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SUB2004-00002
SUB2004 - 00002 REBECCA MEADOWS SUBDIVISION _ ' '' '- ti(3110616111r1i1PCMIWIS-OC ''',.,---:',t - - ,---m- A 0.,",,,,,, s { m + 4 1 � '4 !, �€ CITYOFTIGARD 1. ; 6 >7 . js muraty�Devekprt � "" A 120 DAYS = 7/29/2004 SECTION I. APPLICATION SUMMARY FILE NAME: REBECCA MEADOWS SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2004-00002 Adjustment VAR VAR2004-00018 Adjustment VAR VAR2004-00019 Adjustment VAR VAR2004-00020 Adjustment VAR VAR2004-00034 Adjustment VAR VAR2004-00035 Adjustment VAR VAR2004-00036 REQUEST: The applicant is requesting approval for a five-lot subdivision of .54 acres of land. The applicant is also requesting approval of six adjustments for the following: . To reduce both side yard setbacks on three of the lots from five to four feet; To reduce the corner side yard setback on the lot adjacent to SW Durham Road from ten to eight feet. The adjustments are being requested to allow a 20-foot-wide home to be constructed on each lot. APPLICANT/ Keystone Development APPLICANT'S SFA Design Group, LLC OWNER: Attn: Jim Polak REP.: Attn: Matthew Sprague PO Box 476 9020 SW Washington Square Drive Lake Oswego, OR 97034 Suite 350 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential ZONE: R-12 Medium Density Residential. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 7925 SW Durham Road; WCTM 2S112CD, Tax Lot 1100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's design has 'APPROVED the above request subject to certain conditions of approval. The findings and core ,.t1S oh:Which the decision is based are noted in Section VI of this Decision. # ,,,, NOTICE OF DECISION PAGE 1 OF 27 SUB2004-00002—REBECCA MEADOWS 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 (Mathew Scheidegger, 639-4171, ext. 2437) for review and approval: 1. Provide a protection plan for all trees located within close proximity of common property lines. 2. Prior to commencing on-site improvements, the applicant shall submit a final Tree Protection Plan to the City Forester for review and approval that shows exactly how far the tree protection fencing will be from the face of each protected tree that will be impacted by construction activities within its dripline. The applicant, through their Project Arborist, shall justify the close proximity of the construction activities to the trees, and certify that the activities will not adversely impact the overall and long-term health and stability of each tree. 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. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 3. Prior to commencing onsite improvements, A Public Facility Improvement (PFI) permit is required for this project to cover public street improvements and any other work in the public right-of-way (ROW). 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). 4. 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. 5. 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. 6. Additional right-of-way shall be dedicated to the Public along the frontage of 79th Avenue to increase the right-of-way to 29 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 7. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of 79th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a half street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip; NOTICE OF DECISION PAGE 2 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 79th Avenue in a safe manner, as approved by the Engineering Department. 8. 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 completion of the Carol Ann Court cul-de-sac. Improvements shall be designed and constructed to local street standards, with the sidewalks placed curb-tight to conform to the existing sidewalk along the other half of the cul-de-sac. 9. A profile of 79th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 10. Lots 1-5 shall not be permitted to access directly onto 79th Avenue. 11. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 12. 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. 13. Final design plans and calculations for the proposed public water quality/detention facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 14. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWIN CON 3 N ALL BE COMPLIED WITH AT ALL TIMES: 15. The property owner/applicant and their assigns are responsible for complying with the following requirement: The Project Arborist shall inspect the site at a minimum of every two weeks, and at any time when intrusions into the TPZ are required. The project arborist shall submit written reports to the City Forester a minimum of once every two weeks, as he monitors the construction activities and progress. These reports shall include any changes that may have occurred to the TPZ as well as indicate the condition and location of the tree protection fencing. If the amount of TPZ was reduced, then the Project Arborist shall justify why the NOTICE OF DECISION PAGE 3 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall and long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist and appropriate remedies can be imposed, if necessary. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 2437) for review and approval: 16. Provide a plat name reservation approval from Washington County prior to final plat approval. 17. Prior to final plat approval, the applicant will provide evidence that all of Tualatin Valley Fire and Rescue's concerns and conditions have been addressed and agreed to. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 18. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $300.00. (STAFF CONTACT: Shirley Treat, Engineering). 19. Prior to final plat approval, the applicant shall pay $637.00 to the City for the striping of the bike lane along the frontage of 79 Avenue. 20. 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. 21. 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 79th Avenue and Carol Ann Court 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 three 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: NOTICE OF DECISION PAGE 4 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 2437) for review and approval: 22. Provide and implement a plan showing street trees planted according to 18.745.040.0 of the Tigard Development Code. 23. Choose a street tree from the Tigard Street Tree List. 24. Prior to the issuance of building permits, the developer shall sign a copy of the city's sign compliance agreement. 25. Provide a map showing that visual clearance is and will remain unobstructed. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 26. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 27. 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. 28. 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). 29. Prior to issuance of building ermits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-bunts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 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 27 SUB2004-00002-REBECCA MEADOWS 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. 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. NOTICE OF DECISION PAGE 6 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION 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: A search of city records indicates that the subject parcel does not have any previous land use cases on file. Site Information and Proposal Description: The applicant is requesting approval for a five-lot subdivision of .54 acres of land. The applicant is also requesting approval of six adjustments for the following: • To reduce both side yard setbacks on three of the lots from five to four feet. • To reduce the corner side yard setback on the lot adjacent to SW Durham Road from ten to eight feet. The adjustments are being requested to allow a 20-foot-wide home to be constructed on each lot. Vicinity Information: The proposed development lies within the City of Ticard at the corner of SW Durham and SW 79th Avenue and is accessed from SW Carol Ann Court. No other access points are available to the site due to previous construction surrounding the subject property. The entire area is zoned R-12. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The City mailed notice to property owners within 500 feet of the subject site. Letters were received from Betty Hagan and Robert Quinn. The letters raise the following issues: Durham has been overbuilt already and currently traffic is a nightmare. Staff Response: The density for the subject site is four to five units. The applicant is proposing five units. Therefore, the applicant is within the allowed density. The continued loss of green space and the continued growth of asphalt and cement have created an increasingly ugly and uninviting Tigard. NOTICE OF DECISION PAGE 7 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION Staff Response: The subject site is an existing single-family dwelling with no associated green space. The applicant is required to landscape 20 percent of the subject site, which will be met by providing yards for the proposed houses. To reduce side yard setbacks on three lots and on the lot adjacent to SW Durham just to allow for more 20-foot-wide huts is less than good planning. Staff Response: By allowing the adjustment to the side yard setbacks, the applicant will be able to provide wider and more livable housing units. The Tigard Development Code allows adjustments to the required setbacks as long as the approval criteria have been met. The requested adjustments are addressed in the body of this decision (Chapter 18.370 Variances and Adjustments). Somehow I thought a Planning Commission was established to provide a hospitable, well managed efficient and pleasantly developed community. The Commission has not protected Tigard or its constituents. Staff Response: The proposed subdivision is a Type II application. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director. Type III-PC applications are heard by Planning Commission. Type III procedures also apply to quasi-judicial permits and actions that predominantly contain discretionary approval criteria. The density for this area was established over 20 years ago with adoption of the City Comprehensive Plan and Zoning. Please turn down the proposed subdivision because of excess traffic, including drugs. Land to the east are adding more homes soon and the additional homes will add pressure on Tigard High School. Staff Response: Five additional units do not trigger the requirement of a traffic study. The Tigard Police Department and the Tigard Tualatin School District have been notified of the proposal and offered no comment. 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 A. .licable Develo•ment Code Sections :. 1 variances an, A .justments 18.510 Residential Zoning Districts 18.705 Access, Egress and Circulation) 18.715 Density) 18.730 Exceptions to Development Standards) 18.745 Landscaping and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.775 Sensitive Lands) 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) NOTICE OF DECISION PAGE 8 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming Situations), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: Approval through two-step process. An application for a subdivision shall be processed through a two-step process: the preliminary plat and the final plat. The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration; and The final plat shall reflect all conditions of approval of the preliminary plat. The applicant has submitted a preliminary plat for approval consideration. Final plat review will occur after the decision is final. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. The applicant is responsible for ensuring that the plat satisfies any requirements of Oregon Revised Statutes (ORS) Chapter 92 beyond what is already required in the Tigard Development Code. Such conformance is assured through Washington County's plat review. Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The applicant is proposing to average the lot sizes in order to meet the minimum lot size for the R-12 zoning district. The largest of the proposed lots is 4,005 square feet. Therefore, the proposed lots are not large enough for future re-division. 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 proposed lots range from 2,653 to 4,005 square feet. The smallest lot at 87% of the minimum is 7% over the requirement. The applicant is proposing to develop a total of five lots. Therefore, the average lot size for the development is 3,158 square feet. The minimum lot size for the R-12 zoning district is 3,050 square feet. This standard has been satisfied. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. The applicant has not proposed a sales office; however, if one is later requested, it will be reviewed through a separate temporary use permit process. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. Due to the topography of the site, storm water is anticipated to leave the site and not cause flooding. Storm drainage facilities will be reviewed by Clean Water Services and also by the City for conformance with design and construction standards. NOTICE OF DECISION PAGE 9 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100-year floodplain outside the zero-foot rise floodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The site is not within nor adjacent to the 100-year floodplain. This standard is not applicable. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. There are no flood hazards identified for this site. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Drainage is discussed in greater detail under the Street and Utility Improvement section and addresses issues related to storm water detention facilities. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). Base flood elevation data was not provided for the proposed subdivision. The proposed site is approximately .54 acres. According to the standard, developments under five acres are exempt from this criterion. Therefore, this standard does not apply. Section 18.430.030 (E) describes the approval process for Phased Developments. