skinny Street or 18.810.5.A Standards Street for<500 vpd. If skinny street, must provide Traffic Flow Plan (not circulation plan). ® Private Streets? Less than 6 lots and width appropriate? ® Other: 1) Centerline Radius Adjustment 1) An adjustment will not be allowed based on density concerns. Provide 166-foot radius or an Eyebrow Corner per WACO detail M-405.5. 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? Note meter size (typical) ❑ Proposed fire protection system shown? NA STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention REVISED 10/14/04 provided? [Si Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? NA ® Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: Date: 10/14/04 REVISED: 10/14/04 SR Design«„ Engineering—Planning—Surveying RECEIVED Transmittal FEB 2 2 2005 To: City of Tigard From: Jeff Caines 44c. �Y TAD Attn: .-.-- Date: February 22, 2005 Address: Job No.: MAX 001 D2 13125 SW Hall Blvd. CC: file Tigard, OR 97223 Phone: For Your: X Review&Comment ❑ As Requested ❑ Information & File Via: ❑ Mail X Messenger ❑ Fed-Ex Number Copies Description 1 9 Application, Narrative and Plan Sets for Greenburg Heights 2 8 '/2 X 11 Plan Set 3 2 Sets of Labeled Envelopes 4 Letter addressing incompleteness items Comments: Please call Jeff Gaines at 503-469-1213 if you have any questions about this submittal. Thank you, Tamara I 8196 SW Hall Blvd.,Ste.232, Beaverton, OR 97008, Ph:(503)469-1213 Fax:(503)469-8553 SR Des[gn- Engineering-Planning-Surveying February 22, 2005 RECEI� 2 V 11, RECEI V� Morgan Tracy FEB . ?Opp Associate Planner a)'Y otivv AG City of Tigard 13125 SW Hall Blvd. JC-i Tigard, OR 97223 RE: Greenburg Heights Subdivision, Case File No. SUB2004-000018 Dear Mr. Tracy: Thank you for your preliminary review letter dated November 3, 2004 for the above referenced case file. In response to your letter, I have addressed your comments in order to provide you and other staff members the information required to deem the application complete. 1. Deed: Title reports showing ownership of all properties have been submitted as part of this submittal. 2. Envelopes with postage: All envelopes have been prepared with labels and stamps. 3. Number of applications Copies: Submitted with this letter are the appropriate number of applications and plan sets. 4. Impact Study: The narrative has been revised to include a response to the impact study of Section 18.390. 5. Landscape Plan: The Landscape Plan has been revised to include details of a planted buffer along the eastern edge of the property. 6. Protection Plan: The Tree Removal /Tree Protection plan has been revised to include neighboring trees. The plans show protection fencing for the neighboring trees. 7. Narrative (response to code requirements): • The Applicant is not applying for an adjustment to the street radii requirements. • All plans have been revised and references to any adjustments to the street radii have been removed. • Responses to the Street Spacing Adjustment requirements have been addressed in further detail in Section 18.370.020.C.5. • All Environmental Performance Standards have been addressed. 8196 SW Hall Blvd., Suite 232 • Beaverton, OR 97008 • tel(503)469-1213 • fax(503)469-8553 SR Dan- 8. Other items (Setback requirements): All plans have been adjusted to show 20-foot setbacks for garages. 9. Public Facility items: • A profile of Greenburg 300 feet beyond the property will be submitted. • All street profiles have been added to the plan set. • A site certification has been submitted as part of this submittal package. • A standard street is proposed for this project. • The applicant has withdrawn the request for a centerline radius adjustment. An eyebrow Corner per WACO detail M-405.5 has been proposed for the project. I hope this addresses all of the items you requested additional information with regard to the application. If you need additional information or further information,please feel free to contact me at 503-469-1213. Sincerely, SR Design LLC Jeff Caines Land Use Planner cc: MAX-001 file CITY OF TIGARD OREGON March 24, 2005 SR Design, Inc. Steve Roper 8196 SW Hall Boulevard Beaverton, OR 97008 RE: Completeness Review-Greenburg Heights, Case File