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SUB2003-00011
SUB2003 - 00011 BAILEY WOODS SUBDIVISION NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2003-00011 �-� CITY OF TIGARD Community(Development BAILEY WOODS SUBDIVISION Sfiaping)1(Better Community 120 DAYS = 11/22/2003 SECTION I. APPLICATION SUMMARY FILE NAME: BAILEY WOODS SUBDIVISION CASE NO.: Subdivision (SUB) SUB2003-00011 REQUEST: A request for Subdivision approval to create 13, single-family lots ranging in size between 5,574 and 8,385 square feet on an approximately 2.18 acre site. APPLICANT: Larry Hultquist OWNERS: Larry Hultquist and Mary Bowman 14125 SW Fern Street 13875 SW 158th Terrace Tigard, OR, 97223 Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: R-7; Single-Family, Medium-Density Residential. ZONE: R-7 Medium Density Residential. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 14125 and 14237 SW Fern Street; WCTM 2S104BC, Tax Lots 700 (portion) and 6100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION CONDITIONS OF APPROVAL PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING CLEARING, GRADING, EXCAVATION, AND/OR FILL, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit to the Planning Department (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 1. Submit a tree mitigation plan and/or program for the trees that will require removal. The applicant shall specify whether and where the 30 caliper inches of mitigation will occur on site, off site, or be offset with a payment in-lieu. If proposing the payment in-lieu, such payment shall be made prior to approval of the final plat. If proposing to replant, the applicant shall submit a bond or cash deposit for the value of the mitigation, based on the current payment in- lieu fee. Upon final inspection and acceptance of the replanting by the City Forester, the deposit or bond shall be returned. 2. Prior to ANY site work, a tree protection plan, prepared by a certified arborist shall be prepared and submitted to the City Forester for review and approval. Once approved, tree protection measures must be installed for all trees to be retained. Once installed, the City Forester must inspect the tree protection measures. 3. The applicant shall acknowledge in writing that the development code provides for the following penalties if the trees on site are damaged or removed: Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 4. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover public street improvements, infrastructure 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). 5. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will ee designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 6. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. NOTICE OF DECISION PAGE 2 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION 7. 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. 8. A profile of SW Walnut Lane shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 9. 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. 10. The applicant shall provide sanitary sewer laterals to the adjacent undeveloped properties. 11. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 12. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. 13. 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." 14. 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. 15. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 16. 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. 17. The applicant's construction plans shall show "No Parking This Side of Street" signs along one side of Walnut Lane. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Planning Department (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 18. The applicant must provide evidence that Washington County has approved the plat name reservation. 19. The applicant shall revise the plans to reflect the access easement to Lots 7-10 will be a separate tract, designed to private street standards. 20. Submit a revised street utility plan that shows the location, species, and size (minimum 2-inch caliper) of required street trees along the public and private streets per the City's spacing standards of Section 18.745.040(C). NOTICE OF DECISION PAGE 3 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION 21. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 22. Prior to approval of the final plat, the applicant shall complete the annexation process or establish an alternate means of serving the site with utilities that do not extend outside the city limits. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 23. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $390.00. (STAFF CONTACT: Shirley Treat, Engineering). 24. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it (them). 25. 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. 26. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 27. 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. 28. Final Rat 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 SW Walnut Lane shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Planning Department (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 29. The applicant shall relocate or replant any recently planted trees that were required for mitigating a previous tree removal violation if they are located within the area of construction or homebuilding and ensure that these trees survive for a minimum period of three years. NOTICE OF DECISION PAGE 4 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION 30. The applicant/owner shall complete and submit a sign compliance agreement regarding the placement of permanent and temporary promotional signage. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 31 . Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 32. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 33. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 34. Prior to issuance of building ermits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 35. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 36. The applicant shall 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. 37. Prior to issuance of building permits the applicant's engineer shall provide a post-construction sight distance certification. 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: NOTICE OF DECISION PAGE 5 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. NOTICE OF DECISION PAGE 6 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The subject site is comprised of two arcels. Tax lot 6100 (Bowman Parcel) was partitioned from a larger tract in 2002 (MLP 2001-00002). The portion of tax lot 700 (Hultquist Parcel) that is part of this subdivision application was partitioned in 2002 (MLP2002-00009), and while the partition plat has been recorded, a new tax lot number has not yet been assigned for this parcel. The Hultquist Parcel was annexed into the city in May of 2002, the Bowman parcel was already within the City limits. Site Information and Proposal Description: A request for Subdivision approval to create 13, single-family lots ranging in size between 5,574 and 8,385 square feet on an approximately 2.18 acre site. Both parcels are currently vacant. The requested subdivision proposes to connect to City sewer service through an adjacent parcel that has not yet been annexed. This annexation process is underway currently and is being processed separately. There is one public street proposed which is an extension of the present Walnut Lane, which will terminate with a temporary turnaround. Vicinity Information: The proposed development is on the north side of SW Fern Street, and just east of SW Walnut Lane. There are a few parcels along Fern Street that are not presently within the city limits. These surrounding parcels are all zoned R-7. Properties to the north of the subject site are zoned R-12. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Property owners within 500 feet of the subject site were notified, and no comments were received. NOTICE OF DECISION PAGE 7 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 B. A licable Develo.ment Code Sections • "es'.en is zoning •Is nc s 18.705 Access, Egress and Circulation) 18.715 Density) 18.745 Landscaping and screening) 18.765 Off-street parking and loading requirements) 18.790 Tree removal) 18.795 Vision clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact Study) The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.730 (Exceptions to Development Standards), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming situations), 18.775 (Sensitive Lands), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The largest lot in the subdivision is 8,385 square feet, and is not large enough to divide in the future; therefore, this standard does not apply. Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlyin zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The applicant has not proposed to use the lot averaging option as all lots exceed the 5,000 square foot minimum size. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b.) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. NOTICE OF DECISION PAGE 8 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development; therefore, this standard does not apply. Approval Standards — Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has not provided evidence that the proposed subdivision name has been reserved with Washington County; this will be required prior to final plat approval. The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Street layout is discussed in more detail, and conditioned if necessary, under the Street and Utility Improvement Standards section of this decision. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. FINDING: Based on the analysis above, the proposal meets, or will be conditioned to meet further in this decision, the preliminary plat approval standards for subdivisions. The applicant has not demonstrated that the proposed subdivision name is not duplicative. CONDITION: The applicant must provide evidence that Washington County has approved the plat name reservation. B— APPLICABLE TIGARD DEVELOMENT CODE SECTIONS Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-7: Medium-Density residential zoning district. (Table is on the following page) NOTICE OF DECISION PAGE 9 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION The R-7 zoning district has the following dimensional requirements: STANDARD R-7 Minimum Lot Size Detached unit 5,000 sq. ft. Duplexes 10,000 sq.ft. Average Minimum Lot Width Detached unit lots 50 ft. Duplex lots 50 ft. Maximum Lot Coverage 80% Minimum Setbacks Front yard 15 ft. Side facing street on corner & through lots 10 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft. Maximum Height 35ft. Minimum Landscape Requirement 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. The proposed lots range in size from 5,574 square feet to 8,385 square feet. All of the proposed lots meet the minimum lot size requirements of the code. All lots meet the minimum lot width requirements, based on the dimensions provided on the plan. The applicant will be required to comply with the setbacks, height and lot coverage/landscape requirements during the building permit review process for the homes on individual lots. All lots within this subdivision are for single-family units. This is not a planned development, therefore, the setbacks are as prescribed by the base zone. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section of this decision. Access to individual lots will be reviewed for compliance during the building permit phase. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant licant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant has proposed a joint access drive to serve lots 7-10; however, these lots will not meet the frontage requirement in this scenario. Consequently, this joint access will need to be modified. NOTICE OF DECISION PAGE 10 OF 23 SUB2003-00011—BAILEY WOODS SUBDIVISION • Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All lots have frontage on a public street with the exception of lots 8 and 9. The applicant has proposed a private access easement, which does not meet the standard. Therefore the applicant shall revise the plan to include the proposed easement within a separate Tract. As described later in this decision, the tract will need to be widened to include a pedestrian walkway. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in this decision. Inadequate or hazardous access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. Based on the preliminary plan submitted by the applicant, the extension of SW Walnut Lane does not appear to have any hazardous attributes. A sight distance certification will be required from a licensed engineer. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. SW Walnut Lane is a local residential street with no specific access restrictions. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. This criterion does not apply. 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 has indicated on the plans the areas of clear vision at the intersection of the Walnut Lane extension and the new private street. The applicant's engineer shall provide a post-construction sight distance certification. 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 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. Walnut Lane intersects SW Ascension Drive. Ascension Drive is not an arterial or collector street, therefore no driveways are located within the area of influence. NOTICE OF DECISION PAGE 11 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The private street is located more than 125 feet from Ascension Drive, thereby meeting this criterion. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; According to the plans submitted, no access will be less than 20 feet in width, in accordance with Table 18.705.1. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; There are no residential access drives apart from typical driveways proposed with this project. Section 18.705.030.H.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. There are no access drives or street stubs that exceed 150 feet. This criterion does not apply. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been satisfied. If the applicant complies with the condition listed below, the standards will be met. CONDITION The applicant shall revise the plans to reflect the access easement to Lots 7-10 will be a separate tract, designed to private street standards. Density Computations and Limitations: Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site is based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way, and land for private streets from the total site area. Of the total site area (95,270 square feet), 16,996 square feet will be dedicated to public street right-of-way; there are no sensitive lands or land dedicated to the public for parks. This results in a net developable area of 78,274 square feet. The maximum number of lots permitted on this site, therefore, is 15 and the minimum number of lots is 12. The applicant's proposal to build 13 lots for single-family detached homes meets the maximum and minimum density requirements of the R-7 zone. FINDING: Because the applicant has proposed 13 lots and 15 lots is the maximum permitted based on the net acreage of the site; this standard has been satisfied. NOTICE OF DECISION PAGE 12 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 requires that street trees be lanted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible (for example, areas not to be disturbed can be fenced as in snow fencing which can be around individual trees). The applicant has proposed Oregon Ash trees for street trees. Street trees will additionally be required along the private street serving lots 7-10. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant has provided a street tree plan that will require minor modifications to include street trees along the private drive. A final street tree plan shall include trees spaced per the above standards. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. The Bailey Woods Subdivision site is surrounded by detached single-family homes and undeveloped parcels with R-12 and R-7 zoning. Therefore, this section does not apply. FINDING: Based on the analysis above, the applicant's street tree plan requires minor changes. If the applicant complies with the condition listed below, the standards will be met. CONDITION:Submit a revised street utility plan that shows the location, species, and size (minimum 2-inch caliper) of required street trees along the public and private streets per the City's spacing standards of Section 18.745.040(C). Signs (18.760): The purposes of this chapter are: 1) To protect the health, safety, property and welfare of the public; 2) To promote the neat, clean, orderly and attractive appearance of the community; 3) To accommodate the need of sign users while avoiding nuisances to nearby properties; 4) To insure for safe construction, location, erection and maintenance of signs; 5) To prevent proliferation of signs and sign clutter; and 6) To minimize distractions for motorists on public highways and streets. Due to the amount of sign violations and the increased compliance effort of the City, the applicant will be required to sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage for the subdivision. FINDING: Based on the analysis above, the Sign Standards have not been satisfied. CONDITION:The applicant shall sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage. Off-Street Parking and Loading Requirements 518.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. NOTICE OF DECISION PAGE 13 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, this standard has been satisfied. Tree Removal: Chapter 18.790 requires mitigation of trees over 12-inch diameter at breast height (dbh) removed as part of the development of the site. The applicant has submitted a tree inventory prepared by a certified arborist. The tree inventory does not account for the trees on the Bowman parcel; a 36-inch and a 24-inch fir tree. One 12.75-inch Ash tree on the eastern edge of the project has been identified as hazardous and may be removed without need for mitigation. In addition there are a 16.5-inch birch, a 13.25-inch fir and a 13.5-inch willow. The applicant has not proposed removing these trees for purposes of creating the lots; however, it is likely the 36 inch fir and the 24-inch fir will require removal to site the future homes. The applicant may propose removing these trees and provide mitigation for 30 caliper inches (removing 2 of 5 trees = 40% removal, requires 50% mitigation of the total 60 caliper inches). The applicant will be required to submit a mitigation program to account for the required removal and that indicates how mitigation will be accounted for. In October of 2001, several trees were removed from the Hultquist Parcel illegally, totaling 264 caliper inches. As this represented more than 75% of the trees on the property, 100% of the caliper inches were required to be mitigated. The applicant opted to replant the required number of trees on his property. While none of these trees is greater than 12 inches in diameter, they are required to be preserved and maintained as part of continuing compliance for the previous violation. Should any of these trees require removal to accommodate the new houses or street improvements for the proposed subdivision, or are damaged during the development of that site, those trees shall be either replaced or payment made in-lieu of replanting. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: • Submit a tree mitigation plan and/or program for the trees that will require removal. The applicant shall specify whether and where the mitigation will occur on site, off site, or be offset with a payment in-lieu. If proposing the payment in-lieu, such payment shall be made prior to approval of the final plat. If proposing to replant, the applicant shall submit a bond or cash deposit for the value of the mitigation, based on the current payment in-lieu fee. Upon final inspection and acceptance of the replanting by the City Forester, the deposit or bond shall be returned. • The applicant shall relocate or replant any recently planted trees that were required for mitigating a previous tree removal violation if they are located within the area of construction or homebuilding and ensure that these trees survive for a minimum period of three years. • Prior to ANY site work, a tree protection plan, prepared by a certified arborist shall be prepared and submitted to the City Forester for review and approval. Once approved, tree protection measures must be installed for all trees to be retained. Once installed, the City Forester must inspect the tree protection measures. NOTICE OF DECISION PAGE 14 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION • • The applicant shall acknowledge in writing that the development code provides for the following penalties if the trees on site are damaged or removed: Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has indicated the vision clearance areas on the site plan and has not proposed any structures or vegetation in the vision clearance area. Construction plans for the streets will need to be reviewed and approved that satisfies the visual clearance requirements. Subsequent grading and vegetative removal may be imposed during infrastructure construction to assure that this standard is met. FINDING: Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase, this standard has been satisfied. C — STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Walnut Lane, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 44 feet of right-of-way (ROW) for the existing portion of Walnut Lane to the west of the proposed development, according to the most recent tax assessor's map. The applicant has proposed to dedicate 50 feet of ROW, based on the local street standard with less than 500 vehicles per day. In order to mitigate the impact from this development, the applicant should dedicate 50 feet of ROW and construct 28 feet of pavement curb-to-curb. NOTICE OF DECISION PAGE 15 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has provided a future street plan showing that Walnut Lane can extend to the east to the undeveloped Tax Lot 600 and can eventually tie back into Fern Street. The properties north of the site are already developed and do not afford an opportunity to extend a street connection. A temporary turnaround is not necessary since the private drive will meet the required geometry of a hammerhead type turnaround off Walnut Lane. Therefore, Staff finds the applicant s future street plan to be acceptable. Cul-de-sacs: 18.810.030.K states that 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: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • 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. There are no proposed cul-de-sacs in this proposal. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. Section 18.810.030 H.3. requires proposed street or street extensions to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas, and parks. The applicant is proposing to extend Walnut Lane, which is a public, local street, to their east property line. NOTICE OF DECISION PAGE 16 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION • Grades and Curves: Section 18.810.030.M 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), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The applicant's plans indicate that the maximum grade does not exceed 7%. Access to Arterials and Major Collectors: Section 18.810.030.P 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 nonaccess 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. SW Walnut Lane is classified in the City's Transportation System Plan as a local residential road. These standards are not applicable. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant has proposed a single private drive within an easement. This does not satisfy the required street frontage requirement, and will therefore be required to be converted to a private street. The private street will serve a maximum of four lots, in compliance with this requirement. 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) alon with the final plat that will clarify how the private property owners are to maintain the private streets). 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. FINDING: The provisions for streets have not been fully ensured. CONDITIONS: • 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. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regular of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillian) prior to approval of the final plat. NOTICE OF DECISION PAGE 17 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION • Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The future extension of Walnut Lane will require a return to SW Fern Street, which will form a block of approximately 1,900 feet. A connection to SW Fern with this proposal is precluded by the existing house, and steep topography between the existing house and the Fern Street right of way. Therefore, this standard has been satisfied. Section 18.810.040.B.2 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. Since a full block can be formed with future development of the adjacent parcel, no pedestrian connection is required. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The minimum lot size of the R-7 zoning district is 5,000 square feet. Only one lot, #9, is greater than 1.5 times (7,500 s.f.) the minimum lot size. This lot is 66 feet wide and 84 feet deep. Therefore, this standard is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Lots 1-7, and 10-13 have at least 25 feet of frontage on a public street. Lots 8 and 9 have only access to an easement, not actual frontage on a public or private street. The proposed easement will have to be converted to a private street tract. The 20 foot width of this easement is satisfactory for the pavement section, but will require sidewalks on at least one side. No parking will be permitted on this drive. 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. The applicant's plans indicate that they will construct sidewalks on both sides of Walnut Lane. The private street plan does not show any sidewalks being constructed. The applicant shall provide sidewalks on at least one side of the private street. NOTICE OF DECISION PAGE 18 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing public sewer in Walnut Lane at the development's west property line. There is also an existing sewer line at the south property line of the Castle Hill No. 2 Subdivision. The applicant has proposed to connect the western 2 lots to the sewer line in Walnut Lane. The applicant is proposing to construct a new public line to serve the remaining lots that would be located in Walnut Lane and in a public utility easement from the east property line to the existing line in the Castle Hill No. 2 Subdivision. The applicant's plan also provides for a stub to the south property line for future development. Storm Drainage: General Provisions: Section 18.810.100.A states 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 the Unified Sewerage Agency in 2000 and including any future revisions or amendments). The applicant's narrative indicates that runoff from properties south of this development will be collected in the proposed public storm sewer located in Walnut Lane and the private street. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resultincj from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 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 is proposing to provide detention for this development in 2 large, underground pipes. 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. Southwest Walnut Lane is not designated as a bike facility. NOTICE OF DECISION PAGE 19 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. SW Walnut Lane is not designated a bicycle facility. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. This standard is not applicable. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Fern Street. If the developer obtains power from SW Fern, then the undergrounding requirement will apply. The lines in SW Walnut Lane are already undergrounded. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A traffic study was no required for this development. Public Water System: I he applicant is proposing to extend the existing water line in Walnut Lane to their eastern boundary. They are also extending the line to their south boundary in the new private street. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) 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 NOTICE OF DECISION PAGE 20 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION 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. Grading and Erosion Control: USA 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. Since the site is over 1 acre in size an NPDES 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 $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $390.00 (13 lots and/or tracts X $30/address = $390.00). 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 I he 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). NOTICE OF DECISION PAGE 21 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION E. - IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for a detached, single-family dwelling is $2,530. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for these streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal streets. Upon completion of this development, the future builders of the residences will be required to pay TIF s totaling approximately $32,890 ($2,530 x 13 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $102,781 ($33,900 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $32,890, the unmitigated impact can be valued at $69,891. Given that there are no required off site exactions, no further proportionality analysis is necessary. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Water Department has reviewed the proposal and made the following comments: • Locate services on property line (bank water meters at end of private street) • Remove public water from private street • Need detail construction notes • Install CARV at high point The City of Tigard Forester has reviewed the proposal and offers the following comments: • Arborist report is sufficient. • Tree protection fencing must be approved before construction begins. SECTION VIII. AGENCY COMMENTS The Beaverton School District reviewed the proposal and offered the following comments: • Based on the number of proposed dwellings, approximately 9 additional students are anticipated. The district has determined that this represents a significant negative impact on the elementary, middle and high school capacities. The school district will continue to monitor population and enrollment forecasts, as well as track all proposed and approved residneital developments in order to anticipate significant impacts on schools. NOTICE OF DECISION PAGE 22 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION • The district recommends that the developer provide sidewalks within the subdivision and linkages that will provide safe student pedestrian access to school bus stops. RESPONSE: Sidewalks are required and have been conditioned to be provided on both the public and private streets. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 19, 2003 AND EFFECTIVE ON OCTOBER 4, 2003 UNLESS AN APPEAL IS FILED. A eal: e ieector's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 3, 2003. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. 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TYPICAL LOT i SO i ii I /4 , - i �p W...: wrs lv ,-u 11; CITY OF TIGARD T SUB2003-00011 cm or no•.o SITE PLAN N BAILEY WOODS SUBDIVISION (Map is not to scale) REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: 9/8/03 TO: Morgan Tracy, Associate Planner FROM: Kim McMillan, Development Review Engineer RE: SUB2003-00011 Bailey Woods 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 has indicated on the plans the areas of clear vision at the intersection of the Walnut Lane extension and the new private street. The applicant's engineer shall provide a post-construction sight distance certification. 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. Walnut Lane intersects SW Ascension Drive. Ascension Drive is not an arterial or collector street, therefore no driveways are located within the area of influence. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 1 The private street is located more than 125 feet from Ascension Drive, thereby meeting this criterion. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Walnut Lane, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 44 feet of ROW for the existing portion of Walnut Lane to the west of the proposed development, according to the most recent tax assessor's map. The applicant has proposed to dedicate 50 feet of ROW, based on the local street standard with less than 500 vehicles per day. In order to mitigate the impact from this development, the applicant should dedicate 50 feet of ROW and construct 28 feet of pavement curb-to-curb.. 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 ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 2 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's plan shows that SW Walnut Lane will be constructed to their east property line, thus allowing a future extension to the east. The applicant has also shown that the intersection of Walnut Lane and the new private street will provide a hammerhead turnout, thus meeting this criterion. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant is proposing to extend Walnut Lane, which is a public, local street, to their east property line. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plans indicate that the maximum grade does not exceed 7%. 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 ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 3 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. The development does not abut an arterial or major collector. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant has proposed one private street located within a 20 foot Access & Utility Easement. This private street will serve four dwelling units. 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; ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 4 • 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 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 that they will construct sidewalks on both sides of Walnut Lane. The private street plan does not show any sidewalks being constructed. The applicant shall provide sidewalks on at least one side of the private street. 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 ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 5 adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing public sewer in Walnut Lane at the development's west property line. There is also an existing sewer line at the south property line of the Castle Hill No. 2 Subdivision. The applicant has proposed to connect the western 2 lots to the sewer line in Walnut Lane. The applicant is proposing to construct a new public line to serve the remaining lots that would be located in Walnut Lane and in a public utility easement from the east property line to the existing line in the Castle Hill No. 2 Subdivision. The applicant's plan also provides for a stub to the south property line for future development. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The applicant's narrative indicates that runoff from properties south of this development will be collected in the proposed public storm sewer located in Walnut Lane and the private street. 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). ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 6 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 is proposing to provide detention for this development in 2 large, underground pipes. 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. SW Walnut Lane is not designated a bicycle facility. 