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without re-applying for a preliminary plat. The criteria for approving a phased site development review proposal are: The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development. Therefore, this standard does not apply. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the zoning ordinance and other applicable ordinance and regulations will be assured through review and imposition of conditions of approval as necessary, as outlined in this decision. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; NOTICE OF DECISION PAGE 10 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION The applicant has indicated that the plat name is not a duplicate. However, no plat name reservation approval from Washington County has been submitted. Therefore, the applicant will provide a plat name reservation approval from Washington County 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 already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and This will be discussed in greater detail under Tigard Development Code (TDC) Chapter 18.705 (Access, Egress & Circulation), and Chapter 18.810 (Street and Utility Improvement Standards). An explanation has been provided for all common improvements. The applicant's narrative provides the necessary explanation for all common improvements. Section 18.430.060A. authorizes the granting of adjustments for subdivisions in accordance with 18.430.050, provided that the application shall be made with a preliminary plat application with the criteria for granting such adjustments are contained in Section 18.37 020 C1. The applicant has requested six adjustments, which are addressed under Chapter 18.370 (Variances and Adjustments). FINDING: Based on the analysis above, the subdivision standards have not been satisfied. If the applicant complies with the condition listed below, the standard will be met. CONDITION: Provide a plat name reservation approval from Washington County prior to final plat approval. Variances and Adjustments (18.370) Section 18.370.020.B — Development Adjustments, the following development adjustments will be granted by means of a Type I procedure, as governed by Section 18.390.030 using approval criteria contained in Subsection B2 below: The applicant is requesting six development adjustments to the side yard setbacks for proposed lots three, four, and five. The request will result in four-foot side yard setbacks for lots three and four, and a four-foot side yard on the north side of lot five. A request to adjust the street facing side yard of proposed lot five from ten feet to eight feet is also being requested. A demonstration that the adjustment requested is the least required to achieve the desired effect; According to the applicant, the adjustment will result in the ability to provide a home with a 20-foot width on each lot. Twenty feet is critical to the living space of the home whereas, 18 feet is not a desirable width for the unit types the developer is proposing. The request for the adjustments is the minimum required to achieve the desired unit width. The adjustment will result in the preservation of trees, if trees are present in the development area; No trees are designated for preservation in the adjusted areas. Therefore, this standard does not apply. The adjustment will not impede adequate emergency access to the site; The requested adjustments are for side yards only. Therefore, access to the proposed parcels will not be impeded. The parcels will take access from SW Carol Ann Ct. and emergency access will also be available at the rear of the proposed parcels (SW 79th Avenue). There is not a reasonable alternative to the adjustment which achieves the desired effect. NOTICE OF DECISION PAGE 11 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION No alternative to the requested adjustments accomplishes a 20-foot-wide building while providing a quality floor plan for the future residents. FINDING: Based on the analysis above, the Adjustment Criteria have been satisfied. B— APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-12: Medium-Density residential zoning district. The R-12 zoning district has the following dimensional requirements: STANDARD R-12 Minimum Lot Size Detached unit 3,050 sq. ft. Duplexes Average Minimum Lot Width - Detached unit lots - Duplex lots 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 35 ft. Minimum Landscape Requirement 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. The proposed lots range in size from 2,653 square feet to 4,005 square feet. The applicant has applied for adjustments to the side yard setback for lots three, four, and five. Only front and rear yard setbacks of the base zone will be applicable. Height and lot coverage/landscape requirements are reviewed during the building permit review process for the homes on individual lots. All lots within this subdivision are for single-family units. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access Egress and Circulation (18.705): 18.705.036 (C). describes joint access provisions. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. No joint access is proposed with this application. All access will be direct from each lot and provided via a public street (SW Carol Ann Ct.). Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All lots will directly access a public street (SW Carol Ann Ct). Therefore, this criterion has been satisfied. NOTICE OF DECISION PAGE 12 OF 27 SUB2004-00002—REBECCA MEADOWS SUBDIVISION Required walkway location. On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. This proposal is for a single-family development, this standard does not apply. Curb cuts shall be in accordance with Section 18.810.030.N. 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. The lots within this subdivision will be providing direct access to a public street (SW Carol Ann Ct.). Tualatin Valley Fire and Rescue and Tigard Police have been notified of the proposed subdivision and have not indicated a hazard. The Director has not determined that Planning Commission review is necessary for building permits. With regard to streets and street intersections, these issues are addressed under TDC Chapter 18.810 and through the AASHTO, Washington County and City's road design standards. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. NOTICE OF DECISION PAGE 13 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION The proposed single-family lots will have access via a public street which will connect to SW Durham Road which is an arterial. Therefore, no single-family lot will have direct access to a major collector or arterial. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed single-family development is exempt from this requirement. Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The access for this development will be provided by the completion of the cul-de-sac at the end of Carol Ann Court. There are no sight distance issues. The applicant has stated that the vision clearance areas will be met. This standard has been satisfied. 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. Access for the lots will be directly onto Carol Ann Court, thereby meeting this criterion. 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 proposed homes will take access from the extended cul-de-sac of SW Carol Ann Court. Therefore, no direct access to a collector or arterial will be feasible. This standard does not apply. Minimum access requirements for residential use. Vehicular access and egress for single- family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section of this decision. Access to individual lots will be reviewed for compliance during the building permit phase. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; There are no residential access drives apart from typical driveways proposed with this project. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: NOTICE OF DECISION PAGE 14 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. The proposed cul-de-sac is approximately 46 feet from the center point to the outside edge. Therefore, the cul-de-sac meets Fire District standards. This standard has been satisfied. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; There are no driveways that will exceed 200 feet in length. Therefore, this standard does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This standard is not applicable as there are no driveway approaches to arterial or collector streets. FINDING: Based on the analysis above, the Access Egress and Circulation standards have been met. Density Computations and Limitations 18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling 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 are 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 (23,522 square feet), 6,763 square feet will be dedicated to public right-of-way. This results in a net developable area of 16,759 square feet. Therefore, the maximum number of lots permitted on this site based on 3,050 square foot lots is five, and the minimum number of lots is four. The applicant's proposal to build five lots for single-family detached homes meets the maximum density requirements of the R-12 zone. FINDING: Based on the analysis above, the Density Standards have been satisfied. Environmental performance standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is lipermitted in any given zoning district which is discernible without instruments at the property ne of the use concerned. NOTICE OF DECISION PAGE 15 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within the R-12 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigards' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 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 indicated that street trees will be planted according to the spacing standards of Section 18.745.040.0 below. Therefore, the applicant is required to provide and implement a plan showing street trees planted according to Section 18.745.040.0 of the Tigard Development Code. 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 not indicated the type of tree being used for street trees. Therefore, the applicant is required to choose a street tree from the Tigard Street Tree List. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. Therefore, this section does not apply. Section 18.745.060 contains the provisions for re-vegetation where natural vegetation has been removed through grading. Such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. The proposed subdivision will be developed with landscaped yards, which satisfies this standard. NOTICE OF DECISION PAGE 16 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION FINDING: Based on the analysis above, the landscaping and screening standards have not been met. If the applicant complies with the conditions below, the landscaping and screening standards will be met. CONDITIONS: Provide and implement a plan showing street trees planted according to Section 18.745.040.0 of the Tigard Development Code. Choose a street tree from the Tigard Street Tree List. Off-Street Parking and Loading Requirements 118.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, the Off-Street Parking and Loading requirements have been satisfied. Signs (18.7801: Chapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal (18.790): Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all trees on the site a program to save existing trees over 12-inch diameter at breast height (dbh) or mitigate for their removal, identification of trees to be removed, and a protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted a tree plan that identifies the location, size and species of all trees located on the site. According to the arborist report, the total number of trees greater than twelve inches in diameter and larger is three. The Arborist indicates that all three trees greater than 12- inches in diameter have signs of decay with a high probability of failure. Therefore, no mitigation is required. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. NOTICE OF DECISION PAGE 17 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION The applicant is not proposing to retain any of the trees located on-site. However, the applicant is responsible for protecting trees in close proximity of the area of disturbance. Therefore, the applicant is required to provide a protection plan for all trees located within close proximity of common property lines. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: Provide a protection plan for all trees located within close proximity of common property lines. Prior to commencing on-site improvements, the applicant shall submit a final Tree Protection Plan to the City Forester for review and approval that shows exactly how far the tree protection fencing will be from the face of each protected tree that will be impacted by construction activities within its dripline. The applicant, through their Project Arborist, shall justify the close proximity of the construction activities to the trees, and certify that the activities will not adversely impact the overall and long-term health and stability of each tree. 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. Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has not provided information about visual clearance on the corner of SW Durham Road and 79 Ave. Therefore, the applicant is required to provide a map showing that visual clearance is and will remain unobstructed. FINDING: Based on the analysis above, the Visual Clearance standards will be met, if the applicant complies with the condition listed below: CONDITION:Provide a map showing that visual clearance is and will remain unobstructed. C — STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a neighborhood route street to have a 58 right-of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. NOTICE OF DECISION PAGE 18 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION This site lies adjacent to SW 79th Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide for 29 feet from centerline. SW 79th Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements to provide for 18 feet of paving from centerline, curb, planter strip and sidewalk. Access for the proposed lots is from Carol Ann Court. Currently, Carol Ann Court terminates with a half cul-de-sac bulb. In order to mitigate the impact from this development, the applicant shall dedicate the 47 foot radius ROW and construct the street improvements to complete the cul-de-sac bulb, with a 40 foot radius to face of 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 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. There are no opportunities for providing future streets. The subject site is adjoined by SW 79th Avenue to the east, SW Durham Road to the south and existing development to the north. Cul-de-sacs: 18.810.030.L 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 from the centerline intersection point of the two streets to the radius point of the bulb, and • 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. The proposed development will complete the construction of the cul-de-sac at the end of Carol Ann Court. The cul-de-sac was approved with a previous land use decision, which allowed an adjustment to the cul-de-sac length and number of lots served. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The grades on 79th and Carol Ann Court do not exceed 12%, thereby meeting the criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: NOTICE OF DECISION PAGE 19 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION • 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 proposed subdivision is at the end of a cul-de-sac. Therefore, no blocks are created with this application. 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. The proposed subdivision finishes off the cul-de-sac at the end of SW Carol Ann Court. With the bulb completed, the length of Carol Ann Court is approximately 419 feet. According to the standard above, either a bicycle or pedestrian connection is required when full street connection is not possible. Adjoining Durham School Park Subdivision, which takes access from SW Carol Ann, has provided a temporary fire apparatus turn-around with a pedestrian access easement located at approximately 330 feet. The note on the Durham School Park Plat that addresses the pedestrian/fire apparatus turn-around reads that the turn-around is temporary until SW Carol Ann Court connects to SW 79t Ave. Southwest Carol Ann Court is terminated in a cul-de-sac which means the pedestrian/fire apparatus turn-around is now permanent. Therefore, this standard is satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The lot depth of the proposed lots is 2.5 times the average lot width. However, the lots are less than 1.5 times the minimum lot size. The minimum lot size for the R-12 zoning district is 3,050 square feet. In order to be 1.5 times the minimum lot size, the proposed lots would have to be a minimum of 4,575 square feet. The largest of the proposed lots (Lot #5) is 4,005 square feet. This standard has been satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Each of the proposed lots has a minimum of 25 feet on SW 79th Ave. Therefore, this standard has been satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plan indicates that curb-tight sidewalk will be constructed along the termination of the Carol Ann Court cul-de-sac bulb. This is in keeping with the existing cul-de-sac configuration. ThQ applicant's plan also indicates that a 5-foot sidewalk with planter strip will be constructed along 79t Avenue, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE OF DECISION PAGE 20 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION 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 8-inch public sewer in 79th Avenue and Durham Road. The applicant's utility plan shows that each lot will be connected to the public sewer main. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways impacting this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant has indicated that they will be providing detention on site. Preliminary calculations were submitted with the application, thereby meeting this criterion. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. The applicant will be dedicating adequate ROW to provide for the required bicycle lane along 79th Avenue. 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. It would not be practical to require the developer to stripe the bike lane at this time. However, it would be appropriate for the applicant to contribute funds to the City to cover the cost of the bike lane striping. NOTICE OF DECISION PAGE 21 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION The amount of the striping would be as follows: • 140 feet of 8-inch white stripe, at $2.50/If $350.00 • 3 Mono-directional reflective markers @ $4.00/ea $ 12.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows @ $100/ea $100.00 $637.00 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. The applicant has indicated that they will be connecting to power in Carol Ann Court. The lines in Carol Ann Court are already underground, therefore there is no undergrounding fee required. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is an existing 8-inch line in Carol Ann Court. The applicant has indicated that they will be extending the line and moving the blow-off assembly to the end of Carol Ann Court. The plans also show that individual meters will be provided to the lots from this public line extension. 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. The applicant has proposed a public water quality facility located adjacent to the existing public facility constructed with previous development. Staff suggests that the applicant consider expanding the existing facility to include treatment for their project. If there are design considerations that prohibit this, a separate public facility will be allowed. NOTICE OF DECISION PAGE 22 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's submittal showed the location of the water quality facility and preliminary sizing calculations were provided. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Grading and Erosion Control: CWS 6esign and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land . Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. Any increase in this fee prior to final plat approval shall be incorporated into the final amount paid. For this project, the addressing fee will be $300.00 (6 lots and/or tracts X $50/address = $300.00). 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 23 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION D. — IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. 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 $12,650 ($2,530 x 5 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 $39,531.25 ($12,650 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $12,650, the unmitigated impact can be valued at $26,881.25. The estimated cost of the dedication and half-street improvements is $38,200. While the value of these improvements is greater than the value of the unmitigated impacts, the applicant has proposed the improvements with the application. Approval could not be granted without all streets serving the development to be brought up to City standards required by 18.810 (Street and Utility Improvement Standards). SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department has reviewed the proposal and has no objections to it. The City of Tigard Public Works Engineering Manager has reviewed the proposal and has offered the following comments: Water . Any abandonment or relocation of existing facilities that must be done by City staff will be invoiced to the developer. . Existing blow-off assembly will need to be relocated to the end of the bulb. . All new water lines to have restrained joints. Storm . Rather than construct a separate water quality/detention facility adjacent to the pond in Durham School Park, require the applicant to expand the existing facility to accommodate both subdivisions. Their engineer may find that the existing facility will not need much expansion to accommodate the additional area. NOTICE OF DECISION PAGE 24 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION • Modify the outlet grate to make it more "kid proof". Currently, we have issues with kids getting under the existing grate and into the outlet structure. This is a safety and liability issue for the City. • Fence the entire combined water quality/detention facility with a 4-foot high chain link fence (black or green), with a 10-foot-wide double-gate for vehicular access. • Remove existing blow off assembly and extend to end of bulb. • Irrigation for swale? • Restrain all pipes. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1) 2) Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved turnarounds are available from the fire district. (UFC Sec. 902.2.2.4) 3) When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the Chief. (UFC Sec. 902.2.1 Exception 1) 4) Where there are 25 or more dwelling units, vehicle congestion, adverse terrain conditions or other factors as determined by the Chief of the fire department not less than two approved means of access shall be provided to the city/county roadway or access easement. Exceptions may be allowed for approved automatic sprinkler system. (UFC Sec. 902.2.1) 5) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for one or two dwelling units and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1) 6) Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 50,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. Documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code may be requested. (Design criteria on back) (UFC Sec. 902.2.2) 7) The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3) — (See diagrams on back) 8) Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4) Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) NOTICE OF DECISION PAGE 25 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION 9) Where required, fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE' at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red or black on yellow background. (UFC Sec. 901.4.5.2) 10) Private fire apparatus access roadway grades shall not exceed an average grade of 10 percent with a maximum grade of 15 percent for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. Public streets shall have a maximum grade of 15%. (UFC Sec. 902.2.2.6) 11) Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 12) Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 13) Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 14) The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5) 15) Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) Please contact Eric McMullen, Deputy Fire Marshal at (503) 612-7010 with any additional questions. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 24, 2004 AND EFFECTIVE ON JUNE 9, 2004 UNLESS AN APPEAL IS FILED. Appeal The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF DECISION PAGE 26 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 8, 2004. 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. May 24, 2004 PREPAR , : M ew chedgger DATE �Cssociate Planner IP ;i May 24 2004 APPROVED BY: Richard Bew- -g rff DATE Planning Ma .ger NOTICE OF DECISION PAGE 27 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION • . 1 1 CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP _ - CM. � ' 9, y SUB2004-00002 ITURE LN Q VAR2004-00018 I I z° VAR2004-00019 ti . c\ w� ' ' ' VAR2004-00020 PA LN = VAR2004-00034 IIIo� VAR2004-00035 1 1 1.111 '•NDST VAR2004-00036 0 a lu, . REBECCA MEADOWS 1� ��� ••Mil l I I SUBDIVISION IIIIIIP-"‘ 101 I CAROL ANN CT z' ' SITE': ' DURHAM RD I _,` -5'"" 1 w ti, 1 11 Q 1 -` - 1 Li 8CE-�f BEYID RO A',),,uM I a F. Tigard Area Map VJ • N 0 100 200 300 Feat 1'=24e feet A „,4,,e101 City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd / Tigard,63 97223 (503) 9-4171 171 http//ww.ci.tigard.or.us Community Development Plot date:Apr 14,2004;C:\magic\MAGIC03.APR I i I I 1 I i . albs MP■••■■••••111 OM MO•■••••••41.16U■GIS MN.11MMOMM.•••• on aels5740..t a ill i — I sr IMP.FM 10 Ft 1.. .c2 / ly•A':-7;:-P__,,,,,,.,a.,:, ';&;.;;Z:4■74'S.:VX,Ikt, \ \ J.272 r w--I \ I ._- _-ii 3 dicr:ia. , '11`-f;;ZI:q::; :itAk 0\------- ---- • G4 1 i _. ........_ = 1 I li 2 1 1 I zne sr I 1 ii.-:•':1".Z,-;1;:•::":':5:%- :_zketim I 1 S.W. CAROL AAN COURT .;:':71.5".'2, 5A41---——--sur ———---1 a . , / 0 ,---— '..- .4?iglY,:s.-4.0:,,t 3 : f 1- : •.--\\ ir,F4:z.:;:-.;:,t,,,..1:-.,...‘,...:,....-,.. / / 1. '": ":;'■":,*V, ,t: L L _I I % -- •11106111\it 7---r- 7 1 4 A us sr I I . I P \ \\_______ J I Is 1 1 1 t ' 4 )11 . —18.13.--ar- — MIL. 1 1 I j It \... I TRAI3T A \ r 4.003 SR 1 i 5 1 1 i IWO 7E1: ` L _.:1 1 i ) r \ ........ i _.----,,,,,,, .---7,..■ P- ......•...............JAM----... .