No. SUB2004-000018 Dear Mr. Roper: The City has received your supplemental application materials to respond to the incompleteness letter dated November 3, 2004 for the Greenburg Heights Subdivision request. Staff has completed a review of the application materials and notes that the following issues remain outstanding: 1. Adjustments. The narrative is very unclear in this respect. This is problematic insofar as an approval of the subdivision is predicated on receiving at least one of these adjustments (Access Spacing). I suggest that you prepare a statement to respond specifically to the adjustment criteria, in support of the narrative that is already included. Each adjustment should be discussed separately, using the appropriate criteria. Adjustments to Street Spacing requirements of 18.705 need to respond to the criteria of 18.370.020.C.5. Adjustments to rear yard setbacks of 18.510 need to respond to the criteria of 18.370.020.C.1. Adjustments to street radii requirements of 18.810 either need to respond to the criteria of 18.370.020.C.11. or obtain approval from the City Engineer for a variance to the street design standards. It is the indication of our engineering department that such a request would not be granted. One of the more critical issues staff is concerned by is the justification you have provided for the street spacing adjustment, and the resulting "S" curve for Greenview Drive. There are allusions to access rights and utility lines from the adjacent parcel, but no evidence to that effect. While it may aid in your case to close the driveway from Greenburg on that parcel and provide an access on the new public street, no such proposal is explicit in your application. If such a proposal is made, it is recommended that you receive authority from the neighbor ahead of time, since the plat will not be recordable without satisfying the conditions of approval. If a suitable argument cannot be made for placing the street in the location you've proposed, then it may be in the greater public interest to straighten the curve, and place the access in an alternate location. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 2. Public Facility Items. • Although it was not clearly proposed in your application, we are presuming that you have requested to construct the internal public street as a standard 28 foot wide (50 foot ROW) street with no parking on one side, as opposed to the skinny street option (parking both sides). If this is not the case and you did intend to use the skinny street option, a traffic queue plan is required. • Profiles for the future street plan are required. • Greenview Drive shall either show compliant centerline radii for the curve, or propose an eyebrow corner that complies with Washington County's street detail M-405.5. • Provide preliminary sight distance certification with list of improvements required to meet the standards of 18.705.030.H.1. You may choose to not submit the additional information, in which case, please submit a letter advising us of your intent for the City to begin its review process with the information in hand. Alternately, if you submit the information requested, please submit 9 copies. Once this additional information is submitted, staff will review the additional materials to determine if the application is complete. Once the application has been deemed complete, the formal comment and review process will begin, which typically takes 6 to 8 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 639-4171, extension 2428. Sincerely, Morgan racy Associate Planner C: SUB 2004-00018 Land Use File i:\curpin\morgan\workspace\sub and pd\sub2004-00018(greenburg heights)\sub2004-00018 incomplete no2.doc RECEIVED SR Design.. Engineering-Planning-Surveying 41-* 0 1 2005 CRY OF TIGARD PLAPININCIMMINLIVRING Transmittal To: City of Tigard From: Jeff Caines Attn: Morgan Tracy Date: April 1, 2005 Address: Job No.: MAX 001 D2 13125 SW Hall Blvd. Tigard, OR 97223 CC: file Phone: For Your: X Review & Comment I I As Requested n Information & File Via: I Mail X Personal I I Fed-Ex Delivery Number Copies Description 1 9 Application, Narrative and Plan Sets for Greenburg Heights 2 1 8 '/z X 11 Plan Set 3 1 Memo addressing