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. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 7 Traffic Study Findings: A traffic study was not required for this development. Public Water System: The applicant is proposing to extend the existing water line in Walnut Lane to their eastern boundary. They are also extending the line to their south boundary in the new private street. 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. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 8 situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. Since the site is over 1 acre in size an NPDES 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 $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $390.00 (13 lots and/or tracts X $30/address = $390.00). 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. ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 9 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). 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 public street improvements, infrastructure 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. ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 10 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. A profile of SW Walnut Lane shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. The applicant shall provide sanitary sewer laterals to the adjacent undeveloped properties. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 11 The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. The applicant's construction plans shall show "No Parking This Side of Street" signs along one side of Walnut Lane. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to final plat approval, the applicant shall pay an addressing fee in the amount of$390.00. (STAFF CONTACT: Shirley Treat, Engineering). The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it (them). Prior to approval of the final plat, the applicant shall 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: ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 12 • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 426). 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 SW Walnut Lane shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 13 Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF"will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. The applicant shall 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. Prior to issuance of building permits the applicant's engineer shall provide a post-construction sight distance certification. 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. ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 14 The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. 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. ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 15 STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 16 Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS SUB2003-00011 Bailey Woods Subdivision PAGE 17 . • R A‘ L. EQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: August 1,2003 TO: Jan Youngquist,Beaverton School District#48 Demographics a Planning Department FROM: City of Tigard Planning Division RECEIVED PLANNING STAFF CONTACT: Morgan Tracy,Associate Planner[x24281 AUG 1 1 2003 Phone: [5031639-4111/Fax: (5031 684-1291 CITY OF TIGARD Sti6"uiV Si0N[SUM 2003-09011 BAILEY WOODS SUBDIVISION J REQUEST: The applicant is requesting Subdivision approval to subdivide two (2) existing parcels of approximately 2.18 acres, into 13 single-family residential lots ranging in size between 5,574 and 8,385 square feet. LOCATION: 14125 and 14237 SW Fern Street; WCTM 2S104BC, Tax Lots 700 (portion) and 6100. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: AUGUST 15, 2003. 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: 24(% Name & Phone Number of Person Commenting:\ I yov /L%a 57- 533 1/ I4j7trfiYii Facilities Planning Manager SCHOOL DISTRICT janyouungquist @beaverton.k12.or.us creating pathways to the future for all students 16550 SW Merlo Road•Beaverton, OR 97006 503.591.4319 • Fax 503.591.4484 Service Provider Statement Date: August 6, 2003 Proposed Residential Development: Bailey Woods SUB 2003-00011 Proposed Number of Dwellings: Projected Number of Students: Single-family 13 Elementary Level 5 Multiple-family Middle School Level 2 High School Level 2 TOTAL 9 The District has evaluated your proposal for residential development and has projected that the proposed development will produce the following student impact on Beaverton School District: Student Impact: Elementary Level Significant negative impact Middle School Level Significant negative impact High School Level Significant negative impact This analysis is based on the District's data on the capacity, current enrollment, projected student impact of approved yet unbuilt dwellings, and the impact of this request for service with regard to the schools within whose boundaries this proposal is located. Please be aware that this analysis is based on current school boundaries; these boundaries are subject to change. Due to rapid residential growth, the District has ongoing concerns regarding the cumulative impact of residential development on school capacities. The District will continue to monitor population and enrollment forecasts, as well as track all proposed and approved residential developments in order to anticipate significant impact on schools. Please refer to the attached data showing the District's total capacity less the current enrollment, student impact of the currently approved residential dwellings, and the resulting status of capacity. Also, please refer to the definitions of the variables used in this calculation. M:\Service Provider Statements\2002-2003\Baifey Woods 8-6-03.doc Page I of 3 ASSESSMENT OF DATA Elementary Middle School High School Total Capacity 17,772 8,268 9,275 Less Sept. 30, 2002 actual enrollment 16,028 8,262 10,137 Less future student impact of approved dwellings 1,700 719 596 Remaining Capacity or Capacity Deficit 44 -713 -1,458 VARIABLES DEFINED AND USED IN THIS CALCULATION: Capacity District capacity is determined by using Board approved "Objective Criteria for Determining School Capacity". The capacity criteria are included in the School Facility Plan, which was approved by the School Board in June 2002. The School Facility Plan, which was required for O.R.S. 195.110 compliance, is on file at District offices. The District's capacity stated below includes current permanent capacity, the increased capacity as provided by the November 2000 bond, and portable classrooms currently owned by the District. Capacity dedicated to self-contained special education programs has been deducted. Elementary Level Middle School Comprehensive District Total Level High Schools Total Capacity 17,772 8,268 *9,275 *35,315 *Does not include capacity at options high schools. Enrollment in those programs is based on student and parent election to participate. Enrollment Elementary Middle School Comprehensive Options Special District Total Level Level High Schools Schools Education Enrollment Sep. 30, 2002 16,028 8,144 9,509 746 487 34,914 Approved Residential Dwellings/Projected Students (As of September 2002) The following is the number of residential dwellings within Beaverton School District that have been approved by the city/county jurisdictions serving the District that were unbuilt or never occupied as of September 2002. Single-family dwellings approved 4,108 Multiple-family dwellings approved 712 TOTAL APPROVED DWELLINGS 4,820 Based on factors currently used by the District, the following number of students would be projected from the number of approved dwellings listed above. Projected Elementary Students 1,700 Projected Middle School Students 719 Projected High School Students 596 TOTAL STUDENTS PROJECTED 3,015 M:\Service Provider Statements\2002-2003\Bailey Woods 8-6-03.doc Page 2 of 3 Student Safety Impacts The District is concerned with the safety of its students as they travel to and from school, whether as pedestrians or by vehicular transportation. The District has evaluated the development application from a safety and transportation standpoint and has the following comments: • The District recommends that the developer provide sidewalks within the subdivision and linkages that will provide safe student pedestrian access to school bus stops. Service Statement valid for 90 days i;IAA 1.I41ii.b 44 Young.uis Date -cilities PI- - - ng Manager M:\Service Provider Statements12002-2003\Bailey Woods 8-6-03.doc Page 3 of 3 REQUEST FOR COMMENTS C OF TIGARD Community(Development Shaping Better Community DATE: August 1,2003 RECEIVED PLANNING TO: Dennis Koellermeier,Operations Manager/Water Department AUG 0 6 2003 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Morgan Tracy,Associate Planner 1x24281 Phone: [503) 639-41/1/Fax: [503)684-1291 SUBDIVISION[SUB)2003-00011 BAILEY WOODS SUBDIVISION REQUEST: The applicant is requesting Subdivision approval to subdivide two (2) existing parcels of approximately 2.18 acres, into 13 single-family residential lots ranging in size between 5,574 and 8,385 square feet. LOCATION: 14125 and 14237 SW Fern Street; WCTM 2S104BC, Tax Lots 700 (portion) and 6100. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: AUGUST 15, 2003. 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: 1 LgCca�C1 Se4' low drt P t��� C �><trvK .Y fl.^e 1 124,04Ji et,t,6144- wc1 o,-.. spry 3a-.b L URA ru ("014, ru. v.- ntll, �c) r ((fay h, Name & Phone Number of Person Comment Lp/ e7 REQUEST FOR COMMENTS Alk CITY OF TIGARD Community(Development Shaping (Better Community DATE: August 1,2003 TO: Matt Stine,Urban Forester/Public Works Annex RECEIVED PLANNING FROM: City of Tigard Planning Division AUG 0 6 2003 STAFF CONTACT: Morgan Tracy,Associate Planner(x2428) CITY OF TIGARD Phone: 15031 639-41/1/Fax: (503)684-7297 SUBDIVISION(SUB)2003-00011 BAILEY WOODS SUBDIVISION REQUEST: The applicant is requesting Subdivision approval to subdivide two (2) existing parcels of approximately 2.18 acres, into 13 single-family residential lots ranging in size between 5,574 and 8,385 square feet. LOCATION: 14125 and 14237 SW Fern Street; WCTM 2S104BC, Tax Lots 700 (portion) and 6100. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: AUGUST 15, 2003. 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. X Written comments provided below: 4.RaoRlsr REPQRr 45 s FF«tEnrT, r e—E- PRO T1 FEWG;nl4 MNsr 3E" 6-PPPovEO 1co oNsr. B,61.04S, Name & Phone Number of Person Commenting: Met—Cr/NE"�F/o3. REQUEST FOR COMMENTS CITY OPTIIOARD Community(Development Shaping Better Community DATE: August 1,2003 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner(x2428) Phone: (503)639-4111/Fax: (5031 684-1291 SUBDIVISION(SUB)2003-00011 BAILEY WOODS SUBDIVISION REQUEST: The applicant is requesting Subdivision approval to subdivide two (2) existing parcels of approximately 2.18 acres, into 13 single-family residential lots ranging in size between 5,574 and 8,385 square feet. LOCATION: 14125 and 14237 SW Fern Street; WCTM 2S104BC, Tax Lots 700 (portion) and 6100. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: AUGUST 15, 2003. 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: CITY TIGARD REQUEST FOR COI ENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: -6 2oa1- oOf' ' FILE NAME: a. t 114.7 l/✓o•otl CITIZEN INVOLVEMENT TEAMS 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 _WATER DEPT./Dennis Kermeier,Public Works Mgr. CITY ADMINISTRATION/Cathy Wheatley,City Recorder _PUBLIC WORKS/John Roy,Property Manager `PUBLIC WORKS/Matt Stine,Urban Forester ✓PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.* , TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* _ CLEANWATER SERVICES Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge _ Irish Bunnell,Development Services 18880 SW Martinazzi Avenue PO Box 59 775 Summer Street NE 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,Reganal 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 _Brent Curtis(CPA) Lake Oswego,OR 97034 _Gregg Leion(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Anne LaMountain(IGA uRe) CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Marah Danielson,Development Review Coordinator _Phil Healy(IcA/uRB) Planning Bureau Director Regional Administrator _Carl Toland, Right-of-Way Section(vacations) _Steve Conway(General Apps.) 1900 SW 4'h Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(cPAacA)MS,. Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(zCA)MS 15 Doria Mateja(ZCA)Ms 14 _WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"911"(Monopole Towers) _ODOT,REGION 1 -DISTRICT 2A Dave Austin Jane Estes,Permit Specialist PO Box 6375 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97007-0375 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Robert I. Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Randy Bice (Soo Map for Alvacamcn (It Protect is Within v.Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 _PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY _VERIZON QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Patty Stambaugh,Engineering 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 P rtland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 .jTIGARD/TUALATIN SCHOOL DIST.#23J EAVERTON SCHOOL DIST.#48 COMCAST CABLE CORP. _COMCAST CABLE CORP. Marsha Butler,Administrative Offices Jan Youngquist,Demographics Alex Silantiev is..Mwrwo,a.crri ri Diana Carpenter(App.Eof HNON or 99w) 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 3500 SW Bond Street Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Portland,OR 97232 * 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:lpatty\masters\Request For Comments Notification List.doc (UPDATED: 17-Jul-03) (Also update:"i:lcurpirnselup\labels\annexation_utilities and franchises.doc"when updating this document) MAILING / NOTIFICATION RECORDS AFFIDAVIT OF MAILING CITY OF TIGARD Community Devefopment Shiaping A Better Community I, Patricia G. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: SUB2003-000l I/BAILEY WOODS 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 September 19,2003, and deposited in the United States Mail on September 19,2003, postage prepaid. _ , ,4 ft ii. L— —i Mair Ilk .e....%/i (Person t147—• -cared Not': w / STATE OE oEGOTT ) County ofWas Washington )ss. City of Tigard ) /1/ A/(117Mbe/i/Subscrib ed and sworn/a rmed before me on the day of 2003. �) `_\ OFFICIAL SEAL /VI-10.—y O r.,t1F0', . J BENGTSON O �'' NOTARY PUBLIC-OREGON ROTA'Y PUBLIC i F I BEGUN / i COMMISSION NO.368086 MY COMMISSION EXPIRES APR.27,2007 ) My Commission Expires: W EXHIBIT A NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2003-00011 CITY OFTIGARD Community(Development BAILEY WOODS SUBDIVISION Shaping A Better Community 120 DAYS = 11/22/2003 SECTION I. APPLICATION SUMMARY FILE NAME: BAILEY WOODS SUBDIVISION CASE NO.: Subdivision (SUB) SUB2003-00011 REQUEST: A request for Subdivision approval to create 13, single-family lots ranging in size between 5,574 and 8,385 square feet on an approximately 2.18 acre site. APPLICANT: Larry Hultquist OWNERS: Larry Hultquist and Mary Bowman 14125 SW Fern Street 13875 SW 158th Terrace Tigard, OR, 97223 Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: R-7; Single-Family, Medium-Density Residential. ZONE: R-7 Medium Density Residential. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 14125 and 14237 SW Fern Street; WCTM 2S104BC, Tax Lots 700 (portion) and 6100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION CONDITIONS OF APPROVAL PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING CLEARING, GRADING, EXCAVATION, AND/OR FILL, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit to the Planning Department (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 1 . Submit a tree mitigation plan and/or program for the trees that will require removal. The applicant shall specify whether and where the 30 caliper inches of mitigation will occur on site, off site, or be offset with a payment in-lieu. If proposing the payment in-lieu, such payment shall be made prior to approval of the final plat. If proposing to replant, the applicant shall submit a bond or cash deposit for the value of the mitigation, based on the current payment in- lieu fee. Upon final inspection and acceptance of the replanting by the City Forester, the deposit or bond shall be returned. 2. Prior to ANY site work, a tree protection plan, prepared by a certified arborist shall be prepared and submitted to the City Forester for review and approval. Once approved, tree protection measures must be installed for all trees to be retained. Once installed, the City Forester must inspect the tree protection measures. 3. The applicant shall acknowledge in writing that the development code provides for the following penalties if the trees on site are damaged or removed: Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 4. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover public street improvements, infrastructure 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). 5. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will bee designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 6. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. NOTICE OF DECISION PAGE 2 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION 7. 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. 8. A profile of SW Walnut Lane shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 9. 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. 10. The applicant shall provide sanitary sewer laterals to the adjacent undeveloped properties. 11. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 12. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. 13. 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." 14. 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. 15. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 16. 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. 17. The applicant's construction plans shall show "No Parking This Side of Street" signs along one side of Walnut Lane. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Planning Department (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 18. The applicant must provide evidence that Washington County has approved the plat name reservation. 19. The applicant shall revise the plans to reflect the access easement to Lots 7-10 will be a separate tract, designed to private street standards. 20. Submit a revised street utility plan that shows the location, species, and size (minimum 2-inch caliper) of required street trees along the public and private streets per the City's spacing standards of Section 18.745.040(C). NOTICE OF DECISION PAGE 3 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION 21. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 22. Prior to approval of the final plat, the applicant shall complete the annexation process or establish an alternate means of serving the site with utilities that do not extend outside the city limits. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 23. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $390.00. (STAFF CONTACT: Shirley Treat, Engineering). 24. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s)will be jointly owned and maintained by the private property owners who abut and take access from it (them). 25. 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. 26. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 27. 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. 28. 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 SW Walnut Lane shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Planning Department (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 29. The applicant shall relocate or replant any recently planted trees that were required for mitigating a previous tree removal violation if they are located within the area of construction or homebuilding and ensure that these trees survive for a minimum period of three years. NOTICE OF DECISION PAGE 4 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION 30. The applicant/owner shall complete and submit a sign compliance agreement regarding the placement of permanent and temporary promotional signage. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 31 . Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 32. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 33. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 34. Prior to issuance of building ermits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 35. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 36. The applicant shall 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. 37. Prior to issuance of building permits the applicant's engineer shall provide a post-construction sight distance certification. 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: NOTICE OF DECISION PAGE 5 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. NOTICE OF DECISION PAGE 6 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The subject site is comprised of two arcels. Tax lot 6100 (Bowman Parcel) was partitioned from a larger tract in 2002 (MLP 2001-00002). The portion of tax lot 700 (Hultquist Parcel) that is part of this subdivision application was partitioned in 2002 (MLP2002-00009), and while the partition plat has been recorded, a new tax lot number has not yet been assigned for this parcel. The Hultquist Parcel was annexed into the city in May of 2002, the Bowman parcel was already within the City limits. Site Information and Proposal Description: A request for Subdivision approval to create 13, single-family lots ranging in size between 5,574 and 8,385 square feet on an approximately 2.18 acre site. Both parcels are currently vacant. The requested subdivision proposes to connect to City sewer service through an adjacent parcel that has not yet been annexed. This annexation process is underway currently and is being processed separately. There is one public street proposed which is an extension of the present Walnut Lane, which will terminate with a temporary turnaround. Vicinity Information: The proposed development is on the north side of SW Fern Street, and just east of SW Walnut Lane. There are a few parcels along Fern Street that are not presently within the city limits. These surrounding parcels are all zoned R-7. Properties to the north of the subject site are zoned R-12. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Property owners within 500 feet of the subject site were notified, and no comments were received. NOTICE OF DECISION PAGE 7 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 B. A. .Iicable Develo.ment Code Sections I -esi.en la zoning *is nc s 18.705 Access, Egress and Circulation) 18.715 Density) 18.745 Landscaping and screening) 18.765 Off-street parking and loading requirements) 18.790 Tree removal) 18.795 Vision clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact study) The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.730 (Exceptions to Development Standards), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming situations), 18.775 (Sensitive Lands), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The largest lot in the subdivision is 8,385 square feet, and is not large enough to divide in the future; therefore, this standard does not apply. Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The applicant has not proposed to use the lot averaging option as all lots exceed the 5,000 square foot minimum size. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b.) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. NOTICE OF DECISION PAGE 8 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development; therefore, this standard does not apply. Approval Standards — Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has not provided evidence that the proposed subdivision name has been reserved with Washington County; this will be required prior to final plat approval. The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Street layout is discussed in more detail, and conditioned if necessary, under the Street and Utility Improvement Standards section of this decision. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. FINDING: Based on the analysis above, the proposal meets, or will be conditioned to meet further in this decision, the preliminary plat approval standards for subdivisions. The applicant has not demonstrated that the proposed subdivision name is not duplicative. CONDITION: The applicant must provide evidence that Washington County has approved the plat name reservation. B— APPLICABLE TIGARD DEVELOMENT CODE SECTIONS Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-7: Medium-Density residential zoning district. (Table is on the following page) NOTICE OF DECISION PAGE 9 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION The R-7 zoning district has the following dimensional requirements: STANDARD R-7 Minimum Lot Size Detached unit 5,000 sq. ft. Duplexes 10,000 sq.ft. Average Minimum Lot Width Detached unit lots 50 ft. Duplex lots 50 ft. Maximum Lot Coverage 80% Minimum Setbacks Front yard 15 ft. Side facing street on corner& through lots 10 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft. Maximum Height 35ft. Minimum Landscape Requirement 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. The proposed lots range in size from 5,574 square feet to 8,385 square feet. All of the proposed lots meet the minimum lot size requirements of the code. All lots meet the minimum lot width requirements, based on the dimensions provided on the plan. The applicant will be required to comply with the setbacks, height and lot coverage/landscape requirements during the building permit review process for the homes on individual lots. All lots within this subdivision are for single-family units. This is not a planned development, therefore, the setbacks are as prescribed by the base zone. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section of this decision. Access to individual lots will be reviewed for compliance during the building permit phase. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant has proposed a joint access drive to serve lots 7-10; however, these lots will not meet the frontage requirement in this scenario. Consequently, this joint access will need to be modified. NOTICE OF DECISION PAGE 10 OF 23 SUB2003-00011 —BAILEY WOODS SUBDIVISION Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All lots have frontage on a public street with the exception of lots 8 and 9. The applicant has proposed a private access easement, which does not meet the standard. Therefore the applicant shall revise the plan to include the proposed easement within a separate Tract. As described later in this decision, the tract will need to be widened to include a pedestrian walkway. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in this decision. Inadequate or hazardous access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. Based on the preliminary plan submitted by the applicant, the extension of SW Walnut Lane does not appear to have any hazardous attributes. A sight distance certification will be required from a licensed engineer. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. SW Walnut Lane is a local residential street with no specific access restrictions. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. This criterion does not apply. 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 has indicated on the plans the areas of clear vision at the intersection of the Walnut Lane extension and the new private street. The applicant's engineer shall provide a post-construction sight distance certification. 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 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. Walnut Lane intersects SW Ascension Drive. Ascension Drive is not an arterial or collector street, therefore no driveways are located within the area of influence. NOTICE OF DECISION PAGE 11 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION 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 private street is located more than 125 feet from Ascension Drive, thereby meeting this criterion. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; According to the plans submitted, no access will be less than 20 feet in width, in accordance with Table 18.705.1. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; There are no residential access drives apart from typical driveways proposed with this project. Section 18.705.030.H.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. There are no access drives or street stubs that exceed 150 feet. This criterion does not apply. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been satisfied. If the applicant complies with the condition listed below, the standards will be met. CONDITION The applicant shall revise the plans to reflect the access easement to Lots 7-10 will be a separate tract, designed to private street standards. Density Computations and Limitations: Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site is based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way, and land for private streets from the total site area. Of the total site area (95,270 square feet), 16,996 square feet will be dedicated to public street right-of-way; there are no sensitive lands or land dedicated to the public for parks. This results in a net developable area of 78,274 square feet. The maximum number of lots permitted on this site, therefore, is 15 and the minimum number of lots is 12. The applicant's proposal to build 13 lots for single-family detached homes meets the maximum and minimum density requirements of the R-7 zone. FINDING: Because the applicant has proposed 13 lots and 15 lots is the maximum permitted based on the net acreage of the site; this standard has been satisfied. NOTICE OF DECISION PAGE 12 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible (for example, areas not to be disturbed can be fenced as in snow fencing which can be around individual trees). The applicant has proposed Oregon Ash trees for street trees. Street trees will additionally be required along the private street serving lots 7-10. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant has provided a street tree plan that will require minor modifications to include street trees along the private drive. A final street tree plan shall include trees spaced per the above standards. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. The Bailey Woods Subdivision site is surrounded by detached single-family homes and undeveloped parcels with R-12 and R-7 zoning. Therefore, this section does not apply. FINDING: Based on the analysis above, the applicant's street tree plan requires minor changes. If the applicant complies with the condition listed below, the standards will be met. CONDITION:Submit a revised street utility plan that shows the location, species, and size (minimum 2-inch caliper) of required street trees along the public and private streets per the City's spacing standards of Section 18.745.040(C). Siqns (18.760): The purposes of this chapter are: 1) To protect the health, safety, property and welfare of the public; 2) To promote the neat, clean, orderly and attractive appearance of the community; 3) To accommodate the need of sign users while avoiding nuisances to nearby properties; 4) To insure for safe construction, location, erection and maintenance of signs; 5) To prevent proliferation of signs and sign clutter; and 6) To minimize distractions for motorists on public highways and streets. Due to the amount of sign violations and the increased compliance effort of the City, the applicant will be required to sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage for the subdivision. FINDING: Based on the analysis above, the Sign Standards have not been satisfied. CONDITION:The applicant shall sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage. Off-Street Parking and Loading Requirements 518.765): Chapter 18.765, ?able 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. NOTICE OF DECISION PAGE 13 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, this standard has been satisfied. Tree Removal: Chapter 18.790 requires mitigation of trees over 12-inch diameter at breast height (dbh) removed as part of the development of the site. The applicant has submitted a tree inventory prepared by a certified arborist. The tree inventory does not account for the trees on the Bowman parcel; a 36-inch and a 24-inch fir tree. One 12.75-inch Ash tree on the eastern edge of the project has been identified as hazardous and may be removed without need for mitigation. In addition there are a 16.5-inch birch, a 13.25-inch fir and a 13.5-inch willow. The applicant has not proposed removing these trees for purposes of creating the lots; however, it is likely the 36 inch fir and the 24-inch fir will require removal to site the future homes. The applicant may propose removing these trees and provide mitigation for 30 caliper inches (removing 2 of 5 trees = 40% removal, requires 50% mitigation of the total 60 caliper inches). The applicant will be required to submit a mitigation program to account for the required removal and that indicates how mitigation will be accounted for. In October of 2001, several trees were removed from the Hultquist Parcel illegally, totaling 264 caliper inches. As this represented more than 75% of the trees on the property, 100% of the caliper inches were required to be mitigated. The applicant opted to replant the required number of trees on his property. While none of these trees is greater than 12 inches in diameter, they are required to be preserved and maintained as part of continuing compliance for the previous violation. Should any of these trees require removal to accommodate the new houses or street improvements for the proposed subdivision, or are damaged during the development of that site, those trees shall be either replaced or payment made in-lieu of replanting. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: • Submit a tree mitigation plan and/or program for the trees that will require removal. The applicant shall specify whether and where the mitigation will occur on site, off site, or be offset with a payment in-lieu. If proposing the payment in-lieu, such payment shall be made prior to approval of the final plat. If proposing to replant, the applicant shall submit a bond or cash deposit for the value of the mitigation, based on the current payment in-lieu fee. Upon final inspection and acceptance of the replanting by the City Forester, the deposit or bond shall be returned. • The applicant shall relocate or replant any recently planted trees that were required for mitigating a previous tree removal violation if they are located within the area of construction or homebuilding and ensure that these trees survive for a minimum period of three years. • Prior to ANY site work, a tree protection plan, prepared by a certified arborist shall be prepared and submitted to the City Forester for review and approval. Once approved, tree protection measures must be installed for all trees to be retained. Once installed, the City Forester must inspect the tree protection measures. NOTICE OF DECISION PAGE 14 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION The applicant shall acknowledge in writing that the development code provides for the following penalties if the trees on site are damaged or removed: Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has indicated the vision clearance areas on the site plan and has not proposed any structures or vegetation in the vision clearance area. Construction plans for the streets will need to be reviewed and approved that satisfies the visual clearance requirements. Subsequent grading and vegetative removal may be imposed during infrastructure construction to assure that this standard is met. FINDING: Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase, this standard has been satisfied. C — STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Walnut Lane, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 44 feet of right-of-way (ROW) for the existing portion of Walnut Lane to the west of the proposed development, according to the most recent tax assessor's map. The applicant has proposed to dedicate 50 feet of ROW, based on the local street standard with less than 500 vehicles per day. In order to mitigate the impact from this development, the applicant should dedicate 50 feet of ROW and construct 28 feet of pavement curb-to-curb. NOTICE OF DECISION PAGE 15 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has provided a future street plan showing that Walnut Lane can extend to the east to the undeveloped Tax Lot 600 and can eventually tie back into Fern Street. The properties north of the site are already developed and do not afford an opportunity to extend a street connection. A temporary turnaround is not necessary since the private drive will meet the required geometry of a hammerhead type turnaround off Walnut Lane. Therefore, Staff finds the applicants future street plan to be acceptable. Cul-de-sacs: 18.810.030.K states that 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: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • 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. There are no proposed cul-de-sacs in this proposal. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. Section 18.810.030 H.3. requires proposed street or street extensions to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas, and parks. The applicant is proposing to extend Walnut Lane, which is a public, local street, to their east property line. NOTICE OF DECISION PAGE 16 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION Grades and Curves: Section 18.810.030.M 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), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The applicant's plans indicate that the maximum grade does not exceed 7%. Access to Arterials and Major Collectors: Section 18.810.030.P 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 nonaccess 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. SW Walnut Lane is classified in the City's Transportation System Plan as a local residential road. These standards are not applicable. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant has proposed a single private drive within an easement. This does not satisfy the required street frontage requirement, and will therefore be required to be converted to a private street. The private street will serve a maximum of four lots, in compliance with this requirement. 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) alon with the final plat that will clarify how the private property owners are to maintain the private streets). 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. FINDING: The provisions for streets have not been fully ensured. CONDITIONS: • 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. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regular of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillian) prior to approval of the final plat. NOTICE OF DECISION PAGE 17 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION • • Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The future extension of Walnut Lane will require a return to SW Fern Street, which will form a block of approximately 1,900 feet. A connection to SW Fern with this proposal is precluded by the existing house, and steep topography between the existing house and the Fern Street right of way. Therefore, this standard has been satisfied. Section 18.810.040.B.2 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. Since a full block can be formed with future development of the adjacent parcel, no pedestrian connection is required. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The minimum lot size of the R-7 zoning district is 5,000 square feet. Only one lot, #9, is greater than 1.5 times (7,500 s.f.) the minimum lot size. This lot is 66 feet wide and 84 feet deep. Therefore, this standard is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Lots 1-7, and 10-13 have at least 25 feet of frontage on a public street. Lots 8 and 9 have only access to an easement, not actual frontage on a public or private street. The proposed easement will have to be converted to a private street tract. The 20 foot width of this easement is satisfactory for the pavement section, but will require sidewalks on at least one side. No parking will be permitted on this drive. 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. The applicant's plans indicate that they will construct sidewalks on both sides of Walnut Lane. The private street plan does not show any sidewalks being constructed. The applicant shall provide sidewalks on at least one side of the private street. NOTICE OF DECISION PAGE 18 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing public sewer in Walnut Lane at the development's west property line. There is also an existing sewer line at the south property line of the Castle Hill No. 2 Subdivision. The applicant has proposed to connect the western 2 lots to the sewer line in Walnut Lane. The applicant is proposing to construct a new public line to serve the remaining lots that would be located in Walnut Lane and in a public utility easement from the east property line to the existing line in the Castle Hill No. 2 Subdivision. The applicant's plan also provides for a stub to the south property line for future development. Storm Drainage: General Provisions: Section 18.810.100.A states 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 the Unified Sewerage Agency in 2000 and including any future revisions or amendments). The applicant's narrative indicates that runoff from properties south of this development will be collected in the proposed public storm sewer located in Walnut Lane and the private street. 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 the Unified Sewerage agency 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 is proposing to provide detention for this development in 2 large, underground pipes. 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. Southwest Walnut Lane is not designated as a bike facility. NOTICE OF DECISION PAGE 19 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. SW Walnut Lane is not designated a bicycle facility. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. This standard is not applicable. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Fern Street. If the developer obtains power from SW Fern, then the undergrounding requirement will apply. The lines in SW Walnut Lane are already undergrounded. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A traffic study was not required for this development. Public Water System: The applicant is proposing to extend the existing water line in Walnut Lane to their eastern boundary. They are also extending the line to their south boundary in the new private street. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) 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 NOTICE OF DECISION PAGE 20 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION 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. Grading and Erosion Control: USA 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. Since the site is over 1 acre in size an NPDES Permit will be required. Address Assignments: I he 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 $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $390.00 (13 lots and/or tracts X $30/address = $390.00). 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). NOTICE OF DECISION PAGE 21 OF 23 SUB2003-00011-BAILEY WOODS SUBDIVISION E. - IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for a detached, single-family dwelling is $2,530. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for these streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal streets. Upon completion of this development, the future builders of the residences will be required to pay TIF s totaling approximately $32,890 ($2,530 x 13 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $102,781 ($33,900 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $32,890, the unmitigated impact can be valued at $69,891. Given that there are no required off site exactions, no further proportionality analysis is necessary. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Water Department has reviewed the proposal and made the following comments: • Locate services on property line (bank water meters at end of private street) • Remove public water from private street • Need detail construction notes • Install CARV at high point The City of Tigard Forester has reviewed the proposal and offers the following comments: • Arborist report is sufficient. • Tree protection fencing must be approved before construction begins. SECTION VIII. AGENCY COMMENTS The Beaverton School District reviewed the proposal and offered the following comments: • Based on the number of proposed dwellings, approximately 9 additional students are anticipated. The district has determined that this represents a significant negative impact on the elementary, middle and high school capacities. The school district will continue to monitor population and enrollment forecasts, as well as track all proposed and approved residneital developments in order to anticipate significant impacts on schools. NOTICE OF DECISION PAGE 22 OF 23 SUB2003-00011 -BAILEY WOODS SUBDIVISION The district recommends that the developer provide sidewalks within the subdivision and linkages that will provide safe student pedestrian access to school bus stops. RESPONSE: Sidewalks are required and have been conditioned to be provided on both the public and private streets. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 19, 2003 AND EFFECTIVE ON OCTOBER 4, 2003 UNLESS AN APPEAL IS FILED. Areal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1 . may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 3, 2003. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. f September 19, 2003 PREPA ED BY: Morgan acy DATE Associate Planner fA4 September 19, 2003 APPROVED BY: Richard Bew•rs• rff DATE Planning M. ager is\curpin\morgan\workspace\sub and pd\sub2003-00011 (bailey woods)\sub2003-00011 draft decision.doc NOTICE OF DECISION PAGE 23 OF 23 SUB2003-00011—BAILEY WOODS SUBDIVISION 4Pc:' _4V4p I �.Ii CITY Di TIGARD GEOGRAPHIC INFORMATION SYSTEM N F , SON Gj 1111 I tta, � � SUB2003 00011 %mg PAP"- tt z � � `�,� oil� BAILEY WOODS 0 1 o�� � ♦ � , SUBDIVISION wrill110 -•SON ., u) ' sw S o 1 ` 111 Will � � ` �' w V~ `mil _ R(1 .rION le •,, fE"a l Mal \ -7-CL ROSY' „p p ' , ___7„--_„:7: ,,„..,: l 111110 \ I" ii1ii Tpard Area Map I• ,. N aJ i 0 100 200 300 400 Feel B. 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OWIllf(II:I, "., sc....,••.2cr .. „ — ." v .•.''. ei0 ....-"----------- • _ CITY OF TIGARD I SUB2003-00011 SITE PLAN N BAILEY WOODS SUBDIVISION (Map is not to scale) , _ EXHIBIT Larry Hultquist SUB2003-00011 14125 SW Fern Street BAILEY WOODS SUBDIVISION Tigard, OR 97223 Larry Hultquist 5575 SE Monroe Milwaukie, OR 97222 Tigard, OR 97223 Mary Bowman 14235 SW Fern Street Tigard, OR 97223 Mary Bowman 13875 SW 158th Terrace Tigard, OR 97224 AFFIDAVIT OF MAILING CITY OF TI GARD Community Devetopment S hoping A(Better Community I, Tatricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) El NOTICE OF DECISION FOR: SUB2003-0001 I/BAILEY WOODS SUBDIVISION ❑ AMENDED NOTICE (File No/Name Reference) Z 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 September 19,2003, and deposited in the United States Mail on September 19,2003, postage prepaid. AP/ / ....4111A �L�..{ .! (P: •A at F repared Notice / STATE OAF OI EGOTr ) County of Washington )ss. City of Tigard ) / r Subscribed and sworn/affirmed before me on the /4 day of 917/ / , 2003. // i i/ 4 ' rc:4`.: -..- FC7``- -`1`ti�-� ; r r r OFFICIAL SEAL li Ij s+AFr;: R FENGTSOR My Commission Expires: i.: � ' NOTARY PUBLIC-OREGON COMMISSION NO.368086 MY COMMISSION EXPIRES APR.27,2007 EXHIBIT..,. NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2003-00011 �'�'' CITY OF TIOARD Community Vevefopment BAILEY WOODS SUBDIVISION sfiaping (Better Community 120 DAYS = 11/22/2003 SECTION I. APPLICATION SUMMARY FILE NAME: BAILEY WOODS SUBDIVISION CASE NO.: Subdivision (SUB) SUB2003-00011 REQUEST: A request for Subdivision approval to create 13, single-family lots ranging in size between 5,574 and 8,385 square feet on an approximately 2.18 acre site. APPLICANT: Larry Hultquist OWNERS: Larry Hultquist and Mary Bowman 14125 SW Fern Street 13875 SW 158th Terrace Tigard, OR, 97223 Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: R-7; Single-Family, Medium-Density Residential. ZONE: R-7 Medium Density Residential. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 14125 and 14237 SW Fern Street; WCTM 2S104BC, Tax Lots 700 (portion) and 6100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED subject to certain conditions, the request for Subdivision and Adjustment approvals. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 19, 2003 AND BECOMES EFFECTIVE ON OCTOBER 4, 2003 UNLESS AN APPEAL IS FILED. AAp eal:� The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 3, 2003. Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.# r Ar *IP k s/ r Air VICINITY naN r P4i =�=` 1$4'• t- SUB2003-000 lI lr ,, `-� BAILEY WOODS 4 V'9ai.it%1ItIitr I iIJi 6 (< FtF T p ull _ [ -_ 0 t_ri_., \ i i 7 .ft I,IliA- cAq.rTigard �. \ � . l; i( t,'l ii ,. `—" — 11 � 1 MIME -- 1 -• € ... j1 EI - 1:EI -- .:,,1p ... I -- -- I I Ilya. 'I K VV ' C Qilik CITY OF TIGARD I SUB2003.00011 SITE PLAN N BAILEY WOODS SUBDIVISION (Map Is not to scale) • 2S 104B6-03300 2S109BC-07000 AHMED SYED T&SARAH M BONNEVILLE POWER EXHIBIT 12625 SW ASCENSION DR ADMINISTRATION PORTLAND,OR 97223 1002 NE HOLLADAY PORTLAND,OR 97232 2S 10488-07900 2S 104BC-06200 ALBERTSON'S INC#576 BOWMAN MARVIN S PO BOX 20 13875 SW 158TH TER BOISE, ID 83726 TIGARD,OR 97224 2S 104B8-08200 104BC-06100 A : RTS• 'S INC#576 BO RVIN S P0130.00 1387 W TER B• E,ID ..726 T ARD,OR 97224 2S 104BC-04100 2S104813-01600 ANDERSON MARTIN B/BONNIE BRIDGMAN HAROLD&JOAN 14300 SW WALNUT LN 14359 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-03800 2S104BC-01300 ANOKHIN VLADIMIR B&NINA B& BRIGHT WILLIAM ALBERT ANOKHIN VLADIMIR V 14444 SW FERN ST 14092 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BA-04100 2S 104BC-04000 AYERS GARY L BULMAN GERARD H&MARNA E PO BOX 1840 14297 SW WALNUT LN LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S 1048A-03900 2S 104BB-01300 BEATTY MARK&DENA CARLSON SCOTT A 14012 SW NORTHVIEW DR 14323 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-03800 2S104BB-03400 BERGEY BRUCE CARPENTER LINDA L 7700 SW RIVER RD 14184 SW STARDUST LN HILLSBORO,OR 97123 TIGARD,OR 97223 2S 1048B-01000 2S 104BB-04000 BOESEN MARTHA K CASSITY LORI A 14301 SW WINDSONG CT 14060 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-00600 04BA-10000 BOHAN THOMAS D& CAS L NO.2 OWNERS OF DIANE E LOT 6 14115 SW FERN TIGARD,OR 97223 2S 104BB-02400 2S 1046B-03700 CHO JOSEPH AND SOOK FARQUHAR TERESSA 14174 SW WINDSONG DR 14104 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 1048B-00900 2S 104BC-03400 CHRISTENSEN LARRY L&CINDY M FREEMAN EDWARD F&JENNEE R 14293 SW WINDSONG CT PO BOX 1754 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S104BB-02500 2S104BA-06900 COLLINS LANNY L&BARBARA G GARCIA MICHELE E&PETER V JR 14158 SW NORTHVIEW DR 13973 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-01900 2S 104BC-04200 COOPER RONALD W GRAHAM CYNTHIA A ELAINE E 14322 SW WALNUT LN 14120 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 1046B-02000 2S 104BB-00400 COUMES PAUL A&SANDEE K HARRINGTON CLAYTON L& 14268 SW WINDSONG CT TERESA M TIGARD,OR 97223 10006 SW 72ND AVE TIGARD,OR 97223 2S 104BB-01900 2S 104BB-07700 CROWLEY PATRICK J&AMY JO HENNEMAN GLEN T&LISA M 14294 SW WINDSONG CT 14093 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-05200 2S1041313-03500 DEBOIS DREW S&PATRICIA A HOBSON MARK&KERRI 12878 SW ASCENSION DR 14152 SW STARDUST LN TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-04000 2S104BC-01700 DOWSETT MARK S&CAROLE D HOHNBAUM MICHAEL LEE&KARI ROC 13982 SW NORTHVIEW DR 14160 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S1041313-02100 2S 104BA-07200 DUTHIE JILL K HOLT RAMON L&JEANNE U 14232 SW WINDSONG CT 14030 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-03200 2S 104BA-07000 ELLIS JAMES R& HOLYCROSS RYAN D CLAWSON ELYSE 14027 SW NORTHVIEW DR 3265 DUNCAN DR TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S 104BC-04500 2S 104BC-00500 HOWIE DANIEL R& LUDLUM ROBERT S HOWIE KELLI S 14065 SW FERN ST 14293 SW LUKAR CT TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-00700 104BC-00400 HULTQUIST LARRY A LU'• M ROB• -T S 5575 SE MONROE JOANN • MILWAUKIE,OR 97222 1406 W F - ST T 'ARD,OR 97 •3 2S 104BC-04300 2S 104BC-01500 JENSEN RONALD D&ANN H TRS LU M ROBER S 14340 SW WALNUT LN LUDLUM TIGARD,OR 97223 14065 FE ST T RD,OR 97223 2S1046C-02100 2S104BC-00300 JUNGWIRTH RANDY P LUDLUM ROBERT S AND 1450 SE POWELL BLVD JOANN F PORTLAND,OR 97202 14065 SW FERN ST TIGARD,OR 97223 2S104BB-01400 2S104BC-02800 KELLY BARBARA S TRUSTEE LUTOSTANSKI NICOLE 14335 SW WINDSONG CT 14399 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-07100 2S104BB-07600 KRESL MICHAEL J&LAURIE M MALCOLM STEPHANIE L 14055 SW NORTHVIEW DR 14079 SW NORTHVIEW DR TIGARD,OR 97223 PORTLAND,OR 97223 2810413B-00700 2S104BC-01800 KRUMM TERRY J&LORI L MANOR JON C 14327 SW WINDSONG CT 14150 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-04800 2S 10488-01500 LAZARENKO ORYSYA MARX ELIZABETH D& 12748 SW ASCENSION DR VIRGILIO CATHERINE TIGARD,OR 97223 14341 SW WINDSONG CT TIGARD,OR 97223 2S104BC-03500 25104BC-03900 LIM EUNKYONG KRIS&SUNG SOO MASSEY JONNIE W 14387 SW WINDSONG CT 14333 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S104138-00300 2S104BC-05000 LINDSTROM DIANE M MCCARRY SHERI&BRIAN 14194 SW NORTHVIEW DR 12816 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-04300 2S104BC-02300 MCMULLEN GRANT W& NOLAND THOMAS A&LINDA M TRAN LISA H 14000 SW FERN ST 14097 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-03900 2S104BB-04200 MCRAE KENNETH&CAROLYN O'BRIEN WM G&ELAYNE S 14086 SW LIDEN DR 14051 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S104813-02200 2S 104BB-07500 MINOR CRAIG NEWTON PEDDICORD DENNIS&ELIZABETH 14210 SW WINDSONG CT 13696 SW WHITE CEDAR PL TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-03700 2S 104BB-02900 MOCHIZUKI KEIICHI PELINKA DAVID L AND FRANCES E 14363 SW WINDSONG CT 14119 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-04100 2S104BB-02600 MOSS WILLIAM PENDERGAST WILLIAM G III 14048 SW LIDEN DR 14134 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-03200 2S 10413B-03600 MOWERY JAMES C PETE ANN LORRAINE SELBE 12651 ASCENSION DR 14120 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-03000 2S104BC-05100 MUELLER ULRICH M& PIJPKER OTTO&GINA KAREN E 12840 SW ASCENSION DR 14121 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BA-07300 2S 104BB-03100 MYERS MARK S POINDEXTER STEVEN T&GABRIELLE 14012 SW LIDEN DR 14133 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-01700 2S1048C-01000 NEEL-GLASS HEATH& PORTLAND GENERAL ELECTRIC ANDREA COMPANY 14328 SW WINGSONG CT ATTN:PROPERTY DEPARTMENT TIGARD,OR 97223 121 SW SALMON PORTLAND,OR 97204 2S 104BB-02800 2S 1048C-04600 NHEM PHANN J AND ALISHA M PROVOST MARY M 14107 SW NORTHVIEW DR 14330 SW LUKAR CT TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-07400 2S104BC-04700 READ DORAN L&WENDY J SICHEL JACQUELINE A 14100 SW NORTHVIEW DR 14296 SW LUKAR CT TIGARD,OR 97223 TIGARD,OR 97224 2S104BC-02200 2S104BA-03700 RIDGECREST CONSTRUCTION SMITH SCOTT A&THERESA M COMPANY INC 14066 SW NORTHVIEW DR 6600 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-02000 2S 104BB-02700 RIDGECREST CONSTRUCTION INC STREGE MELVIN J&NELDA J 6600 SW 92ND AVE#210 14116 SW NORTHVIEW DR PORTLAND,OR 97223 TIGARD,OR 97223 2S 104BC-03100 2S 104BC-04400 ROWNING LORA S THOMPSON TRACY N& 12689 SW ASCENSION DR WRIGHT ROBERT TIGARD,OR 97223 12610 SW ASCENSION DR TIGARD,OR 97223 2S 104BC-04900 2S 104BB-02300 SABATKA GREGORY A TRAN TAM MINH& 12764 SW ASCENSION DR THANH TRAN TRUYEN ETAL TIGARD,OR 97223 14196 SW WINDSONG CT TIGARD,OR 97223 2S104BC-02700 2S 104BB-01800 SAHLI MOHAMAD&LOUBNA C TUTHILL WALTER C&AGNES H 2765 SW ASCENSION DR 14306 SW WINDSONG TIGARD,OR 97223 TIGARD,OR 97223 2S 10488-00600 2S1041313-00500 SALCEDO MANUEL M&ANA NORMA UPADHYAY SATISH&SAROJ 14215 SW WINDSONG CT 14170 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97224 2S 104BC-00200 2S 104BA-04300 SCHERER WILLIAM H&ANGELA R VALVERDE ARMANDO J 13995 SW FERN ST 13946 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BA-09600 2S 104BC-03000 SEARL KENNETH T&LANI G WAGNER DANIEL J&MELISSA J 14029 SW LIDEN DR 12707 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97224 2S104BB-00800 2S104BC-03800 SHUREIH TARIQ M WALLACE DUNCAN H JR 14269 SW WINDSONG CT 14364 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 104BC-057 WA U REEK ESTATES LLC 2S 104BC-02400 WALSH EILEEN A& OJEDA JAY 13998 SW FERN TIGARD,OR 97223 2S 104BC-05300 WEAVER DEANNA M&MICHAEL T 12962 SW ASCENSION DR TIGARD,OR 97223 2S104BC-03600 WHEELER RICHARD L&JANETTE K 14371 SW WINDSONG TIGARD,OR 97223 2S 104BB-01100 WILKSON JAMES W& KAREN G 14309 SW WINDSONG CT TIGARD,OR 97223 2S104BC-02900 WOLF TIMOTHY L&GINA R 12733 SW ASCENSION DR TIGARD,OR 97223 2S 104BC-01600 WOZNIAK JOHN G AND DARLENE M 14200 SW FERN ST TIGARD,OR 97223 2S104B8-01200 WYLY CRAIG W 32293 SW LAKE DR WILSONVILLE,OR 97070 2S 104 BB-03300 ZAMBERLAN JOHN J&DEBORAH 14157 SW NORTHVIEW DR TIGARD,OR 97223 Jack Biethan Charlie and Larie Stalzer • 11023 SW Summerfield Drive, #4 14781 SW Juliet Terrace Tigard, OR 97224 Tigard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Jon Sirrine 12761 SW 133rd Avenue Tigard, OR 97223 Judith Anderson 16640 SW Jordan Way King City, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 CITY OF TIGARD - WEST CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT West.doc) UPDATED: March 14, 2002 AFFIDAVIT OF MAILING CITY OF TIGARD Community'Development Shaping/?(Better Community I, cPatricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, County, Oregon and that I served the following: {Check Appropnate Box(s)Below) E3 NOTICE OF PENDING LAND USE APPLICATION FOR: SU82003-0001 I/BAILEY WOODS SUBDIVISION AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on August 6,2003, and deposited in the United States Mail on August 6,2003, postage prepaid. (Person that P ep: -• 7oticei STATE OE OREGON ) of County Washington )ss. City of ward ) —7 —7 n Subscribed and sworn/affirmed before me on the /mil day of_"- �L L5 G2 , 2003. �'' ° OFFICIAL SEAL J BENGTSON f NC PUBLIC•OG ) MY COMMISSION 0 P ROES RE AP0R ON 27,2007 „ NOTA Y PUBLIC OREGON MY Commission Expires: #?--7/6 7 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 CITY OF TIGARD SUBDIVISION Community Devetopment Skaping Better Community DATE OF NOTICE: August 6, 2003 FILE NUMBER: SUBDIVISION (SUB) 2003-00011 FILE NAME: BAILEY WOODS SUBDIVISION PROPOSAL: The applicant is requesting Subdivision approval to subdivide two (2) existing parcels of approximately 2.18 acres, into 13 single-family residential lots ranging in size between 5,574 and 8,385 square feet. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 14125 and 14237 SW Fern Street; WCTM 2S104BC, Tax Lots 700 (portion) and 6100. 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 AUGUST 20, 2003. 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(a�ci.tigard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR SEPTEMBER 23, 2003. 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. 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." S�q F j h� imm VICINITY MAP • �I ir \-♦ < SU62003 00011 Z t 't BAILEY WOODS / ° OF• ��� SUBDIVISION . 1 lliui , �r . A11111■0 77- „,\ " 11$11 . 1.1 . 111 - •I T '11 IN �..�. 1 ST • V.313100 C§ 4443 City of Tiprd • — $T _ 2\ �r •041341 Yr.M Y.w•w 60.0e4 41100300400 lam{.00 MIS I��rsl�l�r SuM00 3 - � I AHMED SYED T&SARAH M BONNEVILLE POWER EXHIBIT,A 12625 SW ASCENSION DR ADMINISTRATION PORTLAND,OR 97223 1002 NE HOLLADAY PORTLAND,OR 97232 2S 104 B B-07900 2S 1046C-06200 ALBERTSON'S INC#576 BOWMAN MARVIN S PO BOX 20 13875 SW 158TH TER BOISE, ID 83726 TIGARD,OR 97224 2S 104BB-08200 104BC-06100 AL RTSON' #576 BO • •■. • •RVIN S PO BO 1387 W TER E, ID 83 T ARD,OR 97224 2S104BC-04100 2S10468-01600 ANDERSON MARTIN B/BONNIE BRIDGMAN HAROLD&JOAN 14300 SW WALNUT LN 14359 SW WINDSONG CT TIGARD, OR 97223 TIGARD,OR 97223 2S10488-03800 2S1 04 BC-01300 ANOKHIN VLADIMIR B&NINA B& BRIGHT WILLIAM ALBERT ANOKHIN VLADIMIR V 14444 SW FERN ST 14092 SW LIDEN DR TIGARD,OR 97223 TIGARD, OR 97223 2S 1048A-04100 2S 104BC-04000 AYERS GARY L BULMAN GERARD H&MARNA E PO BOX 1840 14297 SW WALNUT LN LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S 1048A-03900 2S 104BB-01300 BEATTY MARK&DENA CARLSON SCOTT A 14012 SW NORTHVIEW DR 14323 SW WINDSONG CT TIGARD, OR 97223 TIGARD,OR 97223 2S 104 BA-03800 2S 104 BB-03400 BERGEY BRUCE CARPENTER LINDA L 7700 SW RIVER RD 14184 SW STARDUST LN HILLSBORO,OR 97123 TIGARD,OR 97223 2S 104BB-01000 2S 104 B B-04000 BOESEN MARTHA K CASSITY LORI A 14301 SW WINDSONG CT 14060 SW LIDEN DR TIGARD, OR 97223 TIGARD,OR 97223 2S104BC-00600 2 048A-10000 BOHAN THOMAS D& CAS L NO.2 OWNERS OF DIANE E LOT 6 14115 SW FERN TIGARD,OR 97223 2S1043B-02400 2S104BB-03700 CHO JOSEPH AND SOOK FARQUHAR TERESSA 14174 SW WINDSONG DR 14104 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-00900 2S104BC-03400 CHRISTENSEN LARRY L&CINDY M FREEMAN EDWARD F&JENNEE R 14293 SW WINDSONG CT PO BOX 1754 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S1 04 BB-02500 2S 104BA-06900 COLLINS LANNY L&BARBARA G GARCIA MICHELE E&PETER V JR 14158 SW NORTHVIEW DR 13973 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-01900 25 104BC-04200 COOPER RONALD W GRAHAM CYNTHIA A ELAINE E 14322 SW WALNUT LN 14120 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104B8-02000 2S1046B-00400 COUMES PAUL A&SANDEE K HARRINGTON CLAYTON L& 14268 SW WINDSONG CT TERESA M TIGARD,OR 97223 10006 SW 72ND AVE TIGARD,OR 97223 2S104813-01900 2S104BB-07700 CROWLEY PATRICK J&AMY JO HENNEMAN GLEN T&LISA M 14294 SW WINDSONG CT 14093 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-05200 2S104B8-03500 DEBOIS DREW S&PATRICIA A HOBSON MARK&KERRI 12878 SW ASCENSION DR 14152 SW STARDUST LN TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-04000 2S104BC-01700 DOWSETT MARK S&CAROLE D HOHNBAUM MICHAEL LEE&KARI ROC 13982 SW NORTHVIEW DR 14160 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-02100 2S104BA-07200 DUTHIE JILL K HOLT RAMON L&JEANNE U 14232 SW WINDSONG CT 14030 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-03200 2S104BA-07000 ELLIS JAMES R& HOLYCROSS RYAN D CLAWSON ELYSE 14027 SW NORTHVIEW DR 3265 DUNCAN DR TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S 1046C-04500 2S 104BC-00500 HOWIE DANIEL R& LUDLUM ROBERT S HOWIE KELLI S 14065 SW FERN ST 14293 SW LUKAR CT TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-00700 104BC-00400 HULTQUIST LARRY A LU P- M ROB• -T S 5575 SE MONROE JOANN MILWAUKIE,OR 97222 1406 W F ' ST T 'ARD,OR 97 •3 2S 104BC-04300 2S 104BC-01500 JENSEN RONALD D&ANN H TRS LU M ROBER S 14340 SW WALNUT LN LUDLUM TIGARD,OR 97223 14065 FE ST T RD,OR 97223 2S 104BC-02100 2S 104BC-00300 JUNGWIRTH RANDY P LUDLUM ROBERT S AND 1450 SE POWELL BLVD JOANN F PORTLAND,OR 97202 14065 SW FERN ST TIGARD,OR 97223 2S104BB-01400 2S104BC-02800 KELLY BARBARA S TRUSTEE LUTOSTANSKI NICOLE 14335 SW WINDSONG CT 14399 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 104BA-07100 2S 104BB-07600 KRESL MICHAEL J&LAURIE M MALCOLM STEPHANIE L 14055 SW NORTHVIEW DR 14079 SW NORTHVIEW DR TIGARD,OR 97223 PORTLAND,OR 97223 2S10488-00700 2610413C-01800 KRUMM TERRY J&LORI L MANOR JON C 14327 SW WINDSONG CT 14150 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-04800 2S 104BB-01500 LAZARENKO ORYSYA MARX ELIZABETH D& 12748 SW ASCENSION DR VIRGILIO CATHERINE TIGARD,OR 97223 14341 SW WINDSONG CT TIGARD,OR 97223 2S104BC-03500 2S104BC-03900 LIM EUNKYONG KRIS&SUNG SOO MASSEY JONNIE W 14387 SW WINDSONG CT 14333 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S 1048B-00300 2S 1046C-05000 LINDSTROM DIANE M MCCARRY SHERI&BRIAN 14194 SW NORTHVIEW DR 12816 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-04300 2S104BC-02300 MCMULLEN GRANT W& NOLAND THOMAS A&LINDA M TRAN LISA H 14000 SW FERN ST 14097 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-03900 2S 104BB-04200 MCRAE KENNETH&CAROLYN O'BRIEN WM G&ELAYNE S 14086 SW LIDEN DR 14051 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S1041313-02200 2S 104BB-07500 MINOR CRAIG NEWTON PEDDICORD DENNIS&ELIZABETH 14210 SW WINDSONG CT 13696 SW WHITE CEDAR PL TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-03700 2S104BB-02900 MOCHIZUKI KEIICHI PELINKA DAVID L AND FRANCES E 14363 SW WINDSONG CT 14119 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-04100 2S1048B-02600 MOSS WILLIAM PENDERGAST WILLIAM G III 14048 SW LIDEN DR 14134 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-03200 2S 104BB-03600 MOWERY JAMES C PETE ANN LORRAINE SELBE 12651 ASCENSION DR 14120 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S1048B-03000 2S1048C-05100 MUELLER ULRICH M& PIJPKER OTTO&GINA KAREN E 12840 SW ASCENSION DR 14121 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BA-07300 2S 104BB-03100 MYERS MARK S POINDEXTER STEVEN T&GABRIELLE 14012 SW LIDEN DR 14133 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-01700 2S104BC-01000 NEEL-GLASS HEATH& PORTLAND GENERAL ELECTRIC ANDREA COMPANY 14328 SW WINGSONG CT ATTN:PROPERTY DEPARTMENT TIGARD,OR 97223 121 SW SALMON PORTLAND,OR 97204 2S104BB-02800 2S104BC-04600 NHEM PHANN J AND ALISHA M PROVOST MARY M 14107 SW NORTHVIEW DR 14330 SW LUKAR CT TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-07400 2S104BC-04700 READ DORAN L&WENDY J SICHEL JACQUELINE A 14100 SW NORTHVIEW DR 14296 SW LUKAR CT TIGARD,OR 97223 TIGARD,OR 97224 2S 104BC-02200 2S 104BA-03700 RIDGECREST CONSTRUCTION SMITH SCOTT A&THERESA M COMPANY INC 14066 SW NORTHVIEW DR 6600 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-02000 2S 104BB-02700 RIDGECREST CONSTRUCTION INC STREGE MELVIN J&NELDA J 6600 SW 92ND AVE#210 14116 SW NORTHVIEW DR PORTLAND,OR 97223 TIGARD,OR 97223 2S 104BC-03100 2S 104BC-04400 ROWNING LORA S THOMPSON TRACY N& 12689 SW ASCENSION DR WRIGHT ROBERT TIGARD, OR 97223 12610 SW ASCENSION DR TIGARD,OR 97223 2S 104B C-04900 2S104138-02300 SABATKA GREGORY A TRAN TAM MINH& 12764 SW ASCENSION DR THANH TRAN TRUYEN ETAL TIGARD,OR 97223 14196 SW WINDSONG CT TIGARD,OR 97223 2S 104 B C-02700 2S 104 BB-01800 SAHLI MOHAMAD&LOUBNA C TUTHILL WALTER C&AGNES H 2765 SW ASCENSION DR 14306 SW WINDSONG TIGARD,OR 97223 TIGARD,OR 97223 2S 10488-00600 2S 104BB-00500 SALCEDO MANUEL M&ANA NORMA UPADHYAY SATISH&SAROJ 14215 SW WINDSONG CT 14170 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97224 2S 104BC-00200 2S 104BA-04300 SCHERER WILLIAM H&ANGELA R VALVERDE ARMANDO J 13995 SW FERN ST 13946 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104 BA-09600 2S 104 BC-03000 SEARL KENNETH T& LANI G WAGNER DANIEL J&MELISSA J 14029 SW LIDEN DR 12707 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97224 2S 104BB-00800 2S 104BC-03800 SHUREIH TARIQ M WALLACE DUNCAN H JR 14269 SW WINDSONG CT 14364 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 104BC-0570 WA U REEK ESTATES LLC LARRY HULTQU I ST 14125 SW FERN STREET TIGARD, OR 97223 2S104BC-02400 MARV BOWMAN WALSH EILEEN A& 14235 SW FERN STREET OJEDAJAY 13998 SW FERN TIGARD, OR 97223 TIGARD,OR 97223 2S104BC-05300 WEAVER DEANNA M& MICHAEL T 12962 SW ASCENSION DR TIGARD,OR 97223 2S 104BC-03600 WHEELER RICHARD L&JANETTE K 14371 SW WINDSONG TIGARD,OR 97223 2S104BB-01100 WILKSON JAMES W& KAREN G 14309 SW WINDSONG CT TIGARD,OR 97223 2S104BC-02900 WOLF TIMOTHY L&GINA R 12733 SW ASCENSION DR TIGARD,OR 97223 2S 104BC-01600 WOZNIAK JOHN G AND DARLENE M 14200 SW FERN ST TIGARD,OR 97223 2S104BB-01200 WYLY CRAIG W 32293 SW LAKE DR WILSONVILLE,OR 97070 2S 104 BB-03300 ZAMBERLAN JOHN J&DEBORAH 14157 SW NORTHVIEW DR TIGARD,OR 97223 Jack Biethan Charlie and Larie Stalzer • 11023 SW Summerfield Drive, #4 14781 SW Juliet Terrace Tigard, OR 97224 Tigard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Jon Sirrine 12761 SW 133rd Avenue Tigard, OR 97223 Judith Anderson 16640 SW Jordan Way King City, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 CITY OF TIGARD - WEST (IT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT West.doc) UPDATED: March 14, 2002 oh, W ct CITY of TIGARD `�- GEOGRAPHIC INFORMATION SYSTEM o Gr WOO Q - = AREA NOTIFIED °� , ,as (500') 4 Q� Sift 251046601900 lift II I co � 1ii• r FOR: Larry Hultquist ♦ �� ry q 1 e1 �► ' ' RE: Updated Mailing L' 1'' 20 , ' ;. RE• dated a gist n104 , 111 eo p 201 , �' .;.$ for SUB2003-000I I 201141801200 �' 4B �� 04BB040 251 ��of". Z 2S1 101200`� �� pp1e0 00� Q 25104BBgIl00T 25 1 Ie0 25741110 00 F= 251 110 11 5104Re0d900-�� e004�' ie0 �00� �\Q 2S1 I e811100A 2ae4e1 I I,I I 2514110 0 tt1 YO �I�.�` 00 2S,' 100 �� Property owner information ` i0 S, 01 ee0 OI _ �' Is valid for 3 months from Z 04ee0100 0' 10Jue 2se, 251048802100 2$11#140p10 r2S1 1 . $W MA�CIpI the date printed on this map. tS 04110 00 11 190 2S1 e0 251 4810 400 2510�10►0 900 W A _ Q10 Q 4"0, 2S IC03f00 + ` 2S104BC00300 g ` 2S O41CO3i00 - '� J �<�""�� �� - osoo �� ALN . 2S 04110 00 , ,.' 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Z r► 2510411001/00 Z 2S104BCO2200 ,yl ''W m .