--- , - c LI ..... SS S.W. DURHAM ROAD 2c I c(11. I 41" CITY OF TIGARD I SUB2004-00002/VAR2004-00018, 19, 20, 34, 35 & 36 le:11. CITY OF TIGARD SITE PLAN N REBECCA MEADOWS SUBDIVISION (Map is not to scale) REQUEST FOR COMMENTS 5u8041-DC00,:-Z . . ' iivrifit, TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION Tualatin Valley Fire & Rescue RECEIVED PLANNING May 24, 2004 MAY 2 4 2004 Mathew Scheidegger, Associate Planner City of Tigard CITY OF TIGARD 13125 5 SW Hall Blvd Tigard, OR 97223 Re: Rebecca Meadows Dear Matt, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1) 2) Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved turnarounds are available from the fire district. (UFC Sec. 902.2.2.4) 3) When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the Chief. (UFC Sec. 902.2.1 Exception 1) 4) Where there are 25 or more dwelling units, vehicle congestion, adverse terrain conditions or other factors as determined by the Chief of the fire department not less than two approved means of access shall be provided to the city/county roadway or access easement. Exceptions may be allowed for approved automatic sprinkler system. (UFC Sec. 902.2.1) 5) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for one or two dwelling units and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1) 6) Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 50,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. Documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code may be requested. (Design criteria on back) (UFC Sec. 902.2.2) 7) The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3)—(See diagrams on back) 8) Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4) Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810 - 98.812"and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) 7401 SW Washo Court, Suite 101 •Tualatin, Oregon 97062•Tel. (503)612-7000• Fax (503)612-7003•www.tvfr.com • 9) Where required, fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red or black on yellow background. (UFC Sec. 901.4.5.2) 10) Private fire apparatus access roadway grades shall not exceed an average grade of 10 percent with a maximum grade of 15 percent for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%)with the exception of crowning for water run-off. Public streets shall have a maximum grade of 15%. (UFC Sec. 902.2.2.6) 11) Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 12) Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 13) Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 14) The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5) 15) Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) Please contact me at (503) 612-7010 with any additional questions. Sincerely, Eric T. McMullen Eric T. McMullen Deputy Fire Marshal Page 2 of 2 REQUEST FOR COMMENTS C�T.4o TIGARD Community(Development Shaping Better Community DATE: April 15,2004 TO: Matt Stine,Urban Forester/Public Works Annex RECEIVED PLANNING FROM: City of Tigard Planning Division MAY 2 0 2004 STAFF CONTACT: Brad Kilby,Associate Planner[x2434) CITY OF TIGARD Phone: [5031639-4111/Fax: (5031 684-1291 SUBDIVISION[SUB)2004-00002/DEVELOPMENT ADJUSTMENTS[VAR)2004-00018,19,20,34,35 a 36 REBECCA MEADOWS SUBDIVISION REQUEST: The applicant is requesting approval for a 5-lot Subdivision of .54 acres of land. The applicant is also requesting approval of 6 Adjustments for the following: (A) To reduce both side yard setbacks on 3 of the lots from 5 feet to 4 feet; (B) To reduce the corner side yard setback on the lot adjacent to SW Durham Road from 10 feet to 8 feet. The Adjustments are being requested to allow a 20-foot-wide home to be constructed on each lot. LOCATION: 7925 SW Durham Road; WCTM 2S112CD, Tax Lot 1100. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 29, 2004. 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: 1\i'\ ` ��I • c, EV 'CA (Y\G UO ✓ April 22, 2004 RECEIVED PLANNING APR 2 3 2004 Brad Kilby, Associate Planner Planning Division, City of Tigard CITY OF TIGARD 13125 SW Hall Blvd. Tigard, OR 97223 Mr. Kilby: In response to the Notice of Pending Land Use Application, regarding the subdivision at 79th and Durham, I need to make the following comments: 1. Durham has been overbuilt already and currently traffic is a nightmare. 2. The continued loss of green space and the continued growth of asphalt and cement have created an increasingly ugly and uninviting Tigard. 3. To reduce side yard setbacks on 3 lots and on the lot adjacent to SW Durham just too allow for more 20-foot-wide huts is less than good planning. 4. Somehow I thought a Planning Commission was established to provide a hospitable, well-managed, efficient and pleasantly developed community. The Commission has not protected Tigard or its constituents. 5. Please see the attached copy of a letter that effectively describes the lack of value the Planning Commission is to the city of Tigard and its residents. Be�.� .gala/ 8$ 0 SW : d Street Tigard, OR 97224 503 968 1340 Attachment October 13, 2003 CITY OF TIGARD OREGON Mrs. John D. Hagan 8020 SW Bond St. Tigard, OR 97224-7869 Mrs. Hagan: The entire Planning Commission appreciates your concerns about the proposed subdivision on SW Durham. It is not that the Commission does not sympathize with your issues. The Planning Commission and City Council are bound by law to approve developments that meet ordinance standards. The evidence provided was that the developer met those requirements. We understand the issues of traffic very well — we all travel the same streets. We cannot, however, penalize the most recent or last development for the impacts of all the previous developments. If that was the case, your development and others would not have been approved. The Commission does not and cannot deny projects because neighbors do not want to see additional development. I hope by this letter you will have a better understanding that development is required to meet comprehensive plan and zoning requirements that have been in place for some time. If a project does not meet the requirements, it is not approved. Sincerely, Pdalg&e Mark Padgett Planning Commission President 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 ink - RECEIVLsid APR 1 /91--0 V 2 1 20P4 orTY OF iNIARD PIANNINSINOINETRING 772/20 (21-5)114/L 57A-1/bia/Z4; Xl/X1W C C MitaadS e 644.4/e y--(4=Li _Re42i_ ri %/4 _ ‘,Atedi A11CLtS Prair, _ Acizas-5_ é'-v2 J1 • V --4 tc), eev L. - - - Al_ Mr.Robert D.Quinn 0.1 - 2105 Peregrine Ct. .4rjollbeagb West Linn,OR 97068 Ow fleet 41- 7700 GO )30.11,0s/,--' 7764-12-0 0 • 1 REQUEST FOR COMMENTS • .abi- CITY OF TIfGARD Community cDeveCopment Shaping (Better Community 'JJTE: April 15,2004 TAO: Brian Roger,Public Works Engineering Manager FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner(x2434) Phone: (5031639-4111/Fax: (5031 684-1291 SUBDIVISION(SUB)2004-00002/DEVELOPMENT ADJUSTMENTS(VAR)2004-00018,19,20,34,35&36 REBECCA MEADOWS SUBDIVISION REQUEST: The applicant is requesting approval for a 5-lot Subdivision of .54 acres of land. The applicant is also requesting approval of 6 Adjustments for the following: (A) To reduce both side yard setbacks on 3 of the lots from 5 feet to 4 feet; (B) To reduce the corner side yard setback on the lot ' adjacent to SW Durham Road from 10 feet to 8 feet. The Adjustments are being requested to allow a 20-foot-wide home to be constructed on each lot. LOCATION: 7925 SW Durham Road; WCTM 2S112CD, Tax Lot 1100. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 29, 2004. 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 Name & Phone Number of Person Commenting: MEMORANDUM CITY OF TIGARD, OREGON DATE: April 21, 2004 TO: Brad Kilby, Associate Planner FROM: Brian Rager, Public Works Engineering Manager RE: Rebecca Meadows, SUB 2004-00002 Public Works has reviewed the application and has the following comments: Water • Any abandonment or relocation of existing facilities that must be done by City staff will be invoiced to the developer. • Existing blow-off assembly will need to be relocated to the end of the bulb. • All new water lines to have restrained joints. S to rm • Rather than construct a separate WQ/Det facility adjacent to the pond in Durham School Park, require the applicant to expand the existing facility to accommodate both subdivisions. Their engineer may find that the existing facility will not need much expansion to accommodate the additional area. • Modify the outlet grate to make it more "kid proof". Currently, we have issues with kids getting under the existing grate and into the outlet structure. This is a safety and liability issue for the City. • Fence the entire combined WQ/det facility with a 4-foot high chain link fence (black or green), with a 10-foot wide double-gate for vehicular access. C: Kim McMillan, Engineering DATE: April 15, 2004 TO: ® Richard Sattler, Water Operations Supervisor h t I w ® Howard Gregory, Streets Supervisor ® Eric Hand, Wastewater Operations Supervisor e7 q/,4 /41 FROM: Brian Rager, Engineering Manager " 4/R/7 RE: REQUEST FOR COMMENTS FOR LAND USE APPLICATION Rebecca Meadows SUB 2004-00002 Attached is a "Request for Comments" for the above-named project. Please route these materials between you for review. In order for me to provide a composite set of comments back to Planning by April 29, 2004, I will need to get your comments or questions back to me no later than Tuesday, April 27, 2004. If you would like to discuss this project in more detail, please let me know. We can meet individually or as a group. Eric, note that they are showing a separate WQ/det facility adjacent to the existing one in Durham School Park. Do you think it makes sense to have them simply expand the existing one so you do not have two facilities to deal with? - -G6ands1 n--evt4 r it 10 c& -u- '? (lcm�.ti a ,,f1=1 biOw off /WV"-kit) s -� eve,( ocb — (.)-\ lotrA-f 2 deole-hi J6/7ed 4 4 xidi azfadsetiere.74 /0 'tetsedkgditieczilio PAGE 1 REQUEST FOR COMMENTS A CI OF IGARD Community(Development Slzaping A Better Community DATE: April 15,2004 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner[x24341 Phone: [503)639-4171/Fax: 15031684-1291 SUBDIVISION[SUB)2004-00002/DEVELOPMENT ADJUSTMENTS[VAR)2004-00018,19,20,34,35 S 36 REBECCA MEADOWS SUBDIVISION REQUEST: The applicant is requesting approval for a 5-lot Subdivision of .54 acres of land. The applicant is also requesting approval of 6 Adjustments for the following: (A) To reduce both side yard setbacks on 3 of the lots from 5 feet to 4 feet; (B) To reduce the corner side yard setback on the lot adjacent to SW Durham Road from 10 feet to 8 feet. The Adjustments are being requested to allow a 20-foot-wide home to be constructed on each lot. LOCATION: 7925 SW Durham Road; WCTM 2S112CD, Tax Lot 1100. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 29, 2004. 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: ,`lm NisicAk MEMORANDUM CITY OF TIGARD, OREGON DATE: 5/17/04 TO: Matt Scheidegger, Associate Planner FROM: Kim McMillan, Development Review Engineer' RE: SUB2004-00002 Rebecca Meadows 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 access for this development will be provided by the completion of the cul-de- sac at the end of Carol Ann Court. There are no sight distance issues. The applicant has stated that the vision clearance areas will be met. 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. Access for the lots will be directly onto Carol Ann Court, thereby meeting this criterion. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. This standard does not apply to this development. ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 1 Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a neighborhood route street to have a 58 right-of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 79th Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide for 29 feet from centerline. SW 79th Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements to provide for 18 feet of paving from centerline, curb, planter strip and sidewalk. Access for the proposed lots is from Carol Ann Court. Currently, Carol Ann Court terminates with a half cul-de-sac bulb. In order to mitigate the impact from this development, the applicant shall dedicate the 47 foot radius ROW and construct the street improvements to complete the cul-de-sac bulb, with a 40 foot radius to face of 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 ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 2 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. There are no opportunities for providing future streets. Cul-de-sacs: 18.810.030.L 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 from the centerline intersection point of the two streets to the radius point of the bulb, and • 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. The proposed development will complete the construction of the cul-de-sac at the end of Carol Ann Court. The cul-de-sac was approved with a previous land use decision, which allowed an adjustment the cul-de-sac length and number of lots served. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The grades on 79th Avenue and Carol Ann Court meet the standard. 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. ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 3 Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING 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 plan indicates that curb-tight sidewalk will be constructed along the termination of the Carol Ann Court cul-de-sac bulb. This is in keeping with the existing cul-de-sac configuration. The applicant's plan also indicates that a 5 foot sidewalk with planter strip will be constructed along 79th Avenue, thereby meeting this criterion. ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 4 Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8 inch public sewer in 79th Avenue and Durham Road. The applicant's utility plan shows that each lot will be connected to the public sewer main. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways impacting this site. 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 SUB2004-00002 Rebecca Meadows PAGE 5 In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant has indicated that they will be providing detention on site. Preliminary calculations were submitted with the application, thereby meeting this criterion. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. 