incompleteness items Comments: If you have any questions or need further information please feel free to contact me at 503-469-1213. Thank you and I look forward working with you and the City of Tigard. Signed:/ 8196 SW Hall Blvd., Ste.232, Beaverton, OR 97008, Ph: (503)469-1213 Fax: (503)469-8553 'Sf 35Cd Z oo PUBLIC FACILITY PLAN Project: �.i eenburq Heights 2-302_ COMPLETENESS CHECKLIST Date: 10/14/04 GRADING ❑ 1 Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? How are collecting runoff at north property line? ❑ Adjacent parcel grades shown. . Not 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 of Greenburg 300 feet each direction beyond property with PFI submittal 0.4'1 uture Street Plan: Must show street profiles, topo Provide profile of proposed future street plan •n adjacent parcel(s), etc. for completeness L a Traffic Impact and/or Access Report Provide preliminary sight distance certification provements See Apee,AjDoe required to meet the standard_ ner 18.705.030.H.1 (required for completeness) ' Street grades compliant? /: St eet/ROW widths dimensioned and a propriate? Proposed local street: Are you proposing 4 Ne S le.2, 4.5. 8.810.4.B Skinny Street or 18.810.5.A 6 L' tandards Strep r<50�0 v;dd If skinny �+ �� ^c� s s ree provide rT affic Flow Plan (not IS HS r T N Gy amAr ` circulation lan . ® Private Streets? Less than 6 lots and width appropriate? Other: 1) Centerline Radius Adjustment 1) An adjustment will not be allowed based on density concerns. Provide 166-foot NAradius or an Eyebrow Corner per WACO detail M-405.5. 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? Note meter size (typical) ❑ Proposed fire protection system shown? NA STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention REVISED: 10/14/04 provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? NA ® Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby de med I: COMPLETE ® INCOMPLETE By: ar 1 t Date: 10/14/04 REVISED: 10/14/04 CITY OF TIGARD April 7, 2005 OREGON SR Design, Inc. Steve Roper 8196 SW Hall Boulevard Beaverton, OR 97008 RE: Completeness Review-Greenburg Heights, Case File No. SUB2004-000018 Dear Mr. Roper: The City has received the information necessary to begin the review of your Subdivision application (SUB2004-00018). Staff has, therefore, deemed your application submittal as complete and will begin the review process. The estimated time for rendering a decision from the date an application is deemed complete is 6-8 weeks. If you have any questions regarding your application, please don't hesitate to contact me at (503) 639-4171 ext. 2428. Sinc- •ly, Morgan racy Associate Planner C: SUB2004-00018 Land Use File is\curpin\morgan\workspace\sub and pd\sub2004-00018(greenburg heights)\sub2004-00018 complete.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 NOTICE TO MORTGAGEE, LIENHOL►,art,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 A l! CITY OF TIGARD SUBDIVISION Community Deve(opment Shaping A(Better Community DATE OF NOTICE: April 19, 2005 FILE NUMBERS: SUBDIVISION (SUB) 2004-00018 DEVELOPMENT AD USTMENT All 2004-00081 DEVELOPMENT AD USTMENT AR 2004-00082 DEVELOPMENT AD USTMENT AR 2004-00083 FILE NAME: GREENBURG HEIGHTS SUBDIVISION PROPOSAL: A request for approval for a ten (10) lot Subdivision on 1.07 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 3,060 and 3,264 square feet (3,180 square feet on average). An Adjustment to reduce the street spacing requirement from 600 to 240 feet and 360 feet respectively is requested. Also, the applicant is seeking an Adjustment to reduce the special setback from the R- 4.5 zone on the east from 30 to 15 feet (the standard rear yard setback in both zones). A third Adjustment to street improvement standards is also requested. 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: 11490 and 11494 SW Greenburg Road; WCTM 1S135CA, Tax Lots 2300 and 2302. 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 50 M AY, 02 All comments should be directed to Morgan Tracy, 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 Morqanci.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 MAY 16, 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: II . 