• ■ City of Tigard „I 0 Information on this map is far general location only and should be verified with the Development Services Division. r 13125 SW Blvd NSHIRE TipaM 97223 97223 -.11111,_ , ■1110•111111.1■ (5031 639-4171 MopJ(503) .bgard.or.us Community Development Plot date:Jul 31,2003;C:lmagic\NIAGIC03.APR 251048C-03300 2S 109BC-07000 AHMED SYED T&SARAH M BONNEVILLE POWER 12625 SW ASCENSION DR ADMINISTRATION PORTLAND,OR 97223 1002 NE HOLLADAY PORTLAND,OR 97232 2S 104BB-07900 2S 104BC-06200 ALBERTSON'S INC#576 BOWMAN MARVIN S PO BOX 20 13875 SW 158TH TER BOISE, ID 83726 TIGARD,OR 97224 2S 104BB-08200 1048C-06100 ALBERTSON'S INC#576 BO • • •RVIN S PO BOX 20 1387 W TER BOISE, ID 83726 T ARD,OR 97224 2S104BC-04100 2S104BB-01600 ANDERSON MARTIN B/BONNIE BRIDGMAN HAROLD&JOAN 14300 SW WALNUT LN 14359 SW WINDSONG CT TIGARD, OR 97223 TIGARD,OR 97223 2S1046 B-03800 2S 104 BC-01300 ANOKHIN VLADIMIR B&NINA B& BRIGHT WILLIAM ALBERT ANOKHIN VLADIMIR V 14444 SW FERN ST 14092 SW LIDEN DR TIGARD,OR 97223 TIGARD, OR 97223 2S 104BA-04100 2S 1048C-04000 AYERS GARY L BULMAN GERARD H&MARNA E PO BOX 1840 14297 SW WALNUT LN LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S 104BA-03900 2S 104BB-01300 BEATTY MARK& DENA CARLSON SCOTT A 14012 SW NORTHVIEW DR 14323 SW WINDSONG CT TIGARD, OR 97223 TIGARD,OR 97223 2S 104BA-03800 2S 104B8-03400 BERGEY BRUCE CARPENTER LINDA L 7700 SW RIVER RD 14184 SW STARDUST LN HILLSBORO, OR 97123 TIGARD,OR 97223 2S 104BB-01000 2S104BB-04000 BOESEN MARTHA K CASSITY LORI A 14301 SW WINDSONG CT 14060 SW LIDEN DR TIGARD, OR 97223 TIGARD,OR 97223 2S 104BC-00600 04BA-10000 BOHAN THOMAS D& CAS L NO.2 OWNERS OF DIANE E LOT 6 14115 SW FERN TIGARD,OR 97223 2S 1046B-02400 2S 104BB-03700 CHO JOSEPH AND SOOK FARQUHAR TERESSA 14174 SW WINDSONG DR 14104 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-00900 2S 1040C-03400 CHRISTENSEN LARRY L&CINDY M FREEMAN EDWARD F&JENNEE R 14293 SW WINDSONG CT PO BOX 1754 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S 104BB-02500 2S 104BA-06900 COLLINS LANNY L&BARBARA G GARCIA MICHELE E&PETER V JR 14158 SW NORTHVIEW DR 13973 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-01900 2S104BC-04200 COOPER RONALD W GRAHAM CYNTHIA A ELAINE E 14322 SW WALNUT LN 14120 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-02000 2S104BB-00400 COUMES PAUL A&SANDEE K HARRINGTON CLAYTON L& 14268 SW WINDSONG CT TERESA M TIGARD,OR 97223 10006 SW 72ND AVE TIGARD,OR 97223 2S 104BB-01900 2S 104BB-07700 CROWLEY PATRICK J&AMY JO HENNEMAN GLEN T&LISA M 14294 SW WINDSONG CT 14093 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-05200 2S104BB-03500 DEBOIS DREW S&PATRICIA A HOBSON MARK&KERRI 12878 SW ASCENSION DR 14152 SW STARDUST LN TIGARD,OR 97223 TIGARD,OR 97223 2S 104BA-04000 2S 104BC-01700 DOWSETT MARK S&CAROLE D HOHNBAUM MICHAEL LEE&KARI ROC 13982 SW NORTHVIEW DR 14160 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 1048B-02100 2S 104BA-07200 DUTHIE JILL K HOLT RAMON L&JEANNE U 14232 SW WINDSONG CT 14030 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-03200 2S 104BA-07000 ELLIS JAMES R& HOLYCROSS RYAN D CLAWSON ELYSE 14027 SW NORTHVIEW DR 3265 DUNCAN DR TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S 104BC-04500 2S 104BC-00500 HOWIE DANIEL R& LUDLUM ROBERT S HOWIE KELLI S 14065 SW FERN ST 14293 SW LUKAR CT TIGARD,OR 97223 TIGARD, OR 97223 2S1 04 BC-00700 104BC-00400 HULTQUIST LARRY A WO. M ROB, -T S 5575 SE MONROE JOANN • MILWAUKIE, OR 97222 1406 W F - ST T 'ARD,OR 97 •3 2S 104BC-04300 2S 104BC-01500 JENSEN RONALD D&ANN H TRS LU M ROBER S 14340 SW WALNUT LN LUDLUM TIGARD,OR 97223 14065 FE ST T RD,OR 97223 2S 1048C-02100 2S 104 BC-00300 JUNGWIRTH RANDY P LUDLUM ROBERT S AND 1450 SE POWELL BLVD JOANN F PORTLAND,OR 97202 14065 SW FERN ST TIGARD,OR 97223 2S 1048B-01400 2S 104BC-02800 KELLY BARBARA S TRUSTEE LUTOSTANSKI NICOLE 14335 SW WINDSONG CT 14399 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-07100 2S104BB-07600 KRESL MICHAEL J &LAURIE M MALCOLM STEPHANIE L 14055 SW NORTHVIEW DR 14079 SW NORTHVIEW DR TIGARD, OR 97223 PORTLAND,OR 97223 2S104BB-00700 2S104BC-01800 KRUMM TERRY J&LORI L MANOR JON C 14327 SW WINDSONG CT 14150 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-04800 2S 104 B B-01500 LAZARENKO ORYSYA MARX ELIZABETH D& 12748 SW ASCENSION DR VIRGILIO CATHERINE TIGARD,OR 97223 14341 SW WINDSONG CT TIGARD,OR 97223 2S 1048 C-03500 2 S 104BC-03900 LIM EUNKYONG KRIS&SUNG SOO MASSEY JONNIE W 14387 SW WINDSONG CT 14333 SW WALNUT LN TIGARD, OR 97223 TIGARD,OR 97223 2S 104BB-00300 2S 104BC-05000 LINDSTROM DIANE M MCCARRY SHERI &BRIAN 14194 SW NORTHVIEW DR 12816 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-04300 2S 1046C-02300 MCMULLEN GRANT W& NOLAND THOMAS A&LINDA M TRAN LISA H 14000 SW FERN ST 14097 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104B6-03900 2S 10488-04200 MCRAE KENNETH&CAROLYN O'BRIEN WM G&ELAYNE S 14086 SW LIDEN DR 14051 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-02200 2S104 BB-07500 MINOR CRAIG NEWTON PEDDICORD DENNIS&ELIZABETH 14210 SW WINDSONG CT 13696 SW WHITE CEDAR PL TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-03700 2S10488-02900 MOCHIZUKI KEIICHI PELINKA DAVID L AND FRANCES E 14363 SW WINDSONG CT 14119 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 1046B-04100 2S104BB-02600 MOSS WILLIAM PENDERGAST WILLIAM G III 14048 SW LIDEN DR 14134 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-03200 2S 104BB-03600 MOWERY JAMES C PETE ANN LORRAINE SELBE 12651 ASCENSION DR 14120 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-03000 2S 104BC-05100 MUELLER ULRICH M& PIJPKER OTTO&GINA KAREN E 12840 SW ASCENSION DR 14121 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BA-07300 2S 104BB-03100 MYERS MARK S POINDEXTER STEVEN T&GABRIELLE 14012 SW LIDEN DR 14133 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-01700 2S 104BC-01000 NEEL-GLASS HEATH& PORTLAND GENERAL ELECTRIC ANDREA COMPANY 14328 SW WINGSONG CT ATTN:PROPERTY DEPARTMENT TIGARD,OR 97223 121 SW SALMON PORTLAND,OR 97204 2S 104BB-02800 2S 104BC-04600 NHEM PHANN J AND ALISHA M PROVOST MARY M 14107 SW NORTHVIEW DR 14330 SW LUKAR CT TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-07400 2S 104BC-04700 READ DORAN L&WENDY J SICHEL JACQUELINE A 14100 SW NORTHVIEW DR 14296 SW LUKAR CT TIGARD,OR 97223 TIGARD,OR 97224 2S 104 B C-02200 2S 104BA-03700 RIDGECREST CONSTRUCTION SMITH SCOTT A&THERESA M COMPANY INC 14066 SW NORTHVIEW DR 6600 SW 92ND AVE TIGARD,OR 97223 TIGARD, OR 97223 2S 104BC-02000 2S 104 BB-02700 RIDGECREST CONSTRUCTION INC STREGE MELVIN J&NELDA J 6600 SW 92ND AVE#210 14116 SW NORTHVIEW DR PORTLAND,OR 97223 TIGARD,OR 97223 2S 104BC-03100 2S 104 BC-04400 ROWNING LORA S THOMPSON TRACY N& 12689 SW ASCENSION DR WRIGHT ROBERT TIGARD,OR 97223 12610 SW ASCENSION DR TIGARD,OR 97223 2S 104BC-04900 2S 104BB-02300 SABATKA GREGORY A TRAN TAM MINH& 12764 SW ASCENSION DR THANH TRAN TRUYEN ETAL TIGARD,OR 97223 14196 SW WINDSONG CT TIGARD,OR 97223 2S 104BC-02700 2S 1046B-01800 SAHLI MOHAMAD&LOUBNA C TUTHILL WALTER C&AGNES H 2765 SW ASCENSION DR 14306 SW WINDSONG TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-00600 2S 104BB-00500 SALCEDO MANUEL M&ANA NORMA UPADHYAY SATISH&SAROJ 14215 SW WINDSONG CT 14170 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97224 2S 104 BC-00200 2S 104BA-04300 SCHERER WILLIAM H&ANGELA R VALVERDE ARMANDO J 13995 SW FERN ST 13946 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S1 04 BA-09600 2S 1048C-03000 SEARL KENNETH T&LANI G WAGNER DANIEL J&MELISSA J 14029 SW LIDEN DR 12707 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97224 2S104813-00800 2S 104 BC-03800 SHUREIH TARIQ M WALLACE DUNCAN H JR 14269 SW WINDSONG CT 14364 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 1048C-0570 WA U REEK ESTATES LLC 2S 10480-02400 WALSH EILEEN A& OJEDA JAY 13998 SW FERN TIGARD,OR 97223 2S104BC-05300 WEAVER DEANNA M&MICHAEL T 12962 SW ASCENSION DR TIGARD,OR 97223 2S 10480-03600 WHEELER RICHARD L&JANETTE K 14371 SW WINDSONG TIGARD,OR 97223 2S104BB-01100 WILKSON JAMES W& KAREN G 14309 SW WINDSONG CT TIGARD,OR 97223 2S 10480-02900 WOLF TIMOTHY L&GINA R 12733 SW ASCENSION DR TIGARD,OR 97223 2S104BC-01600 WOZNIAK JOHN G AND DARLENE M 14200 SW FERN ST TIGARD,OR 97223 2S 104BB-01200 WYLY CRAIG W 32293 SW LAKE DR WILSONVILLE, OR 97070 2S 104BB-03300 ZAMBERLAN JOHN J&DEBORAH 14157 SW NORTHVIEW DR TIGARD,OR 97223 Jack Biethan Charlie and Larie Stalzer 11023 SW Summerfield Drive, #4 14781 SW Juliet Terrace Tigard, OR 97224 Tigard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Jon Sirrine 12761 SW 133rd Avenue Tigard, OR 97223 Judith Anderson 16640 SW Jordan Way King City, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 CITY OF TIGARD - WEST CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\Iabels\CIT West.doc) UPDATED: March 14, 2002 APPLICANT MATERIALS PRE APP.HELD BY: 4111, CITY OP TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 A_li 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# SuBd00 00011 Other Case# Date � 3- C 3 I By[e Receipt# Date Application Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance (I or II) ❑ Minor Land Partition (II) Subdivision (II or III) ❑ Comprehensive Plan Amendment (IV) ❑ Minor Modification (I) ❑Zone Change (III) ❑ Conditional Use (III) ❑ Planned Development (III) ❑Zone Change Annexation (IV) ❑ Historic Overlay (II or III) ❑ Sensitive Lands Review(I, II or 111) ❑Zone Ordinance Amendment (IV) ❑ Home Occupation (I or II) ❑ Site Development Review(II) ❑ Miscellaneous (I) - (Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.) LOCA I ION WHERE PROPOSED AC I IVI I Y WILL OCCUR(Address if available) /¢175 1 /4 2.35- 5/4/ FE,e j ST 1 AX MAP& 1 AX LO 1 NOS. ?5/04-5C 7:4-)(. L0T5 700 6/00 TOTAL SI I E SILE / CONING CLASSIFICA1 ION 96; 73 5,F (2,/.9/4-e,) 4-7- APPLICANT` .vD ONE O T747 O1 W ' z,q-2,eY /1/4'Z,TWO/ T MAILING ADDRESS/CI I Y/S I A I E/LIP f EZZ,s/ ± 7 7 Ti o, 0,e. 9723 PHONE NO. FAX NO. 5 2/- /� ; PRIMARY CONTACT PERSON PHONE NO. Lq/z2y (5&3) s2/-/ PROPER fY OWNER/DEED HOLDER(Attach list if more than one) 6-ce o OF 7-iW OLUiVE, '' 4/'V ge GVi.14-/�/ MAILING ADDRESS/CI IY/S FATE/ZIP /42.J �j/V FF71N 5i:/ 776-/470 , 6 '. .97223 PHONE NO. FAX NO. (5-"g) 6 9—///� *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) V/. 7 2 E)//57"//1/ %D/1/ 7.2/S/A/6 "•C /A/70 ,S/A/6G.E- ,AM1 / Q6Si0EA/7/4L APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. Pr 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. .40 /3/e). 3 O er's Signat re / Date 2 ' Da't Owner's Signature Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date • Applicant/Agent/Representative's Signature Date ( &f/ 5 ieoei Lv �� 60004' � a r - -- . 3 4.,, ,,,.,y-,`e r._ . 7/!m ---- /1 i - -iz.r e i -- j ' i �5l-ce, „ ;57-e 5, 2- X i' e— 7 i� X6=�f zi- -1 z--e( C L' t1 /�X di - /) I) C.L1�L c� /? Lc_} 5 it -- 6-.{9s iiii S. ,c)--7Z /lamS e_ ee) ; / / J e Oet ` ec1 0 r-- 41_4 11---k----e! c r lo ; /1 4 e... fret-et 5 p l,2-4(.:11.-t?c-V__ '71e) 144._ {tri---x-( - oC r-- iekt se e-7-L__ /41 11-0, Ee ..r-. to / / Aetv et.. i---A.t`5 di -72--e- te_.,9 r----K _ ette-g-4- X0 0 r- 60; / "(rt c et dam, r f° -- E5 tj L / t-e-c,,,t, Ce,cos, &irl ( c r k cA_ 7 ' C 1— ) 4 5 e ,0'e-t F T e e fr y 1 i -- e " -e- C<,e- 71- e" (j e z- / ea t-c 1,: :" ---,c't el l U c.- 10e // s7ZQ4L/CC 4.? C7cy C' t i _ r- ! tont- K___I: e-1 ev t r---K. uce.....,---- 1 4-Lrny I-1 1 , t,tr5 t 5-03- - ' i / 6 `-e, g' '---7/.:>/z,3 I 7d, D — _ r 70' RkzN n�tLN L 69 N 5E w E 2 T4 Q 6or kiLGT 7-34 \ . 5-4; 5� 1 ° 5' rc�, 1,0A-z_x r LA• ,, 6 ivtir roM k. . 1' (ROPERT.Y z N.1 /4/11 N W ‘'. N■ r ''''.. ) q in I 111 MAR✓ -- . f3o w t N �'' i$, 1y.135 L�y_p,K s, (.0, FR/Y Sr. iiiii $,... % 3 Yb 5 s,w. FAR q c.a. S go- o 7�: A: D Z7 P-. � 1/g "r /0 • .4v 7:r-e_r 1 a 10-e---17eitz 55 Ke e; 6,0 tea% a)errice Cis -** 546 2C7o .3 - cool/ ic, e-eki v Lv k695 to le) r 44ket, L!�/C t' le 71--/'-e e_ Sf c u 8-6 c s l'ce ? - -ta a lc- 1' 71- 7LC) r4 i a: 5544.rn 1W"&-"t‘i ik c ) (C) r e U e ; r c� 6L.14-1-e o o— & , 7L ex.) as -t�'� �. 7- : a s't e'c r" ©O u- etc..' .-71-leTx S rr fx_i 7C-ed- , Y-r(i_.5- i s CO G 7 5 -/- frti 5-6' / ? 7 f e ■%MM■ iii ii PO BOX 820 Sherwood.OR 97140 Pride Disposal Company Phone:503-625-6177 Far 503-625-6179 Fax To: Larry Huftquist From: Rose CFO Craig Fax: 503-598-5700 Date: May 12,2003 Phone: Pages: 1 Re: 14125 SW Fern St CC: PRIDE DISPOSAL COMPANY XX Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle •Comment Attention: Maggie Larry, The plans for proposed parcel are acceptable. Thank you, Rose 5 STATE ur OREGON i SS County of Washington I rr I, Jerry .-T. of Assess- ment ment and; . . ' d • ' 'o County After recording return to:(Name,Address,Zip) the wit Clerk for, al id :h a ;40,;. ;•� •• ifs'that '1 ••,gClt:. • • Why = elved Larry A.Hultquist and r qq •∎' . .•• ',' -;r .f said county 5575 SE Monroe * •Yl yw Milwaukie.OR 97222 � \.. f • a Erector of Until requested otherwise,send all tax statements to: -yam. (Name,Address,Zip) • RIClerk ation,Ex- Same as above Doc : 2001101682 Rect: 289238 352.00 10/05/2001 09:36:30am SPACE ABOV WASHINGTON COUNTY 2001-101682 (Ind ARRANTY dual GrDanttor) III I II 1111 11 1111 IIII II I II Moon S. Cho and Sang Y. Cho, as tenants in common, Grantor, conveys and warrants to Larry A.Hultquist, Cr) Grantee, the following described real property free of encumbrances, except as specifically set forth herein, (y( situated in Washington County, State of Oregon, described as follows,to-wit: Lot 11, HANDY ACRES, in the County of Washington and State of Oregon. O OL-h; WASHINGTON COUFtR TAX � RFAL PROPERTY TRA 33Occ o -S.o �F ,•, S E p DATE F Q The property is free from encumbrances,except (if none, so state):2001-2002 taxes a lien not yet payable. Levies and assessments of Clean Water Services. Easement recorded December 24, 1970, Book 802, Page 253. The true consideration for this conveyance is $330,000.00. (Here, comply with the requirements of ORS 93.030.) Dated: October 2, 2001. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS . BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. <<, d. _ D� Moon S. Cho Sang Y. ho State of Oregon, County of Washington ) ss. I certify that on October 2, 2001 I know or have satisfactory evidence that Moon S.Cho and Sang Y. Cho are the persons who appeared before me, and said persons acknowledged that they signed this instrument and acknowledged it to be their free and voluntary act for th- u nd purposes •-•tioned in this instrument. ,mow OFFICIAL SEAL Nola Public in and for the State of Oregon ELVA BRATTON My commission expires: June 28, 2004 1044.1 NOTARY PUBLIC-OREGON COMMISSION NO.333330 MY COMMISSION EXPIHES JUNE 28,2004 04 03 05: 43p PAM TRTE 503 558 1726 p. l Irb NOTICE CONCERNING NEIGHBORHOOD MEETING Date of mailing: 2/10/03 Mary Bowman 14237 S.W. Fern St. Tigard, OR 97223 Larry Hultquist 14125 S.W. Fern St. Tigard, OR 97223 RE: Mary Bowman and Larry Hultquist Dear Interested Party: Mary Bowman and Larry Hultquist the owners of the property located at termination of east Walnut Lane; tax map and lot numbers 2S104BC-06100, 2S104BC-00700. We are considering proposing a subdivision at this location. 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 Wednesday, February 26, 2003, at the Red Rock Creek Conference room located in city hall. The address is, 13125 S.W. Hall BIvd - 6:00-730. Please notice this will be an informal 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 Mary at (503) 639-1111 or Larry at (503)521-1668. Larry Hultquist Mary Bowman Property owners "nor/ 0't/ 1000 LJ. 10 1':1.1 0k/00041G:71 t.1 I.; UI I l(h<11 U �001 000 Yen FAX TRANSMITTAL =vAntiviOit Date Februa ry 4 2003 �=', ' Number of pages including cover sheet 5 To: Maggie Hultquist _ From: Jill Byars Co: Larry Hulquist Co: City of Tigard Fax #: 503-598-5700 Fax#: 684-7297 Ph#: 503-880-0246 _ Ph #: 639-4171, Ext. 313 SUBJECT: Room Use Application MESSAGE: You have tentatively been booked in the Red Rock Creek Conference Room on Wednesday, February 26, 2003 from 6 p.m. to 7:30 p.m. Please fill out the application and return no later than February 14, 2003. If you have any questions please call me at the above number. Thanks. I.L=NG1FAX.DOT UZ/U4/ZUU3 lb:Zb FAX bU3684(ZW( Ulty or 1'igara LJuuz/uuo a CITY OF TIGARD MEETING ROOM RESERVATION USE l '�` '•-!- 1/f'1 POLICIES AND PROCEDURES ciw( OF TIGARD Making a Reservation ' �-' • 7�" 36� • OREGON • All reservations require a City of Tigard Room Use application be completed. Reservations must be made at least ten business days prior to the event. • Reservation requests will be "tentatively" held from the date of request for a period not to exceed ten (10) business days. After ten (10) business days, tentative reservation will be released and available for other users. • Applications and rental fees must be submitted within the application deadline date. • Security deposits are due at least fourteen (14) days prior to the event. • Applicants must be 21 years of age or older. Group Classifications For purposes of scheduling reservations and determining fees, groups are classified as follows: Class 1: _ City Business & Governmental Agencies Class 2: Non-profit organizations or Tigard resident A resident is defined as: • A person who resides, or owns property, within the city limits of Tigard. • A business whose office is located within the city limits of Tigard. • Resident status is extended to those served by the Tigard Water Department for the purposes of reserving the Water Department rooms. Class 3: Profit events by a Tigard resident A profit event is one that promotes a for-profit business. Class 4: General Public (Private and profit organizations based outside of Tigard) Rooms may be reserved up to six months in advance of a function. To allow many different groups an opportunity to use the facilities, repetitive room requests will be reviewed on a monthly basis through the application process. Priority room use is given in ascending order beginning with Class 1. Please see the Group Classifications listed below to determine what class your function fits into. Meeting Rooms Available and Room Rental Fees: Approximate Room Capacity Class 1 & 2 Class 3 Class 4 Chairs/Tables Town Hall Room 90 70C/20T No fee $20.00 /hr $25.00 /hr Red Rock Creek Conference Room 20 200/1T No fee $10.00/hr $15.00 /hr Richard M. (Dick) Brown Auditorium 150 150C/14T No fee $30.00/hr $35.00/hr Water Dept Conference Room 12 12C/1T No fee $10.00 /hr $15.00 /hr Rooms are available for reservation Monday through Sunday - 8:00 a m. to 10.00 p.m F 4:15o 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 �O •� "�*� UG/U4/LUUS la: G/ t'.1A 3(1,5064/Z1 LILY OI I igaru �J/. UUS/UU0 Cleaning/Security Deposit A cleaning/security deposit is required for classification categories 2 - 4 for parties, receptions, and potlucks. The deposit must be paid fourteen (14) days in advance of the event. The cleaning/security deposit is as follows: Groups of 80 or less - $150.00 Groups of more than 80 - $250.00 The cleaning/security deposit will be returned under the following conditions: a. The room, including carpet or linoleum, is left clean and the furniture is in the original configuration; b. The room is left undamaged; c. The room is vacated at the scheduled time and all doors to the room are locked; and d. The key and "Checklist for Meeting Room Users" are turned in at the Police Department. The Administrative Services Manager will determine the amount of the cleaning/security deposit to be refunded based on the Checklist and input from staff. If any of the deposit is kept by the City a breakdown of how the deposit was used will be provided to the user. Deposits will be refunded within three weeks of the event or within three weeks of cleaning or repairs being completed. The City does not provide cleaning supplies or equipment. You must provide your own. City Liability All groups or individuals using City meeting rooms agree to take appropriate measures to protect, indemnify, and defend the City, its elected and appointed officials and all employees against any and all claims as a result of persons attending any function at the facility. This provision includes any expenses incurred by the City defending any such claim. The City, its elected and appointed officials and all employees will not be held responsible for any lost or stolen articles as a result of persons attending any function in the building. General Information 1. The person responsible for the group should make the reservation and be in attendance at the function. 2. Functions occurring in rooms must not violate any City of Tigard ordinances or state statutes. 3. Activities must not be disruptive to others present in the building. 4. Smoking is prohibited in any location inside the building. 5. Alcohol is not permitted in or on the premises of the City buildings. 6. Tables and chairs are supplied. The Town Hall and Richard M. (Dick) Brown Auditorium have overhead projector screens that may be used. Other office equipment and supplies, including telephones, copy machines, typewriters, coffee makers, and supplies, are not available to users, Public telephones are located in the Police Department lobby. Cancellations Please submit cancellations, in writing, no less than 48 hours prior to the scheduled event. When applicable, a $10.00 service charge will be retained for each cancellation. Once reservations are approved, all efforts will be made to keep the room schedule intact; however, the City retains the right to cancel or relocate a function upon 24 hours notice. Failure to follow the City of Tigard Meeting Room Reservation and Use Policies and Procedures may result in room use privileges being suspended. Leaving doors unlocked on more than one occasion, will result in room use privileges being suspended for a minimum of three months. Mailing Address The application, room use fee, and cleaning/security deposit may be mailed, or delivered, to the City of Tigard, 13125 SW Hall Blvd., Tigard, OR 97223. If you have any questions, please contact the Room Reservation Coordinator at 639-4171. ilorslroom useJnaslerslroom use policy.doc revised 5/01 AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE ORTANT'NOTICE: THE'APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A`COPY'OF'THE 44EIGHE3ORHOOD NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY 'OWNERS-ARE MAILED NOTICE, TO THE ADDRESS.BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME_OF;APPLICATION. MAILING: _/ � rr.v `( �/ l�- t� � 5 depose C-1 da of , being duly sworn, epose and say that on the y 20G) I caused to have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at(or near) / a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at ( %t ,ja with postage prepaid thereon. —11 i .4f gnature In the pre-ence of a 'tary Public) POSTING: #- 4ys�,,�si ( u(l 9 t-`7 ! , do affirm that I am (represent) the party initiating interest in a proposed — b i`u i S i affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s)current/ registered) l'://a- 5 5; c?-) /- 'e e- ' and did on the f dax of tv&u« r , 20 O personally post notice indicating that the site may be proposed for a 5 Li. Z 1 v 15 application, and the time,date and place of a neighborhood meeting to discuss the proposal. The sign was posted at f e ! /Y L"Li 7-c £ I c 1 L � ex_5` t (state location you posted notice on property) t Sign ure (I the prese 1 of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF L' ' County of ) ss. Subscribed and sworn/affirmed before me on the (D day of 1 p /, , 200.3 . s, OFFICIAL SEAL .,• SHERMAN S.CASPiE R NOTARY PUBLIC-OREGON i COMMISSION NO.323409 MY COMMISSION EXPIRES MANY 13,2003 ,7, Any r• �•-� NOTARY PUBLIC OF OREEO My Commission Expires: 41x1 fi,, ?C-V? Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#(s): h:Yoginlpatiyirnasfers■a(fidavit of mating-posting neighborhood meefing•doc 4zrr k /f t5t ( 41/ 5 Fe r), , 7 --L 2 15 4 t 1.---, l / . S SLR ;.-s--- Cr ‘z i c, Kest r-- /4-/li 0 ..S CV 1 i I 1 1 kt 41 I eal cy: L /. -rte / z,196 -Sc-J rr-g /91.,4, t,t,c, i Z l I'-v(1/44 (4 4: / Li / 2 r— ,5\1._,J I------e-.-kl.i s4— bAyel:,azz-- ( !1700 (5'c;J -7-k) j ∎r h 1A VY1., F -t l c, U 7L`" r yl _ 'C-. rr1 .&L)L�'fl.--I i L i 1-) 5cti 07'14-0-A,t t-v 1 vvi.4— ,6-747711 4.'" !YZ 3 s f..✓ 4.---, .4._ '41,t_6 _ 0 it,..„-----e.-., Lt.._.__r_r-_ __441_t-c_ i _t--fre,9 Z-Et.--k-rta 1 ; „,.. _!..„. __ __. ?Lai, ,----- . tosi-i-P i t--g-0 4-4 _l_r Lo___42 /i k e_ — ______cLev eid7144410-44- *far- 114- it/e, __A._491--Lvee... -7-"er i' — tOdl. _ et,4,-7 :;€e__.__ - __‘27&, .1-1 like, si t Coritt.pLeY-',Cr-A._ to 1- 'I--:__‘__-k_: ____ ___ LitiLe..... 1 -- )1--AiLt _ _____ t- l---e___ 6 75 A 0 r Iv../_____ 11 5 re 5 i_ctke../A..1- let- / ile)_1X-e 7- __ . - MB ■■ :WASHINGTON_000NTY SURVEY FAX NO. :5038462909 Ir. �:10 2003 08:37AM P1 ■ • _., / /ô J • WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE III SUBDIVISION PLAT NAMING I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: 604 (7.,y 60.4 0 n5- MAP AND TAX LO NUMBER: iW, ',Y .� 5r� 1 SIy3C. '700 { `� 7;"�5 l� � .W Co/ A A 7 o OR hlch City?) COUNTY JURISDICTION: SURVEYOR'S NAME: OWNER'S NAME: I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name: i / ` `'� �\S Address: (`71/ 5- 5, co, T,_i,_ ? Telephone number:�'0 3 - 5�( ° i�( 8 Fax number. _f 03 - Y25' - .5-7o o 503- g80 -- c7a Y,6 . . t a5 i C+ & Signature: •A - r Date: 3/71/4 (A- Ct)t_i_ - Name approved Washington County Surveyor's Office 155 North First Avenue, Suite 350-15 Hillsboro, OR 97125 Fax:(503)848-2909 IS HAREEM URVEYIDATADIRIWEBPAOENS UBNAME.D0009r26/0I Illy V JUL 2 5 2002 \MJ File Nwnber CleanWater Services Our commitment is clear. nsitive Pr ening Site Assessment Jurisdiction ti5 � ►-, `- Date 7/? Map & Tax Lot 5 /4,1 0 0 700 Owner L.o, ,— 7/ k c' 5 Ii' Site Address f yl 5, 40, /¢SGeA .I Lt) ct_ Sa e._fk Contact /z// 5- 5, 40, / .e'rti 5 7L- Proposed Activity t.-c) f 7,-Kt.,-e_ Address })0.1-i-tah 1170.2 Phone 503 - 5 ( - /L. (o6 5o3-8 - o�< Y N NA Y N NA Win recd Sensitive Area Composite Map Stormwater Infrastructure maps Map # El .x El QS # 13 i 1 l i r Locally adopted studies or maps Other Specify - El El Specify Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 00-7: • Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. at Sensitive areas do not appear to exist on site or within 200' of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: Reviewed By: 7#/(4,....--/ ll�,�,r _ Date: --p-o ff Returned to Applicant Mail Fax Counter V Date ?-5'-o2,. By " Poivio sa / //1/a rrcfve BAILEY WOODS SUBDIVISION NARRATIVE This proposal is to subdivide 2 existing parcels, containing approximately 2.2 acres, into 13 residential lots. Existing Conditions • The existing site is covered with grass and brush, with a few scattered trees toward the north side. The majority of the site slopes moderately to the north and east. A ridge line, running north-south and approximately parallel with the west property line,about 50 ft. east of the west line, splits site drainage. The proposed development concept was formulated in compliance with the following City criteria,as stipulated in Code Section 18.430.040: Zoninigi • The 2 existing parcels are designated as R-7 on the City's Zoning Map. Development Standards Table 18.510.2 specifies 5,000 s.f. minimum lot area and 50 ft. minimum lot frontage, for detached units. All proposed lots meet or exceed these minimum requirements. Building construction on the individual lots is not a part of this proposal. Proposed Plat Name • The project name, Bailey Woods, has been reserved through the Washington County Surveyor's office. A copy of the approved County form is included herewith. Streets and Roads pattern • This project proposes to extend SW Walnut Lane,easterly from its present terminus, maintaining its present alignment. This alignment allows for the logical future and further extension of the street across other adjacent properties. Common Improvements • This project intends to construct the necessary street and utility improvements within the proposed extension of SW Walnut Lane and within the private drive,which will provide access to SW Walnut Lane for 4 proposed lots and a turnaround area for emergency vehicles. All improvements within SW Walnut Lane and the utility improvements within the private drive,will be constructed to public standards and dedicated to the City of Tigard. The surface improvements of the private drive, which will be a shared access easement in perpetuity, will be owned and maintained by the owners of the 4 lots, which it serves. -t �.2 0Q John O'Shea, Consulting Arborist • 433 SE 70th Avenue • . � , r 5 Portland OR 97215 (503) 408-9308 , 1 � —AZ banjoist@gwest.net • • Larry Hultquist .14125 SW Fern"Street Tigard,Oregon 97223 • September 2,2002;' Arborist report on property.at 14125 SW Fern Street On 92-021 met Mr. Larry Hultquist at 14125 SW Fern Street:I understand that he is building more homes on this property. I looked at his rough plan for the area. We walked to the site and measured four trees, and I observed their present condition in order to assess them. There are four trees on the property as marked, that qualify as significant for • :City of Tigard.They are all over 12" diameter at four-foot height from grade. 1. A fir,(Pseudotsuga sp.) is roughly in the center of the north side of the lot, with a diameter of 13.25" at 4'. 2. Near this, toward the east is a birch (Betula sp.)with a diameter of 16.5" at 4'. 3. Along the east fence, about 70 feet from here is an Oregon Ash(Fraximus sp.) in poor shape. It has two stem diameters 0.25",and 6.5". 4. The westernmost tree on the north side is a willow(Saw( sp.) that can be referred to as Coyote or River Willow.:It has a diameter of 13.5" at 4'. The two-stemmed tree (#3) has a rotted stump that stands approximately 2' high and that bifurcates into the two stems. Its base contains rot that is apparent even underground. I believe that the remains are two poorly attached-but vigorous stump sprouts. This should be removed,I respectfully subm tthat this is a hazard tree. If mitigation of�density is required,I suggest that one replacement tree of 4" approximately would be sufficient. . The,remaining trees have certain defects but are not hazardous. I recommended that Mr. Hultquist install a 4' high construction fence one foot outside the drip line of these three trees to assurethat no one drives,parks, or • stores materials there. Durin g construction, he should keep ment or toxic chemicals out of these areas. P an Y equipment P I am available to mitigate or consult further on this project. If necessary,I will be available for on-site help or further inspection. Sincerely, John C) ' onsulting Arborist ISA Ce is ed Arborist #WC1877 —I 1 70' ``c -1 70, D _.k! # Ar. . Ir., • 1,1-k vi:cr4 p _ A l � , 5E wE t 1, (p--- GortN=c N T t " ff q 5, GO, !,0,1-4.A �c r �/v, y to ." .41'1 �cLe FI (-0,.'' pHr4/Y clo EWE Pi'y a ,1f) Pyit7 1 \ , pR W MA V /3awmA,N *' i$' -------------------..„.„tss.,, " JY�3✓� n ?,r (A), /c R N 57_ H ��,?..to-- s, icy, F4/y sr, • di ( �L/� s, w, F�R�� sr, 1.�tlzu�� /4. k 0-7 Qt.(' 5r 7z �- A�0 , orgy . lcrl. �5.11-�o� o�Y6 97� - 3 HptA. 1 b� 8 lir _ 10' PROJECT SITE \ SIN WANCF S 4 M :C7- § Sly Alltipicii s7,q6DUSr O 5 'O Q iii4 FH, _fr .Cc, 1 ,S1y - W MARCIA DR 0�1 �c i (n i ISO V NNORTHVIEW Q v QI �7 �� I r SW WALNUT LN vvi SW WALNUT LN 7-N......W m•=IZON BLV I 1 I • FH l U Q U �—�—K C _, o , S L A T co SW ROSY CT "-' Ct SW TERN S7 Q V) W ■Z SW FE'N ST L U .I FH 3 W N O R TH BIKEWAY LEGEND ul J VICINITY MAP Q SHARED ROADWAY v) SCALE: 1" = 300' BIKE LANE AVAILIBLE 0 0 75 150 300 600 (ip 102 LOT 47 LOT d LOT 43 LOT 44 LOT 45 CASTLE NAL HAT BOOK 62 PACE 22 .41 • 6 FOOT 1000 FENCE ..... 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'l NT. ,', f I f i I �L 7 7, "S _,x ' J4-;: '' µms`; '„„,4. c- ':t ,;3 00 5200 8 f i A I I - A ` •,. _ ':.' :. ( a,; ��!`” i,t.j,: �,w„. t: i., ,i .; I� as :Y I 1700 yg 21 1 iy; 22 R j�;.fa- - •v t%s,1 0, •O�Y '< bb .� i 'f fi— - - — 4 20 i ; 2400 f,, 't^ +•.., }. r 23,, •. .'Mer, '`, ,S :f II 1� ' f ...: I 5300 3 I �� i i71AC R ,:• J. •,,',�64? k �1 aa II { �^ 30 I 2 1 4.....'^ °..`l««+r.:' I '•,-`'. • `' Cancelled Taxlots For: 2S104BC i I NII :8:r,:.W +9•,:,w,..,Kf(t R.I I 1 1,---r., /4.47,•. ,ith':, T, eaa,14W�„00.900• �\ ND' .�` '.�• I { IJ,J 12a8 l woe: S L I I { 2200 I. �` ' .R •.�l1•' '` •Y,^ EC•B' " : f — I.; 1.4oAc Ii f < 1 ;5 1 851 I 7.41AC ECEIVED• 1:0/. 1 I f Ll.! 11 \ ' 4 f m 1I S.oa I. '',i' •-`-t;'it/al�.,• :: �j%`�] 1 '.1 i � \'\�y` �01 i i 1" i i t 1 ;: ''' 4r.'iwACr�-•'t L aits4o , kk r 107AC' JU 20u3 ' 4 -.aobw4s : 1 LU 1 t j`�a��r 1 1 2000 i 1 l' r1,,-` C �r- . ... ^:'.� �„v�a� �.,. I Z�AC I I I r ur IcaA p %`a.,�a.�''""�T.-E' , 5800 I I P N!N N R 4 G/E EE s>..;.,:1\ �:• '.- , w 5 2001 !I i 1 q_0 u n 1 i I /•;`',Y;` NGI RING (b'. -,'., k I S?'" C 1 I \ I t k ww— I 1 11,,< •, ',; . L, ,,,,,. 3 Y e ;3 `i 1`I ,:a in i.• �+. -: �- 0 na- -- 5800 j % t 1' t:= '.�� \ CARTOGRAPHY T.a New , - 28 9 i .43 AC 1 i 8500 i I �' \.•�J--:..f .0' I!tia!; II 67 I,.' Y; 4A[teoM X �7 t I C i • 8000 g - I :<, :t'' a.c I PLOT DATE:August 26, 2002 �5 s rry� 'Y060auik i1Y1'+.9 ` at+"'a> ws+aeae 4v naao . # I ,w 3aao[=' FOR ASSESSMENT PURPOSES %4; Y4Ce6b6 • f " � ?<! �3crr+v.•c rt,rn,wxytx+AVY:�=es»r �cqp� aw+fYn.„s,ra l ."�1.-.w e+'°"'="0'4771'71. SS '4"4"7-'J,I tA,e.""ileewa" dl�rn,> K ++ e s '>10/OS nS''wae� '°" " is t 44• N.'! I FOR OTHER USE /� 'Y' 'F1. 2 :r' ,\fr '.ge' '�, .b<•••i` :r ' .<• :t ? eu dedY!ealeC efl"v a anao9n M9croee-Aald,l0 , � :�'.. .r .•. `�` s,saaa, 'uda 3/ M' A'Y C r• e m rtat iJMkaro the mast F 1 a,ve hem am for 1,109 npe arM 1' Ge ony e5' 1 �•� �,`,, .,.'.•,leaf 7d•': , �' t t•�.'i� t o 6oun0arws P.gese.7narea Uro Me me• �y�'•-��. __IRra �l. N�•:�;1•,P" lr{ !t� icy iM most Un,grrt ir.an,•af(av,. •'"oY" auoieaa, 8' r _ Q 3. m aa ar4 "aotlbise% 'k it 27: a. ,�s, ♦ •.0o-,_.'° .i alr •4! "-"1uA c l-gJ1 'Y l ^ r. 'J eb100 � ll.... 4 : ,?A •,� 7fN/lY a• :7T•: $ 117 �', IIC .'i• n abm 'aeeo'. 9 •� s: •' f t 'S� T�4'r�4'" f N. ,A: 1 � ter• TIGARD 2S 1 04BC 2S 1 04BC d1g261w04 LC) N PARTITION PLAT NO. drr W-C eS p> �^� PARTITION PLAT FOR MARV ROWAN RECORDED AS DOCUMENT K/ ' ] A REPLAT OF LOT 12, HANDY ACRES NO. .2.7'7 2i1 2 3.20 4 CL i J3 IN THE SW t/4 OF THE NW t/4 PAGf 1 OF 2 CDt an a)4..c•>.1)IA to. SECTION 4, T2S RIW. W M. Ol CM'14 CITY OF TIGARD WASHINGTON COUNTY. OREGON 14 S;'YSPX 1.O�:N Ipr a 4I ce 4.•1.11]044 a,.T g / dm9eNa 71 on n nwx a,•w.:otr.f gnu:7t ma w 1101.4411 r S.0 SCALE I. 4, 60' .uNE 15. 2901 �l ,T]teT .15014E HILL PLAT BOOK 82 PAGES 37-36 GAYLORD LaND SURVEYING INC LOT 414 i LOT 47• LOT K tot U LOT K LDT 43 2910 S.C. OAK GROVE 6U.V S g .e..*rout less 1 * 111LWAlJIJ£ OREOOF!97147 .1 .en A (503) 634-1492 1 7. .451221=1 ! , .11.0-44.••et• C nmaVwl •4311 1.4.04'(1•m00 4•41444% r--- 0_ •l//.7' .m• -14 3.so(I0? ' , 4- SOOT 1._ taoii' filiY '1=Y- 143 u..doseQIt (WA airs), (••'.1113 y0Slnt.w 1 PWfS43ro1lel. •-• 111'*es.1+1 L WIMP I.. LARD SWIMS a o..•ars DE a. -(36007! 0.0.esw,r, % "1 .wsra t 1•t 23(+•07 T.,.^ "� -r' C PILO FOR 009:a S 041700 n”If/l2.f ,-:_�-�a�..r Ma9rR 110063 1311..3 w'n u CV RATS IV POW LOT 11..11 Snc>ran O moon•oLl, ?ROOT a IOU= 1 T I v 1'at OT twill .4T it MI PC L 1 �fI1S£07:30!3 h .111411 1.1114/]14,0 .Y 'Dior!llll71 - •11• O url/rti I.aar C7 = sun:nr. 10.1. I•W:. .�011Pr1, i h to I SW. WALNUT LANE u1 PNI(�L I O ' b 42,480.a 1< VT, saawtfW[:a�e0t�sn N H=: am u� 0 3 x G. maestri W LOT S2 [et 12 Z )-Y o •omvIG..10 V.au. VT E• :d n a/2 Ti t z 0SOT•T oc x11 x 3: <m NARRATIVE .1•000 Z. 4.511s 410 < ypj/v I nee 0•42111140 O. .f a 1 VY'lrIVC •KRS 1^ oa/110003 O `1It 719 040 r :0 VIN('P({0...000 0/:JI 17. ...ay 124.I1 t•W lD CO (MOOT r•.. -__ Iu r.o P.O 5.10 KTl t.0 0102354.,1[147 R(4 04 IA.2 P.,K Do•',yt J:•t.•t Ai.y OID 1131+7.G1lf10•43 Q 9o•14gCPS 13'l a •:.S t.2.111:loLD Os P.O MAD•1014041301.1 1011 DO qT UAL Or 14 ra)LOT•7 I7 14 _ 04.40 W(or no Is,A.t7.GUMMI/C4o6 MOD CO 04 r1/•O isim.50.R I' o 111 Oyn. {K Or nO b,0 to/O no 0404 4100/4 1.4(at T 7011 11!o11N two or aAT `7 . 6)O RV 11110 416•a1MLT1 .'D 11!OLn.0067•71 4Or IHF.11101 Vas a%ASO CO y w oat 00 Into, o-me?Nan u):1t A0.T11I.Z PCP)MT RA, ...DO 4 ,1 0137 1.)T[or TK L.O..0/E0 no•/1.0.WO PK $0 TO 4.21.4EAs1 MINIX YOM yl Nn1 1•01 74!Al 1■01nrASt COMO 4 tilt Is 4 .LAO RAT I Imo•071111‘1211 1. N)lE 1.0 tOT,� w �Alllll 2 ••1T 011 II..ur Q MD sow Mg Mr WY t+IM Qr Mr ALA,O:A3Ri,:la wo LLT or • F T i-• 01 ss O AI •WnN TT AS 1!N. 3 = ° NOTES t LEGEND cn Q. 0 ASSNS 33103 - INS M41011O1 Itor ml A l R 0.••Qt t WOW 07410'6 Cf Ln RAJ 1 TO M.23 ! .r1•T,w1••1.1 11119.F•AN Ono MAO...MC Ol•••n,. •l ~_ III A>ti '113.'0 t TOMS n P40 NO.Yr 2011-1000 /� rrp, LUKAR COURT (a OD. RUAy° °�7S o-set a4Y.m'mu OW..M 13111.AutTC 111/4•0.40011 A� ../ / :a•LOq;AMC Am.S1I:.:Y[•.Y]]n['L X•1 SS V1S1w2 10034 z-' •.SOF:Krr./SWO•1 VOTED • 1 %! RAT IC•CI 40 23 /- 1{ (h71]A.100 U]]I RIS 'W.00.4.4.1./..•OTG K'Val 0042114•2[40711 ^ o• - • Su.N. / -• SAT K 3 . It - MAT / ••),f.S.•sar on-43.•4 o T(,:..n u.I.n-1,40,..0' AA(tam 0)>A.D 1I 3ASU••LL N L. 2543(21001• o-00'4.414' QQ LC•sUr3E.SKY ..aS>? •u 11,10[..l<Tr1S AP(NN•Vf•}pE]•MT +.ssc.WD' R j],�• M1 1.3441(71•{12 1401 v KAMF,:3-ACTT IX 14.9000 00x19.•40 a0)' -12.:IN";,r:1) 2 1:-•0•4/0.•:1 2 V•n,Y»�.T 1110 4 lA� .T.. x00' 1;1011",71-of J1/1 IMPS 01,MR 101...X.1 1:-11 aW I W - .'gi.-)4441 144dn I ° 0.0.11.012•.law•4OM.1931 00?10 3A40 711 CC j•1.-SSE: lw 1011 LL .OT 0• = 140,07 ,t X17! �1 fir.P1 nR U1La011-:1003 til.-RA/11701 r,.✓,(s S'-1{J �1•.[IOU•S '1 + awe••L IN-•0.1.01..100 CR.:T 1.11.34 1111110• • Hx71 w'7:sIG IS S v1 34 ...Ef.4013:A:•1214(2.11•1/0 Oil R:WI LoTIO 1--- tot AO .+s -7.y"` , \� )/0'NOV+x J NRY10Er�!.L�}at o31r WAD II r+c[)1 001111 POW • �Y �14•• .S� 11[10 f2.Il 10Y 7.13197.att.AAI BOX 17 VM.13 11-L • ./1.14.1 001 1311 7 z `r• I1L 4335 IL)1/ 1.3241.7.0404 RA:ICON•114 0..443 7)•13 4111.•14 Or 1TAI1+Li Jt•70131 NNO.Aq(S SU1F 1 -+- 24 32122•44100 MAC 17.V 1{ ` +- U71 V I �1A �` .c•44.417 1 2 1 1,, t. 11-olrr Le 1( r;• .(Y TIOt on,mn C'.o lV1% LL .•.11177. 711 r`IhCN 14111.0.? n-a-4171' 1 1--4 4•Si37! YMIT(1•v.•n 380,34101 t.11s/Y U .0-rYfi!•t ____,-41 -43.1.11 J 111 1193 NC Mot!'4.''tl• :atl 4)11 l:J• Q 11:1' 10140,40 Jar' 4.17.51 .3•20172,21 O- 010 10&09' >1 4• In • PARTITION PLAT FOR MARV 8O1MlAN PARTITION PUT NO. aoa• r,c5 . CL A REPLAT OF LOT 12, HANOY ACRES AECCADE) AS DOCWIENT NO. ,.?-;r.Uy.7-11-+3 . 0.N THESW1/4 OF THE NM1/4 PAGE 2OF2 rn SECTION 4. T2S RIM, W.AI. .a,o, -,,1x4,,•A, ....n. .9.t.002.,lob QTY OF 000010 WASHINGTON COUNTY, OREGON , ,. Y PM' PIA1 0n a•Aug)kopek:0110M10:01 it x1 OP 7001.000 . W JUNE 15, 2001 • ' N.. GAfCRD LANG SURVIfYING':NC . • 2910 SE.OAK GROVE 81.VD. fj MLLWAUI(IE OREGON V287 (561)854-1492 M • 0 O • CV I SURVEYORS CERnRCA1L ,.1.O.rgl AL MfOlq 00 AOOIA of rf' ..Q AT 1..1 1 0A4 OINICCTtT i.IINC0.13 MO 110010 000.M0010*14114.013 mA V. LAMP 4TT♦l1=11nu nM as A..R.OI rMV_w...At 1 T4 ra,^KST ant•100,01.4.xcwr•MS x.e....0..00..010. C I Cgwt,.770'OR net macro,or YPP7.,S 05(7041)AS KuOra O[- N:AT Tf.NML rf/KT.yP•A 00C INf 000 NO, Arc AT 04 701rnnES1 C01MF Al.Or'2 x1.40.1F2,N01a ALCMMC 7R 0(ST W4 CF c0T 01 Y•0 MI UV U4•7 II4 0.0 • 0 1 O 1.)19.14.