79th Avenue is designated as a bicycle facility,0 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. It would not be practical to require the developer to stripe the bike lane at this time. However, it would be appropriate for the applicant to contribute funds to the City to cover the cost of the bike lane striping. The amount of the striping would be as follows: • 140 feet of 8-inch white stripe, at $2.50/If $350.00 • 3 Mono-directional reflective markers @ $4.00/ea $12.00 • 1 Bike lane legends © $175/ea $175.00 • 1 Directional mini-arrows @ $100/ea $100.00 $637.00 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 6 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. The applicant has indicated that they will be connecting to power in Carol Ann Court. The lines in Carol Ann Court are already underground, therefore there is no undergrounding fee required. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is an existing 8 inch line in Carol Ann Court. The applicant has indicated that they will be extending the line and moving the blowoff assembly to the end of Carol Ann Court. The plans also show that individual meters will be provided to the lots from this public line extension. ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 7 Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's submittal showed the location of the water quality facility and preliminary sizing calculations were provided. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 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 ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 8 over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. Any increase in this fee prior to final plat approval shall be incorporated into the final amount paid. For this project, the addressing fee will be $300.00 (6 lots and/or tracts X $50/address = $300.00). 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). Recommendations: ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 9 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 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. Additional right-of-way shall be dedicated to the Public along the frontage of 79th Avenue to increase the right-of-way to 29 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of 79th Avenue. The improvements adjacent to this site shall include: ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 10 A. City standard pavement section for a half street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 79th Avenue in a safe manner, as approved by the Engineering Department. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the completion of the Carol Ann Court cul-de-sac. Improvements shall be designed and constructed to local street standards, with the sidewalks placed curb-tight to conform to the existing sidewalk along the other half of the cul-de-sac. A profile of 79th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. Lots 1-5 shall not be permitted to access directly onto 79th Avenue. • The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 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. ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 11 Final design plans and calculations for the proposed public water quality/detention facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: 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$300.00. (STAFF CONTACT: Shirley Treat, Engineering). Prior to final plat approval, the applicant shall pay $637.00 to the City for the striping of the bike lane along the frontage of 79th Avenue. 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. ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 12 • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for 79th Avenue and Carol Ann Court 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 three 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. 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 ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 13 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). IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 14 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; ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 15 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 16 Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS SUB2004-00002 Rebecca Meadows PAGE 17 REQUEST FOR COMMENTS CITY OF IOARD Community(Development Shaping Better Community DATE: April 15,2004 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilhy,Associate Planner(x24341 Phone: [5031639-4111/Fax: [5031684-1291 SUBDIVISION[SUB]2004-00002/DEVELOPMENT ADJUSTMENTS(VARI 2004-00018,19,20,34,35 a 36 REBECCA MEADOWS SUBDIVISION REQUEST: The applicant is requesting approval for a 5-lot Subdivision of .54 acres of land. The applicant is also requesting approval of 6 Adjustments for the following: (A) To reduce both side yard setbacks on 3 of the lots from 5 feet to 4 feet; (B) To reduce the corner side yard setback on the lot adjacent to SW Durham Road from 10 feet to 8 feet. The Adjustments are being requested to allow a 20-foot-wide home to be constructed on each lot. LOCATION: 7925 SW Durham Road; WCTM 2S112CD, Tax Lot 1100. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 29, 2004. 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: - .TY OF TIGARD REQUEST FO ;OMMENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENTT APPLICATIONS FILE NOS.: `7-)Ug city`-I -� FILE NAME: (_tCC-tA \A-C\Do'k`-c 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. 1 POLICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer_Z PUBLIC WORKS/Matt Stine,Urban Forester _ CITY ADMINISTRATION/Cathy Wheatley,City Recorder . PUBLIC WORKS/Brian Rager,Engineering Manager _ 7 PLANNER-POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! SPECIAL DISTRICTS TUAL.HILLS PARK&REC.DIST.* i 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 Melinda Wood — — 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,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D. Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * _ OR.DEPT.OF ENERGY(Powettiries in Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transportatic Bonneville Power Administration Tom Highland,Planning 155 N. First Avenue —CITY OF LAKE OSWEGO * Routing TTRC-Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Steve Conway(General Apps) Lake Oswego,OR 97034 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Marah Danielson,Development Review Coordinator _Doria Mateja ezCA)Ms 14 Planning Bureau Director Regional Administrator _Carl Toland, Right-of-Way Section(vacations) _Sr.Cartographer(cPA2cA)MS14 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION _STATE HISTORIC Dave Austin(WCCCA)"911"IMenepd.Tow.,.1 Jane Estes,Permit Specialist (Notify if ODOT RJR-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 5440 SW Westgate Drive,Suite 350 Craig Reiley (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221-2414 555-13th Street,NE,Suite 3 1115 Commercial Street, NE Salem,OR 97301-4179 Salem,OR 97301-1012 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC RJR(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 (See Map for Area Contact) Of Project is Within Y.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 Richard Jackson,Engineering 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rro 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE CORP. Marsha Butler,Administrative Offices Jan Youngquist, Demographics Alex Silantiev,Se.Mwio,A,tacdiae Diana Carpenter;unr,Eo,-.1svasw) 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:\patty\masters\Request For Comments Notification List.doc (UPDATED: 25-Feb-04) (Also update"i.\curpin\setup\labels\annexation_utilities and franchises.doc"when updating this document) MAILING / NOTIFICATION RECORDS r ' AFFIDAVIT OF MAILING G CITY OF TIOARD Community Deve(opment Shapingii Better Community 1, Patricia L. Gunsford, being first duly sworn/affirm, on oath depose and say that I am a Sensor 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: SUB2004-00002/VAR2004-00018, 19, 20, 34, 35. & 36 — REBECCA MEADOWS 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 May 24,2004, and deposited in the United States Mail on May 24,2004, postage prepaid. tlalA%/ialW eZe la-At (Person that,"repared Notice STATE OAF OaggoN County of Washington �ss. �y � Subscribed and sworn/affirmed before me on the II) r2 day of e , 2004. fir OFFICIAL SEAL SUE ROSS ^ ! �.-.!� r NOTARY PUBLIC-OREGON COMMISSION NO.375152 MY COMMISSION EXPIRES DEC.1,2007 ' I, NOTARY PUBLIC OF OREGO4 I ✓� My Commission Expires: '0-7- EXHIBIT Q NOTICE OF Type_ 0 DECISION SUBDIViSt N U8) 2004-00002 1- .h- p REBECCA �+ CITY OF TIOARD REBECCA MEADOWS SUB0IVI 1• I Commututy�Devefopmurn SftapingA Better Community 120 DAYS = 7/29/2004 SECTION I. APPLICATION SUMMARY FILE NAME: REBECCA MEADOWS SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2004-00002 Adjustment VAR VAR2004-00018 Adjustment VAR VAR2004-00019 Adjustment VAR VAR2004-00020 Adjustment VAR VAR2004-00034 Adjustment VAR VAR2004-00035 Adjustment VAR VAR2004-00036 REQUEST: The applicant is requesting approval for a five-lot subdivision of .54 acres of land. The applicant is also requesting approval of six adjustments for the following: • To reduce both side yard setbacks on three of the lots from five to four feet; To reduce the corner side yard setback on the lot adjacent to SW Durham Road from ten to eight feet. The adjustments are being requested to allow a 20-foot-wide home to be constructed on each lot. APPLICANT/ Keystone Development APPLICANT'S SFA Design Group, LLC OWNER: Attn: Jim Polak REP.: Attn: Matthew Sprague PO Box 476 9020 SW Washington Square Drive Lake Oswego, OR 97034 Suite 350 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential ZONE: R-12 Medium Density Residential. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 7925 SW Durham Road; WCTM 2S112CD, Tax Lot 1100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Dttemes designee has APPROVEWthwabove request sibject to certain conditions of approval. Their dings and conclusions on which the decision is based a e:Noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 27 SUB2004-00002-REBECCA MEADOWS 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 (Mathew Scheidegger, 639-4171, ext. 2437) for review and approval: 1 . Provide a protection plan for all trees located within close proximity of common property lines. 2. Prior to commencing on-site improvements, the applicant shall submit a final Tree Protection Plan to the City Forester for review and approval that shows exactly how far the tree protection fencing will be from the face of each protected tree that will be impacted by construction activities within its dripline. The applicant, through their Project Arborist, shall justify the close proximity of the construction activities to the trees, and certify that the activities will not adversely impact the overall and long-term health and stability of each tree. 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. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 3. Prior to commencing onsite improvements, A Public Facility Improvement (PFI) permit is required for this project to cover public street improvements and any other work in the public right-of-way (ROW). 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). 4. 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. 5. 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. 6. Additional right-of-way shall be dedicated to the Public along the frontage of 79th Avenue to increase the right-of-way to 29 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 7. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of 79th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a half street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip; NOTICE OF DECISION PAGE 2 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 79th Avenue in a safe manner, as approved by the Engineering Department. 8. 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 completion of the Carol Ann Court cul-de-sac. Improvements shall be designed and constructed to local street standards, with the sidewalks placed curb-tight to conform to the existing sidewalk along the other half of the cul-de-sac. 9. A profile of 79th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 10. Lots 1-5 shall not be permitted to access directly onto 79th Avenue. 11. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 12. 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. 13. Final design plans and calculations for the proposed public water quality/detention facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 14. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITION SHALL BE COMPLIED WITH AT ALL TIMES: 15. The property owner/applicant and their assigns are responsible for complying with the following requirement: The Project Arborist shall inspect the site at a minimum of every two weeks, and at any time when intrusions into the TPZ are required. The project arborist shall submit written reports to the City Forester a minimum of once every two weeks, as he monitors the construction activities and progress. These reports shall include any changes that may have occurred to the TPZ as well as indicate the condition and location of the tree protection fencing. If the amount of TPZ was reduced, then the Project Arborist shall justify why the NOTICE OF DECISION PAGE 3 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall and long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist and appropriate remedies can be imposed, if necessary. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 2437) for review and approval: 16. Provide a plat name reservation approval from Washington County prior to final plat approval. 17. Prior to final plat approval, the applicant will provide evidence that all of Tualatin Valley Fire and Rescue's concerns and conditions have been addressed and agreed to. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 18. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $300.00. (STAFF CONTACT: Shirley Treat, Engineering). 19. Prior to final plat approval, the applicant shall pay $637.00 to the City for the striping of the bike lane along the frontage of 79 Avenue. 