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." , —_-- `14 Ciit of TICARD ®OINZ . VICINITY NAP 100.. ,.. . iir. = B _ I SUB2004-00018 VAR2004-00081 �� -01 VAR2004-00082 4 DAKOTA T VAR2004-00083 •iu'Ii,Ig 11 11 11.. 1 GREENBURG HEIGHTr� -1/■��0 N= : I SUBDIVISION Orie mg da-la ,Ant, a IL I inn NE 1111.m WV Ainaitt • tiNB VRG,,' . r '._pirP WW MI lal moi 1_.j,r... r WNW nraidlE Km •111 s 1 'Malmo ow% 1 City of T■sard shift y Treat Greenburg Lane replace eenburg Heights Page 1 From: Denette Keenon <Denette_Keenon @co.washington.or.us> To: "Shirley Treat(E-mail)" <shirley @ci.tigard.or.us> Date: 4/19/2005 9:16:06 AM Subject: Greenburg Lane replacing Greenburg Heights 1 S135CA-02300& 02302 Shirley, Jeff Caines from SR Design LLC requested the plat name"Greenburg Lane"to replace"Greenburg Heights".The name "Greenburg Lane"was approved on 4-19-05. Please call or e-mail if you have any questions. Denette Keenon Washington County Surveyor's Office 155 N 1st Avenue, Ste 350-15 Hillsboro, OR 97124 Phone: (503)846-3763 Fax: (503)846-2909 CC: "Jeff Caines (E-mail)" <jeffc @srdllc.com> — c w 5042 in w°4 't / i \ \ \ \ / \ \ 0 \ f \ t 7- \ \ 1 1 I� I 1 1 I '■ �rNl I Ir 1 1 ' , o0 GREENVIEW DRIVE LO LOT 9 LOT 5 LOT 8 219 LOT LOT 6 L__ I rs 0 ( I L N 0 lP I i5 VOIDED SUB2004 00018 G ' ENBURG LANE SUBDIVISION (Greenburg Heights) al.,,,,,,,,,„9_ � �� a s 11.11 NA M U 144 1 h' - .v�:r � eivle . - �1...o'' C. , _ y,rt,;;r.�'-"`r}^pry ,, `rt... v u uR _ Y oeve �.� -- _� y $D oN 10 li {� X 2-FTC UR E To ;. 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STA = 0+60.46 A.D. = -15.08 G RE E N B U RG PVI STA = 0+70 K = 13.27 PVI ELEV = 211.34 A.D. = 7.65 200.00' VC • PVI STA = 4+25 HEIGHTS K = 5.2` 3 _f� PVI ELEV = 205.00 . 40.00' VC o A.D. = 3.77 in K = 26.51 ■ cv 100.00' VC in Lo A N o N m > + N - r 220 i 0°V > , ` w V M O Li _ _ _ - - - - W w w GREENVIEW �• m m__ - - --- __ — —_ _ _.__u__ DRIVE & ; _ 11111 , ,9 CONNECTIVITY 210 �� l _ get `r — — — cii v w i w • 200 -- 4a i h a ftl II _- -_ — _-.. � ' ,669; __.--... ____ ._. .__._ COMMUNITY DEVELOPMENT PROJECT NO.:190 - _ ___ —_- -- -- ---s _ -- TYPE: DATE: _ _ _ _— _____.__ _— _ _ _ _ ___ SCALE 30 0 15 30 6m ileielmummiml 7 D 00 0 50 1+00 1+50 2 00 2 50 3 00 3 50 4 00 4+50 5+00 5+50 6+00 6+50 7+00 180 - - _ _ _ _ _ _ ___ __ _ _ _ - T N:\proj\999-261\dwg\PLANNING\SHEETS\999261-STREET.dwg -SHEET: 22x34 Sep 01, 2005-2:08pmgmt _ el.,.,T,....-. . - �,, , ;...,:„.„..;., ,„,„,,,,,„ ,,,,,,,,.,,,,„,„,...... ,..,,.,,,w,,„,,,,,,„, .,,,,,„,:„:„.„,,,,,,,.._: _ x ,,�• __ _ ,„,.,,,,,,w,..•.. ...:4„:„,..,.,,,i.,,,„ ___________ __ ..,,„ ,:o.,,..„.,;2`',.--, __--- C 0 31e16.1\114(_, i: ''''''-''.- 1.0 0? • ce'C� SED Rt OEN :. ..:..„.,...: _________ PRpP ��_�F_WA t,,,,.,,,,\, _.,,k„,: .. ..,.,,,i,:'!.:,'...'_4,',,',-,x,'.'.;",'._','',.'.7":.,-',-,,,.,_,.,s,,,,,,w,, ,,e,.T,;,_.,,_,_,,,,,,,,G,e:_,v::.,._:,.,s,:,1„,issf.G,,,e.:;., ,,,e)„,e,,v,i._,..,,,,,,,,,,,,,,,,...u.„0,,,„,:i.,,,,,,.,„,:e„g,_s.u_,,G,,,,,.„?.,,.,,,„,„,„,„ is11NG R\G 0 GUTTER 230 EX CURB AN soils# t�. 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'th�SY=?fErY�S:%PM:v�M ir4ro'edfN 'Y ......a� fXOE M'a ..��. �,.. _-- ._. •y- .� � xY . At- S.> ' .•J>w::� :._ --_ n:.a u��t - R.�-» 'Yn t4� •A . , — ._ 7- __ _ __ _ , _ _ ________ ,_ ..._ 1 ,___.._..._.___ - `^ _, ;,t„,---* --- - :31.-•i' '-''''------ _ . '''.7e1A ''' .'‘, . z h.t 1 LOT 1 LOT , .. LAID® , J EXIST. PROPERTY LINE --**'*\\ ! : ®® PROP. PROPERTY LINE __ ; � j o PROP. CENTERLINE --__ PROP. EASEMENT LANE � , x �• _ ,,,. :.,,,,, _ , 04101440,_ a,, v. PROP.CURB & GUTTER !n♦ I \ 1 , rocs 0— PROPOSED 30' G Y • f: ,: , RE DIRECT c�1 i ' / I BURIED FIBERGLASS POLE WITH o :'. $ � fi MAST ARM, 200 MATT FLAT cep a) 0-, _:;k*. LENSE COBRA LUMINAIRE, ' a L ! ' ” MOUNTED 25 ABO' E ROADWAY _:- LOT 4 O SURFACE. 48 ! o _ PROPOSED 30 BRONZE DIRECT c ' • - I I BURIED FIBERGLASS POLE WITH ��� �{'% i! ' I B" AR+I, 1 D0 GATT FLAAT LENSE e' 'r I Mt�lNTED ®- _ p- ; �. SHOE BOX LU�IINAJRE,°� 25' ABOVE ROADWAY SURFACE.0 I PROPOSED SIGN ,` 1 IF:1 -<( f PROPOSED STREET TREE LOT 3 N 1.