�6 I Orally'0 IL.11 RV:0 .0.•-•82S8 1O11N.1 4 K 1..1 LW 12 M 10.LSO•.ON4 O.04 MUM Cl I m.M.0.4 u 0,,s.CAM(.,,c r0 2.w0.^..00..0(1,*CM 4 0.NS A.A AIY•Ls..1 ctCT�S le SS AEA 11:01 xr APPROVALS • � MTx A 4n10041AIT.:UP 112410•1)11011 A.UC 710040014.K.•A0 001x0011 0,0411). .Lf it"'A 1.41 SE .101-LV.w10 011ne 1)010 KO.IN 1MH OI NAT 1..1 0r 1100 S:.UT; 14000 Alb4.4 SAD 1001 IF 1111 LK.47.10 A CC0.%c ' O. A O 00 1.4 101(COMM 041•OT77.0.4100.•00212 0027•t0MO 64•0 4AM 0>•=a•'11 024 t0IJ 21.03 1141 10 A 11/I ,•040.0)at I T CAT 00 .It 0 L Al'016•11;ASOTa��jlhp15 00 OnM1 O.AM1S MN 110.00 TV MM A TV.LOW MASTIC Cl?VW.M.Wl1t00 LYO 941411x0 0C'Al 4 rc11T 04 WORE RR& 46041 On d 0.140 .5 PA 0WF7 O0 OR 9 •104 441.,9 /A0.1O 14 clon4 0411 1Q•I78ll AA6C.7_"7210' ..005• 221 21 nit•.,X.own°04.,1111 0'1141'Tr 1t0.T,LtI•■flu • te^'�L :`2..•Ll�_7.47..1•3,L 0040 ro 0010 0x004.1010.<1001.844c au.00115 404 of 1155 _ R r ,OOM/QM�••iMWHMNit7YfF 010012 OE ASSESS/JEW MO WAWA ' OAS,�..TO1 C971TV,CAW. I1 T1Rta I.NID�VtV�T[Y0� .0000.011 1,.5 71�0AT n 3_I __J 7-9oZ v �-•--T: ..... . 1 _....._.......... .._ .(0 I I, marl 4 anon 1 (O i .T0.: I .. CO i mows nor 04110,00 . CO (I COUNTY Gf CROON 5iwc1ON I SS 0 DECLIRA TION 17•) 0x00 14 YM IT ma(110410.9 'OAT l 000.0 1.00011.AY...r Ionll K If.A.&MOM era•1.7A'Y.11AT•0U 241 A 10.�y,Q4TWT OAT 1145 00117w 141 000.141:13.4D 141 4C0.0 71 15I .Z V wow r)O10.1AKT-(1C70®PA:54 000•000JM.SYIKT015 CIATF U4 N•O.o.(c,o o M LAIC l0■•Ann170110•14 K` hif.A. 101.S/„SC.00,4 AO 01070.0 I'5C:. 0.1 20 .;L0 140.1004/MAIFLS/S:1411114 00)H 1111070 NN.100 Km MAW an.'7.)0111 41 0 114 90001 ISOM 1)OWES wry1 ikry,..--. ACKNovunGE11ENT i STATE Of OREGON STAY O/ OREGON SS SS COUNTY OIT WASHINGTON I • 40441 SN 00 OF WAWGTON �,t��� .:4*RCP 2.0Y,S•Ar MR•1•014 IS 1 0000.23 10 10110 n 1t 1.0s1m0 I It IS 41p�1(O 1MT OM NS I 040 04 EW.0 ..._•14 NN of/NA IVbE 4.!•Oro,0lPxx M,w0 Ip1 04 O"5!000!10.01.0'.0.'0 a�IL2.0 my'MO A.C.004 1j��L JDOYI�no Mu,1 if 10*004MM1 210 1114.011101411/2450410 YItR 40 1 10011114*0.*RAW.n 04 Ox 14 x.14.04 L 19,AC1OVI C.ClIIR Y5 NOJpIlO.r„1.iL�`..0.l_ .l,V .002 01Z.210U00O 11"E 'L 00 M PI150M MY.4 10104 IS 0.0000000 f•7.,.0 014114010.1..O+M1M10tl0 MAr 0 ACLY.'00 IT 14.71.W •.1..T',:.SASS 407120. 4.111 0000. W `y^,/SM.r.t 1 4110.{4 . J T .0.21 Y,•A•O Yle}�li / aErYn aM1oh.:WM F 1 `/ L/ i J 1 A^l �/ :, 110700 rI N� IV� I r I r r)410�4. 4 torti z i worms 0410101 31-1076,2 o I VT COY00.DIMS PMr...42.1y3 ' I-• 1003 H i U .4 • 0 >. • :J !0J J 4 in nt a °._.;.,�.g.t. a R9 eaae ac,... 1 naa It., %r data -. cn e.CO a : 3800 ',3900 ;84000 Jot �aat` ^ ,S119-30W co - 4 50 `¢ 57 ire 1 an cn r J It Y c, su _g 300 SW WALNUT Y o 6100 �'^)4 ,a LANE , °oi .ys A el so inAO f .'J8 Ac Zo _-__ �Ii�'407� 4200 0 ..f a 4000 la 41aQ k $" too �'� Ip 54 53 l0 52 700 l! id Q I 400 . N i�?b I 11 : j Sc i1 f t.45AC a� .SaAC °$ ,-- zb et iH.% 1.A6AC I »9.ae �� 200 G ■ )zwa t_1� fi9.t1 I \ i i t0tBAC t, i ua us I 1 1 a ;i cn °e`� �s 4400 .5 4500 } I ` i I Ri f! 7 p til "yl 65 y 56 `? i 1g 500 ill 2OiAC rd Is I k A7AG I `I �•. —,,A... ';cam ! {r I ~I � �q .1 I Z47]• i r ,1 `�•..� Ha\�.��'' �� I 171 20 I I '•. ,i. o;t �a --6•:•011 S1 55•01 ,A 115 AC ¢ --... � •°T '' .. ,� 4600 i4 580 _r t7a.oa 1 1 iee4�. ci , ,, r .. . "�'��, E ,f.. CCI V) �LeS �1 1161 3Lti._ 4 : J' _ < 1 ` , `A 2900 iy l° 4800 y Fr rli�` II J i `` 40 ,I�Q 'N 5s 1 it,�j ? ton.ra . i 1900 1 b3� '..� �� ` • 2700 ;,�s .iti a �a sse• 4lAC .e ;o 38 9 a f 4900 �a• �r x 8 `, St. .b .a¢ $fl x N; j 6j { x 2100 „ 2340 Tj j�,1~ '•� ���� f 46AC n , -;* . S I i i i –I kr,b• 1$00 i i `e • W - lJ.Y11aY 4 S4AC ' w i k .� 1 r+ w 1� �' '.• fir f– '�S 4''� �` i I F r l i JOOO 1.--f I^ I s ,i MC7 r ,'1 LL 0 THIS MAP IS FURNISHED AS A CONVENIENCE BY PACIFIC NORTHWEST TITLE This map is not a survey and does not show the location of any improvements. The company assumes no liability for errors therein. MAP # 2S 104BC 00800 1 PACIFIC N W TITLE 503 643 6416; 05/30 "- 1 12:02PM;JetFax #398;Page 5/5 • . • 8•. • • I '{i WARRANTY DEED —STATUTORY FORM IlndIvIdual or Corporation' 3 0 I 3 4 3 5 hAI4L Il. 1.01014$ and, Aro ly t`. OrIbio$A$. 11ue.D.11.1 mal •{/P Cr*MO, r04Wya and wm•IiM(t I.. MAN LN 5..tlf.L91,01. . t'derias, !n.,30110•u•g Li Ova .Oaf properly free 01 eneumbra+cas orrapl As spCc.boally 401 f6/111 naroln tat MAIICY ACMS, washln.t0n County, Orvyon• rosary/my to the Ctantotc hcral.n,an4 to rho SUrvlr0r or .:.Char at mom, o llfc u%tutl: In Cho heroin d'encrlbcd proparty• • rI r I • r, Fneumbl borne Moro•, ••rcvl•t thole of rucrly• 1110•.1:0 LOrIL•doI oon IJI ug••Luro0yl ` S *.her STAY iJaro ttu>!, 1116.6 CL1..01y w11n III.,llQuv.Nnaf11• a ORS S4 1170.r A aalyd IMrs Ka Ow/J! June 1943 .1 a to/gaar•11n 411fIOl. I n]s�IAd I's•7a.fe 10 b0 cgnrd my order of.1:Oaa.4 of anbelgrt (, 1)���f1I a• `-� •`• 1rG1R - Y ,4? Cl? ( earl'>t: aownan Mary A. aownan' SIAM OF OeE00N. STATE OF OMEQOM.Cawnw ri I:,s W.lrr,c1 Waihlnytua ../ in June 1 Ire 01.441Nq Sinn....1 a n. >a-+w..aw :WN'..... .• b...r,. 4.111.0.1 , Carl 1. Cowman anE Mary A. Mown red •110•• n.n.c.-I .111.,1..4.. •44 I'r•.w.-. 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MUM, blrwelo,91 ,••.• ..,..•.I•.1••••,,,••, Aimasmanl en4 T.4l,1,, t• 0l1/ali Cato/OWW,y diary lid l 1 It. loOwcool. lads !;of 1910 9/i..I e u , •J/ ".rg,• 1983JU?I-G 1.r111: 14 4-w•• w 1 r••.. ,. • A. JUN A 19$3 ' 7.-7..V.•-..•/1.w M�—.. ��. ��•]�•�•--��� .T1Y•�..,�i._�-_.�J...Ja.'a.. �.�..�..�- �...����—��.._�-��.�-.�._. I rnpac± S hi ci j BAILEY WOODS SUBDIVISION IMPACT STUDY The following is a discussion of potential impacts,which the proposed subdivision will have upon public facilities and services,together with proposed mitigation measures: Transportation system and Bikeways Impact: The creation of new residential lots will require connection to vehicular and pedestrian access routes. Mitigation measure: The proposed subdivision will dedicate property and construct improvements,to City Standards,for the extension of SW Walnut Lane, a public street,to provide adequate and proper access to all new lots. This new access will allow bicycle connection to the City's existing bicycle routes along Barrows Road and along Walnut Street. The extension of SW Walnut Lane,through this project,will enable its future and further easterly extension through adjacent properties,which will enhance circulation in the area and provide an alternative east-west route for area residents and emergency vehicles. Drainage System Impact: Development of this property will create new impervious surfaces,which will increase the amount of rainfall runoff. Mitigation measure: The proposed project will construct water quality,detention and flow control storm drain facilities,which will control the quality of rainfall runoff and restrict the rate of discharge to the current undeveloped amount, in accordance with Clean Water Services regulations. Park System Impact: The proposed project will provide new residential lots,which will have the potential to increase the City's population. This may increase the number of people visiting and making use of the City Park system. Mitigation measure: A System Development Charge(SDC) fee will be paid by the proponents of this project to compensate the City for such potential impacts. Water System Impact: The proposed project will provide new residential lots,which will have the potential to increase water demand and usage. Bailey Woods Subdivision Impact Study Page 2 Mitigation measure: The proposed project will extend the existing waterline in SW Walnut Lane,to provide service to each of the new lots. Additionally,the proponents of this project will pay a System Development Charge fee to the City for an allotment of existing system capacity. Sanitary Sewer System Impact: The proposed project will provide new residential lots,which will have the potential to increase sanitary flows to existing treatment facilities. Mitigation measure: The proposed project will construct a new sanitary line in SW Walnut Lane,to provide service to each of the new lots. Additionally,the proponents of this project will pay a System Development Charge fee to the City for an allotment of existing system capacity. Noise Impact: Construction of street and utility improvements will involve equipment and methods which will create noise. Mitigation measure: Noise is regulated by City Code. Provisions are made therein,which anticipate the noise generated by construction processes and these processes are limited to certain hours of the day. This project will require that its contractors comply with City Code in this matter. SYMONS 12805 S.E.Foster Road ENGINEERING Portland, OR 97236 CONSULTANTS,Inc. (503) 760-1353 FAX 762-1962 PRELIMINARY STORMWATER REPORT for E' El BAILEY WOODS B► SUBDIVISION .10k- ��► EERING Tigard, Oregon PAN GI NG1N May, 2003 Revised July 18, 2003 w 16,091 `f' JUL OREGON C;1 1 ,, _ RENEWS 6/30/04 Table of Contents Contents Page Vicinity Map 1 Site Location Map 2 Project Overview 3 Stormwater Quantity& Quality Control Analysis and Design Pre-development Shed Map 4 Pre-development Tc calculations 5 Pre-development SBUH runoff calculations 6 Post-development Shed Map 9 Post-development Tc calculations 10 Post-development SBUH runoff calculations 11 Stage-storage-discharge&tank sizing spreadsheet 15 SBUH Pipe conveyance flows 18 SBUH Pipe conveyance analysis 21 Water Quality runoff 22 Water Quality Manhole details 23 Water Table Evaluation (Prepared by PSI, Inc.) 24 Technical Appendix SCS Soils Map A-1 SCS Soils Survey A-2 Table 2.3, CN values B-1 Table 2.4, "n"and"k"values B-2 SEE 62a MI,P ,: ► ,� �� a�_ m 654 , ..., .>�:H`1<'s"ro!�r•1 L c .,01 a'• +i: kr �+ >.1 r�"�a •_0_ _l1,-i/Il --r a 11 I���w,l/iii 1. - ■ 6� _— - 14;e 5 I 1� rr.f�[` Irj 14500 6it„"/:*' SY .-rR I I 7114w 1�1bn I ,f�l_� `.i `. ` ID 8 [pDGCR OK el I ■ � �. w.t { [[ .FIii "[' p fiAE ElI SLDRC \ lOIAV[AIN 1 KEMMER RDF fH �tLLNAR RD 26 – Y!N(YARDS 30 < 6 Qy. e :I ��� � SM1Ml r y m -25 6 Ie2SM� If()ENL R RD a-. . , ND sN STDN-CREEK 1 `fS . .. 3�� Ia DR -- � �_ ... _ ee`: (� r' ir. vli iii it i r ,,, t1 • 1 poi I] X��el� t n.lu "' I° 35 $ I 1p .I., I y5^sir.- -...7 un ne...® n epn• OUNTY y. '. °nT;� N ti P -a Ise DR q 3 r TON �i� �::w 1 ,y� ,4500 Kalil WA SN I N u -31 f • . x Rsz0o TEAL n elro I Sv OUT OK S.SI IER RIDGE u E-.. F‘,1•111,,,: 3••, r ■ MINF 1500 SY 1E' N 36 1 17500 SY OW.WO A 1 _n Y iaf•. ��JNI91NIlL ; yo�j��.` 1e` �`�33 8 ' KIM s tmvEe u LN 76500 �mE . ' \\ _ I /5400 '—'d�ti•� T $ +i:.I S�Hp�� y,8 ..�. =�P•lit I m API i /-T--.fo 4INTON F�E',,.� d yro r ST �c I ma•n �`�� r 1 IS SW MR,.M r • lu �" : R a I• 1 GR©N 2 �T 1 RD fNDL1I��' � � _ _ 'I m rasoc 17200 °`1'.n`°n s� - f �I 4'a cl 1 ��4 1 - p war un�jR STIE(A[ w i Ili" 1 C K .t 1 Az '210 SCROLLS r I 4,p, 5.wGw 7, �� �.Y`T,w u LN n L � �°z Y n 711- 1 :4 '. u _w�N 12 p 2 I 1 � ..Illitul,"11r"--'-.1T. �c'���r` MWNTAIN RDr�.„ft s. L dM OUNT IN RD.: `ow. 'r woe E N 1 �? 1� 16100 . r • 1 • t RQYZI W r "u t 511 NRG111w1'n n ' A ,4t [4. t ^ VINEYARDS m I -' a A I n E a. 8 01, 15000 04. IA _f Mill:: I IN ill RIVI I � II I �� , I i. Wn 1. S i a .1 Rill x I N 1 SW AP' l LN ill +yi�, 1 a 11Ry �13 18 IASIa u ” I7 �94 eLLL...�l:.. -,.. It g 01 N_imilw■mi 684 rim SEE . .. -,.•5e L _ale.. / ws T] PIP' !..- • ° . • 's.L.4+. , ..' '.'.:. ......SiVT:WA LW.t!,gr.7.77777:'7":'-'~• / / 1 i '‘‘,. f,-'. -t)." \3?: \ \ v ..: ." 1 1 i ( {(‘)'9- \62,\.......---___...._. ---.. \ 4 • ' ..• \.% 1 \.....I /r\r/ (4- V) . 1 f'"Z._RITZTONQ„,,-":` --St NORTH VIEW DR.........t - ."-.....1Y--. SW 14-AROIA DR .--.. ) l• :. //e? / 0‘ I. I ....., ...• .. ;31:;\ .%).*/ \\ (je 7 . )( .N,. ..) (... W WALNUT LN irmillior / 6. ! S/ TE- - ..- 14 i 1 , . Fi-i 1 4_,, i'KE. 7// . i, i'74 1161 LLWA 1°3 SW WOSY CT G ' Iiii : • • -.,6c., ....„...._ sw rawrsr CC) i 1 mi. .1. - -) 5/7E LOCATION MAP . Project Overview Existing conditions: The existing site is an undeveloped field of grass and brush, with single-family residential development to the west& north and undeveloped land to the east. The project site is divided by a natural ridge, with the westerly 50 ft. (approximately)draining north and west and the remainder draining to the north-northeast toward an existing inlet basin. Stormwater system design: Stormwater runoff from the portion of this development,south of the extension of Walnut Lane,will be intercepted by Walnut Lane and collected in the proposed storm drain system. For the portion situated north of Walnut Land, a pipeline will be provided to each lot, to collect the roof water discharge. House construction is not a part of this proposal; however, it is anticipated that the southerly 20 feet of lot frontage(in addition to the roof areas)will drain into Walnut Lane,while the remaining portion of these lots will continue to drain east and north, following the natural ground contours. Sumped catch basins will be provided in Walnut Lane and in the private drive, at appropriate locations, to collect surface runoff. Detention requirements for the post-development to pre-development conditions for the 2, 10 and 25-year storm events will be accomplished with an onsite detention tank, which will meet the requirement of 5,282 c.f of storage using a two-stage outlet control structure that releases runoff, at pre-development rates, to a new water-quality manhole. Water Quality requirements will be met by using a combination of sumped catch basins, and a commercial water-quality manhole. The proposed storm drain system will connect to an existing 15" line, which is located near the northeast corner of the of the adjacent parcel, east of this property. A stub will be provided for the future extension of this line, to serve the remaining portion of this drainage basin. L V W Vim, - 16.5" =IRCH vii, I24"FIR 6"n. 135" WILLOW Pf _I is ,..25 FIR -N. 14 I ,j 6.25"& 6.5"ASH e ScAtE: /'a=40' I ) . immaximg_smsqww......mram 1 . 11110■1111111191111.■1111 ..:7:.. ? . ..i�■■►.. .- .�r1■►Is - r I " al/Le)/ WOODS saBLvv sioN PQOJ'ECT IVO. 2 249 ��.ti, 't,;t`7 •11`i��1�1 FRU+T TREES ` �.— . /RE- DEV�'L O/�itilENT APPLE, PEAR y SHED /�///,/J CHEERY. PLUM .._... -- _ '1 � • • /AP -LE-' ,44,4 Time of Concentration - King County Method Project: Hultquist Job No.: 22009 Date: 05/01/03 Area description: Residential subdivision By: DKP Property condition: Pre-developed Sheet Flow: Tt1 = [0.42(nL)^0.8]/[((P2)^0.5)((So)^0.4)] = 24.74 Min. Where: n = 0.2 L= 300 P2 = 2.50 So= 0.043 Shallow Concentrated Flow: V= k(So)^0.5= 2.46 fps Tt2 = U60V= 0.41 Min. Where: k= 11 So= 0.05 L= 60 Therefore, Tc = Tt1+Tt2 = 25.15 Min. c SYMONS ENGINEERING CONSULTANTS, Inc. Project : 2209 Date: 5-2-03 File: SBUH-Pre.wpd KING COUNTY DEPARTMENT OF PUBLIC WORKS Surface Water Management Division HYDROGRAPH PROGRAMS Version 4.21B 1 - INFO ON THIS PROGRAM 2 - SBUHYD 3 - MODIFIED SBUHYD 4 - ROUTE 5 - ROUTE2 6 - ADDHYD 7 - BASEFLOW 8 - PLOTHYD 9 - DATA 10 - RDFAC 11 - RETURN TO DOS ENTER OPTION: 2 SBUH/SCS METHOD FOR COMPUTING RUNOFF HYDROGRAPH STORM OPTIONS: 1 - S.C.S. TYPE-1A 2 - 7-DAY DESIGN STORM 3 - STORM DATA FILE SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER : FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 2,24,2.5 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR STORM **** 2.50" TOTAL PRECIP. ******** ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 2. 155,79,0,90,25. 15 (D DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 2.2 2.2 79.0 .0 90.0 25. 1 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .25 7.83 6524 ENTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: F: \2209\2_PRE S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 10,24,3.45 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 10-YEAR 24-HOUR STORM **** 3.45" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 2. 155,79,0,90,25. 15 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 2.2 2.2 79.0 .0 90.0 25. 1 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .55 7.83 11884 ENTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: F: \2209\10_PRE S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 25,24,3.90 ******************** S.C.S. TYPE- 1A DISTRIBUTION ******************** ********* 25-YEAR 24-HOUR STORM **** 3.90" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 1 2. 155,79,0,90,25. 15 7 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 2.2 2.2 79.0 .0 90.0 25. 1 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .71 7.83 14653 ENTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: F: \2209\25_PRE S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 100,24,4.50 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 100-YEAR 24-HOUR STORM **** 4.50" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 2. 155,79,0,90,25. 15 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 2.2 2.2 79.0 .0 90.0 25. 1 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .93 7.83 18501 ENTER [d : ] [path]filename[ . ext] FOR STORAGE OF COMPUTED HYDROGRAPH: F: \2209\100_PRE / / 16.5" IRCH PI 76"FIR `�.. `r i 3 SCALE: I"s JicOr LOT Q ors r/�■n_ `°T AREA TABLE r___ it A r / 6.15" & 6 5"ASH 1hill 1 1 Tributary Pervious Impervious - .�i i _� ■i Area Area Area / i Ii► ■`SZ i _V -111 ► ��1.1 (Ac.) _ (Ac.) .,--.,. ti. ,r..• ���i >E R b►- � 1E3 =s _. _ Al 0 0.051 ��� M_I yi/ r�m.�.m:ir� 111 A2 0 0.051 1��:�- � WT1 —� MA 4•°° AliaLMI4fti,_ A4 0 0.051 mozzaimemp_ il� -!t!.!I . .• �,KVI1W111.4,IllaWgjPit*ll-l-. A5 0 0.051 A6 0.059 0.108 --_ �,—� . . . ,.. - A7 0.275 0.096 mil/!' •. itrMEI-1111— tr1 - rmr�• _ ���_ '_ �!— B1 0 gg5l�11� �;�' ' B3 0 0.051 BrIL _____ III t _ B4 0 0.051 WIT , B5 0.147 0.089. � A� , ill C1 0 0.051 , +r C2 0 0.051 NO III � r f° LOT 13 LO 12 LOT if 111 C3 0.041 0.075 � J . C4 0.071 0.056 ��.�� Totals: 0.593 0.985 Vii.... �� � RI liPoso � : • 0 • . �. �y. BAIL EYWOOD S =-- �� I SaAsDi vishow FRUIT TREES -` ' • APPLE. PEAR .. -.. __ f'Ro�cT NO. ZZog CHERRY, PLUM --"`"' 101110,1° \ in 6.pi i8160/2057- DEYEGoPmegT � MAP NORTH � /' /�____ ___. _____E ---,__ ____,- , Time of Concentration - King County Method Project: Hultquist Job No.: 22009 Date: 5-6-03 Area description: Residential subdivision By: DKP Property condition: Post-developed, Lot 12 Sheet Flow: Tt1 = [0.42(nL)^0.8]/[((P2)^0.5)((So)"0.4)] = 11.77 Min. Where: n = 0.15 L = 105 P2 = 2.50 So = 0.019 Shallow Concentrated Flow: V= k(So)^0.5 = 10.72 fps Tt2 =tJ6OV= 0.19 Min. Where: -4c= 47 So = 0.052 L= 125 Therefore, Tc= Tt1+Tt2 = 111.96 Min. I /0 SYMONS ENGINEERING CONSULTANTS, Inc. Project : 2209 Date: 5-2-03 File: SBUH-Post .wpd KING COUNTY DEPARTMENT OF PUBLIC WORKS Surface Water Management Division HYDROGRAPH PROGRAMS Version 4.21B 1 - INFO ON THIS PROGRAM 2 - SBUHYD 3 - MODIFIED SBUHYD 4 - ROUTE 5 - ROUTE2 6 - ADDHYD 7 - BASEFLOW 8 - PLOTHYD 9 - DATA 10 - RDFAC 11 - RETURN TO DOS ENTER OPTION: 2 SBUH/SCS METHOD FOR COMPUTING RUNOFF HYDROGRAPH STORM OPTIONS: 1 - S.C.S. TYPE-1A 2 - 7-DAY DESIGN STORM 3 - STORM DATA FILE SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER : FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 2,24,2.50 ******************** S.C.S. TYPE- 1A DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR STORM **** 2.50" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 0.98,86, 1 . 175,98, 12 1/ DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 2.2 1 .0 86.0 1 .2 98.0 12.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .93 7.83 14094 ENTER [d : ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: f : \2209\2_pst SPECIFY: C - CONTINUE , N - NEWSTORM, P - PRINT, S - STOP n STORM OPTIONS: 1 - S.C.S. TYPE-1A 2 - 7-DAY DESIGN STORM 3 - STORM DATA FILE SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 10,24,3.45 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 10-YEAR 24-HOUR STORM **** 3.45" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 0.98,86, 1 . 175,98, 12 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 2.2 1 .0 86.0 1 .2 98.0 12.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 1 .40 7.83 21006 ENTER [d : ] [path]filename[ .ext ] FOR STORAGE OF COMPUTED HYDROGRAPH : f : \2209\10_pst SPECIFY: C - CONTINUE , N - NEWSTORM, P - PRINT, S - STOP /2 n STORM OPTIONS: 1 - S.C.S. TYPE-1A 2 - 7-DAY DESIGN STORM 3 - STORM DATA FILE SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 25,24,3.90 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 25-YEAR 24-HOUR STORM **** 3.90" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 0.98,86, 1 . 175,98, 12 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 2.2 1 .0 86.0 1 .2 98.0 12.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 1 .63 7.83 24346 ENTER [d : ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: f : \2209\25_pst SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP n STORM OPTIONS: 1 - S.C.S. TYPE-1A 2 - 7-DAY DESIGN STORM 3 - STORM DATA FILE SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) /3 100,24,4.50 ******************** S.C.S. TYPE- 1A DISTRIBUTION ******************** ********* 100-YEAR 24-HOUR STORM **** 4.50" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A( IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 0.98,86, 1 . 175,98, 12 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 2.2 1 .0 86.0 1 .2 98.0 12.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 1 .94 7.83 28843 ENTER [d: ] [path]filename[ .ext ] FOR STORAGE OF COMPUTED HYDROGRAPH: f : \2209\100_pst SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP SYMONS ENGINEERING CONSULTANTS, Inc. Project: 2209 Date: 5-6-03 File: Tank-5ft.wpd KING COUNTY DEPARTMENT OF PUBLIC WORKS Surface Water Management Division HYDROGRAPH PROGRAMS Version 4.21B 1 - INFO ON THIS PROGRAM 2 - SBUHYD 3 - MODIFIED SBUHYD 4 - ROUTE 5 - ROUTE2 6 - ADDHYD 7 - BASEFLOW 8 - PLOTHYD 9 - DATA 10 - RDFAC 11 - RETURN TO DOS ENTER OPTION: 10 R/D FACILITY DESIGN ROUTINE SPECIFY TYPE OF R/D FACILITY: 1 - POND 4 - INFILTRATION POND 2 - TANK 5 - INFILTRATION TANK 3 - VAULT 6 - GRAVEL TRENCH/BED 2 ENTER: TANK DIAMETER (ft) , EFFECTIVE STORAGE DEPTH (ft) 5,5 ENTER [d: ] [path]filename[ .ext] OF PRIMARY DESIGN INFLOW HYDROGRAPH: c: \dale\25_pst PRIMARY DESIGN INFLOW PEAK = 1 .63 CFS ENTER PRIMARY DESIGN RELEASE RATE(cfs) : 0.71 ENTER NUMBER OF INFLOW HYDROGRAPHS TO BE TESTED FOR PERFORMANCE (5 MAXIMUM) : 2 ENTER [d: ] [path]filename[ .ext] OF HYDROGRAPH 1 : c: \dale\2_pst ENTER TARGET RELEASE RATE(cfs) : 0.25 ENTER [d: ] [path]filename[ .ext] OF HYDROGRAPH 2: c: \dale\10_pst /ri ENTER TARGET RELEASE RATE(cfs) : 0.55 ENTER: NUMBER OF ORIFICES, RISER-HEAD(ft) , RISER-DIAMETER(in) 2,5,12 RISER OVERFLOW DEPTH FOR PRIMARY PEAK INFLOW = .30 FT SPECIFY ITERATION DISPLAY: Y - YES, N - NO n SPECIFY: R - REVIEW/REVISE INPUT, C - CONTINUE c INITIAL STORAGE VALUE FOR ITERATION PURPOSES: 8679 CU-FT BOTTOM ORIFICE: ENTER Q-MAX(cfs) 0.25 DIA.= 2.03 INCHES TOP ORIFICE: ENTER HEIGHT(ft) 3 DIA.= 3.46 INCHES PERFORMANCE: INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE DESIGN HYD: 1 .63 .71 .71 4.99 5282 TEST HYD 1 : .93 .25 .23 3.08 3410 TEST HYD 2: 1 .40 .55 .56 4.05 4580 SPECIFY: D - DOCUMENT, R - REVISE, A - ADJUST ORIF, E - ENLARGE, S - STOP d PERFORMANCE: INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE DESIGN HYD: 1 .63 .71 .71 4.99 5282 TEST HYD 1 : .93 .25 .23 3.08 3410 TEST HYD 2: 1 .40 .55 .56 4.05 4580 STRUCTURE DATA: R/D TANK (FLAT GRADE) RISER-HEAD TANK-DIAM STOR-DEPTH TANK-LENGTH STORAGE-VOLUME 5.00 FT 5.00 FT 5.00 FT 269.3 FT 5282 CU-FT DOUBLE ORIFICE RESTRICTOR: DIA(INCHES) HT(FEET) Q-MAX(CFS) BOTTOM ORIFICE: 2.03 .00 .250 TOP ORIFICE: 3.46 3.00 .460 ROUTING DATA: STAGE(FT) DISCHARGE(CFS) STORAGE(CU-FT) PERM-AREA(SQ-FT) .00 .00 .0 .0 .50 .08 275.2 .0 1 .00 . 11 752.7 .0 1 .50 . 14 1334.0 .0 2.00 . 16 1974.8 .0 2.50 . 18 2643.5 .0 3 .00 . 19 3312. 1 .0 3.50 .44 3953.0 .0 4.00 .55 4534.2 .0 4.50 .64 5011 .8 .0 5.00 .71 5286.9 .0 5. 10 1 .03 5286.9 .0 5.20 1 .61 5286.9 .0 5.30 2.35 5286.9 .0 5.40 3. 16 5286.9 .0 5.50 3.45 5286.9 .0 AVERAGE VERTICAL PERMEABILITY: .0 MINUTES/INCH SPECIFY: F - FILE, N - NEWJOB, P - PRINT IF/OF, R - REVISE, S - STOP /7 SYMONS ENGINEERING CONSULTANTS, Inc. Project: 2209 Date: 5-09-03 File: SBUH Conveyance.wpd KING COUNTY DEPARTMENT OF PUBLIC WORKS Surface Water Management Division HYDROGRAPH PROGRAMS Version 4.21B 1 - INFO ON THIS PROGRAM 2 - SBUHYD 3 - MODIFIED SBUHYD 4 - ROUTE 5 - ROUTE2 6 - ADDHYD 7 - BASEFLOW 8 - PLOTHYD 9 - DATA 10 - RDFAC 11 - RETURN TO DOS ENTER OPTION: 2 SBUH/SCS METHOD FOR COMPUTING RUNOFF HYDROGRAPH STORM OPTIONS: 1 - S.C.S. TYPE-1A 2 - 7-DAY DESIGN STORM 3 - STORM DATA FILE SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 25,24,3.9 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 25-YEAR 24-HOUR STORM **** 3.90" TOTAL PRECIP. ********* Area Al (typical lot roof area) : ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 0,86,0.051 ,98,5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .1 .0 86.0 . 1 98.0 5.0 /3 Page 2 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .05 7.67 678 Area A6: ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 2 .059,86, .108,98,5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .2 . 1 86.0 . 1 98.0 5.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .15 7.67 1962 Area A7: ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 3 .275,89, .096,98, 12 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .4 .3 89.0 .1 98.0 12.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .27 7.83 3997 Area B5: ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 4 0.147,86,0.089,98,5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .2 . 1 86.0 .1 98.0 5.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .19 7.67 2494 Area C3: ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 5 0.041 ,86,0.075,98,5 DATA PRINT-OUT: Ig Page 3 AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN . 1 .0 86.0 . 1 98.0 5.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .10 7.67 1363 Area C4: ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 6 0.071 ,86,0.056,98,5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN . 1 . 1 86.0 .1 98.0 5.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .11 7.67 1378 SBUH PIPE CONVEYANCE ANALYSIS Project No: 2209 Prepared by: DKP Project Name: Bailey Woods Subdivision Date: 5-9-03 Design frequency: 25-Year Pipe"n"value= 0.011 Page: 1 of 1 DESIGN DESIGN CALCULATIONS DESIGN _ INVERT SECTION EQUIV. TOTAL ELEVATIONS M.H.to M.H. INCR. TOTAL INTEN- INCR. RUNOFF INCR. EQUIV. RUNOFF SLOPE DIA Depth V D/d LENGTH or TIME TIME SITY AREA COEFF. AREA AREA a S d D UPPER LOWER ST.to ST. _ min. min. In./hr, acres coeff. acres acres cfs ft/ft Inches Inches fps ratio feet A6 0.15 0.1568 10 0.84 6.77 0.08 A7 _ 0.27 0.3501 10 0.92 10.71 0.09 B5 _ 0.19 0.0200 ' 6 1.83 3.74 0.31 C3 to C2 0.10 0.0356 : 10 0.99 3.57 0.10 c2 to MH2 0.15 0.0356 10 1.20 4.04 0.12 C4 0.11 0.0356 10 1.04 _ 3.68 _ 0.10 MH3toWQMH 1.63 0.0040 12 6.78 3.56 0.57 WQMH to Future 1.63 0.0036 12 7.01 3.42 0.58 - Future to MH4 2.40 0.0036 12 9.34 3.66 038 MH4 to Outlet 4.40 0.0036 15 11.79 4.25 0.79 SYMONS MONS ENGINEERING CONSULTANTS, Inc. ,J PROJECT 4/4 G / i'r 22,,5 'UB D/ V9``� :� N PAGE /! ''�.2 0 42 JOB NO. ' BY )'�7 DATE '� 03 ,?b-43a 7-9-03 pc/4Tz� Qvrg-G-/TY �E2 Cis , NV= d 3 ,A/(�1)//2 14/Q F = plitQv,//4; 400 = A 989,4c. = 43 098 s fr(/Q V= 12 36(43, 098,//2 = / 2 93 cf WQF = // 2 . //4f .boo = O, 0 cA5 GENERAL NOTES rrcLL,u. I mMIVnUL.r 90' STORMFILTER` DAT, .) STORNFILTER BY STORMWATER MANAGEMENT. PORTLAND. OREGON (503-240-3393). DESIGN WATER QUALITY FLOW (de) _ — PEAK FLOW (de) 180° 48" 0 0° 2.) ALL STORAIFILTERS REQUIRE REGULAR MAINTENANCE. REFER TO OPERATION AND PERIOD OF PEAK FLOW �) MAINTENANCE GUIDELINES FOR DETAILS. RETURN # OF CARTRIDGES REQUIRED INLET PIPE #1 I.) PRECAST CONCRETE STRUCTURE TO BE CONSTRUCTED IN ACCORDANCE WITH MEDIA TYPE AS 14 C478 & C443. INLET PIPE 2 (In–Out)"2.3' Min. I.E. MATERIAL DIAMETER OWLET PIPE 0° 270- L) INLET AND OUTLET PIPING TO BE SPECIFIED BY ENGINEER AND PROVIDED BY CONTRACTOR. INLET PIPE I RIM ELEVATION i.) ANTI–FLOATATION BALLAST TO BE SPECIFIED BY ENGINEER, IF REQUIRED BALLAST MATERIALS INLET PIPE j2 ANTI–FLOATATION BALLAST WIDTH HEIGHT TO BE PROVIDED BY CONTRACTOR. OUTLET PIPE t0- VISE N/A IF NOT REQUIRED) I.) PRECAST STORMFlLTER EQUIPPED WITH 10–INCH PVC OUTLET STUB; AND AN INLET OPENING NOTES/SPECIAL REQUIREMENTS: AT THE SPECIFIED LOCATION. 1.) DETAIL REFLECTS DESIGN INTENT ONLY. ACTUAL DIMENSIONS AND CONFIGURATION OF STRUCTURE WILL BE SHOWN ON THE PRODUCTION SHOP DRAWING. the STORMWATER MANAGEMENT 5t ter' POSITION STEPS AND FRAME D.S. PATENT T No.No. 5,922,829, No. 5,824,576, No. 5.707.527 ADJACENT TO SIDE CARTRIDGE AND OTHER U.S. AND / FOREIGN PATENTS PENDING 4101774$\ A' 18111111,ii,30" FRAME �.1, a n.riiimlimi, ,1IIIII. AND COVER (STD) % r-i§.. - CONE OR `\O FLAT TOP ( o I 1- 110 I ti I Ad it.. PRECAST MANHOLE STORMFILTER°— PLAN VIEW I0 SCALE N.T.S STEP (TYP) • SCUM BAFFLE • INLET PIPE - I BY CONTRACTOR; 4'-7" MINIMUM ?E AND LOCATION AS SPECIFIED 48' . WITH MH RING&COVER ' ACCESS OPENING • I OUTLET RISER (SEE DETAIL) 14"— 1 TO FLOOR 10" 0 OUTLET PIPE STUB I117 (BY STORMWATER MGT. INC.) 2'-5" c1_ -1 13. 5 1/2" 8" TOPPING SLAB 2 1/2 l TO INVERT BY PRECASTER UNDERDRAIN PIPE TO INVEF T MANIFOLD PRECAST MANHOLE STORMFILTER° SCALE N.T.S OUTLET RISER — ENLARGED VIEW SCALE: N.T.S 2� EET o In ,uc °'Otm°" °E° °"" PRECAST 48" MANHOLE STORMFILTER°WITH 3 CARTRIDGES oww,er: _iwRam er. �Pp..WE: n O,E X101 �, „pp,. PLAN AND SECTION VIEW \ STANDARD DETAIL STORMWATER 4 iii SCALE: I PROJECT ,Po LAN DRAWING FILE NAME: MANAGEMENT INC. AS yp W1IQONG MAY. 19. 2UU3 o: 1:;Aivi FOX ILANE) NO. 22 007 i Information 1 To Build On Engineering•Consulting•Testing • May 15, 2003 Mr. Larry Hultquist 14125 Southwest Fern Tigard, Oregon 97223 Re: Bailey Woods Subdivision Extension of Walnut Lane Tigard, Oregon PSI Report-No:-: 704-35085-1 Dear Mr. Hultquist As requested, PSI representative Charles R. Lane, P.E. was on site, this date, to witness test pit excavations at the center of the new side street intersection between Lots 7, 8, 9, and 10, and also the new extension or Northwest Walnut Lane in Tigard, Oregon. The purpose of the test pit excavation was to determine whether the water table existed in the upper 8-feet of the soil in this area, The test pit was excavated to a depth of 8 ' -feet below grade into the silty clay soil. No subsurface water was encountered during our excavation. However, groundwater levels should be anticipated to be higher during the wet winter months or periods of extended rainfall. We will be available for further consultation as you may require during the development of the subdivision. If you have any questions, please contact Charles R Lane, P E at 503-978-4703. Sincerely, Professional Service Industries . c. PRO . . .. • 5944 ONES ON r t° Neo Charles R, Lane, P.E. gikEs R. %.1% Troy Hull Senior Geotechnical Engine- _ Department Manager Geotechnical Services "i -l's'' Geotechnical Services Professional Ser,ce Industries.Inc.•6032 N.Cutter Circle,Suite 480,P.O.Box 17126•Portland,OR 67217 0 Phone 603/288.1778•Fax 5034891 018 24 ;HINGTON COUNTY, OREGON — F 'T NUMBER 44 y t(, t ti;_� 11 • • ' �' . ,r� 1�' . ,a.G t ' je -.• ,i i '•. !. ,‘•• 49 A,"ii• +' ,pU A'fi fig i. )I '.. •r'„1?�,�:t' .'� , J< '� t:..*'•.�pf i^, A.7A.y,7���', r ;: F �t3. 4w y � �� �:<c 1 ` Ir 1'�4 '' ' i �7 /I ;7�F: 7,j_. c 1,,:� +.fin . . a �i1`• d V. rfQ f�y�r;It ��,,/•.1. ,1�,1, t �ir + `�"..�y�4 < �_ "'`�. , r •t . � .: ' ■ leo W- '''' 6.e9.1y •+� 'I"' 1•..,y N.� i 6yI;-I► ,.! . ■i r�h.� :1 •��_A''�\{r ` y.:,hlr� : ii y3, #�n... ;v 1 z� • �' 5B• • � .. 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I, , 'f x x33+ ~` i I wti '' k1 - d� '' y• ', 4', t ;'I t,- r 'r a '' STS y e y .:S. ) ' , i Y. �,,w 8 4'''. 0.� i e ' t • ti.* ' 1 .Y co, , swa sl 4 , , " y -, ..fr, ,r1. ' " ' v 4 .' i(` V. +� ,..�, C �4 l t TT. k�` , .r'"9'..f.�,� t r. � yj r " ; i3) �, •' , 1 _, .If . l 1a- Y �`' `�yN1 `- •. T.,« i;-0> +_ r , �li+� r.` ^ , r ,r■ • � �� . _,.q A y 1 .li , < r:S 16C ✓ '" ‘f.474., v` '. . ' ∎ ya f ',:t..1 IV,; r ;,.c ' ,,, r � .rye4-��-' _ it t . 6` I 7 y. • - , � N` y llC , > ( A . : toir .., . l' 4-11 'i b;'1i h .t ♦w;;. I � ^ , t. : `y Ill 4 *# ,,1' �V [j• 1.,,:'41..k.,. •'L ,� 7 dy. ."E• i�}/Y1 ' ' » ,l) I JY ai �/� � r V/ L c 1 ,,�1 tY �( • t ' •V tY h �,,'1 fe�l :�, , _K i ! I 1 ' .< itk7 4. •11* r• 'nY 1 1` y{ f r, (-y.• �+y �r : .;', iii. 'r� 3: ' f I hi}:c'I^i, a 'S� a i' q17.W.i< ' t T l - 1 ..: .! • 7 Y " t ... l �`- ,� ilr - •0: , S, y .,.,G, t 'ti :11 lob' t" m+ain _. _ �..I t ' }}'.•1 Ia +' ��w A F t7 . ,,, . %,11 , .' • Jg.a, 1„4•. L.'Y •` rt I Ai I 4J x fr, ..' i .. '4. N? v .,. wM , . 11C • i <0 ti �/ .. 1 1.a• . , Iii' I 11(.. 1 3i 9 Si '/. 0 1 Mile i,�- r--, I ' 5000 4000 3000 2000 1000 0 5000 Feet Scale 1:20000 A- / 120 SOIL SURVEY TABLE 13.--Soil and [Absence of an entry indicates the feature is not a concern. See Glossary for descriptions of such Soil name and Hydro- Flooding map symbol logic group Frequency Duration Months Aloha: I --------------------------------- C None --------------_-- ----Amity: 2 ------------- C None --- ----------------------- Astoria: 3E, 3F None Briedwell: 48, 58, 5C, SD B None Carlton: 68, 6C None ----------- --------- C •7C, 7D, 7E, 7F ~- JNone ------- --____�w Che a�Tem: 8C ------------------------------ C None -- -------------Chehalis: 9, 10 B Common Brief Nov-Mar I I C, 1110, 1 11 E, 1 I I F: •. elius part C None Kinton part C None Cornelius Variant: 12A, 128, I2C C None Cove: 13, 14- D Common Brief _ Dec-Apr Dayton: 15 _w_ D None Delena: 16C D None Goble: 178, I7C, 17D, 17E, 18E, I8F C None Helvetia: 19B, 19C, 19D, 19E __ C None Hembre: 20E, 20F, 20G B None Hillsboro: 21A, 218, 2I C, 2ID None Huberly: 22 D None Jory: 238, 23C, 23D, 23E, 23F C None Kilchis: 24G: Kilchis part C None Klickitat part, B None ,4-2 F. Table 2.3 `-.- Runoff Curve Numbers for Selected Agricultural, Suburban, and Urban Areas (Sources:TR 55, 1986,and Stormwater Management Manual. 1992.See Section 2.1.1 for explanation) CNs for hydrologic soil group Cover tie and hydrologic condition. A B C D Curve Numbers fur Pre-Development Conditions Pasture,grassland,or range-continuous forage for grazing: Fair condition(ground cover 50%to 75%and not heavily grazed). 49 69 79 84 Good condition(ground cover>75%and lightly or only occasionally grazed) 39 61 74 80 Woods: Fair(Woods are grazed but not burned,and some forest litter covers the soil). 36 60 73 79 Good(Woods are protected from grazing,and litter and brush adequately cover the soil). 30 55 70 77 Curve Numbers for Pust-Develugment Conditions Open space(lawns,parks,gulf courses,cemeteries,landscaping,etc.) Fair condition(grass cover on 50%-75%of the area). 77 85 90 92 Good condition(grass cover on>75%of the area) 68 80 86 90 impervious areas; Open water bodies:lakes,wetlands,ponds etc. 100 100 100 100 Paved .arkin- lots,roofs',drivewa s.etc. (excludin ri'ht-of-wa ) 98 98 98 98 Porous Pavers and Permeable Interlocking Concrete(assumed as 85%impervious and 15%lawn) Fair lawn condition(weighted average CNs). 95 96 97 97 Good lawn condition(weighted average CNs). 94 95 96 97 , Paved 98 98 98 98 Gravel(including right-of-way) 76 85 89 91 Dirt(including right-of-way) 72 82 87 89 Pasture,grassland,or range-continuous forage fur grazing: Poor condition(ground cover<50%or heavily grazed with no mulch). 68 79 86 89 Fair condition(ground cover 50'!.to 75%and not heavily grazed). 49 69 79 84 Good condition(ground cover>75%and lightly or only occasionally grazed) 39 61 74 80 \.,—■ Woods: Poor(Forest litter,small trees,and brush are destroyed by heavy grazing or regular burning). 45 66 77 83 Fair(Woods are grazed but not burned,and some forest litter covers the soil). 36 60 73 79 Good(Woods are .rotected from 'razin.,and litter and brush ade uatel cover the soil). 