20. 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. 21 . 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 79th Avenue and Carol Ann Court 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 three 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: NOTICE OF DECISION PAGE 4 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 2437) for review and approval: 22. Provide and implement a plan showing street trees planted according to 18.745.040.0 of the Tigard Development Code. 23. Choose a street tree from the Tigard Street Tree List. 24. Prior to the issuance of building permits, the developer shall sign a copy of the city's sign compliance agreement. 25. Provide a map showing that visual clearance is and will remain unobstructed. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 26. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 27. 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. 28. 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). 29. 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). 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 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 27 SUB2004-00002-REBECCA MEADOWS 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. 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. NOTICE OF DECISION PAGE 6 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION 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: A search of city records indicates that the subject parcel does not have any previous land use cases on file. Site Information and Proposal Description: The applicant is requesting approval for a five-lot subdivision of .54 acres of land. The applicant is also requesting approval of six adjustments for the following: • To reduce both side yard setbacks on three of the lots from five to four feet. • To reduce the corner side yard setback on the lot adjacent to SW Durham Road from ten to eight feet. The adjustments are being requested to allow a 20-foot-wide home to be constructed on each lot. Vicinity Information: 79th The proposed development lies within the City of Tigard at the corner of SW Durham and SW 79 Avenue and is accessed from SW Carol Ann Court. No other access points are available to the site due to previous construction surrounding the subject property. The entire area is zoned R-12. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The City mailed notice to property owners within 500 feet of the subject site. Letters were received from Betty Hagan and Robert Quinn. The letters raise the following issues: Durham has been overbuilt already and currently traffic is a nightmare. Staff Response: The density for the subject site is four to five units. The applicant is proposing five units. Therefore, the applicant is within the allowed density. The continued loss of green space and the continued growth of asphalt and cement have created an increasingly ugly and uninviting Tigard. NOTICE OF DECISION PAGE 7 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION Staff Response: The subject site is an existing single-family dwelling with no associated green space. The applicant is required to landscape 20 percent of the subject site, which will be met by providing yards for the proposed houses. To reduce side yard setbacks on three lots and on the lot adjacent to SW Durham just to allow for more 20-foot-wide huts is less than good planning. Staff Response: By allowing the adjustment to the side yard setbacks, the applicant will be able to provide wider and more livable housing units. The Tigard Development Code allows adjustments to the required setbacks as long as the approval criteria have been met. The requested adjustments are addressed in the body of this decision (Chapter 18.370 Variances and Adjustments). Somehow I thought a Planning Commission was established to provide a hospitable, well managed efficient and pleasantly developed community. The Commission has not protected Tigard or its constituents. Staff Response: The proposed subdivision is a Type II application. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director. Type III-PC applications are heard by Planning Commission. Type III procedures also apply to quasi-judicial permits and actions that predominantly contain discretionary approval criteria. The density for this area was established over 20 years ago with adoption of the City Comprehensive Plan and Zoning. Please turn down the proposed subdivision because of excess traffic, including drugs. Land to the east are adding more homes soon and the additional homes will add pressure on Tigard High School. Staff Response: Five additional units do not trigger the requirement of a traffic study. The Tigard Police Department and the Tigard Tualatin School District have been notified of the proposal and offered no comment. 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 :. 1 variances an. A •justments 18.510 Residential Zoning Districts 18.705 Access, Egress and Circulation) 18.715 Density) 18.730 Exceptions to Development Standards) 18.745 Landscaping and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.775 Sensitive Lands) 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) NOTICE OF DECISION PAGE 8 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming Situations), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: Approval through two-step process. An application for a subdivision shall be processed through a two-step process: the preliminary plat and the final plat. The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration; and The final plat shall reflect all conditions of approval of the preliminary plat. The applicant has submitted a preliminary plat for approval consideration. Final plat review will occur after the decision is final. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. The applicant is responsible for ensuring that the plat satisfies any requirements of Oregon Revised Statutes (ORS) Chapter 92 beyond what is already required in the Tigard Development Code. Such conformance is assured through Washington County's plat review. Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The applicant is proposing to average the lot sizes in order to meet the minimum lot size for the R-12 zoning district. The largest of the proposed lots is 4,005 square feet. Therefore, the proposed lots are not large enough for future re-division. 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 proposed lots range from 2,653 to 4,005 square feet. The smallest lot at 87% of the minimum is 7% over the requirement. The applicant is proposing to develop a total of five lots. Therefore, the average lot size for the development is 3,158 square feet. The minimum lot size for the R-12 zoning district is 3,050 square feet. This standard has been satisfied. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. The applicant has not proposed a sales office; however, if one is later requested, it will be reviewed through a separate temporary use permit process. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. Due to the topography of the site, storm water is anticipated to leave the site and not cause flooding. Storm drainage facilities will be reviewed by Clean Water Services and also by the City for conformance with design and construction standards. NOTICE OF DECISION PAGE 9 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100-year floodplain outside the zero-foot rise floodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The site is not within nor adjacent to the 100-year floodplain. This standard is not applicable. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. There are no flood hazards identified for this site. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Drainage is discussed in greater detail under the Street and Utility Improvement section and addresses issues related to storm water detention facilities. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). Base flood elevation data was not provided for the proposed subdivision. The proposed site is approximately .54 acres. According to the standard, developments under five acres are exempt from this criterion. Therefore, this standard does not apply. Section 18.430.030 (E) describes the approval process for Phased Developments. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without re-applying for a preliminary plat. The criteria for approving a phased site development review proposal are: The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development. Therefore, this standard does not apply. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the zoning ordinance and other applicable ordinance and regulations will be assured through review and imposition of conditions of approval as necessary, as outlined in this decision. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; NOTICE OF DECISION PAGE 10 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION The applicant has indicated that the plat name is not a duplicate. However, no plat name reservation approval from Washington County has been submitted. Therefore, the applicant will provide a plat name reservation approval from Washington County 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 already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and This will be discussed in greater detail under Tigard Development Code (TDC) Chapter 18.705 (Access, Egress & Circulation), and Chapter 18.810 (Street and Utility Improvement Standards). An explanation has been provided for all common improvements. The applicant's narrative provides the necessary explanation for all common improvements. Section 18.430.060A. authorizes the granting of adjustments for subdivisions in accordance with 18.430.050, provided that the application shall be made with a preliminary plat application with the criteria granting such adjustments are contained in Section 18.370.020 Cl. The applicant has requested six adjustments, which are addressed under Chapter 18.370 (Variances and Adjustments). FINDING: Based on the analysis above, the subdivision standards have not been satisfied. If the applicant complies with the condition listed below, the standard will be met. CONDITION: Provide a plat name reservation approval from Washington County prior to final plat approval. Variances and Adjustments (18.370) Section 18.370.020.B — Development Adjustments, the following development adjustments will be granted by means of a Type I procedure, as governed by Section 18.390.030 using approval criteria contained in Subsection B2 below: The applicant is requesting six development adjustments to the side yard setbacks for proposed lots three, four, and five. The request will result in four-foot side yard setbacks for lots three and four, and a four-foot side yard on the north side of lot five. A request to adjust the street facing side yard of proposed lot five from ten feet to eight feet is also being requested. A demonstration that the adjustment requested is the least required to achieve the desired effect; According to the applicant, the adjustment will result in the ability to provide a home with a 20-foot width on each lot. Twenty feet is critical to the living space of the home whereas, 18 feet is not a desirable width for the unit types the developer is proposing. The request for the adjustments is the minimum required to achieve the desired unit width. The adjustment will result in the preservation of trees, if trees are present in the development area; No trees are designated for preservation in the adjusted areas. Therefore, this standard does not apply. The adjustment will not impede adequate emergency access to the site; The requested adjustments are for side yards only. Therefore, access to the proposed parcels will not be impeded. The parcels will take access from SW Carol Ann Ct. and emergency access will also be available at the rear of the proposed parcels (SW 79th Avenue). There is not a reasonable alternative to the adjustment which achieves the desired effect. NOTICE OF DECISION PAGE 11 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION No alternative to the requested adjustments accomplishes a 20-foot-wide building while providing a quality floor plan for the future residents. FINDING: Based on the analysis above, the Adjustment Criteria have been satisfied. B—APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-12: Medium-Density residential zoning district. The R-12 zoning district has the following dimensional requirements: STANDARD R-12 Minimum Lot Size Detached unit 3,050 sq. ft. Duplexes Average Minimum Lot Width - Detached unit lots - Duplex lots 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 35 ft. Minimum Landscape Requirement 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. The proposed lots range in size from 2,653 square feet to 4,005 square feet. The applicant has applied for adjustments to the side yard setback for lots three, four, and five. Only front and rear yard setbacks of the base zone will be applicable. Height and lot coverage/landscape requirements are reviewed during the building permit review process for the homes on individual lots. All lots within this subdivision are for single-family units. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access Egress and Circulation (18.705): 18.705.036 (C). describes joint access provisions. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: • Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and • Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. No joint access is proposed with this application. All access will be direct from each lot and provided via a public street (SW Carol Ann Ct.). Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All lots will directly access a public street (SW Carol Ann Ct). Therefore, this criterion has been satisfied. NOTICE OF DECISION PAGE 12 OF 27 SUB2004-00002—REBECCA MEADOWS SUBDIVISION Required walkway location. On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. This proposal is for a single-family development, this standard does not apply. Curb cuts shall be in accordance with Section 18.810.030.N. 