-- SEE LANDSCAPING PLAN (L1) FOR DETAIL i LOT 1 1 i - - 41 I• :_ PROPOSED STREET TREE A LANDSCAPING PLAN (Li) FOR DETAIL - _._ -Tr\ , - ',- - , , -; , ',.. -------------------** / 't\tit 1 :, . - _ t. EXISTING DE( DUOUS TREE LIJ 0 . ..." LOT 9 ' iriA . _ .". EXISTING EVERGREEN (BROADLEAF) I Tt 1M(5 ,.,., i s_____________�. E EXISTING EVERGREEN TREE a)oto CO Lij Z 6 g '11,,A ' '' ' '- DR1 VE ------------ , / . .....\ ---,,..,. , ,, c) , _ . . .. .. =-,„,,_ ::: , \ EXISTING HEDGE a I w Lijo , . ...,,, . • . ..„., ,I ' EXISTING UTILITY POLE 0, _. Mil] 25 ;C(15. LL (45 d < 1 LOT 1 O o \ t -rtt i7pc 2.-^ \ 0 M �- I I I PROPOSED SIGNAGE Z z & 0 3 I x LLI < , , . - , ' . \ „ , ,, . .. . 0 / \ .9. 5 , . i STOP 1-1 P MUTCD �.t:. � � SEC. =NJ ;. T TO SCALE ' ::„..‘\-1 . " I ! , ACCESS EASEMENT 1 / FCR TL 234 ! 1 _ O NO PARKING ILI I ... J BEHIND T SIGN 7-1 PER MUTCD SPEC. NOT TO SCALE i ! I - • �.� 1 - FlRE LANE �LOT ' � `_:4 AHEAD SIGN 1.°- 7 1 PER MUTCD SPEC. cl I NOT TO SCALE q I co -, --- ' '- —o FIRE LANE ..____ I =` `.� EHTND �. �,,� . i 7°-1 PER MUTCD SPEC. V -, NOT TO SCALE CI „ , e'-'''' # 5 NO PARKING ix Pi . AHEAD s �_ ` { 7-1 PER MUTCD SPEC. .q0. NOT TO SCALE I x ( �s i ci_________________ Gi: E.--E--- a" per_ [➢iaieit�. 8 t-JRC--� uu■uaii (� LL 1a[l■ .-Jtr[r - ri■g ua ■■ �.lJ tiiFi r-.a■t / a �' LLI - :1" 0— a 0 ...... ...- • u ■ ....._,. • "'.,....,.... ! `,. _. -�--_ DATE 1 3/31/05 GRAPH/C SCALE DEIGNED I HAY ~- - �- ENGINEER I SRO R 20 10 0 20 CHECKED 1 `` '----- ( IN FEET SHEET TITLE LIGHT/SIGN _ 1 inch = 20 ft. SHEET NUMBER c8 _ _______________ , ____ _a...) . ., . ___________ __,__________ ,_. I I 9p a I c ) -, -- , _ _ _ c c\I 17,1N i,4 T------ • f - -; I7; . •�. if \I . r = ® LOT I— LOT 1 :/ AURELHEDGE LEGEND 0 ca e o In 1 I �- ®® EXIST, PROPERTY LINE • PROP. PROPERTY LINE _:` -J o PROP. CENTERLINE Q } I PROP. EASEMENT LINE x TR Na 12 ,_ L ® . .® , �-�-- ——=- PROP.CURB & GUTTER t®- a a a a o PROP.TREE PROTECTION FENCING to "�•,� C 24 R I ILI �, _ EXISTING DECIDUOUS TREE TO REMAIN Q p _ 1:r . (X: ... . y , I I ::. : ____ EXISTING EVERGREEN TREE TO REMAIN-, , -- - �4„ t LOT T L �', i EXISTING DECIDUOUS TREE TO BE REMOVE e 4.\\\- 4P-i {� l 1 z V EXISTING EVERGREEN AD DE REMOVE t • EN RO LE TO TR N0. 11 �-°' �- (BROADLEAF) ® cn cr 8 167R • i ,__ —_ -- - - -- - - - - - 40. E �,'� 1 N , i Lai TREE/SHRUB DESIGNATION I d v LET LET i I$ CA STR) ��„ 0 a, N'----TRUNK DIAMETER I I l NAME I- a �. ®® �. �,. I D BIRCH [R;997R C CEDAR —7.A - ` ` H HAWTHORN,____,... ,- M 1 I --. _ N TRUNKS LOT9 I 1 L LAUREL ;ft\ 1 I 5 M MADRONA \T p (00 R Na ; MA MAPLE ao �_. �� _ R B E N ��LU P 1 a r.. I- VIE TR Na 9 P PLUM 1:c I �...� TR a 6 11 87R I z .i< _ , �� � m.� . _�(J0 _ �_, I UD UNKNOWN DECIDUOUS 0 N \ TR N0. 1 of o Q \ I M 0 d .<1 ;, v ;y I I I TREE TO BE SAVED TREE TO BE REMOVED Ce s. \ \ �� . ';� % TR NO. 1 TR NO. 2 2 Z ,,,, .�. :,-, -- --__. TR N0. 11 TR N0. 3--- ti �� � :S 1 TR NO. 12 TR NO. 4 x I T TRH .. I I TR NO. 13 TR NO. 5 P 67R I TR NO. 6 < TR N0. 7 it 6 i , , �.. } LOT ._ rv. ®� .r.___� w� _ _ _ _ TR No. s ,- '' TR NO. 10 e TR NO, 14 TR k 4 i MA 107Rl I I 7" hTR ° ,7— � R 1 I I j I I ;;/ \ LOT 1 La 5 _ 1.... .< (z) t - _ _ , ,, _ ____ T: &NbL/ , 1 .1 MA 357R �. ® I La ca _ ______ I t____________ i9 TR NO. 14 • UD ;67R ; 1% __ 2 TRUNKS I I -•_. I • 1 I t , S W —_ -v- I I o Z ORE- ENBuRG .its Lei _! 1•_ 3 - .)•■life o (i) f...3 bi ..._________ ..`_ :ia s was ++_ ---_______L____ - _ `��_-- \ DATE 3/31/05 e_ 1 ~1'_'_ 1 `°--_ DESIGNED ' E HAY ''-- __�- GRAPHIC SCALE ENGINEER I S ROPER �� 0 10 0 20 CHECKED I ``'--�_ _ ( IN FEET ) SHEET TITLE _ _ OVAL 1 Inch �0 ft. ~--�__ SHEET NUMBER C9 }— -,....____ C9 .. / , _ \ _____________ ....__ ____________ \\.........% I __ >- m , , i — �, STREET TREE PLANT LIST: b4i 'i \ — — , k SYM LATIN NAME/ Common Name SIZE SPACING v GROUNDCOVER 1-AEG i o E �- 1W l CHAINLOCK TREE TIES 51 AUU ARCTOSTAPHYLOS UVA-URSI MASS. 1 gal. 3 o.c. _... _._. �. ti v H, IA '� '``��:+= Katsura Tree - w `�`►� (OAR AS APPROVED} ___ -._ .___ ____.._._._.__- ._._ -- ___.__.._____-.._ it _____.. c _ SHRUBS :, .-r_._..__ �. ---- --- _.� _ � � __- :; -: _ _______ - F- ♦mil v x _.r ,� 2" x 2 D.F. STAKES 5 AEG Edward GRAND. "EDWARD GflUGHER 1 gal. 6 o.c• :` ... ___ __-______-_ - -_ _ ,,... _ _ __ _ _ �' -`i o Edward toucher Abelia _ w-_ �_ r vi .�� i.