30 55 70 77 Single family residential : Should only be used for Average Percent Dwelling Unit/Gross Acre subdivisions>50 acres impervious areu3'4 ■ 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected for 2.0 DU/GA 25 pervious&impervious , 2.5 DU/GA 30 portions of the site or 3.0 DU/GA 34 basin 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DUIGA 48 5.5 DU/GA 50 , 6.0 DU/GA 52 6.5 DU/GA 54 , 7.0 DU/GA 56 , 7.5 DU/GA 58 PUD's,condos,apartments,commercial %impervious Separate curve numbers shall businesses,industrial areas& must be be selected for pervious and &subdivisions<50 acres computed impervious portions of the site , IFor s more detailed and complete description of land use curve numbers refer to chapter two(2)of the Soil Conservation Service's Technical Release No.55,(210-VI-TR-55,Second Ed.,June 1986). I Composite CN's may be computed fix other combinations of open space cover type. "Where roof runoff and driveway runoff are infiltrated or dispersed according to the requirements in Chapter 2,the average percent impervious area may be adjusted in accordance with the procedure described under"Flow Credit for Roof Downspout infiltration"and"Flow Credit for Root Downspout Dispersion"in Chapter 2. 'Assumes roof and driveway runoff is directed into street/storm system. 'All the rcntainiug pervious art:a(lawn)arc cuusidcrcd to be in baud cundiliun fur these curve numbers. • August 2001 Volume 111-Hydrologic Analysis and Flow Control BMPs 2-23 8- I Table 2.4 "n" and "k" Values Used in Time Calculations for Hydrographs "n," Sheet Flow Equation Manning's Values (for the initial 300 ft. of travel) Manning values for sheet flow only, from Overton and Meadows 1976(See TR-55, 1986) n, Smooth surfaces(concrete,asphalt,gravel,or bare hand packed soil) 0.011 Fallow fields or loose soil surface(no residue) 0.05 Cultivated soil with residue cover<20% 0.06 Cultivated soil with residue cover>20% 0.17 Short prairie grass and lawns 0.15 Dense grasses 0.24 Bermuda grass 0.41 Range(natural) 0.13 Woods or forest with light underbrush 0.40 Woods or forest with dense underbrush 0.80 (210-V1-TR-55, Second Ed.,June 1986) "k" Values Used in Travel Time/Time of Concentration Calculations Shallow Concentrated Flow(After the initial 300 ft. of sheet flow, R=0.1) k, 1. Forest with heavy ground litter and meadows(n= 0.10) 3 2. Brushy ground with some trees(n=0.060) 5 3. Fallow or minimum tillage cultivation (n=0.040) 8 4. High grass(n=0.035) 9 5. Short grass,pasture and lawns(n=0.030) 11 6. Nearly bare ground(n=0.025) 13 7. Paved and gravel areas(n=0.012) 27 Channel Flow(intermittent)(At the beginning of visible channels R=0.2) k' 1. Forested Swale with heavy ground litter(n=0.10) 2. Forested drainage course/ravine with defined channel bed (n=0.050) 10 15 3. Rock-lined waterway(n=0.035) 17 4. Grassed waterway(n=0.030) 20 5. Earth-lined waterway(n=0.025) 21 6. CMP pipe, uniform flow(n=0.024) 42 7. Concrete pipe, uniform Clow(0.012) 0.508/n 8. Other waterways and pipe Channel Flow(Continuous stream, R=0.4) �0 9. Meandering stream with some pools(n=0.040) 23 10. Rock-lined stream(n=0.035) 27 11. Grass-lined stream(n=0.030) 0.807/n 12. Other streams, man-made channels and pipe 2-28 Volume 111-Hydrologic Analysis and Flow Control BMPs August 2001 CITY OF TIGARD Community(Development Shaping) Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 11/22/2003 FILE NO.: SUBDIVISION (SUB) 2003-00011 FILE TITLE: BAILEY WOODS SUBDIVISION APPLICANT/ Larry Hultquist OWNER: Marvin Bowman OWNER: 14125 SW Fern Street 13875 SW 158th Terrace Tigard, OR 97223 Tigard, OR 97224 REQUEST: The applicant is requesting Subdivision approval to subdivide two (2) existing parcels of approximately 2.18 acres, into 13 single-family residential lots ranging in size between 5,574 and 8,385 square feet. LOCATION: 14125 and 14237 SW Fern Street; WCTM 2S104BC, Tax Lots 700 (portion) and 6100. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. CIT AREA: South DECISION MAKING BODY: ❑ TYPE I © TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: AUGUST 1, 2003 & DATE COMMENTS ARE DUE: AUGUST 15, 2003 & ❑ 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 IN STAFF DECISION (TENTATIVE) DATE OF DECISION: SEPTEMBER 23, 2003 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® TREE PLAN I I UTILITY PLANS ® SITE PLAN GRADING PLANS ® IMPACT STUDY ® NARRATIVE Z DRAINAGE REPORT H ARBORIST REPORT STAFF CONTACT: Morgan Tracy, Associate Planner (503) 639-4171, x2428 CITY OF TIGARD OREGON July 3, 2003 Larry Hultquist 14125 SW Fern Street Tigard, OR 97223 RE: Completeness Review-Bailey Woods, Case File No. SUB2003-00011 Dear Mr. Hultquist: The City has received your application for Subdivision Review (SUB2003-00011) to create 13 residential lots ranging in size between 5,571 and 8,385 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. Submit 20 (full set) copies of your revised and new materials. Include 3 copies of reduced (8 1/2" x 11") size plans. 2. Neighborhood Meeting Affidavits of posting and mailing notice, minutes of the meeting and list of attendees. 3. Tree Mitigation Issues. Based on the tree removal violation and subsequent replanting that occurred, please indicate the location and amount of mitigation trees that were planted. If these trees are located on the proposed new lots, you will need to address how they will be protected or replanted elsewhere. 4. Pride Disposal Service Provider Letter. Documentation form Pride is the preferred method of demonstrating compliance with Mixed Solid Waste requirements (TDC 18.775) 5. Address the following engineering department items noted in the Public Facility Plan Checklist (Contact Kim McMillan 639-4171, ext. 2642): a. Traffic Impact Report was not submitted b. Water quality facility is shown, but is not an acceptable system Also, with regard to you annexation application (Case File No. ZCA 2003-00002), I am returning the application packet to you so that you can complete the necessary forms, include a legal description of the area, provide 2 sets of pre addreseed/pre stamped envelopes based on a 500' perimeter form the subject parcel (not from the subdivision boundaries), and a separate check (payable to METRO) for $200. You also need to complete the information on the application form. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 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(s), please don't hesitate to contact me at 639-4171, extension 2428. Sincerely, Morgan Tracy • Associate Planner C: SUB2003-00011 Land Use File Mary Bowman is\curpin\morgan\workspace\sub and pd\sub2003-00011 (bailey woods)\sub2003-00011 incomplete.doc SYMONS 12805 S.E.Foster Road ENGINEERING Portland, OR 97236 CONSULTANTS, Inc. (503) 760-1353 FAX 762-1962 TRANSMITTAL TO: Morgan Tracy DATE: July 18, 2003 FIRM: City of Tigard VIA: Staff delivery Planning Dept. FROM: Dan Symons PROJECT: Bailey Woods Subdivision PROJECT NO: 2209 COPIES DATE DESCRIPTION REMARKS 20 sets 7-18-03 Revised Preliminary Plans per letter dtd 7-3-03 3 sets 7-18-03 Reduced Preliminary Plans per letter dtd 7-3-03 Morgan: The remaining items, listed in your letter of 7-30-3, will be submitted by the owner. In response to the Engineering Department comments: 1)it has been confirmed that a Traffic Impact Report is not required;and,2)The water quality facility has been revised to a City acceptable type. If you have any questions or need additional information, please call me. RE k EIV JO_ 2A3 CI I Y yr iuARD PLANNING!- t c INEERING File: F:\2209\Prelim Plat Submittal.wpd BAILEY WOODS SUBDIVISION PRELIMINARY PLAT SUBMITTAL ITEMS FROM LAND USE APPLICATION CHECKLIST: • Application form • One copy of Vicinity Map, 8'/�x 11 • Three(3)sets of Preliminary Plans, full size -Existing Conditions Map(Sheet C6) -Site Plan/Preliminary Plat(Sheet Cl) -Street Plan(Sheet C3) -Grading/Erosion Control Plan(Sheet C2) -Utilities Plan (Sheet C4) -Preliminary Storm Drainage Plan(Sheet C4) • One set of Preliminary Plans, reduced to 8%x 11 • One copy of Preliminary Stormwater Report • One copy Assessor's Map of properties • Copy of owner's deed,Tax Lot 700 • Copy of Partition Plat 2002-055,with ownership shown • Submittal fee: $3,190+$80/lot=$3,190+$80(13)=$4,230.00 • One copy of Site Plan, reduced to 8%Z x 11 FROM PRE-APP CONFERENCE NOTES: • Neighborhood meeting: Owner's list&labels will be ordered upon determination of submittal completeness. • Narrative: Separate document • Impact Study: Separate document • Access: 20'drive width(4 units) shown on Site Plan, sheet CI. • Residential Density Calculation: Calculation shown on Site Plan, sheet C 1. Bailey Woods Subdivision Submittal Items Page 2 • Landscaping: Street trees shown on Site Plan, sheet Cl. No other landscaping provided. • Recycling: Separate document • Parking: Shown as note on Site Plan, sheet Cl. • Clean Water Services Buffer Standards: Separate document • Tree Removal Plan Requirements: No trees are to be removed-see Site Plan, sheet Cl. See also Arborist's letter. • Mitigation: No trees are to be removed-see Site Plan, sheet Cl. • Clear Vision Area: Shown on Site Plan,sheet Cl. • Future Street Plan and extension of streets: Shown on Street Plan,sheet C3. • Additional Lot Dimensional Requirements: Compliance shown on Site Plan, sheet Cl. • Blocks: Compliance shown on Site Plan, sheet Cl. • Subdivision Plat Name Reservation: Separate document FROM LAND USE APP CHECKLIST: • Special Studies and Reports: Separate document-Arborist's letter • Vicinity Map: Separate document • Existing Conditions Map: See sheet EX. Bailey Woods Subdivision Submittal Items Page 3 • Subdivision Preliminary Plat Map: See sheet Cl. • Landscape Plan: Street trees shown on Site Plan, sheet Cl. No other landscaping provided. • Public Improvements/Streets Plan: See sheet C3. • Grading/Erosion Control Plan: See sheet C2. • Utilities Plan: See sheet C4. • Preliminary Storm Drainage Plan: See sheet C4 and Preliminary Stormwater Report. • Tree Preservation/Mitigation Plan: No trees are to be removed-see Grading Plan, sheet C2, for preservation measures. CITY OF TIGARD OREGON July 28, 2003 Larry Hultquist 14125 SW Fern Street Tigard, OR 97223 RE: Completeness Review-Bailey Woods, Case File No. SUB2003-00011 Dear Mr. Hultquist: The City has received the information necessary to begin the review of your Subdivision application (SUB2003-00011). 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. Sincerely, Morgan Tracy,acy, AICP Associate Planner C: SUB2002-00011 Lend Use File is\curpin\morgan\workspace\sub and pd\sub2003-00011 (bailey woods)\sub2003-00011 complete.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 7)4,44,4 wo.cts LAND USE APPLIC1'ION Date: nvv. _ 32003 000 iI Date: Z q, .243 COMPLETENESS REVIEW . COMPLETE y INCOMPLETE 'I ,kNDARD INFORMATION: Deed/Title/Proof Of Ownership Neighborhood Mtg. Affidavits, Minutes, List Of Attendees Impact Study (18.390) PSA Service Provider Letter �/A'Construction Cost Estimate 7-(� # Sets Of Application Materials/Plans re-Application Conference Notes a/Envelopes With Postage (Verify Count) PROJECT STATISTICS: ❑�/ Building Footprint Size % Of Landscaping On Site A04-- % Of Building Impervious Surface On Site (J/ Lot Square Footage PLANS DIMENSIONED: , ❑ Building Footprint Parking Space Dimensions(Include Accessible&Bike Parking)Truck Loading Space Where Applicable I I Building Height Er- Access Approach And Aisle 3111 Visual Clearance Triangle Shown ADDITIONAL_PLANS: V(. Vicinity Map }04; Architectural Plan Tree Inventory [2/xisting Conditions Plan [/ Landscape Plan (we/4 el tc or-4S /0c,4 Site Plan [� Lighting Plan 04 riiitgev /.....,"e2h C TREE PLAN/MITIGATION PLAN: P ez7icA,trvh/ t .> er.rfLv1 ❑ ❑ ❑ ❑ ADDITIONAL REPORTS: (list any special reports) LI ❑ ❑ - ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) E 1 8.765(Off-Street Parking/loading Requirements) I I 18.340(Director's Interpretation) ❑ 18.630(Washington Square Regional Center) ---e-18.775(Sensitive Lands Review) I 1 18.350(Planned Development) 18.705(Acceu/Egras/Grculation) _0' 18.780(Signs) ❑ 18.360(Site Development Review) E 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) I I 18.370(Yariances/Adjustments) re/ 18.715(Density computations) ❑ 18.790(Tree Removal) • 1 8.380(Zoning Map/Text Amendments) ❑ 18.770(Design Compatibility Standards) ❑ 18.795(Yisual Clearance Areas) ❑ . 18.385(Miscellaneous Permits) ❑ 1 8.775(Environmental Performance Standards) ❑ 18.797(Water Resources(WR)Overlay District) D 1 8.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 18.798(Wireless Communication Facilities) ❑ 1 8.410(Lot line Adjustments) ❑ 18.740(Historic Overlay) ❑ 1 8.810(Street&Utility Improvement Standards) ❑ 18.420(land Partitions) ❑ 18.747(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) ❑ 1 8.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: Re,(7rtitiA rh *o.i -6vwrt. 4 yict,A I:lcurpin`,rnasters\revised\land use application completeness review.dot REVISED: 17-Jan-01 PUBLIC FACILITY PLAN Project: Bailey Woods Subdivision COMPLETENESS CHECKLIST Date: 6/26/03 GRADING I Existing and proposed contours shown. Show preliminary site grading. ® Does proposed grading impact adjacent parcels? _ ❑ Yes ® No ® Adjacent parcel grades shown. STREET ISSUES ❑ Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo n/a on adjacent parcel(s), etc. ❑ Traffic Impact Report Not provided. ® Street grades compliant? ® Street widths dimensioned and appropriate? ® Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ® Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? ® Existing/proposed fire hydrants shown? ® Proposed meter location and size shown? ® Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? Water quality facility is shown, but not an acceptable system. ❑ Area for facility match requirements from calcs? n/a ❑ Facility shown outside any wetland buffer? n/a ® Storm stubs to adjacent parcels required/shown? The sub .ttal is hereby deemed I I COMPLETE ❑ INCOMPLETE By: yyK. Date: 6/26/03 REVISED: 06/26/03 PRE - APPLICATION CONFERENCE NOTES sk8,2oo3 -6oOII CITY OF TIGARD CONFERENCE NOTES Como tyDeeP t Shaping f7 Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) RESIDENTIAL REAM MG Dae 1 2$ 03 TWAF : 3g PT APPLICANT: err lt✓vl��vt5f�1'/ . , -930. r ii AGENT: Phone: (cu3) Soo v2,H6 /c5;,.3) SW•-07-'9y Phone: ( ) PROPERTY LOCATION: I ADDRESS/GENERAL LOCATION: IL-llIS c14/ (4.041 �i.dl�ictw,� ,1lefti Pa ( TAX MAP(S)/LOT #(S): 2S/oi1 73C b.1. 7v(, £ 4,./ed NECESSARY APPLICATIONS: 511g s'c'/ PROPOSAL DESCRIPTION: 13 !o1 y .loc�iv�Sicn'1 COMPREHENSIVE PLAN ��,,,, rr MAP DESIGNATION: Iri<.Glirn1 G S,fiY re.5 14 k ZONING MAP DESIGNATION: 12-7 CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: uiz-Sii" ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. Sic? I MINIMUM LOT SIZE: S,0a-1 sq. ft. Average Min. lot width: go ft. Max. building height: '3(0 ft. Setbacks: Front i5 ft. Side ft. Rear /S ft. Corner / 0 ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: 212 %. GARAGES: Z O ft. W(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 Application/Planning Division Section [V(NARRATIVE [Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or ua address criteria would be reason to consider an application incomplete and-delay review of e proposa . The applicant should review t cO e for applicable criteria. 11or 014,.7 /€RC/ f:2 d�,k-t of-A- IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 1k R-PPL.t,,,.,f(4 4fr' y/9 R zd 6 I'''' .Pc P "-,1 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 v{/ACCESS (Refer to Chapters 18305 and 18.1651 Minimum number of accesses: I X tS'wuli. r I—Z✓nik inimum access width: . Minimum pavement width: ' )(2..0' writ, for 3-(v„ $ ❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.1051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. (RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.7151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: Lao it q9 All sensitive lands areas including: 4.1_7,21_q____ Y Land within the 100-year floodplain; Z9 3 D Slopes exceeding 25%; �s' jryo r�,�,�,�,4kfki Ro. J� D Drainageways; and �— D Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. 7G7.3H �M,, l.�5� Public right-of-way dedication: < D Single-family allocate 20% of gross acres for public fa -or Y Multi-family allocate 15% of gross acres for public facilities; or - If available, the actual public facility square footage can be used for de uction. t i c:4-s r+^ux j Z Cods 0,,♦7 I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: — EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 SQ. ft. (20%)for public right-of-way 6.534 sq. ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3,050(minimum lot area) - 3,050(minimum lot area 11A Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. *Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD. MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section I I SPECIAL SETBACKS (Refer to Code Section 18.7301 STREETS: feet from the centerline of . :- FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. :- MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.1 1 I FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.1301 MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 2'A 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. I I BUFFERING AND SCREENING (Refer to Code Chapter 18.7451 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 18.745,18./65 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. IV RECYCLING (Refer to Code Chapter 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. Es1` . I.tly w, ( :yid 51 sivil b4utiri u./v✓nd ainc1, . CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section PARKING (Refer to Code Chapters 18.7 p 65 g 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. Single-family Requires: One 1 off-street parking space per dwelling unit; and One ace per unit less than 500 square feet. Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ( 1 BICYCLE RACKS [Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS (Refer to Code Chapter 18.715) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. [ I STEEP SLOPES (Refer to Code Section 18.7/5.070.C) When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. [ CLEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R a 0 96-44/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a 5uvk t. vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive yr,jultr area. l_ cf 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 si ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet • >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet 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' 1Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary,and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.180) 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. [TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.C.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. Y 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; Y Identification of all trees which are proposed to be removed; and • A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. iv(MITIGATION (Refer to Code Section 18.790.060.1) REPLACEMENT OF A TREE shall take place according to the following guidelines: Y 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. Y 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 I" replacement. CLEAR VISION AREA (Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section [0 FUTURE STREET PLAN AND EXTENSION OF STREETS [Refer to Code Section 18.810.030.F.] A FUTURE STREET PLAN shall: Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. (ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 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 1'/2 times the minimum lot size of the applicable zoning district. (BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS / 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) !' 18.765(Off-Street Parking/Loading Requirements) 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) 18.350(Planned Development) ki18.705(Access/Egress/Circulation) _ 18.780(Signs) 18.360(Site Development Review) 1 8.710(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) v 18.795(Visual Clearance Areas) / 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) • /18.798(Wireless Communication Facilities) 1/ 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) t/ 18.810(Street&Utility Improvement Standards) 18.410(Lot Line Adjustments) - 18.740(Historic Overlay) 218.420(Land Partitions) 718.742(Home Occupation Permits) V/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 Applicabon/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: l��Llc �ize. i fluty p & ave./1(02)1P/ YV�d pit ',z - 0,e. yiO4)/ �I - / / j z.) .4.4ghbot il.(A ni/v iicr'(cQ )At�to t.t✓Gl . t_f r✓! y c L rpc6.. 104.t� Qiiir i,(1.-00 14 .N t vett ) 3� 1p✓o •Yew GGj, luS �2t.,✓PI41 d;e"2,c,K/l y w,/�1 �rQ i�l /M Iles• re; 61/S Or1O 4) I i 1 /'ur zc n�/ c 4 L/14,11 �lce. 1 ted l m� %lv i'n� dele,,Itol bout iiesitt. 7- ✓r r �taak GPs. 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), 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 Application/Planning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period fgilpws all land use decisions. An appeal on this matter would be heard by the Tigard (-ltu rLn 's d(-fti ur . 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: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended thai a prospective applicant either obtain and read tree Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: 4/1UtA/j1A-- CITY Of TIGARD PLANNING DIVISION - ST fF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503) 684-1291 E-MAIL (staffs first nane)@CI.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:\patty\masters\Pre-App Notes Residential.doc Updated: 26-Jun-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre-application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, 503.639.4171. Staff: Hnrp n Tracy Date: 1/2-7/03 1. BASIC INFORMATION Please refer to the"Land use applications basic submittal requirements"checklist for the basic submittal requirements. 2. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: • Arborist Report/Tree Assessment ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Geotechnical Report ❑ Geotechnical Report must address liquefaction potential and soil bearing capacity ❑ Other 3. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 81/2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). /Vicinity Map Showing the location of the site in relation to: • Adjacent properties • Surrounding street system including nearby intersections El • Pedestrian ways and bikeways LI • Transit stops ❑ • Utility access ❑ City of Tigard Land Use Application Checklist Page 1 of 4 h:lpattylmasters\checklist.doc (UPDATED: 26-Jun-02) • ✓ Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines(2'intervals for 0-10%slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ ♦ Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with>_6"caliper measured 4'from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways ❑ Locations of driveways on adjacent properties and across the street / ❑ V Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer,engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark at 2'intervals for 0-10%grades and 5'intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ ♦ Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ ♦ Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions(if any) El ♦ A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings,wetlands and marsh areas The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ City of Tigard Land Use Application Checklist Page 2 of 4 h:\patty\masters\cheddist.doc (UPDATED: 26-Jun-02) Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ -> Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10% or 5'for slopes >10%) ❑ Location, width and mes of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all per vent buildings on and within 25'of all property lines CI and wid of all water courses ❑ > Location of any Tees with 6"or greater caliper at 4' above ground level ❑ All slopes gre er than 25% ❑ Location of fisting and proposed utilities and utility easements ❑ Any appli ble deed restrictions ❑ -> Evidenc hat land partition will not preclude efficient future land division where applicable ❑ _> Future street extension plan showing existing and potential street connections ❑ Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed nam s of the following: • Existing and platted streets and other p lic ways ❑ • Easements on the site and on adjoi ' g properties ❑ • Proposed streets or other public w ys and easements on the site ❑ • Alternative routes of dead-end . 'proposed streets that require future extensions ❑ --> The locations and dimensions of tre following: • Entrances and exits on the -e ❑ • Parking and circulation ar-:s ❑ • Loading and service are.s ❑ • Pedestrian and bicycle irculation ❑ • Outdoor common ar-:s ❑ • Above ground utiliti: ❑ • Trash and recycla• e material areas ❑ The locations, dimensions and setback distances of the following: • Existing perman: t structures, improvements, utilities and easements which are located on tr e site and on adjacent property within 25'of the site ❑ • Proposed stru ures, improvements, utilities and easements on the site ❑ • Sanitary sewe facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drain..e facilities and analysis of downstream conditions ❑ Locations and t se(s)of outdoor lighting considering crime prevention techniques ❑ The locations o the following: • All areas t. be landscaped ❑ • Mailboxe. ❑ • Structu -s and their orientation ❑ City of Tigard Land Use Application Checklist Page 3 of 4 h:\patty\masters\checklist.doc (UPDATED: 26-Jun-02) v/ Plan Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ /Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a / reasonable distance beyond the limits of the proposed subdivision ❑ Grading/Erosion Control Plan > The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ / Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and meter sizes ❑ Fire hydrants(existing and proposed) ❑ Proposed fire protection system ❑ ./Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ /Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural rawings Floor pI s indicating the square footage of all structures and their proposed use ❑ Eleva n drawings for each elevation of the structure ❑ Sign Drawin .s Specify oposed location, size and height ❑ City of Tigard Land Use Application Checklist Page 4 of 4 h_\patty\rnasters\checklist.doc (UPDATED: 26-Jun-02) PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION Q m oty Oregon o n � t SliapingA Better Community PUBLIC FACILITIES Tax Maptsl: 2S1048C Tax Lolls): 700,6100 Use Type: Subdivision The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: SW Walnut Lane to 54 feet total 1 SW to feet I 1 SW to feet U SW to feet Street improvements: XI Full street improvements will be necessary along SW Walnut Lane, to include: ® 32 feet of pavement curb-to-curb ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with planter strips. ® street trees within planter strip. ® street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page l of 6 Engineering Department Section • I I Other: street improvements will be necessary along SW , to include: ❑ feet of pavement concrete curb I I storm sewers and other underground utilities -foot concrete sidewalk street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: I I street improvements will be necessary along SW , to include: [ I feet of pavement I I concrete curb II storm sewers and other underground utilities -foot concrete sidewalk street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities I I -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: ❑ feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Dei anmentSection street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 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 Walnut Lane and another line to the northwest on the Bohan property (TL 600). The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend public sewer as necessary to serve this development. Also the applicant must extend public sewer stubs to upstream unsewered boundaries. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section 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 drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Onsite detention is required. Provide a preliminary sizing calculation with the land use application. 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: NI 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. k . 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 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section 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 TIF for all new lots. 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. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This CITY OF TIGARD Pre-Application Conference Notes Page 5 016 Engineering Department Section • permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: za o3 ENG '°wERING DEPARTMENT STAFF DATE Phone: 15031639-4111 Fax 15031 624-0152 is\eng\brianr\templates\preap notes-eng dot Revised: March 21,2002 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section PRE-APPLICATION ,„'' 1 A' 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: 4 t'r`' Rat/f;ui 5 t / qary eow,K A d d r e s s: / /ca.5" 5, GC>. t4—e rn 94;) .Sal" 16 6$ Case No.: � 2_035 - c City: T.•� q Zip: 7 702 3 Receipt No.: �oo?, , O Q/SLs Application Accepted By: Contact Person: Arr or Man/Phone: Fj gU' O.1-`i/c. Date: I 12/0 3 Property Owner/Deed Holder(s): r y . /4 DPI-V �.J N el W '-+''- DATE OF PRE-APP.: q ' `° 77 rr TIME OF PRE-APP.: I/-27/c.).') 4 Address: I/ 3 79 �•L(,9, ( �Li Phone: cam/ PRE-APP. HELD WITH: 9 City: / L f G -- Zip: / 7t 2 1 Rev.7/1/2002 i\curpin\masters\revised\Pre-AppRequest.doc Property Address/Location(s): llti�cT 5f cxti N t� OZ �,���ro-r. e .z 5 IC / tom- REQUIRED SUBMITTAL ELEMENTS C,o (Note: applications will not be accepted Cr m tC T t AI`ae. COO y without the required submittal elements) Tax Map & Tax Lot#(s): 5 ld g to 7 d Zoning:_ /\ 5",,— < v_, Ie � ( , rte' ❑ Pre-Application Conf. Request Form 3 Lf h i �� Al x `JC�� , 3Lrj��' 2 COPIES EACH OF THE FOLLOWING: Site Size: J !/ i! / ❑ Brief Description of the Proposal and PRE-APPLICATION any site-specific questions/issues that RE-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 ❑ 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. El Topographic Information. Include Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for a PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM MONOPOLE project, the applicant must 8:00-4:00/MONDAY-FRIDAY. attach a copy of the letter and proof in - the form of an affidavit of mailing, that IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE the collocation protocol was completed PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE (see Section 18.798.080 of the Tigard INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Community Development Code). ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE ❑ Filing Fee $200.00 GROUP. Pre-Apps (CD Meetings) January 2003 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Tuesday, January 28, 2003 8:00 8:30 9:00 Pre-app Larry Hultquist/ Mary Bowman 880-0246/590-0294 Subdivision 9:30 10:00 Pre-app ?pt Duane Roberts.:Bonita Park CUP for a new park. Contact Duane Roberts. 10:30 11:00 Pre-app 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 10:54AM Monday, January 13, 2003 CITY OF TIGARD 1/13/2003 13125 SW Hall Blvd. 4:41:54PM i Tigard,Oregon 97223 .. i (503) 639-4171 Receipt #: 27200300000000000145 Date: 01/13/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2003-00005 [LANDUS] PreApp Conf 100-0000-438000 200.00 Line Item Total: $200.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check LARRY HULTQUIST KJP 1024 In Person 100.00 Check MARVIN S BOWMAN KJP 2975 In Person 100.00 Payment Total: $200.00 Page 1 of 1 cReceipt.rpt I • i' MARVIN S. BOWMAN 2975 MARTINA R. BOWMAN . 13875 SW 158TH TER. 503-590-0294 t-/ +4) .40 TIGARD, OR 97224-1271 ,. PAY TO THE V� -tL 49 J VOE R OF t/ .. .. 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'Fe ilk'ir 4#,.. 000, /- -- . . inio.,_, .--. .... , _ 2. ir.,.. if . it i ;: -:::::. : litowtiwirvelit :40.1. --T ) . _ . . ,. .. 4- : Ip -"a7_ �� _- -- __ .• f a...4• ":„;r--; -7 -:-_:" f=• - 0,...---......: - : ••:•:: II - : = - _ '.. =- ._ ... j /yam` ■ ADDITIONAL DOCUMENTS NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. �la NOTICE OF PENDING LAND USE APPLICATION CIAO TIGARD SUBDIVISION Community(Development SFtaping a'Better Community DATE OF NOTICE: August 6, 2003 FILE NUMBER: SUBDIVISION (SUB) 2003-00011 FILE NAME: BAILEY WOODS SUBDIVISION PROPOSAL: The applicant is requesting Subdivision approval to subdivide two (2) existing parcels of approximately 2.18 acres, into 13 single-family residential lots ranging in size between 5,574 and 8,385 square feet. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 14125 and 14237 SW Fern Street; WCTM 2S104BC, Tax Lots 700 (portion) and 6100. 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 AUGUST 20, 2003. 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(a�ci.tigard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR SEPTEMBER 23, 2003. 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. 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." -- - -- - �D _'•�, �� CITY of TIGnao............„. �w go , VICINITY MAP dill 01 i . if *a ,*.�s 411li 11 SUB2003-00011 Wm Z I l „ , 1s\• �.,,.4 ,' lint. �1 BAILEY WOODS ft I/rN�vI�11i.,,, M'�'lk SUBDIVISION s �� i I� MIEN►/�1■i 1 11111 • 111 4 -MIN Ilk W i 116 111 Orie ' R .T. No : iipA441( 1 IiiPi ::i ,�__ d./; E. 111111 ST N Imo► W I . ,.. . NO.r• lea. ■1 la Ai g 7. . m • AAX _ I City of Tiprd I hil Etitt _ \ ---1 1 \ 11 . wrww..r.w•ra�+rw-.w.. NOTICE OF TYPE II DECISION Att. SUBDIVISION (SUB) 2003-00011 CITY TY Of TIGARD Community(Development BAILEY WOODS SUBDIVISION Shaping,4Better Community 120 DAYS = 11/2212003 SECTION I. APPLICATION SUMMARY FILE NAME: BAILEY WOODS SUBDIVISION CASE NO.: Subdivision (SUB) SUB2003-00011 REQUEST: A request for Subdivision approval to create 13, single-family lots ranging in size between 5,574 and 8,385 square feet on an approximately 2.18 acre site. APPLICANT: Larry Hultquist OWNERS: Larry Hultquist and Mary Bowman 14125 SW Fern Street 13875 SW 158th Terrace Tigard, OR, 97223 Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: R-7; Single-Family, Medium-Density Residential. ZONE: R-7 Medium Density Residential. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 14125 and 14237 SW Fern Street; WCTM 2S104BC, Tax Lots 700 (portion) and 6100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED subject to certain conditions, the request for Subdivision and Adjustment approvals. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 19, 2003 AND BECOMES EFFECTIVE ON OCTOBER 4, 2003 UNLESS AN APPEAL IS FILED. Areal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 3, 2003. I Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. t ...c.''....................... �� I� I- ,' VICINITY MAP f Mart 40F, I =�= � ,�.,, SU6�003-00011 < BA�••,�Itf! ikicI SU C ii1O410 ii lot Ik --- III mum I * iiiii in \ , n Nil ,,,,b4 ' III >: NOP .,.,Vii.,1 ST _, Ill Ill 111:111 .-_ - N / i .... . p,ID • . I ........