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. The lots within this subdivision will be providing direct access to a public street (SW Carol Ann Ct.). Tualatin Valley Fire and Rescue and Tigard Police have been notified of the proposed subdivision and have not indicated a hazard. The Director has not determined that Planning Commission review is necessary for building permits. With regard to streets and street intersections, these issues are addressed under TDC Chapter 18.810 and through the AASHTO, Washington County and City's road design standards. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. NOTICE OF DECISION PAGE 13 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION The proposed single-family lots will have access via a public street which will connect to SW Durham Road which is an arterial. Therefore, no single-family lot will have direct access to a major collector or arterial. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed single-family development is exempt from this requirement. Access Management ISection 18.705.030.H) Section 18.705.030. .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 access for this development will be provided by the completion of the cul-de-sac at the end of Carol Ann Court. There are no sight distance issues. The applicant has stated that the vision clearance areas will be met. This standard has been satisfied. 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. Access for the lots will be directly onto Carol Ann Court, thereby meeting this criterion. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The proposed homes will take access from the extended cul-de-sac of SW Carol Ann Court. Therefore, no direct access to a collector or arterial will be feasible. This standard does not apply. Minimum access requirements for residential use. Vehicular access and egress for single- family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section of this decision. Access to individual lots will be reviewed for compliance during the building permit phase. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; There are no residential access drives apart from typical driveways proposed with this project. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: NOTICE OF DECISION PAGE 14 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. The proposed cul-de-sac is approximately 46 feet from the center point to the outside edge. Therefore, the cul-de-sac meets Fire District standards. This standard has been satisfied. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; There are no driveways that will exceed 200 feet in length. Therefore, this standard does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This standard is not applicable as there are no driveway approaches to arterial or collector streets. FINDING: Based on the analysis above, the Access Egress and Circulation standards have been met. Density Computations and Limitations (18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling 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 are based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way, land for private streets from the total site area. Of the total site area (23,522 square feet), 6,763 square feet will be dedicated to public right-of-way. This results in a net developable area of 16,759 square feet. Therefore, the maximum number of lots permitted on this site based on 3,050 square foot lots is five, and the minimum number of lots is four. The applicant's proposal to build five lots for single-family detached homes meets the maximum density requirements of the R-12 zone. FINDING: Based on the analysis above, the Density Standards have been satisfied. Environmental performance standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. NOTICE OF DECISION PAGE 15 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within the R-12 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigards' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 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 indicated that street trees will be planted according to the spacing standards of Section 18.745.040.0 below. Therefore, the applicant is required to provide and implement a plan showing street trees planted according to Section 18.745.040.0 of the Tigard Development Code. 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 not indicated the type of tree being used for street trees. Therefore, the applicant is required to choose a street tree from the Tigard Street Tree List. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. Therefore, this section does not apply. Section 18.745.060 contains the provisions for re-vegetation where natural vegetation has been removed through grading. Such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. The proposed subdivision will be developed with landscaped yards, which satisfies this standard. NOTICE OF DECISION PAGE 16 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION FINDING: Based on the analysis above, the landscaping and screening standards have not been met. If the applicant complies with the conditions below, the landscaping and screening standards will be met. CONDITIONS: • Provide and implement a plan showing street trees planted according to Section 18.745.040.0 of the Tigard Development Code. • Choose a street tree from the Tigard Street Tree List. Off-Street Parking and Loading Requirements 518.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, the Off-Street Parking and Loading requirements have been satisfied. Signs (18.780 Chapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal (18.790): Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all trees on the site, a program to save existing trees over 12-inch diameter at breast height (dbh) or mitigate for their removal, identification of trees to be removed, and a protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted a tree plan that identifies the location, size and species of all trees located on the site. According to the arborist report, the total number of trees greater than twelve inches in diameter and larger is three. The Arborist indicates that all three trees greater than 12- inches in diameter have signs of decay with a high probability of failure. Therefore, no mitigation is required. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. NOTICE OF DECISION PAGE 17 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION The applicant is not proposing to retain any of the trees located on-site. However, the applicant is responsible for protecting trees in close proximity of the area of disturbance. Therefore, the applicant is required to provide a protection plan for all trees located within close proximity of common property lines. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: Provide a protection plan for all trees located within close proximity of common property lines. Prior to commencing on-site improvements, the applicant shall submit a final Tree Protection Plan to the City Forester for review and approval that shows exactly how far the tree protection fencing will be from the face of each protected tree that will be impacted by construction activities within its dripline. The applicant, through their Project Arborist, shall justify the close proximity of the construction activities to the trees, and certify that the activities will not adversely impact the overall and long-term health and stability of each tree. 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. Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has not provided information about visual clearance on the corner of SW Durham Road and 79 Ave. Therefore, the applicant is required to provide a map showing that visual clearance is and will remain unobstructed. FINDING: Based on the analysis above, the Visual Clearance standards will be met, if the applicant complies with the condition listed below: CONDITION:Provide a map showing that visual clearance is and will remain unobstructed. C — STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a neighborhood route street to have a 58 right-of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. NOTICE OF DECISION PAGE 18 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION • This site lies adjacent to SW 79th Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide for 29 feet from centerline. SW 79th Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements to provide for 18 feet of paving from centerline, curb, planter strip and sidewalk. Access for the proposed lots is from Carol Ann Court. Currently, Carol Ann Court terminates with a half cul-de-sac bulb. In order to mitigate the impact from this development, the applicant shall dedicate the 47 foot radius ROW and construct the street improvements to complete the cul-de-sac bulb, with a 40 foot radius to face of 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 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. There are no opportunities for providing future streets. The subject site is adjoined by SW 79th Avenue to the east, SW Durham Road to the south and existing development to the north. Cul-de-sacs: 18.810.030.L 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 from the centerline intersection point of the two streets to the radius point of the bulb, and • 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. The proposed development will complete the construction of the cul-de-sac at the end of Carol Ann Court. The cul-de-sac was approved with a previous land use decision, which allowed an adjustment to the cul-de-sac length and number of lots served. 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 s treet (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The grades on 79th and Carol Ann Court do not exceed 12%, thereby meeting the criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: NOTICE OF DECISION PAGE 19 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION • 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 proposed subdivision is at the end of a cul-de-sac. Therefore, no blocks are created with this application. 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. The proposed subdivision finishes off the cul-de-sac at the end of SW Carol Ann Court. With the bulb completed, the length of Carol Ann Court is approximately 419 feet. According to the standard above, either a bicycle or pedestrian connection is required when full street connection is not possible. Adjoining Durham School Park Subdivision, which takes access from SW Carol Ann, has provided a temporary fire apparatus turn-around with a pedestrian access easement located at approximately 330 feet. The note on the Durham School Park Plat that addresses the pedestrian/fire apparatus turn-around reads that the turn-around is temporary until SW Carol Ann Court connects to SW 79t Ave. Southwest Carol Ann Court is terminated in a cul-de-sac which means the pedestrian/fire apparatus turn-around is now permanent. Therefore, this standard is satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The lot depth of the proposed lots is 2.5 times the average lot width. However, the lots are less than 1.5 times the minimum lot size. The minimum lot size for the R-12 zoning district is 3,050 square feet. In order to be 1.5 times the minimum lot size, the proposed lots would have to be a minimum of 4,575 square feet. The largest of the proposed lots (Lot #5) is 4,005 square feet. This standard has been satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Each of the proposed lots has a minimum of 25 feet on SW 79th Ave. Therefore, this standard has been satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plan indicates that curb-tight sidewalk will be constructed along the termination of the Carol Ann Court cul-de-sac bulb. This is in keeping with the existing cul-de-sac configuration. ThQ applicant's plan also indicates that a 5-foot sidewalk with planter strip will be constructed along 79 Avenue, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE OF DECISION PAGE 20 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION • 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 8-inch public sewer in 79`h Avenue and Durham Road. The applicant's utility plan shows that each lot will be connected to the public sewer main. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways impacting this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant has indicated that they will be providing detention on site. Preliminary calculations were submitted with the application, thereby meeting this criterion. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. The applicant will be dedicating adequate ROW to provide for the required bicycle lane along 79th Avenue. 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. It would not be practical to require the developer to stripe the bike lane at this time. However, it would be appropriate for the applicant to contribute funds to the City to cover the cost of the bike lane striping. NOTICE OF DECISION PAGE 21 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION The amount of the striping would be as follows: • 140 feet of 8-inch white stripe, at $2.50/If $350.00 • 3 Mono-directional reflective markers @ $4.00/ea $ 12.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows @ $100/ea $100.00 $637.00 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. The applicant has indicated that they will be connecting to power in Carol Ann Court. The lines in Carol Ann Court are already underground, therefore there is no undergrounding fee required. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is an existing 8-inch line in Carol Ann Court. The applicant has indicated that they will be extending the line and moving the blow-off assembly to the end of Carol Ann Court. The plans also show that individual meters will be provided to the lots from this public line extension. 