�.i �' .:~o CROWN OF ROOTBALL TO BE 15 EJS EUONYMUS JAPONICA SILVER KING 1 gal. 6 o.c. -� e �_ . r r: :::-.1. ctou _• 2" ABOVE FINISHED GRADE Silver King Japanese Euonymus j 1 '`" _`"°„- .el N 2" MOUND FOR WATER BASIN I _._. -- \\� ����\`�� TREES '} j \,���\`� 2-PCA L_ I �� -IM� r 2 1 2'= BARK MULCH - I , . i 11 CJ CERCIDIPHYLLUM JAPONICUM 2 cal. As shown ` j i 3-EJS / i q I A�lE 1- FINISH GRADE Katsura Tree { _ ___ ► .-I. I BACKFILL SOIL MIXTURE 1-6 MIN.------� 11- I 1 QC QUERCUS COCCINEA 2 cal. As shown 1 ' i CO I-, o q. ;:• i i i-a i-i i�� Scarlet Oak ,. - ____ ,-..._,._,_ +mo t WITH FERTILIZER 3 FOR FRAXINUS OXYCARPA RAYWOOD 2 cal. As shown -_�_�-_ __ I } tf, i:l _ i =.� Q Z Z ,` 2 to 2 1/2 K ROOTBALL EXISTING SUBGRADE Raywood Ash 4 +' -- ------- - ___ 1 i i /111 +A4 q un <C J 4 PCA PYRUS CALLERYANA "ARISTOCRAT" 2" cal. As shown " �� t� - 1 - -�-- A'' V Q uJ ����v Aristocrat Flowering Pear I E 13 9-AU 1 -__ t, � FINISH GRADE kz 0 DECIDUOUS TREE PLANTING DETAIL E• ` -� �,, _ Z + ►r i Ells j t i. NOT TO SCALE ? 2 1/2 BARK MULCH # � 0,. 0 GENERAL NC}TES. t y is � f � i LL.--L,LL, ' t ; fix'. - �:�� ..E_ 1. Contractor is to verify all plant quantities. I M : r 3 . l I I i �I ' BACKFILL SOIL MIXTURE - �[ 2. Adjust plantings in the field as necessary. - �-� ^i 1-,i r,;.-� a .iii I=---11 l' WITH FERTILIZER P g Y• € # j _ F .. 3. Project is to be irrigated with an automatic, ! g_A =U �#� 2 X ROOTBALL EXISTING SUBGRADE underground irrigation system. # > �. � < 31 4. All plants are to be fully foliaged, well branched _ t} ': ! �: ►� �► 3 l and true to form. I --- it 0 SHRUB PLANTING DETAIL _ �' ' _ s — _ 1 1 ' NOT TO SCALE p i co QUTLINE SPEGIFIGATIGNS PLANTING AND SEED{N �. _ 3-AEA *��� • I ; ` �♦ i i : f.�1 GENERAL: All plants shall conform to all applicable standards of the latest edition of the HERBICIDES: Prior to soil preparation, all areas showing any undesirable weed or grass 1 f i j 1, 1 6-AU . growth shall be treated with Round-up in strict accordance with the manufacturer's"American Association of Nurserymen Standards", A.N.S,i. 260.1 - 1973, Meet or exceed g P Ym , �.� - the regulations and laws of Federal, State, and County regulations, regarding the inspection instructions. - �� ' 3-EJS =� of plant materials, certified as free from hazardous insects, disease, and noxious weeds, -__ _ =_.. �`l and certified fit for sale in Oregon. SOIL PREPARATION: Work all areas by rototilling to a minimum depth of 8 inches. ` - ' _- _ r _;� •��+►! Y 9 P Z r 0 Remove all stones (over 1 1/2" size), sticks, mortar, large clumps of vegetation, ,. a V, < M < , ' The apparent silence of the Specifications and Plans as to any detail, or the apparent roots, debris, or extraneous matter turned up in working. Soil shall be of a - -- --- -_ .t - I jai • • homogeneous fine texture. Level, smooth and lightly compact area to plus or minus ' ;f 6 AUU 4 )0,1 omission from them of a detailed description concerning any point, shall be regarded as 9 • .10 of required grades. •• ' '6- 'I a. 0,.. M 4 meaning that only the best general practice is to prevail and that only material and ' ' ' workmanship of first uality are to be used. All interpretations of these Specifications �* 66--shall be made upon the basis above stated. PLANTING HOLE: La out all plant locations and excavate all soils from planting i P Y P P g 11-CJ _ _ '� � �'"� ��". 3-EJS 3 ". -�`, . Lugo ° holes to 2 1/2 times the root ball or root system width. Loosen soil inside bottom ;,: of plant hole. Dispose of any "subsoil" or debris from excavation. Check drainage '" jjj' PERFORMANCE QUALITY ASSURANCE: Use adequate numbers of skilled workmen who are P ,P = `' 6-AUU �' _ w LL, M Li of planting hole with water, and adjust any area showing drainage roblems• thoroughly trained and experienced in the necessary horticultural practices and who are P 9 J Y 9 9 problems. �- � �� = - Q com letel familiar with the specified requirements and methods needed for the ro er i SOIL MIX: Prepare soil mix in each lantin hole b mixin • '• 't j 1 .1 performance of the work of this section. 