+ofTiw,e I Ma=IMO \ I l I i 1±. i \ ' 1 .1 EI -,, E! e rr !; i; @. ..A. , – l� LEI - _ I. i 'I- I HI ilany I! ..:11 NM _4 4 T,raL DoT -- — �e� ,. CITY of TIGARD I I SUB2003.00011 SITE PLAN N BAILEY WOODS SUBDIVISION (Map to not to scale) 1 6ortztift0v1t Deli/15r 60"4`4-`°"‘ t tvl r *Z3 MO- WW1 i(f LOVE LAND SURVEYS, INC. 0 19310 ABERNETHY LANE P.O. BOX 307 GLADSTONE OR 97027-0307 V" (503) 656-4915 L GL July 30, 2003 1P✓ Job No. 02-2844 A'V Is Larry Hultquist 20 foot wide utility easement. A tract of land, being a utility easement twenty feet in width, to be used for storm water and sanitary sewer purposes, over and across Lot 10, HANDY ACRES, a townplat recorded in Book 10, Page 31, Rat Records of Washington Colunty, Oregon, situated in the northwest one quarter of Section 4, Township 2 South, Range 1 West, Willamette Meridian, in the City of Tigard, Washington County and being more particularly described as follows: Beginning at a point on the east line of Washington County Partition Rat No. 2003-056, which is South 00°35'23" West 110.65 feet from the northeast corner thereof; thence continuing South 00°35'23" West along the east line of Washington County Partition Plat No. 2003-056, 20.00 feet; thence North 89°22'17" East 169.90 feet; thence North 00°36'38" East 130.62 feet to the north line of said Lot 10, HANDY ACRES; thence South 89°21'03" West along the north line of said Lot 10, HANDY ACRES, 20.00 feet; thence South 00°36'38" West, parallel with the easterly line of this easement, 110.61 feet to a point which is 20.00 feet north of the south line of this easement; thence South 89°22'17" West, parallel with the south line of this easement, 149.90 feet to the point of beginning. Mira° s■c- R--- r ,w,,„,) 6--cf- 4-00 A 40 ,15 -f /' 4 /0 John O'Shea,Consulting Arborist 433 SE 70th Avenue Portland OR 97215 (503)408-9308 banjoist@qwest.net ARBORIST REPORT October 3, 2003 Larry Hultquist Property at 14125 SW Fern St. Tigard, OR, 97223 I have done an inventory for the trees on lot 2, including mitigation measures, on Sept 2, 2002. The trees planted as a result of that mitigation, seven small firs, will now need to be moved, and one of these will have to be replaced. They shall be spaced at least ten feet apart, as shown on the sketch. They can be moved any time now, but the cooler the weather gets, the better. After moving, they should be mulched with a wood chip or bark mulch and watered regularly. Parcel 2 of this development contains two trees that are over 12" diameter, at four feet above grade. They are douglas fir (Pseudotsuga menseizii) and were inventoried by the city arborist already at 24" and 36"diameter. They will need to be removed for the planned construction, as already noted by the City Of Tigard. This report on Parcel 1 and 2 of the Bailey Woods Subdivision, will refer to the attached sketch on a map. This sketch is not to be used for purposes of surveying or any other purpose except to help envision the placement of trees at these two plots. The trees in question will be colored for ease of usage. The owners do understand the penalties spelled out in Tigard's ordinances relating to tree removal, and seek to comply and thereby avoid these. (Sec.18.709.060-D, and Chapter 1.16 of the municipal code.) I met Mr. Hultquist and familiarized myself with the documents and correspondence from the city of Tigard. I am in agreement the conditions therein, but do think that the smaller of the two Firs, measured at 24", should be reviewed due to health issues as a dying tree. I found that this fir had pale, stunted growth and was about one-third defoliated. I investigated and could not find an obvious cause.This tree would not survive, in my opinion, even in it's present circumstance. For that reason, I am suggesting that only the 36" diameter fir be scheduled for mitigation. This would be 18" of tree diameter to be planted. v r ` 01 t &/ i. ,ut extaik(tret . _ • • • ,fsl, 2 Regardless of the amount that needs to be mitigated, to be decided by the city arborist, the trees to be planted will be 3" caliper douglas fir, and they will be planted at the north end of parcel 2. So there will either be six or ten trees planted there, as shown on the map. These trees shall be surrounded and protected by an orange construction fence installed with steel posts at least five feet from their bases. No construction, materials stacking, excavation or driving or parking of vehicles shall take place inside that fence, which will be up for the duration of construction. Sincerely, . 1 • o' O'Shea onsulting Arborist ISA Certified Arborist #WC1877 VJftII\L, V1'. /i Vt./ \ V • IfVnwc rvlrvl I -. .. --- I c o /, GP,�. t N o. N ROD N -'1': 1 N g / I ---- Nf/ 1°39'19" / / 540.60'(PCH AND PCH2) _ - -, - -- - N 89°21'03"E 540.57'(MI FD 5/8 I.R. FD 1/2"I.P.(P) WYPC MARKED (N 00°37.03'E 0.37') "OTAK,INC." g (ON LINE) (PCH)(HELD) i A, P p\� 48 1 E 7605764.56 I/S�-I 44 43 4 > 5��40 �� i 177.60'(PCH AND PCH�, 4/ 4 6 45 I 68A 911) ) — — 177.56'(M) I 67.99'(M) 115.00'(PCH) _ 44 26' = 114.99'(MJ r2I'43"E 726.1 I'(PP)(HELD) a -- _ - 23.74' 170.0.9 -�U - 14609'( jl %�- 1 f 9 5 0 K4- _ 14..o1'rp�HJ - ,'11 170.01'(P) 169.84' �/ I FD 5/8 I.R. N 89°21'03"E • 169.86' 'P) - / WYPC MARKED ED 5/8 I.R. WYPC R- I. 2 Ii "OTAK,INC." MARKED"ALPHA ENG.,INC" ��INTIIAL POINT (PCH)(ON LINE) (PCH2)(HELD FOR NORTH PC 00 70 FD 5/81.R. ° 'Z In WYPC MARKED cs' "ALPHA ENG.,INC" . (PHW) o (589°22'57'E 0.15') W 4 0 4LNUT LANE o (FPJ(HELDJ Q 0 PARCa2 N 0 52,793 SQUARE FEET N "-' (PP)(HELD) N 1 53 52 M Co \ a n' t �� a N 4 •■e\pep,'" $(' c..i — �� `r `i (PP)(HELD) poi II • O O 1 / I / • •7 S 89°NI 59'W� O • DRAlHIELD _ 16 .90' / EASEMENT FOR 1E . o 1� � 5- ; I 93'(PP) ( BENEFIT OF PARCEL 1 f 56 1 I�- 7 • N 89° '17 .ff 85. 1"\C: c4r514-.- 7r---,--,---75.- ___. _- ti 63 I / FDI/2"I.P. (S 4° U141A°6 pp / (F)(HELD FOR O � of f P 1�4sU�87 5 DARE • ET � FD 1/2"I.P.(P) ti / Z •� (HELD FOR EASTERLY) o� 1 (S00°35'23'W 0.25') ,1 E 06� '6 . ' I / 0'10'4" !� 171.96' LLSry1R $ I f' 2'WIDE - HT OF - 1� / C5 011)1)'5141I1 11 ti ni W •EDICA TION A [' a I 'SQUARE FEET / FERN STRE.1 KAR COURT 63 $ Ow -.. A t S.W. P LV � � 4 Q • 20b b1 o• ,, IV, §•S 58 ^ ° 2' ZQbb S�� 8>' 2f 20'ACCESS EASEMENT FD3/4"I.P.(P) fDl/2 f,P. It FOR BENEFIT OF PARCEL 2 1 G (N 20°31'23'W 0.24') (S 09°17'30' OD$ Z z TO BE MAINTAINED BY I 20 (HELD RADIALLY) (HELD RADI OWNER OF PARCEL I , �O F D 5/8 I.R. I 1 11/ WYPC MARKED �4b- • (� 'ALPHA ENG.,INC" (PHW)(ONLINE) FD1/2"I.P, (P) ry I ry O OP' \v y (HELD FOR PRC) ----6. G / 0 , - \ _ FDI/2"LP.(P) / N 59 3 `I,5 ', (S 52 09'55'E 0.11') / eo N 0. `"°,0,f-y/N ,r(HELD RADIALLY FOR PRC)/ \\ _ g \ WYPC MARKED �8 I O fi \' ^� / �/ \ "ALPHA ENG.,INC" $$ 1 �,9 5� ' / • \ (PHW)(ON LINE) y ) N9b' 0 SY '''i eN /// \ s \ 60 oaf S� / Cgs // o \� �' gl� P // S' 1 180 �� / 1�' / a 8 \ FDI/2"1.P.(P) -► , FDI/2"I.P. (P) / a "� 9$ 1 (HELD RADIALLY) ' (S 46°24'44T0.38') // a • _ Zob. 11 I'W f9 (HELDRADIALLY) / I / DETAIL "C" s o0°36'10'W 0.58' I h$ / Gry (HELD FOR E-W) 1 'RECORDS I, " I /1 Y PLAT RECORDS �� 1 RECORDS FD 5/8 I.R. I P I `'1/ // ITY PLAT RECORDS 18 WYPC MARKED I - "ALPHA ENG.,INC" \ _-(S 16°I I'07'r 0.18) \ G __ (HELDRADIALLYJ ■ • ■� �'1 :LiASH I NGTON_COUNTY SURUEY FAX NO. :5030462909 ir. 10 2003 08:37AM P1 r■i : •: WASHINGTON COUNTY • LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE SUBDIVISION PLAT NAMING I request that the Washingt*rn County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: 4X1 W d 0 OP 5' MAP AN�D TApX LOT NUMBER: �yu,, l J See -4sDK /k-\11-1 1 �," t6/15O FISDICTION- (Which City?) OR z � r`4� COUNTY JURISDICTION: / 2 A 6,94_, SURVEYOR'S NAB M Ot C ±r., O'I'NF:R S NAME: A t- H S 7 L. ANIIIMe■INIIIIIIMIL■11111111111t1 I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name: Address: ' l ac 7 if 012 ? 7�a Telephone number: ce 3 / .6 8 Fax number: cc • • g - 7e)a °3- gee) AteL • Mta9� & Signature: EA - y !� Date: 3/7/e) _3 / b /n - O Name approved Washington County Surveyor's Office 155 North First Avenue, Suite 350-15 Hillsboro, OR 97123 Fax: (503}848-2909 \S HAREMS URVEY\DATAUIRI WEB PAGE'\SUB! AM D0009/26/0IU{v .✓ BAILEY WOODS COVENANTS, CONDITIONS, AND RESTRICTIONS THESE COVENANTS, CONDITIONS AND RESTRICTIONS (HEREAFTER REFERRED TO AS "CC&R'S) are made this th day of NOVEMBER, 2003, by Beacon Homes Northwest, Inc., an Oregon Corporation. Beacon Homes Northwest, Inc. adopts these CC&R'S in order to insure architectural compatibility within the subdivision and to provide for minimum standards for the use and maintenance of lots and residences. These CC&R'S shall run with the land and shall burden each lot in BAILEY WOODS subdivision under the following terms and conditions. Also, for the purposes of these CC&R'S, the term "subdivision" shall mean all the property encumbered by these CC&R'S. SECTION I: ARCHITECTURAL CONTROLS 1. Before any structure may be constructed within the subdivision, the owner of the proposed construction site shall comply with these CC&R'S. Failure to do so shall be deemed a violation of the CC&R'S. (a) The architectural control committee, hereinafter referred to as "The ACC", shall consist of three (3) members,to be appointed by Beacon Homes Northwest, Inc. 1.2 Any subdivision lot owner who intends to build or have built a residence shall submit the following to the ACC: (a) A proposed site plan showing the location, layout, dimensions and configuration of the proposed structure, as well as utility connections, drainage, grading plan, finished floor elevations and building elevations. (b) A proposed building plan and supporting drawings, showing the style and design of the proposed residence including the type of exterior materials and colors to be used. 1.3 Within fifteen (15) days after submission of the plans described in Section 1.2 to the ACC, the lot owner shall be informed in writing as to the plans acceptability. If any aspect of the plan does not conform to the ACC'S development concept for the subdivision, the lot owner shall revise and resubmit the plans until conformity with the development concept is reached and the plans are approved by the ACC. 1.4 The ACC shall have the exclusive right and authority to establish the subdivision's development concept. The concept must, however, be consistent with these CC&R'S, zoning restrictions, and other governmental controls which pertain to this location. The development concept may be modified from time to time and may very from lot to lot within the subdivision. )rq-"4.J ")NT MW S�WOH 'Jo--)HR W,-Tb:T =007'=. Ce �--1 ClOV\a±6Y) 1 )r-N. (■tlY\ fpkji--c-(1 C4 (79- 6i I I • Z3 1.5 After approval of the plan, the lot owner may begin construction in accordance with the plans. Construction not in conformity with the plans shall be deemed a violation of these CC&R'S. 1.6 If, after inspection, The ACC believes any construction is not in agreement with the approved plans, it may halt construction, without court order, and may require, without court order,that corrective action be taken before construction can continue. The ACC shall not be liable for any damages, delays or inconveniences caused by its inspection, whether or not these inspections results in the discovery and correction of any unapproved work. 1.7 The ACC reserves the right to waive, in its sole discretion, any of these CC&R'S when, in its reasonable judgment, such waiver will not cause a significant deviation from the subdivision's development concept However, any such waiver must be in writing and signed by two members of the ACC. A waiver given to one lot owner does not entitle other lot owners to a similar waiver. SECTION 2: USE AND MAINTENANCE OF PROPERTY 2.1 All lots in the subdivision shall be for residential use only. No business venture shall be conducted in or about any property in the subdivision except for: (a) Builders, temporary sales offices or model homes and (b) One room offices which are not designated by exterior signs. 2.2 Each lot owner in the subdivision shall be responsible for the exterior maintenance, repair and landscaping on his property. Maintenance is to be done in accordance with usual community standards for residential subdivisions, striving to keep the natural aesthetics of the property. No owner shall permit the growth of noxious or annoying weeds on his property. All proposed landscape plans, including general plant materials and any fencing, will be submitted to the ACC for approval prior to commencement of this work. Within three months of occupancy of any house erected or constructed in BAILEY WOODS, the front, rear, and side yards of the lot upon which said house is being erected or constructed shall be fully and completely landscaped in accordance with the plan for such landscaping submitted to and approved by the ACC. 2.3 No boat, motor home, mobile home, camper, trailer, or recreation vehicle shall be kept in open public view in the subdivision. Such vehicles must be stored in a garage or in the side or backyard screened from public view and not extending beyond the front of the home. 2.4 Single family dwelling units shall have a total living area of not less than 1,650 square feet (exclusive of porches, decks and garage.) E'd 2.69'ON ONI MN S3W0H NODd33 WdTV:T E002'8 'lin 2.5 All structures within the subdivision shall have cedar shake, composition, or tile roofs. All windows shall be wood, vinyl, or clad wood windows. All exteriors shall be sided with cedar, manufactured siding boards (not T-1-11), brick, stucco, or as may be deemed acceptable by the ACC. 2.6 Easements as shown on the subdivision plat or as otherwise recorded shall be preserved by the respective lot owners, site improvements shall not be placed so as to interfere with the maintenance of any easement. The owner of any lot which has an easement shall maintain the easement at his expense, except for improvements for which a public authority or utility is responsible. 2.7 No disabled or dismantled vehicle shall be kept on any street or lot in public view for more than forty-eight (48) hours. No animals, livestock or poultry of any kind shall be kept on any subdivision lot, however, dogs, cats, and other household pets may be kept if in compliance with local controls and if they are not kept for any commercial breeding purposes. 2.8 All refuse shall be kept in sanitary containers and shall not be dumped in the subdivision.. These containers shall be stored in a screened area not visible from the street. 2.9 2.9 No trailer, van, bus, camper, truck, tent, garage, or storage structure located in the subdivision shall be used as a residence, either permanently or temporarily, furthermore, on-site vehicle parking shall be maintained to provide two enclosed parking spaces and two open parking spaces on all lots. 2.10 No outside antenna shall be erected with the exception of Direct TV type mini dishes. 2.11 Solar collectors must be approved by the ACC. 2.12 No sign of any kind shall be posted on any lot except for one sign advertising the property for sale or rent. 2.13 All perimeter fencing not installed by the developer shall be a uniform design of materials and application. The boards shall be applied in a good and workmanlike fashion. The height shall not exceed six feet. 2.14 Tract"A" (The Private Driveway) shall be maintained by Declarant until the time that all approvals and bonding requirements are met. After the approvals have been obtained and Tract"A"becomes established the lot owners shall have a one thirteenth interest in the tract and all responsibilities for taxes and maintenance. — _.__ b'd 2.69'ON SN 1 I MN SSWOH NO3d38 WdZt:T 8002'8 ' D0 SECTION 3: GENERAL PROVISIONS OF THE CC&R'S 3.1 These CC&R'S shall run with and burden each of the subdivision lots to the benefit of any party who holds any right,title or interest in any lot. 3.2 These CC&R'S shall run permanently with the land with respect to properties within BAILEY WOODS. 3.3 Any modifications, repeal or amendment to these CC&R'S must be executed and recorded by The ACC as long as Beacon Homes Northwest, Inc. holds title to any lot in the subdivision or is still in the process of exercising architectural control per Section 1. Other modification, repeal or amendments can only happen after The ACC has fulfilled its architectural responsibilities and Beacon Homes Northwest, Inc. no longer holds legal title to any lot and only if eighty percent (80) or more of the lot owners sign and record a written instrument 3.4 3.4 Notwithstanding the provisions of Paragraph 3.2 and 3.3, The ACC'S obligation to review plans pursuant to Section 1 of these CC&R'S shall continue upon the formation of a new review committee, This committee shall be formed from three homeowners of BATLEY WOODS This formation of the new ACC shall take place upon the final sale of the last property that Beacon Homes Northwest, Inc. owns. Beacon Homes Northwest, Inc.involvement int the ACC shall expire when it has fulfilled its responsibility of initial plan reviews for all lots, 3.5 The CC&R'S are enforceable by any lot owner in the subdivision. If legal proceedings of any type are begun so as to enforce these CC&R'S or to seek damages for any CC&R violations, the prevailing party shall recover reasonable attorney fees as determined by the trial or appellate courts. In witness whereof,the undersigned being the Declarant herein, has hereto set his hand on the _ th day of NOVEMBER,2003. Declarant Beacon Homes Northwest,Inc. Peter A. Kusyk, President State of Oregon,County of Washington,on this th day of November,2003 personally appeared Peter A. Kusyk, who being duly sworn did say that he is the President of Beacon Homes, Inc., and that said instrument was signed in behalf of said corporation by authority of its board of directors, and he acknowledged said instrument to be its voluntary act and deed. Before mc: Notary Public for Oregon My commission expires: S'd—• —L69'ON—._ _ SNI MN S3W0H NOOd38 Wd&b:ti 60‘2.8 '100 BAILEY WOODS COVENANTS, CONDITIONS, AND RESTRICTIONS THESE COVENANTS, CONDITIONS AND RESTRICTIONS (HEREAFTER REFERRED TO AS "CC&R'S) are made this th day of NOVEMBER, 2003, by Beacon Homes Northwest, Inc., an Oregon Corporation. Beacon Homes Northwest,Inc. adopts these CC&R'S in order to insure architectural compatibility within the subdivision and to provide for minimum standards for the use and maintenance of lots and residences. These CC&R'S shall run with the land and shall burden each lot in BAILEY WOODS subdivision under the following terms and conditions. Also, for the purposes of these CC&R'S, the term "subdivision" shall mean all the property encumbered by these CC&R'S. SECTION I: ARCHITECTURAL CONTROLS 1. Before any structure may be constructed within the subdivision, the owner of the proposed construction site shall comply with these CC&R'S. Failure to do so shall be deemed a violation of the CC&R'S. (a) The architectural control committee, hereinafter referred to as "The ACC", shall consist of three (3) members,to be appointed by Beacon Homes Northwest, Inc. 1.2 Any subdivision lot owner who intends to build or have built a residence shall submit the following to the ACC: (a) A proposed site plan showing the location, layout, dimensions and configuration of the proposed structure, as well as utility connections, drainage, grading plan, finished floor elevations and building elevations. (b) A proposed building plan and supporting drawings, showing the style and design of the proposed residence including the type of exterior materials and colors to be used. 1.3 Within fifteen (15) days after submission of the plans described in Section 1.2 to the ACC,the lot owner shall be informed in writing as to the plans acceptability. If any aspect of the plan does not conform to the ACC'S development concept for the subdivision, the lot owner shall revise and resubmit the plans until conformity with the development concept is reached and the plans are approved by the ACC. 1.4 The ACC shall have the exclusive right and authority to establish the subdivision's development concept. The concept must, however, be consistent with these CC&R'S, zoning restrictions, and other governmental controls which pertain to this location. The development concept may be modified from time to time and may very from lot to lot within the subdivision. ;'H 2.69'ON ONI MN S3WOH NOOd3B Wd1b:t E002'R . Ino 1.5 After approval of the plan, the lot owner may begin construction in accordance with the plans. Construction not in conformity with the plans shall be deemed a violation of these CC&R'S. 1.6 If, after inspection, The ACC believes any construction is not in agreement with the approved plans, it may halt construction, without court order, and may require, without court order,that corrective action be taken before construction can continue. The ACC shall not be liable for any damages, delays or inconveniences caused by its inspection, whether or not these inspections results in the discovery and correction of any unapproved work. 1.7 The ACC reserves the right to waive, in its sole discretion, any of these CC&R'S when, in its reasonable judgment, such waiver will not cause a significant deviation from the subdivision's development concept. However, any such waiver must be in writing and signed by two members of the ACC. A waiver given to one lot owner does not entitle other lot owners to a similar waiver. SECTION 2: USE AND MAINTENANCE OF PROPERTY 2.1 All lots in the subdivision shall be for residential use only. No business venture shall be conducted in or about any property in the subdivision except for: (a) Builders,temporary sales offices or model homes and (b) One room offices which are not designated by exterior signs. 2.2 Each lot owner in the subdivision shall be responsible for the exterior maintenance, repair and landscaping on his property. Maintenance is to be done in accordance with usual community standards for residential subdivisions, striving to keep the natural aesthetics of the property. No owner shall permit the growth of noxious or annoying weeds on his property. All proposed landscape plans, including general plant materials and any fencing, will be submitted to the ACC for approval prior to commencement of this work. Within three months of occupancy of any house erected or constructed in BAILEY WOODS, the front, rear, and side yards of the lot upon which said house is being erected or constructed shall be fully and completely landscaped in accordance with the plan for such landscaping submitted to and approved by the ACC. 2.3 No boat, motor home, mobile home, camper, trailer, or recreation vehicle shall be kept in open public view in the subdivision. Such vehicles must be stored in a garage or in the side or backyard screened from public view and not extending beyond the front of the home. 2.4 Single family dwelling units shall have a total living area of not less than 1,650 square feet (exclusive of porches, decks and garage.) d 2.69'ON 3NI MN S3WOH NOOd3a WdT7:T EeO2 S '1")C 2.5 All structures within the subdivision shall have cedar shake, composition, or tile roofs. All windows shall be wood, vinyl, or clad wood windows, All exteriors shall be sided with cedar, manufactured siding boards (not T-1-11), brick, stucco, or as may be deemed acceptable by the ACC. 2.6 Easements as shown on the subdivision plat or as otherwise recorded shall be preserved by the respective lot owners, site improvements shall not be placed so as to interfere with the maintenance of any easement. The owner of any lot which has an easement shall maintain the easement at his expense, except for improvements for which a public authority or utility is responsible. 2.7 No disabled or dismantled vehicle shall be kept on any street or lot in public view for more than forty-eight (48) hours. No animals, livestock or poultry of any kind shall be kept on any subdivision lot, however, dogs, cats, and other household pets may be kept if in compliance with local controls and if they are not kept for any commercial breeding purposes. 2.8 All refuse shall be kept in sanitary containers and shall not be dumped in the subdivision.. These containers shall be stored in a screened area not visible from the street. 2.9 2.9 No trailer, van, bus, camper, truck, tent, garage, or storage structure located in the subdivision shall be used as a residence, either permanently or temporarily, furthermore, on-site vehicle parking shall be maintained to provide two enclosed parking spaces and two open parking spaces on all lots_ 2.10 No outside antenna shall be erected with the exception of Direct TV type mini dishes. 2.11 Solar collectors must be approved by the ACC. 2.12 No sign of any kind shall be posted on any lot except for one sign advertising the property for sale or rent. 2.13 All perimeter fencing not installed by the developer shall be a uniform design of materials and application. The boards shall be applied in a good and workmanlike fashion_ The height shall not exceed six feet. 2.14 Tract"A" (The Private Driveway) shall be maintained by Declarant until the time that all approvals and bonding requirements are met. After the approvals have been obtained and Tract"A"becomes established the lot owners shall have a one thirteenth interest in the tract and all responsibilities for taxes and maintenance. G'd 2.63'0H ONI MN S3WOH NODU38 Wd2b:T 8002'8 '100 SECTION 3: GENERAL PROVISIONS OF THE CC&R'S 3.1 These CC&R'S shall run with and burden each of the subdivision lots to the benefit of any party who holds any right,title or interest in any lot. 3.2 These CC&R'S shall run permanently with the land with respect to properties within BAILEY WOODS. 3.3 Any modifications, repeal or amendment to these CC&R'S must be executed and recorded by The ACC as long as Beacon Homes Northwest, Inc. holds title to any lot in the subdivision or is still in the process of exercising architectural control per Section 1. Other modification, repeal or amendments can only happen after The ACC has fulfilled its architectural responsibilities and Beacon Homes Northwest, Inc. no longer holds legal title to any lot and only if eighty percent (80) or more of the lot owners sign and record a written instrument 3.4 3.4 Notwithstanding the provisions of Paragraph 3.2 and 33, The ACC'S obligation to review plans pursuant to Section 1 of these CC&R'S shall continue upon the formation of a new review committee. This committee shall be formed from three homeowners of BAILEY WOODS This formation of the new ACC shall take place upon the final sale of the last property that Beacon Homes Northwest, Inc. owns. Beacon Homes Northwest, Inc.involvement int the ACC shall expire when it has fulfilled its responsibility of initial plan reviews for all lots, 3.5 The CC&R'S are enforceable by any lot owner in the subdivision. If legal proceedings of any type are begun so as to enforce these CC&R'S or to seek damages for any CC&R violations, the prevailing party shall recover reasonable attorney fees as determined by the trial or appellate courts. In witness whereof,the undersigned being the Declarant herein,has hereto set his hand on the _ _th day of NOVEMBER, 2003. Declarant Beacon Homes Northwest,Inc. Peter A. Kusyk, President State of Oregon,County of Washington, on this th day of November,2003 personally appeared Peter A. Kusyk, who being duly sworn did say that he is the President of Beacon Homes, Inc., and that said instrument was signed in behalf of said corporation by authority of its board of directors, and he acknowledged said instrument to be its voluntary act and deed. Before me: Notary Public for Oregon My commission expires: — S'd—• —L69'ON____ 9N I MN SSWOH NOOd98 Wd2t7:ti E002'8 '117)0 CITY OF TIGARD 10/10/2003 13125 SW Hall Blvd. 11:37:46AM iu A�1�;,� Tigard,Oregon 97223 . - __� (503) 63 9-417 1 Receipt #: 27200300000000004481 Date: 10/10/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2003-00011 [DEPOS]Customer Deposit 100-0000-229000 2,250.00 Line Item Total: $2,250.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check LARRY A.HULTQUIST KJP 1735 In Person 2,250.00 Payment Total: $2,250.00 -; 'Ire?, i i get{/041 r'.. _ Lovdc tttoh #_t 4 3 x * '�: '� LARRY A. HULTGUIST 4 �.. '14125 SW FERN STREET 503-521-1668 /��7 49 '- y, t , TIGARD,OR 97223 Date w Pay $ 2, 02, O t0 the J .. Order of .14t7' x-07. el' L 2tp v.,,?0 4 ` 46011 '' ._ ; , ' 1 ° R KeyBank National Association r a' ; �* t, Milwaukee,Oregon 97222 , t i ", ' V 1W' ''' ✓.� �� 1 * � $ •yam a. -�t7�.. <. � ' • f., � ��� i^''•ai .1 3� Y^17 m tee `4; a. - 'k.�!` . M V Y i "%bit,.bA n,. . 1'. ®C4rk,Amaxan Page 1 of 1 cReceipt.ipt CITY OF TIGARD 1 1/4/2003 13125 SW Hall Blvd. 1:04:1 IPM ,�1�r� Tigard,Oregon 97223 '__� (503) 63 9-4 17 1 Receipt #: 27200300000000004857 Date: 11/04/2903 Line Items: Case No Tran Code Description Revenue Account No Amount I'aid SUB2003-0001 I [LANDUS] SUB FINAL PLAT REV 100-0000-438000 295.00 Line Item Total: $295.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check LARRY A HULTQUIST SJR 1740 In Person 295.00 Payment Total: $295.00 LARRY A. HULTQUIST 1740 14125 SW FERN STREET 503-521-1668 / / /j I D 3 TIGARD,OR 97223 Date (l/ "fit/ Pay r the �!-t�� 7.;e , I i06,0■•• Order of 1 f�G� �I�t Dollars 8 o...a..,, 0.1.1E KeeyyBank National Association Key Prlvileoe Mifwaukle,Oregon 07222 1.800 IOY' For 54-1k-4 ~ ri A_#— C V6d- M t V 410Arlor 4.e,,.,, Page I of I rRrrrq,t.rpl (e r—tila103 c-asitits"113 414 L,io Suj3-uto3-OOOl1 zU �. 15 in • c Kxetl c � e -L � 110 ) t- t-7- Ge c,ij A C647-t_CA4 6-5 if- r`e---"- 0 e_,C 6 ho , v4, p,-to,2 yx.: 5 --1-1+-1 74 , I ■c'O -- G (e /c cqz ate- r l j ''- /i=! e'c t l' 4J +e c-7`- v i G 511-A- 6e- -7175 i A e_/ 1.C e4 a zz sue rt, 1 S �� Z8. 79(). O er p, nLa..itt e--1A-ec- i� 1 42ô3 ; p e4t_tet1 ref re , 124 l Z2 ) -444J c' ac_o u cad r ci e�.4;y. - a— - �i� Sac_ o 7L Ar 60,--i s 1+(&r- ,6, 5 6--1 c.. t �� rf v p/,t- pp---,, sa_1 _ , 4, '",.. ,.„44.11102711tr' 711k1111,MIIINIWI RECEIVED If NOV 1:Z 2003 11 CITY OF TIGARL) PLANNINEVENGIMMING ,r, Washington County,Oregon RETURN RECORDED DOCUMENT TO: • '+2003 08:54:55 AM 2003-206fi95 CITY HALL RECORDS DEPARTMENT, Cnts1 stn■21 RECORD81 CITY OF T!GARD S1+.oO$6.00$11.00•Total a$32.00 13125 SW Hall Blvd. Tigard,OR 97223 INDIVIDUAL 00505313200302066950030030 1,Jerry Hanson,Director of A men!and Taxation c and Ex-Officio County Clerk for Washington County, ,. `�_.,,,y „ 5 •Q 2.ap% ' a00 t l Oregon,do hereby certify that the within Instrument of ,7 File No. writing was received and recorded In the book of ;,, ! , records of cud county. (��.,�y�.�I MSAr. .. ...r:,. Jerry R.Hanson,Director DFRSSessmint and Taxation, Ex-Officio County Clerk EASEMENT SANITARY AND STORM SEWER PERMANENT T j� • Space above reserved for Washington County Recording information 7 h orn a c J. ck r di l an e E, P O h a r . hereinafter called the Grantors, grant and convey unto the City of Tigard a perpetual easement for constructing, reconstructing, operating, maintaining, inspecting, and repairing of an underground storm drainage line and sanitary sewer line,together with the right to remove, as necessary, vegetation, foliage, trees, and other obstructions on the parcel of land described in the attached Exhibit "A", situated in the City of Tigard,Washington County,State of Oregon. THE TRUE CONSIDERATION for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IT IS EXPRESSLY UNDERSTOOD that this easement does not convey any right, title, or interest except those expressly stated in this easement, nor otherwise prevent Grantors from the full use and dominion thereover; provided, however, that such use shall not interfere with the uses and purposes of the intent of the easement. IN CONSIDERATION of the premises, Grantee agrees that if said Grantee, its successors or assigns should cause said easement to be vacated, the right of the Grantee in the above-described easement will be forfeited and shall immediately revert to the Grantors,their successors,and assigns in the case of such event. TO HAVE AND TO HOLD the above-described and granted premises unto said Grantee, its successors,and assigns forever. IN WITNESS WHEREOF,I hereunto set my hand on this 7 > day of L). C.e 1 ,20 !3_-3 . ,ki14-11-.4/4... Za- t,r1Cr ._ ./(1--re--Ati, / qie2.---P---N---} Signature Signature V/45— SuJ I ero ST /9//1 Cidd Pe ►-n Si Address Address 71 C4fzl) 6V !7123 m 6; A--12: 6 t - 97.)-...)-3 STATE OF OREGON ) )ss. County of Washington ) This instrumentt was acknowledged before me on1 !x/7/03(date)by: 'T I/1 uovI S 7) . .C�h Ct y\ a vt et ) ( 4(\e E 7)0 A Ck YV _ (name of person(s)). �::4% OFFICIAL SEAL Notary's Signature JOSH H.FERRIS 1 I,,.1 OMMISSION NO.3599 6N ) My Commission Expires: J t a, 1 1O l 2��6 L M COMMISSION EXPIRES JULY 30,2006 ri Accepted on behalf of the City of Tigard this i 0 day of Dc-c-e-rn£. .y ,20 03. a ,.R jity Engineer feau. . NO CHANGE IN TAX STATEMENT I:\ENGIPUB-FORMNSANSE W-I.DOT . IlIII IIIIl II IIII I[I LOVE LAND SURVEYS, INC. 19310 ABERNETHY LANE P.O. BOX 307 GLADSTONE OR 97027-0307 (503) 656-4915 July 30, 2003 Job No. 02-2844 Larry Hultquist 20 foot wide utility easement. A tract of land, being a utility easement twenty feet in width, to be used for storm water and sanitary sewer purposes, over and across Lot 10, HANDY ACRES, a townplat recorded in Book 10, Page 31, Plat Records of Washington Colunty, Oregon, situated in the northwest one quarter of Section 4, Township 2 South, Range 1 West, Willamette Meridian, in the City of Tigard, Washington County and being more particularly described as follows: Beginning at a point on the east line of Washington County Partition Plat No. 2003-056, which is South 00°35'23" West 110.65 feet from the northeast corner thereof; thence continuing South 00°35'23" West along the east line of Washington County Partition Plat No. 2003-056, 20.00 feet; thence North 89°22'17" East 169.90 feet; thence North 00°36'38" East 130.62 feet to the north line of said Lot 10, HANDY ACRES; thence South 89°21'03" West along the north line of said Lot 10, HANDY ACRES, 20.00 feet; thence South 00°36'38" West, parallel with the easterly line of this easement, 110.61 feet to a point which is 20.00 feet north of the south line of this easement; thence South 89°22'17" West, parallel with the south line of this easement, 149.90 feet to the point of beginning. f i F G I S I E ?2 i s p r0F ES '• 10 tied L g—tait 4.1.P © EZ E G ` ..i..�_.r . ....• R 1C:HM-1 9 (Q v EXP/ ES ra/31/04 1111111111111111 I IIII I I III , 2003-K6695 ____` _—___.__._._------. _._ t'LU!;B.11.'!Iv E/S (L)SUMPE?? AREADRA v. IN N i,.- v Z •a N 'can ha ro `t, M F- li Ot to N r� h . O 0, o (.' C ca t ct �2'4 20'UTILITY N w U i' EAS&MENT7Q h tn CITYCrTIGARD . _ __. . .'.•,_ LP S 89'x'(7" W i49,9�0' I,' MO 5S-1 --.4t\5 SS s5 .. s.s S5 0 1'f�l SD-I fl • sT 5 5-f ;:7;1 3-1:)7.q:'• / :a,1• 'NL' N 092277" /69.90' I I I ' I I l 1 15A-C- 1,e-- YM1 E: WALNUT l N = I zi l I S s c..w, FpZrJ _ SON § NORTH Yf ' , .� , ‘7\N 1: T • ("\IN}N, s I fl 2/3/04 Conditions Associated With 3:43:44PM TIDEMARK Case #: SUB2003-00011 COMPUTER SYSTEMS. INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 UNDEVLPD ADJACENT PROP. LATERALS None NOT MET KSM 10/28/03 PLL 10. The applicant shall provide sanitary sewer laterals to the adjacent undeveloped properties. 1 PUBLIC H2O LINE EXTENSIONS None NOT MET KSM 10/28/03 PLL 11. Any extension of public water lines shall be shown on the proposed Public Facility Improvement(PFI)permit construction drawings and shall be reviewed and approved by the City's Water Department,as a part of the Engineering Department plan review. NOTE: An estimated 12%of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 1 PRVT H2O QUAL DESIGN PLANS/CALCS None NOT MET KSM 10/28/03 PLL 12. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department(Kim McMillan)as a part of the Public Facility Improvement(PFI)permit plans. 1 EROSION CONTROL PLAN None NOT MET KSM 10/28/03 PLL 13. An erosion control plan shall be provided as part of the Public Facility Improvement(PFI)permit drawings. The plan shall conform to the"Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition." 1 FINAL GRADING PLAN None NOT MET KSM 10/28/03 PLL 14. 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. 1 LOTS W/SLOPES 10-20%OR MORE None NOT MET KSM 10/28/03 PLL 15. The design engineer shall indicate,on the grading plan,which lots will have natural slopes between 10%and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 1 1200-C GENERAL PERMIT None NOT MET KSM 10/28/03 PLL 16. 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. 1 "NO PRKNG THIS SIDE OF ST." SIGNS None NOT MET KMS 10/28/03 PLL 17. The applicant's construction plans shall show"No Parking This Side of Street"signs along one side of Walnut Lane. 1 WA. CO.PLAT NAME RESERVATION None Met 3/10/03 MET 1/22/04 PLN 18. The applicant must provide evidence that Washington County has approved the plat name reservation. 1 LOTS 7-10 ACCESS EASEMENT REQMNTS None Met 1/22/04 MET 1/22/04 PLN 19. The applicant shall revise the plans to reflect the access easement to Lots 7-10 will be a separate tract,designed to private street standards. 1 REVISED STREET UTILITY PLAN None Met 1/22/04 MET 1/22/04 PLN 20. Submit a revised street utility plan that shows the location, species,and size(minimum 2-inch caliper)of required street trees along the public and private streets per the City's spacing standards of Section 18.745.040(C). 