2 art native o soil no subsoil P g ' ' { �''ta 0 s . ,,, ' _NOTIFICATION: Give Landscape Architect minimum of 2 days advance notice of times for 1 part compost (as approved) -- ,.1 -= � ® ` ; ♦��� Q inspections. Inspections at growing site does not preclude Landscape Architect's right of �' — ♦ Thoroughly mix in planting hole and add fertilizers at the following rates: .o ` _ s ` _ P.rejection of deficient materials at project site. Each plant failing to meet the above .�: >. 3 EJS I/?} Trees - 1/3 to 1 lb./ plant i � ''I m W --,:dse entioned Standards or otherwise failing to meet the specified requirements as set forth 4 .., •shall be rejected and removed immediately from the premises by the Contractor and at ,, „ - -- ./. . -� s i _ - l' FERTILIZER: For trees Commercial Fertilizer A Inorganic (5-4-3) with - i., t , 2 PCA !his ex ense, an d re laced with satisfactor lants or trees conformin to the s ecified - - - P P Y P 9 p micro-nutrients and 50% slow releasing nitrogen. _v - --- _.^.,� ► A requirements. I • . } PLANTING TREES: Plant upright and face to give best appearance or relationship to I �'?�f SUBSTITUTIONS: Only as approved by the Landscape Architect or the Owners '" '�Ry j, 1 i Representative. Y PP Y adjacent plants and structures. Place 6" minimum, lightly compacted layer of \ • ► i 1. _.._ 6-AUU ��jr�j4 P prepared planting soil under root system, Loosen and remove twine binding and } ;7i --1 burlap from top one-half of root balls. Cut off cleanly all broken or frayed roots, - ' I GUARANTEE AND REPLACEMENT: All plant material shall be guaranteed from final and spread roots out. Stagger Plants in rows. Backfill planting hole with soil mix i __ \ acceptance for one full growing season or one year, whichever is longer. During this \ z} ,,1 1-AEG L P 9 9 while working each layer to eliminate voids. period the Contractor shall replace any plant material that is not in good condition andj'- �`' � f ' AEG, ..::::.producing new growth (except that material damaged by severe weather conditions, due to When approximately 2/3 full, water thoroughly, then allow water to soak away. Place , ,, ,,,.,.. , -PP Y / Y \ `\ - i Owner's negligence, normally unforeseen peculiarities of the planting site, or lost due to remaining backfill and dish surface around plant to hold water. Final grade should � Il • ' vandalism). Guarantee to replace, at no cost to Owner, unacceptable plant materials with keep root ball slightly above surrounding grade, not to exceed 1 inch. Water again I • . . } P ' P of until no more water is absorbed. Initial watering by irrigation system is not allowed. ` ' ti w• ..' o plants of some variety, age, size and quality as plant originally specified. Conditions o 9 Y 9 Y - __. ._, .� ��_____� y 1' • ; guarantee on replacement plant shall be same as for original plant. 2" 2" ? `� `j ro....„...__,_,__„ r°- f STAKING OF TREES: Stake or guy all trees. Stakes shall be 2 X 2 (Horn.) quality :7: -- ----_ i › 2304 TL ' tree stakes with Dint. The shall be of Dou las Fir, clear and sturd . Stake to be Landscape Contractor shall keep on site for Owners Representative's inspection, all receipts P They Douglas Y _ ; , . for soil amendment and topsoil deliveries. 8'-0". minimum 2/3 the height of the tree, not to exceed 6 -0 . Drive stake firmly r-6" o below the planting hole. Tree ties for deciduous trees shall be "Chainlock" (or �' ` _ �`' o Z PROTECTION- Protect existing roads, sidewalks, and curbs, landscaping, and other features better). fi -- ;' t Z C f J , 5, } i,� remaining as final work. Verify location of underground utilities prior to doing work. ! Repair and make good any damage to service lines, existing features, etc. caused by MULCHING OF PLANTINGS: Mulch planting areas with dark, well-rotted, medium grind W C� landscaping installation. fir bark (or approved equal) to a depth of 2 1/2 inches. Apply evenly, not higher Q < Q than grade of plant as it came from the nursery, and rake to a smooth finish. i ci v ö ,._:.,_1 PLANT QUALITY ASSURANCE- Deliver direct from nursery. Maintain and protect roots of Water thoroughly, then hose down planting area with fine spray to wash leaves of 1-QC [plants. i. plant material from drying or other possible injury. Store plants in shade and protect them p -_ from weather immediately upon delivery, if not to be planted within four hours. l FINE LAWN AREAS: In fine lawn area apply Commercial Fertilizer Mix B at 4.5 lbs. — .._._.�i , . 1 cS Nursery stock shall be healthy, well branched and rooted, formed true to variety and Per 1,000 sq.ft. and rake into soil surface. Establish an even, fine textured seedbed { ,} meeting grades, surfaces and texture. Sow seed with a mechanical spreader at the " ' . species, full foliaged, free of disease, injury, defects, insects, weeds, and weed roots. g 9 P ' ' 4o . .1,..1*. o uniform rates as noted below. Rake seed lightly to provide cover. - Trees shall have straight trunks, symmetrical tips, and have an intact single leader. All 9 Y P - --_ ••� ~'' .. - I v riga" - 1.-Plants: True to name, with one of each bundle or lot tagged with the common and '`4 `°� r `- SEED Bluets grass seed conforming to applicable State laws. No noxious weed yry ' botanical name and size of the plants in accordance with standards of practice of the 9 g g pP P P seeds. Submit Guaranteed analysis - -�__,_ . __ �, _ American Association of Nurserymen, and shall conform to the Standardized Plant Names, Fine Lawn Seed Mix: To contain 50% Top Hat Perennial Ryegrass, 30% Derby ®® . :I 1942 Edition. { o Supreme Ryegrass, 20% Longfellow Chewings Fescue (Hobbs and Hopkins Pro-Time _ ff o @ z to • 303 Lawn Mix or as approved) Sow Seed at 5 lbs. / 1000 sq. ft. -___ t �, Container grown stock: Small container-grown plants, furnished in removable containers, , 'y Y� °' a cr shall be well rooted to ensure healthy growth. Grow container plants in containers a minimum of one year prior to delivery, with roots filling container but not root bound. MAINTENANCE FINE LAWN AREAS: The lawn areas shall be maintained by watering, ___ �°- Y P Y� 9 --- `�---�~- _..� ` cal wi reseeding, and weeding for minimum of 60 days after seeding. After 30 V I� Bare root stock: Roots well-branched and fibrous. Balled and burlapped (B&B): Ball shall mowing, s g, g S, �� Y 9 _ 4 _� z o days apply Commercial Fertilizer Mix G at 4 lbs. per 1,000 s ft. Mow and keep 0 , o n, c, N Y PPY P q be of natural size to ensure healthy growth. Ball shall be firm and the burlap sound. Na 2" NE3uRG o ? Y9 P j at 1 to 2 in height. Remove clippings and dispose of off site. , loose or made ball will be acceptable. 9 PP 9 --._ cv �t p -�., k " . t� aG C} Q I" ri in these specifications against all defects of a- ti_._ and maintain work described p g M TOPSOIL AND FINAL GRADES, Landscape Contractor is to verify that the topsoil is or is `�---- > o not conducive to proper plant rowth, materials and.workmanship, through final acceptance. Replace plants not in normal .�, t - P P P growth. healthy condition at the end of this period. Water, weed, cultivate, mulch, reset �'N.., • �c Q „ plants to proper grade or upright position, remove dead wood and do necessary N U `''' ` Landscape Contractor is to supply and place 12 of topsoil in planting beds and 6 in w hj 7. P PPY P P P 9 standard maintenance operations. Irrigate when necessary to avoid drying out of plant a >� I lawn. If topsoil stockpiled on site is not conducive to proper plant growth, the Landscape -_ b' P P P P P 9 P �- _-�-� materials, and to promote healthy growth. _ �, , , �3 , _ Contractor shall import the required amount. Landscape Contractor is to submit samples . __-----__ ---- w of the imported soil and/or soil amendments to the Landscape Architect. The topsoil shall CLEAN-UP: At completion of each division of work all extra material, supplies, - #. b - be a sandy loam, free of all weeds and debris inimical to lawn or plant growth. equipment, etc., shall be removed from the site All walks, paving, or other surfaces - cv _ I... u� shall be swept clean, mulch areas shall have debris removed and any soil cleared �� ', LL,Landscaping shall include finished grades and even distribution of topsoil to meet planting from surface. All areas of the project shall be kept clean, orderly and complete. ( ) requirements. Grades and slopes shall be as indicated. Planting bed grades shall be 0, Q o approximately 3 in hes below adjacent walks, paving, finished gradelines, etc. to allow for ihi 11�i! �' 2 w c 1 P 9� g �> 9� CO bark application. Finish grading shall remove all depressions or low areas to provide SCALE — 20'-0" M o positive drainage throughout the area. � �` '-'_ 4 x :-.