144-0-345/ FORM HOMEOWNER'S ASSOCIATION None Met 10/28/03 MET 10/28/03 PLL "lit, 7 21. Prior to approval of the final plat,the applicant shall demonstrate that they have formed and incorporated a homeowner's association. THIS IS A DUPLICATE OF CONDITION#26,THEREFORE THIS ONE HAS BEEN SIGNED-OFF AND#26 MUST BE MET. 1 COMPLETE ANNEXATION PROCESS OR... None Met 11/3/03 MET 11/5/03 MET 22. Prior to approval of the final plat,the applicant shall complete the annexation process or establish an alternate means of serving the site with utilities that do not extend outside the city limits. Page 2 of 4 CaseConditions..rpt 1 RECEIVED FE8 0 3 1004 BAILEY WOODS GARD COVENANTS, CONDITIONS, AND RESTRICTIONS 'NFERING THESE COVENANTS, CONDITIONS AND RESTRICTIONS (HEREAFTER REFERRED TO AS "CC&R'S) are made this "--7..2_,4-44th day of February, 2004, by Accent Custom Homes Ltd., an Oregon Corporation. Accent Custom Homes, Ltd. adopts these CC&R'S in order to insure architectural compatibility within the subdivision and to provide for minimum standards for the use and maintenance of lots and residences. These CC&R'S shall run with the land and shall burden each lot in BAILEY WOODS subdivision under the following terms and conditions. Also, for the purposes of these CC&R'S, the term "subdivision" shall mean all the property encumbered by these CC&R'S. SECTION l: ARCHITECTURAL CONTROLS 1. Before any structure may be constructed within the subdivision, the owner of the proposed construction site shall comply with these CC&R'S. Failure to do so shall be deemed a violation of the CC&R'S. (a) The architectural control committee, hereinafter referred to as "The ACC", shall consist of three (3) members, Judy Mitchell, Jeff Mitchell and Peter A. Kusyk 1.2 Any subdivision lot owner who intends to build or have built a residence shall submit the following to the ACC: (a) A proposed site plan showing the location, layout, dimensions and configuration of the proposed structure, as well as utility connections, drainage, grading plan, finished floor elevations and building elevations. (b) A proposed building plan and supporting drawings, showing the style and design of the proposed residence including the type of exterior materials and colors to be used. 1.3 Within fifteen (15) days after submission of the plans described in Section 1.2 to the ACC, the lot owner shall be informed in writing as to the plans acceptability. If any aspect of the plan does not conform to the ACC'S development concept for the subdivision, the lot owner shall revise and resubmit the plans until conformity with the development concept is reached and the plans are approved by the ACC. 1.4 The ACC shall have the exclusive right and authority to establish the subdivision's development concept. The concept must, however, be consistent with these CC&R'S, zoning restrictions, and other governmental controls which pertain to this location. The development concept may be modified from time to time and may very from lot to lot within the subdivision. 1.S After approval of the plan, the lot owner may begin construction in accordance with the plans. Construction not in conformity with the plans shall be deemed a violation of these CC&R'S. 1.6 If, after inspection, The ACC believes any construction is not in agreement with the approved plans, it may halt construction, without court order, and may require, without court order, that corrective action be taken before construction can continue. The ACC shall not be liable for any damages, delays or inconveniences caused by its inspection, whether or not these inspections results in the discovery and correction of any unapproved work. 1.7 The ACC reserves the right to waive, in its sole discretion, any of these CC&R'S when, in its reasonable judgment, such waiver will not cause a significant deviation from the subdivision's development concept. However, any such waiver must be in writing and signed by two members of the ACC. A waiver given to one lot owner does not entitle other lot owners to a similar waiver. SECTION 2: USE AND MAINTENANCE OF PROPERTY 2.1 All lots in the subdivision shall be for residential use only. No business venture shall be conducted in or about any property in the subdivision except for: (a) Builders, temporary sales offices or model homes and (b) One room offices which are not designated by exterior signs. 2.2 Each lot owner in the subdivision shall be responsible for the exterior maintenance, repair and landscaping on his property. Maintenance is to be done in accordance with usual community standards for residential subdivisions, striving to keep the natural aesthetics of the property. No owner shall permit the growth of noxious or annoying weeds on his property. All proposed landscape plans, including general plant materials and any fencing, will be submitted to the ACC for approval prior to commencement of this work. Within three months of occupancy of any house erected or constructed in BAILEY WOODS, the front, rear, and side yards of the lot upon which said house is being erected or constructed shall be fully and completely landscaped in accordance with the plan for such landscaping submitted to and approved by the ACC. 2.3 No boat, motor home, mobile home, camper, trailer, or recreation vehicle shall be kept in open public view in the subdivision. Such vehicles must be stored in a garage or in the side or backyard screened from public view and not extending beyond the front of the home. 2.4 Single family dwelling units shall have a total living area of not less than 1,650 square feet (exclusive of porches, decks and garage.) 2.5 All structures within the subdivision shall have cedar shake, composition, or tile roofs. All windows shall be wood, vinyl, or clad wood windows. All exteriors shall be sided with cedar, manufactured siding boards (not T-1-11), brick, stucco, or as may be deemed acceptable by the ACC. 2.6 Easements as shown on the subdivision plat or as otherwise recorded shall be preserved by the respective lot owners, site improvements shall not be placed so as to interfere with the maintenance of any easement. The owner of any lot which has an easement shall maintain the easement at his expense, except for improvements for which a public authority or utility is responsible. 2.7 No disabled or dismantled vehicle shall be kept on any street or lot in public view for more than forty-eight (48) hours. No animals, livestock or poultry of any kind shall be kept on any subdivision lot, however, dogs, cats, and other household pets may be kept if in compliance with local controls and if they are not kept for any commercial breeding purposes. 2.8 All refuse shall be kept in sanitary containers and shall not be dumped in the subdivision.. These containers shall be stored in a screened area not visible from the street. 2.9 No trailer, van, bus, camper, truck, tent, garage, or storage structure located in the subdivision shall be used as a residence, either permanently or temporarily, furthermore, on-site vehicle parking shall be maintained to provide two enclosed parking spaces and two open parking spaces on all lots. 2.10 No outside antenna shall be erected with the exception of Direct TV type mini dishes. 2.11 Solar collectors must be approved by the ACC. 2.12 No sign of any kind shall be posted on any lot except for one sign advertising the property for sale or rent. 2.13 All perimeter fencing not installed by the developer shall be a uniform design of materials and application. The boards shall be applied in a good and workmanlike fashion. The height shall not exceed six feet. 2.14 Tract "A" Lots 7,8,9,10 (The Private Driveway) shall be maintained by Larry Hultquist until the time that all approvals and bonding requirements are met. After the approvals have been obtained and Tract "A" becomes accepted by the approval authority, the lot owners of 7,8,9, and 10 shall have a one fourth interest in the tract and agree to share equally all responsibilities for taxes and maintenance thereof. SECTION 3: GENERAL PROVISIONS OF THE CC&R'S 3.1 These CC&R'S shall run with and burden each of the subdivision lots to the benefit of any party who holds any right, title or interest in any lot. 3.2 These CC&R'S shall run permanently with the land with respect to properties within BAILEY WOODS. 3.3 Any modifications, repeal or amendment to these CC&R'S must be executed and recorded by The ACC as long as Beacon Homes Northwest, Inc. and Accent Custom Homes, Ltd. holds title to any lot in the subdivision or is still in the process of exercising architectural control per Section 1. Other modification, repeal or amendments can only happen after The ACC has fulfilled its architectural responsibilities and Beacon Homes Northwest, Inc. and Accent Custom Homes, Ltd. no longer holds legal title to any lot and only if eighty percent(80) or more of the lot owners sign and record a written instrument 3.4 Notwithstanding the provisions of Paragraph 3.2 and 3.3, The ACC'S obligation to review plans pursuant to Section 1 of these CC&R'S shall continue upon the formation of a new review committee. This committee shall be formed from three homeowners of BAILEY WOODS. This formation of the new ACC shall take place upon the final sale of the last property that Beacon Homes Northwest, Inc, and Accent Custom Homes, Ltd . Beacon Homes Northwest, Inc. and Accent Custom Homes, Ltd., involvement in the ACC shall expire when it has fulfilled its responsibility of initial plan reviews for all lots. 3.5 The CC&R'S are enforceable by any lot owner in the subdivision. If legal proceedings of any type are begun so as to enforce these CC&R'S or to seek damages for any CC&R violations, the prevailing party shall recover reasonable attorney fees as determined by the trial or appellate courts. In witness whereof, the undersigned being the Declarant herein, has hereto set his hand on the 4'3 tIh�day of February, 2004. D cl t: e m Homes, Ltd. _ /,/,/, 7J7ychell, President arruuist, Developer o regon, County of Washington,on this_28' th day of(4ary AM personally appeared Judy Mitchell,who being duly sworn did say that she is the President of Accent Custom Homes,Ltd.,and that said instrument was signed in behalf of said -. := r on by authority of its board of directors, and she acknowledged said instrument to be its voluntary act and . . Before me: Notary Public for Oregon " OFFICIAL SEAL My commission expires: ' WENDY REUSSER NOTARY PUBLIC-OREGON °� COMMISSION NO.332096 MY COMMISSION EXPIRES MAR 27,2004 211 Conditions Associated With 2:41::1300 3PM TIDEMARK Case #: SUB2003-00011 COMPUTER SYSTEMS. INC .. t#t11C(i€ f (rnclsritatz _ .....:.::::: ( 1!. 11gt.d :B Tag !bit! 131. 1 COMPLETE ANNEXATION PROCESS OR.. None Met 11/3/2003 MET 11/5/2003 MET 22. Prior to approval of the final plat,the applicant shall complete the annexation process or establish an alternate means of serving the site with utilities that do not extend outside the city limits. 1 PAY ADDRESSING FEE None Met 9/23/2003 KSM 10/28/2003 ST 23. Prior to final plat approval,the applicant shall pay an addressing fee in the amount of$390.00. (STAFF CONTACT: Shirley Treat,Engineering). 1 PRVT STS JOINTLY OWNED/MAINTAINEE None Met 1/22/2004 KSM 1/22/2004 PLN 24. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it(them). 1 PROVIDE&RECORD CC&R'S None Met 11/14/2003 KSM 11/14/2003 ST 25. 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. 1 GPS COORDINATES None Met 11/13/2003 KSM 11/13/2003 PLL 27. 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. 1 F-PLAT SUBMISSION REQUIREMENTS None NOT MET KSM 10/28/2003 PLL 28. 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 SW Walnut Lane 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). 1 FORM HOMEOWNER'S ASSOCIATION None Met 10/28/2003 KSM 1/29/2004 ST 26. Prior to approval of the final plat,the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 1 PREVIOUS TREE REMOVAL VIOLATION None NOT MET MET 10/28/2003 PLL 29. The applicant shall relocate or replant any recently planted trees that were required for mitigating a previous tree removal violation if they are located within the area of construction or homebuilding and ensure that these trees survive for a minimum period of three years. 1 SIGN COMPLIANCE AGREEMENT None NOT MET MET 10/28/2003 PLL 30. The applicant/owner shall complete and submit a sign compliance agreement regarding the placement of permanent and temporary promotional signage. 1 PRVD. RECORDED F-PLAT PHOTOMYLAR None NOT MET KSM 10/28/2003 PLL 31. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar" copy of the recorded final plat. Page 3 of 4 CaseConditions..rpt Su Gioo.3- 0061/ BAILEY WOODS COVENANTS, CONDITIONS, AND RESTRICTIONS THESE COVENANTS, CONDITIONS AND RESTRICTIONS (HEREAFTER REFERRED TO AS "CC&R'S) are made this th day of DECEMBER, 2003, by Beacon Homes Northwest, Inc., an Oregon Corporation. Beacon Homes Northwest,Inc. adopts these CC&R'S in order to insure architectural compatibility within the subdivision and to provide for minimum standards for the use and maintenance of lots and residences. These CC&R'S shall run with the land and shall burden each lot in BAILEY WOODS subdivision under the following terms and conditions. Also, for the purposes of these CC&R'S, the term "subdivision" shall mean all the property encumbered by these CC&R'S. SECTION 1: ARCHITECTURAL CONTROLS 1. Before any structure may be constructed within the subdivision,the owner of the proposed construction site shall comply with these CC&R'S. Failure to do so shall be deemed a violation of the CC&R'S. (a) The architectural control committee, hereinafter referred to as "The ACC", shall consist of three (3) members, Marvin Bowman, Peter A. Kusyk, and Kurt H. Dalbey. 1.2 Any subdivision lot owner who intends to build or have built a residence shall submit the following to the ACC: (a) A proposed site plan showing the location, layout, dimensions and configuration of the proposed structure, as well as utility connections, drainage, grading plan, finished floor elevations and building elevations. (b) A proposed building plan and supporting drawings, showing the style and design of the proposed residence including the type of exterior materials and colors to be used. 1.3 Within fifteen (15) days after submission of the plans described in Section 1.2 to the ACC, the lot owner shall be informed in writing as to the plans acceptability. If any aspect of the plan does not conform to the ACC'S development concept for the subdivision, the lot owner shall revise and resubmit the plans until conformity with the development concept is reached and the plans are approved by the ACC. 1.4 The ACC shall have the exclusive right and authority to establish the subdivision's development concept. The concept must, however, be consistent with these CC&R'S, zoning restrictions, and other governmental controls which pertain to this location. The development • concept may be modified from time to time and may very from lot to lot within the subdivision. 1.5 After approval of the plan, the lot owner may begin construction in accordance with the plans. Construction not in conformity with the plans shall be deemed a violation of these CC&R'S. 1.6 If, after inspection, The ACC believes any construction is not in agreement with the approved plans, it may halt construction, without court order, and may require, without court order, that corrective action be taken before construction can continue. The ACC shall not be liable for any damages, delays or inconveniences caused by its inspection, whether or not these inspections results in the discovery and correction of any unapproved work. 1.7 The ACC reserves the right to waive, in its sole discretion, any of these CC&R'S when, in its reasonable judgment, such waiver will not cause a significant deviation from the subdivision's development concept. However, any such waiver must be in writing and signed by two members of the ACC. A waiver given to one lot owner does not entitle other lot owners to a similar waiver. SECTION 2: USE AND MAINTENANCE OF PROPERTY 2.1 All lots in the subdivision shall be for residential use only. No business venture shall be conducted in or about any property in the subdivision except for: (a) Builders, temporary sales offices or model homes and (b) One room offices which are not designated by exterior signs. 2.2 Each lot owner in the subdivision shall be responsible for the exterior maintenance, repair and landscaping on his property. Maintenance is to be done in accordance with usual community standards for residential subdivisions, striving to keep the natural aesthetics of the property. No owner shall permit the growth of noxious or annoying weeds on his property. All proposed landscape plans, including general plant materials and any fencing, will be submitted to the ACC for approval prior to commencement of this work. Within three months of occupancy of any house erected or constructed in BAILEY WOODS, the front,rear, and side yards of the lot upon which said house is being erected or constructed shall be fully and completely landscaped in accordance with the plan for such landscaping submitted to and approved by the ACC. 2.3 No boat, motor home,mobile home, camper,trailer, or recreation vehicle shall be kept in open public view in the subdivision. Such vehicles must be stored in a garage or in the side or backyard screened from public view and not extending beyond the front of the home. 2.4 Single family dwelling units shall have a total living area of not less than 1,650 square feet (exclusive of porches, decks and garage.) 2.5 All structures within the subdivision shall have cedar shake, composition, or tile roofs. All windows shall be wood,vinyl, or clad wood windows. All exteriors shall be sided with • cedar, manufactured siding boards (not T-1-11), brick, stucco, or as may be deemed acceptable by the ACC. 2.6 Easements as shown on the subdivision plat or as otherwise recorded shall be preserved by the respective lot owners, site improvements shall not be placed so as to interfere with the maintenance of any easement. The owner of any lot which has an easement shall maintain the easement at his expense, except for improvements for which a public authority or utility is responsible. 2.7 No disabled or dismantled vehicle shall be kept on any street or lot in public view for more than forty-eight (48)hours. No animals, livestock or poultry of any kind shall be kept on any subdivision lot, however, dogs, cats, and other household pets may be kept if in compliance with local controls and if they are not kept for any commercial breeding purposes. 2.8 All refuse shall be kept in sanitary containers and shall not be dumped in the subdivision.. These containers shall be stored in a screened area not visible from the street. 2.9 2.9 No trailer, van, bus, camper,truck, tent, garage, or storage structure located in the subdivision shall be used as a residence, either permanently or temporarily, furthermore, on-site vehicle parking shall be maintained to provide two enclosed parking spaces and two open parking spaces on all lots. 2.10 No outside antenna shall be erected with the exception of Direct TV type mini dishes. 2.11 Solar collectors must be approved by the ACC. 2.12 No sign of any kind shall be posted on any lot except for one sign advertising the property for sale or rent. 2.13 All perimeter fencing not installed by the developer shall be a uniform design of materials and application. The boards shall be applied in a good and workmanlike fashion. The height shall not exceed six feet. 2.14 Tract "A" (The Private Driveway) shall be maintained by Declarant until the time that all approvals and bonding requirements are met. After the approvals have been obtained and Tract "A" becomes established the lot owners shall have a one thirteenth interest in the tract and all responsibilities for taxes and maintenance. �I SECTION 3: GENERAL PROVISIONS OF THE CC&R'S 3.1 These CC&R'S shall run with and burden each of the subdivision lots to the benefit of any party who holds any right, title or interest in any lot. 3.2 These CC&R'S shall run permanently with the land with respect to properties within BAILEY WOODS. 3.3 Any modifications, repeal or amendment to these CC&R'S must be executed and recorded by The ACC as long as Beacon Homes Northwest,Inc. holds title to any lot in the subdivision or is still in the process of exercising architectural control per Section 1. Other modification, repeal or amendments can only happen after The ACC has fulfilled its architectural responsibilities and Beacon Homes Northwest, Inc. no longer holds legal title to any lot and only if eighty percent(80) or more of the lot owners sign and record a written instrument 3.4 3.4 Notwithstanding the provisions of Paragraph 3.2 and 3.3, The ACC'S obligation to review plans pursuant to Section 1 of these CC&R'S shall continue upon the formation of a new review committee. This committee shall be formed from three homeowners of BAILEY WOODS This formation of the new ACC shall take place upon the final sale of the last property that Beacon Homes Northwest, Inc. owns. Beacon Homes Northwest, Inc.involvement int the ACC shall expire when it has fulfilled its responsibility of initial plan reviews for all lots. 3.5 The CC&R'S are enforceable by any lot owner in the subdivision. If legal proceedings of any type are begun so as to enforce these CC&R'S or to seek damages for any CC&R violations, the prevailing party shall recover reasonable attorney fees as determined by the trial or appellate courts. In witness whereof, the undersigned being the Declarant herein, has hereto set his hand on the_ th day of DECEMBER, 2003. Declarant: Beacon Homes Northwest, Inc. Peter A. Kusyk, President State of Oregon, County of Washington,on this th day of DECEMBER,2003 personally appeared Peter A. Kusyk,who being duly sworn did say that he is the President of Beacon Homes, Inc.,and that said instrument was signed in behalf of said corporation by authority of its board of directors,and he acknowledged said instrument to be its voluntary act and deed. Before me: Notary Public for Oregon My commission expires: SIGN COMPLIANCE AGREEMENT Witnesseth: This agreement dated the day of - - 20 'between the City of Tigard, as a municipality of the State of Oregon, hereinafter termed the "City', and a rrt l-kA(-f «jst hereinafter termed the "Developer". WHEREAS, the Developer has applied to the City for approval of Pa11e1 iALA-A located in Township ; South, Range One (1 ) West, Section 64 BC , Willamette Meridian, Washington County, Oregon, and WHEREAS, the City has adopted standards in the Community Development Code Chapter 18 for signs; NOW, THEREFORE, it is hereby agreed as follows: The Developer agrees that all signage both temporary and permanent will comply with City sign regulations. The Developer further agrees and acknowledges to be responsible for the rectifying of any and all sign regulation violations during the marketing and initial sale of all properties within said development. The Developer further agrees that, should sign regulations be violated, to be subject to all citations that may be issued during the initial sale and marketing of the properties. Developer. �� r. n1, 1 i - 4_� t s � O By: 4,-,„� The City of Tigard: 111i(pcyan ratty By: (Attached Notary Acknowledgement hereto) OFFICIAL SEAL t OFFICIAL SEAL ����- �*�.`��;' CHERYL A CAINES 1."..,;:e;� CHERYL A CAINES Ci"J'r Nn1MW PI1BI iC"OP,FC,nN .;1Pal' Jr. Af1V P.tai iR.hRFf,i J 1. � COMM!! NO.371603 • INDIVIDUAL ACKNOWLEDGMEr.T MY COMMISSION EXh n1ES AUG.14,2007 $T S S.4 S t .* . i O t t �;%s,:.w.v,�s::w.....s,,,,,,.ac...2.,...a:•ay..•a::= S.=>.=:.0 g o .i.,,%,..tt ".q, : State/ On this the of nd day of Apr i I v , c -Ov , , Commonwealth of Or If e�(o on SS Day Month Year ` !,. �;: �� ��,�-,` before me, �enl C'a,nes :? pCounty of I vn Name of Nota Public g I the undersigned Notary Public, personally appeared %? 4 r 4 Mor a A 'rra-c1 >> 4 Name of Signer(s) Ce; ,g personally known to me << ❑ proved to me on the basis of satisfactory evidence 4 4 OFFICIAL SEAL • to be the person(s) whose name(s) is/are subscribed 4 x it CHERYL A CANES to the within instrument, and acknowledged that 4 x-r: NOTARY PUBLIC OREGON he/she/they executed it. jj COMMISSION N0.371603 MY COMMISSION EXPIRES AUG. 14,2007 4 WITNESS my hand and official seal. .A 4 A • 0_,//uAY a- dr-ct,ti-- .,. CG Signature of Notary Public .� S (. I OPTIONAL RIGHT THUMBPRINT RIGHT THUMBPRINT �)Though the information in this section is not required by law, it may prove valuable to OF SIGNER#1 OF SIGNER#2 persons relying on the document and could prevent fraudulent removal and Top of thumb here Top of thumb here v? 4 reattachment of this form to another document. ? Description of Attached Document „ Title or Type of Document: Si 1v 1 eovv. i; nc e A-1 rel^'`'t et+ (`' Document Date: 4� 4 Number of Pages: ( '? p Signer(s) Other Than Named Above: Lar1 1CC c,tCC?C(1CZ >CCcC CC CCJe,CZ�4"` C G ) 6 ©1999 National Notary Association•9350 De Soto Ave.,P.O.Box 2402•Chatsworth,CA 91313-2402•www.nationalnotary.org Item No.5170 Reorder:Call Toll-Free 1-800-876-6827 • • 4' �`, COMMISSION I /1603 • ' INDIVIDUAL ACKNOWLEDGMENT MYCOMMISSISN a PI• ; • ii N; State/ On this the amt day of Apr; ( , ado 4 , >> Commonwealth of br e j o✓' Day Month Year ;v� LL ss. e s C County of 1/,-)O.ktinci T0n before me, Cheryl P eao'^Notary j Name of Nota Public the undersigned Notary Public, personally appeared >> 4 J_ ,r r If .l 4 i s f C e of Signer(s) Ce., %personally known to me A (4 ❑ proved to me on the basis of satisfactory evidence �� 4 to be the person(s) whose name(s) is/are subscribed -../.75.c. to the within instrument, and acknowledged that . OFFICIAL Icl,�l_sEAL he/she/they executed it. j� R�.� -; ' CHERYL A CAINES �� CC �''' NOTI+.nY F� t_IC-OREGON ��. COMMISSION NO.371603 WITNESS my hand and official seal. :>> k MY COMMISSION EXPIRES AUG. 14,2007 j) a• Ca Signature of Notary Public g/ <<: OPTIONAL (�• Though the information in this section is not required by law,it may prove valuable to RIGHT THUMBPRINT RIGHT THUMBPRINT g 9 Y Y P OF SIGNER#1 OF SIGNER#2 �� persons relying on the document and could prevent fraudulent removal and Top of thumb here Top of thumb here j� reattachment of this form to another document. CY Description of Attached Document >> kTitle or Type of Document: Si in CArnel r cant'? kreQ rrNe f A r eDocument Date: 4" a'b L( Number of Pages: Ce: p Signer(s) Other Than Named Above: Marc rV10�q G e) ��c `'� Ce e∎__ 'CtJ G`eCS ` ;<SC;c <—:-> t7 tSCC4 '- `c-K,K.;� t>Ct;` ;c)c;c ,<;(: -c'cA;' , ..., 0"4:g:Kg4Kg4Kg_", •,A ©1999 National Notary Association•9350 De Solo Ave.,P.O.Box 2402•Chatsworth,CA 91313-2402•www.nationalnotary.org Item No.5170 Reorder:Call Toll-Free 1-800-876-6827 ? 543uo3_Do CITY OF TIGARD '� �' EXPENDITURE REQUEST This form is a multi-use form. Appropriate receipts and documentation must be attached to this form. Approved request due Monday 5:00 PM to A/P for checks by Friday(week opposite payroll only). VENDOR NO.: DATE: 07-07-04 / PAYABLE TO : Larry Hultquist REQUESTED BY: Morgan Tracy 14125 SW Fern St. Tigard, OR 97223 MISCELLANEOUS EXPENDITURES: Date Description, Invoice No., etc. Account No. Amount 07-07-04 Refund of mitigation deposit 100-0000-229000 $2,250.00 . a 6,1.003 -0,00// /la e01 ' 'o '-ify�/ .tAcc /9/6 0.3 /735 444-- TOTAL $2,250.00 Mileage 36.5¢ APPROPRIATION BALANCE: AS OF: PURCHASING: APPROVALS: (IF UNDER$50) Section Manager/Professional Staff (IF UNDER$2500) Division Manager . W — (IF UNDER$7500) Department Manager (IF UNDER$25000) City Manager (IF OVER$25000) Local Contract Review Board CII Y U1N 1'UAKI) 13125 SW Hall Blvd. 9:30:50AM '4.1,,<.. ;,, Tigard,Oregon 97223 1.. (503) 63 9-417 1 Receipt #: 27200300000000004481 Date: 10/10/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2003-00011 [DEPOS]Customer Deposit 100-0000-229000 2,250.00 Line Item Total: $2,250.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Pal-' Check LARRY A. HULTQUIST KJP 1735 In Person 2,250.00 Payment Total: $2,250.00 Page 1 of 1 cReceipt.rpt Fees Associated With 9:51:40AM -..f.-)( � Case#: SUB2003-00011 City of Tigard Fee Start End Revenue Created Dept Description By Date Amount Due Type Date Date Account Number PRMT 1/1/1990 12/31/2005 [LANDUS]APPLICATION FEE 100-0000-438000 PLN 6/3/2003 4,230.00 0.00 ADD! 6/6/2000 12/31/2005 [EADDRE]Address Fee 100-0000-433070 KSM 9/8/2003 390.00 0.00 PLM 1/1/1990 12/31/2005 [LANDUS] SUB FINAL PLAT REV 100-0000-438000 KSM 9/8/2003 295.00 0.00 CUS3 4/12/2001 12/31/2005 [DEPOS]Customer Deposit 100-0000-229000 KJP 10/10/2003 2,250.00 0.00 PLM 1/1/1990 12/31/2005 [LANDUS] SUB FINAL PLAT REV 100-0000-438000 SJR 11/4/2003 501.00 501.00 ADD1 6/6/2000 12/31/2005 [EADDRE]Address Fee 100-0000-433070 ST 11/24/2003 30.00 0.00 CUS3 4/12/2001 12/31/2005 Refund- [DEPOS]Customer Depo 100-0000-229000 DLH 7/16/2004 -2,250.00 0.00 Total: $501.00 Page 1 of 1 CaseFees..rpt CITY OF TIGARD ecci EXPENDITURE REQUEST r,D5 —ouch J This form is a multi-use form. Appropriate receipts and documentation must be attached to this form. Approved request due Monday 5:00 PM to A/P for checks by Friday(week opposite payroll only). VENDOR NO.: DATE: 07-07-04 PAYABLE TO : Larry Hultquist REQUESTED BY: Morgan Tracy 14125 SW Fern St. Tigard,OR 97223 MISCELLANEOUS EXPENDITURES: Date Description, Invoice No.,etc. Account No. Amount 07-07-04 Refund of mitigation deposit 100-0000-229000 $2,250.00 _ TOTAL $2,250.00_ Mileage 36.50 APPROPRIATION BALANCE: AS OF: PURCHASING: APPROVALS: (IF UNDER$50) Section Manager/Professional Staff (IF UNDER$2500) Division Manager A (IF UNDER$7500) Department Manager (IF UNDER $25000) City Manager (IF OVER$25000) Local Contract Review Board Affittad- re�/lel F ctriv. <25%r' I-r►e vk yw�z�h fetiAii p¢7o04,194v'� — Tree Removal: Chapter 18.790 requires mitigation of trees over 12-inch diameter at breast height (dbh) removed as part of the development of the site. The applicant has submitted a tree inventory prepared by a certified arborist. The tree inventory does not account for the trees on the Bowman parcel; a 36-inch and a 24-inch fir tree. One 12.75-inch Ash tree on the eastern edge of the project has been identified as hazardous and may be removed without need for mitigation. In addition there are a 16.5-inch birch, a 13.25-inch fir and a 13.5-inch willow. The applicant has not proposed removing these trees for purposes of creating the lots; however, it is likely the 36 inch fir and the 24-inch fir will require removal to site the future homes. The applicant may propose removing these trees and provide mitigation for 30 caliper inches (removing 2 of 5 trees = 40% removal, requires 50% mitigation of the total 60 caliper inches). The applicant will be required to submit a mitigation program to account for the required removal and that indicates how mitigation will be accounted for. In October of 2001, several trees were removed from the Hultquist Parcel illegally, totaling 264 caliper inches. As this represented more than 75% of the trees on the property, 100% of the caliper inches were required to be mitigated. The applicant opted to replant the required number of trees on his property. While none of these trees is greater than 12 inches in diameter, they are required to be preserved and maintained as part of continuing compliance for the previous violation. Should any of these trees require removal to accommodate the new houses or street improvements for the proposed subdivision, or are damaged during the development of that site, those trees shall be either replaced or payment made in-lieu of replanting. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: • Submit a tree mitigation plan and/or program for the trees that will require removal. The applicant shall specify whether and where the mitigation will occur on site, off site, or be offset with a payment in-lieu. If proposing the payment in-lieu, such payment shall be made prior to approval of the final plat. If proposing to replant, the applicant shall submit a bond or cash deposit for the value of the mitigation, based on the current payment in-lieu fee. Upon final inspection and acceptance of the replanting by the City Forester, the deposit or bond shall be returned. • The applicant shall relocate or replant any recently planted trees that were required for mitigating a previous tree removal violation if they are located within the area of construction or homebuilding and ensure that these trees survive for a minimum period of three years. • Prior to ANY site work, a tree protection plan, prepared by a certified arborist shall be prepared and submitted to the City Forester for review and approval. Once approved, tree protection measures must be installed for all trees to be retained. Once installed, the City Forester must inspect the tree protection measures. Page Break • The applicant shall acknowledge in writing that the development code provides for the following penalties if the trees on site are damaged or removed: Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most • John O'Shea,Consulting Arborist RECEIVED 433 SE 70th Avenue Portland OR 97215 JUL 2004 (503)408-9308 e: banjoist©gwest.net CITY OF TIGARD PLANNINO/FNCINFF+° www.im4trees.com .CC(1324127-avorl re r or{r- e, 7/01/04 L Hultquist soh 141 5 SW Fern St., r � f 9 Tigard, OR 97223 Report for Bailey woods 14125 SW Fern St., Tigard ASSIGNMENT Mr. Hultquist saved a tree during construction, which he had previously slated for removal. He is now employing me to examine this tree and give my opinion of its health and it's viability. OBSERVATIONS The tree is a fir(Pseudotsuga menzeisii) of 35" dbh. It has an obvious wound at about 5' height on the trunk in an area roughly 1' square. This wound was sprayed with pruning paint. On the trunk, some limbs were cut off to a height of 30' approximately. The ground nearby was compacted and filled slightly. Also, a foundation was dug nearby. The owner tells me that this was the only digging here. I used a hand shovel to verify that few large roots were cut. There were several smaller than 1/2" diameter roots cut however. DISCUSSION AND RECOMMENDATIONS Wounds are serious the closer they are to the ground, or underground. In my opinion, the mechanical wound at 5' is not severe. It does need to be traced by a qualified professional to remove loose bark which might create problems later. The stubs of branches also should be cut back to branch collars. This is a task that most professionals and certainly certified arborists could perform. It would neaten the appearance and prevent rot and bugs from colonizing the stubs. /etrr. He-a/-pe-tf-- 1 771 ale, OA, -e-r. e a•6) rr 01-c / Hael 7 es , e; / • //.e__ /G:ILIF (mac, ex-it eve ® I— GL5 J rr . //a2 ?7 5, (..er CL)Oj L �f- �� 33 - 0 / 3E5 0 - 5-77 - 33 33 CITY OF TIGARD OREGON July 21, 2004 • Larry Hultquist 14125 SW Fern St. Tigard, OR 97223 Re: Permit No. SUB2003-00011 Dear Mr. Hultquist: The City of Tigard has processed a refund for deposit of fees on the above referenced permit for the following: Site Address: 14125 SW Fern St. Project Name: Bailey Woods Subdivision Job No.: N/A Refund: Check#032994 in the amount of$2,250.00. Credit card"return"receipt in the amount of$N/A. Notes: Refund of deposit for mitigation of trees. If you have any questions please contact me at(503) 718-2430. Sincerely, Dianna Howse Permit Specialist Enc. 13125 SW HaVax ,5 O gai741(N 9-4171 TDD (503)684-2772 Y I I(a/�lil), ()HEWN 0 3 2 9 9 4 Vendor: Larry Hulquist Check Date: 07/20/2004 Vendor No: PER0022 I Vendor Acct No: Check Amount: $2,250.00 Invoice Number Date Description Invoice Amount Refund-Permit 07/19/2004 Hultquist,Larry/T03-4481/SUB03-0001 I 2,250.00 • • CITY OF TIGARD BANK OF AMERICA 24-7038 0 3 2 9 9 4 13125 S.W. Hall Blvd. PORTLAND.OREGON 97204 3230 �'JA Tigard, OR 97223 ^ _ (503) 639-4171 CITY OF TIGARD Fed. I.D. #93-0503940 VOID AFTER 180 DAYS Pay: *** Two thousand two hundred fifty dollars and Zero cents Date Amount 07/20/2004 $2,250.00 To the order of: Larry Hulquist • 14125 SW Fern St4 Tigard,OR 97223 II'0 Is 'B SECURITY FEATURES INCLUDED.DETAILS ON BACK. e+ •