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. The applicant has proposed a public water quality facility located adjacent to the existing public facility constructed with previous development. Staff suggests that the applicant consider expanding the existing facility to include treatment for their project. If there are design considerations that prohibit this, a separate public facility will be allowed. NOTICE OF DECISION PAGE 22 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION • Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's submittal showed the location of the water quality facility and preliminary sizing calculations were provided. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. Any increase in this fee prior to final plat approval shall be incorporated into the final amount paid. For this project, the addressing fee will be $300.00 (6 lots and/or tracts X $50/address = $300.00). 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 23 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION • D. — IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. 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 $12,650 ($2,530 x 5 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 $39,531.25 ($12,650 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $12,650, the unmitigated impact can be valued at $26,881 .25. The estimated cost of the dedication and half-street improvements is $38,200. While the value of these improvements is greater than the value of the unmitigated impacts, the applicant has proposed the improvements with the application. Approval could not be granted without all streets serving the development to be brought up to City standards required by 18.810 (Street and Utility Improvement Standards). SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department has reviewed the proposal and has no objections to it. The City of Tigard Public Works Engineering Manager has reviewed the proposal and has offered the following comments: Water • Any abandonment or relocation of existing facilities that must be done by City staff will be invoiced to the developer. • Existing blow-off assembly will need to be relocated to the end of the bulb. • All new water lines to have restrained joints. Storm • Rather than construct a separate water quality/detention facility adjacent to the pond in Durham School Park, require the applicant to expand the existing facility to accommodate both subdivisions. Their engineer may find that the existing facility will not need much expansion to accommodate the additional area. NOTICE OF DECISION PAGE 24 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION • • Modify the outlet grate to make it more "kid proof". Currently, we have issues with kids getting under the existing grate and into the outlet structure. This is a safety and liability issue for the City. • Fence the entire combined water quality/detention facility with a 4-foot high chain link fence (black or green), with a 10-foot-wide double-gate for vehicular access. • Remove existing blow off assembly and extend to end of bulb. • Irrigation for swale? • Restrain all pipes. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1) 2) Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved turnarounds are available from the fire district. (UFC Sec. 902.2.2.4) 3) When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the Chief. ((UFC Sec. 902.2.1 Exception 1) 4) Where there are 25 or more dwelling units, vehicle congestion, adverse terrain conditions or other factors as determined by the Chief of the fire department not less than two approved means of access shall be provided to the city/county roadway or access easement. Exceptions may be allowed for approved automatic sprinkler system. (UFC Sec. 902.2.1) 5) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for one or two dwelling units and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1) 6) Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 50,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. Documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code may be requested. (Design criteria on back) (UFC Sec. 902.2.2) 7) The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3) — (See diagrams on back) 8) Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4) Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901 .4.5.1) NOTICE OF DECISION PAGE 25 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION 9) Where required, fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE' at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red or black on yellow background. (UFC Sec. 901 .4.5.2) 10) Private fire apparatus access roadway grades shall not exceed an average rade of 10 percent with a maximum grade of 15 percent for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. Public streets shall have a maximum grade of 15%. (UFC Sec. 902.2.2.6) 11) Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 12) Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 13) Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 14) The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5) 15) Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) Please contact Eric McMullen, Deputy Fire Marshal at (503) 612-7010 with any additional questions. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 24, 2004 AND EFFECTIVE ON JUNE 9, 2004 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1 . may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF DECISION PAGE 26 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 8, 2004. 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. - _ - May 24, 2004 PREPARE BY: Ma ew cheegger DATE Associate Planner C::Pr-Z.LA)G4.7 f May 24 2004 APPROVED BY: Richard Bewe,4`4# rff DATE Planning Manger NOTICE OF DECISION PAGE 27 OF 27 SUB2004-00002-REBECCA MEADOWS SUBDIVISION _ , l CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM YI©NM MAP 3 -r- SUB2004-00002 ITURE LN < VAR2004-00018 I Z el J_ VAR2004-00019 �7IULN > - a VAR2004-00020 Q_ VAR2004-00034 �� VAR2004-00035 �� "' - VAR2004-00036 ` QND ST Q -.s IIIIIIIIIIII REBECCA MEADOWS I"" ti I I I I 0 , S UBDIVISION 'F_i CAROL ANN CT NO " GAS F°) [ [ 1111 H H SITE ` 5 j, �7, DURHAM RD "7:7_ k .!_ ,max° W f F, _ 0. I �.. I gEEFE / nJi2 k 11:1/ CO J ■ Tigard Area Map v/ • N 0 100 200 300 Feet i 14 248 feet I'll City of Tigard Information on this map is or general location only and Should he verified with the Development Services Division. 13125 SW Hall Blvd / Tigard.OR 97223 _ -- (503)6394171 http://www.ciligard.or.us Community Development Plot date:Apr 14,2004;C:lmagic\MAGIC03.APR I I 1 1 1 1 i i 1 i I I i i I I Milpf. .....,„.................. ME i ,- —ALIMIIirra--(1,,,. 1111 2r I an--hct ER ir cw-ffill [ 1- ... - :!r.:g.,::.2.-%'÷-,,,, ,,,.•., ••••i.----V--::7:- ;.-,,,.., \ d..,...-,....;,A.W-.,;,,.....,.. ' ,,,-,,,.....4.-Y.,...,:x,'.. \ \ _. .1.272 V i"'''41`:','M:=''':.21;:i AL\----——lir_-—— :1-i?;,5,-5-..5-7',..--:-,.:N•.:k.--F.-::,:z-■ _J 1 \ dr,i- III cl.la E.p _ :: •,,...,,,,,,,,:,,,,,,,•:.• t-\ 7 IM _____... I ...rli:K.i.t. : ..4;1,-2..r.-,!--:.:1.:.; I,----,-.,./t ,:-I. 7-:-.-1..--,_.t.r..:..-,,,„ --,z...., z, I I 2 I 14 1 r ar ;I .----?%-‘:-'-'::::*,1.-",,i;teVi-.ili?. -. NI - - - ff-...Vis2-2-1":-.fa-I',4%!:=5:14.: ■ LI ;MS W J III S.W. CAROL AM/ COURT ___ ".... ka,A',Fic-1,:::-,'7':$-: a ..c ... -----.._ 1-1 i -... ___._______ ro,, .1''':•j:fi.:-W5,,Z;i::::4:4,is. • -4- 1 ...\'''' 1,',.,..::_v:J..-A.;--.`4■■ ,te: z_L 2133 V 1 i •-•-•\ l''..'''.:.'-';','4!-',./.,..,‘ ......___Er____ Vi Z-r i N' -.._ illikr3w\it -1 1 R.47 / / 4 I 14 I \\_ ) ‘‘ 10e— 1 I I i TRAZT A \ 5 I L I wsw _J 1 1 sr r II , 1._ ,I MAL _ \ _ _ (1. outs. R,... ..... 1 15 lelICANCI4 I ..c 1 11\ \\ . — -WC---—- / / / I r-' , 1 I I CL LOW. air S.W. DURHAM ROAD $1, I Aillk. CITY OF TIGARD I SUB2004-0 0002/VAR2004-00018, 19, 20, 34, 35 & 36 AA ii. CITY OF TIGARD SITE PLAN N REBECCA MEADOWS SUBDIVISION (Map is not to scale) EXHIBIT <� } Keystone Development SUB2004-00002/VAR2004-00018, 19, 20, 34, 35 Attn: Jim Polak & 36 PO Box 476 REBECCA MEADOWS SUBDIVISION Lake Oswego, OR 97034 SFA Design Group, LLC Attn: Matthew Sprague 9020 SW Washington Square Drive, Suite 350 Portland, OR 97223 Robert D. Quinn 2105 Peregrine Ct. West Linn, OR 97068 Robert D. Quinn 7760 SW Bond Street Tigard, OR 97223 Betty Hagan 8020 SW Bond Street Tigard, OR 97224 aeiL AFFIDAVIT OF MAILING CITY OFTIGARD Community(Development Shaping t7 Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City ofTigard;Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) E3 NOTICE OF DECISION FOR: SUB2004-00002/VAR2004-00018, 19, 20, 34, 35, & 36 — REBECCA MEADOWS 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 May 24,2004, and deposited in the United States Mail on May 24,2004, postage prepaid. /y/7Ae- Pbe F7 (Person t at Prepared Noti•-) ,57, 7E OF OSEGO ■ ) Coun ooff Washington )ss. City of Tigard ) , Subscribed and sworn/affirmed before me on the f to day of , 2004. OFFICIAL SEAL SUE ROSS it NOTARY PUBLIC-OREGON COMMISSION N0.375152 MY COMMISSION EXPIRES DEC.1,2007 NOTARY PUBLIC OF OREGON /L My Commission Expires: �a" EXHIBIT NOTICE OF TYPE II DECISION A' SUBDIVISION (SUB) 2004-00002 . 41, CITY OF TIGARD Community(Deze1opment REBECCA MEADOWS SUBDIVISION Shaping A Better Community 120 DAYS = 7/29/2004 SECTION I. APPLICATION SUMMARY FILE NAME: REBECCA MEADOWS SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2004-00002 Adjustment VAR VAR2004-00018 Adjustment VAR VAR2004-00019 Adjustment VAR VAR2004-00020 Adjustment VAR VAR2004-00034 Adjustment VAR VAR2004-00035 Adjustment VAR VAR2004-00036 REQUEST: The applicant is requesting approval for a five-lot subdivision of .54 acres of land. The applicant is also requesting approval of six adjustments for the following: • To reduce both side yard setbacks on three of the lots from five to four feet; • To reduce the corner side yard setback on the lot adjacent to SW Durham Road from ten to eight feet. The adjustments are being requested to allow a 20-foot-wide home to be constructed on each lot. APPLICANT/ Keystone Development APPLICANT'S SFA Design Group, LLC OWNER: Attn: Jim Polak REP.: Attn: Matthew Sprague PO Box 476 9020 SW Washington Square Drive Lake Oswego, OR 97034 Suite 350 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential ZONE: R-12 Medium Density Residential. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 7925 SW Durham Road; WCTM 2S112CD, Tax Lot 1100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 24, 2004 AND BECOMES EFFECTIVE ON JUNE 9, 2004 UNLESS AN APPEAL IS FILED. AAp e�al: 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 JUNE 8, 2004. I Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideqqer at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. ii I I ' J I _ -�i --- — - CITY of TIGARD L I 1 T VICINITY MAP �N�N $a `� JJl SUB2004-00002 REIN - 111111 VAR2004-00018 �N� �� VAR2004-00019 J VAR2004-00020 ,-/-(001 II M I IIII VAR2004-00034 IIIIIII -- I it,� VAR2004-00036 I11IIIIIIII I !VIVIui. DU IIIIIIR II ■ im.,- ititi4 fax AIL City otn�a rrr.r+rr..Ised r. 1 I I I I � 11 i _L_____ ' ,' "1• i `.ry- •E y�aV \u J .. s�n Q,xt I I 1 , I I — � Fly}`[_l/ 4E t 2 I• y A� L L-—_ J I !,ii i �� J I__._, ITRA Tt. .; Ste GORHAM FOND °j" CITY of TIGARD I SUB2004-00002/VAR2004-00018, 19,20,34,35 &36 SITE PLAN N REBECCA MEADOWS SUBDIVISION (Map is not to sale) 2S112CD-05700 2S112CC-05200 EXHIBIT 'S ABRAMS DEBORAH J BAUSTIEN SCOTT&KRISTEN LIVING 7914 SW CHURCHILL WAY 8070 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S1 12C D-05600 2S112C D-02600 AITKEN KC BERGERON RUSSELL W&SUZANNE R 7915 SW BOND ST 17841 WESTVIEW DR TIGARD,OR 97224 LAKE OSWEGO,OR 97034 2S112CD-05900 2S112CD-07000 BAILEY TIMOTHY&REBA L BODYFELT ROBERT&BARBARA S 7946 SW CHURCHILL WAY 15740 SW 79TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-10000 112CD-07100 BALDWIN SURVIVOR'S TRUST BO ELT BERT&BARBARA S 4632 SW VERMONT ST 15740 TH AVE PORTLAND,OR 97219 RD,OR 9 24 2S1 12C D-09700 2S112C D-06900 BALDWIN'S SURVIVOR'S TRUST B FEL BERT A&BARBARA S BY BALDWIN JAY K TR 1574 9TH AVE 4632 SW VERMONT ST ARD,OR 223 PORTLAND,OR 97219 - 112CD-09600 2S112CD-01300 BA ` IN'S SU- OR'S TRUST BUCHANAN MICHAEL R&SHEILA M BY BAL• 4 ' JAY K TR 10525 SW TIGARD ST 463 :, VE- ,ONT ST TIGARD,OR 97223 ••RTLAND,OR 97219 2 112CD-09900 2S112CD-02100 BA : ■ IN'S SUR 'OR'S TRUST CARLO JAMES J& BY BALD 'A. SAY K TR CALLAHAN MERRY A 4632 -' VERM• ST 7895 SW BOND ST •RTLAND,OR 97 19 TIGARD,OR 97224 2S112CC-14500 2 S 112C D-04200 BARKER BRUCE D&SUSAN L CHARLES LARRY&MARILYN L 20700 COUGAR HILLS LN 7850 SW BOND ST HILLSBORO,OR 97123 TIGARD,OR 97224 2S1 12CC-05300 2S 112C D-04500 BASINGER DAVID M&JULEE V COUTURE ROBERT E&TRISH S 8090 SW BOND ST PO BOX 3273 TIGARD,OR 97224 ARLINGTON,WA 98223 2S112CD-04300 2S112C0-03700 BATES CHRIS&SHANNON DEHETRE THERESA A 7870 SW BOND ST 7720 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 25112CD-06600 2S112C0-02500 DESA GARY& GJERSTAD DAVID M& WILSON SARA E CAROL A 7961 SW CHURCHILL WAY 7785 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-06200 25112CD-05300 DILL MATTHEW N GOLDBERG LAURA D 7994 SW CHURCHILL WAY 7963 BOND ST PORTLAND,OR 97224 TIGARD,OR 97224 2S1 13 B0-00400 2S1 12C D-06700 DURHAM I LLC HAARMANN KURT E&SUSAN K 8100 SW DURHAM RD 7977 SW CHURCHILL WAY TIGARD,OR 97224 TIGARD,OR 97224 2 112CC-16 0 2S112CC-05000 D A SCHOOL PARK OWNERS OF HAGAN ELIZABETH R TRUSTEE LO 16 8020 SW BOND ST 0 TIGARD,OR 97224 2 12CC-16 +0 2S112CD-04700 DU- • •, SCHOOL PARK OWNERS OF HEIDER RICHARD R AND LOT - I LAURELEI M 7948 SW BOND ST TIGARD,OR 97224 2S112CC-04800 2S112CC-15100 DUSKIN GREG A&CAROL A HOFFART FAMILY 7998 SW BOND PROPERTIES LLC TIGARD,OR 97224 4632 SW VERMONT ST PORTLAND,OR 97219 2S112CD-05500 2S112CC-14600 ELISARA TOGAMAU T& HO :RT FA, Y ELISAA TRACY C PROPE'4 • S LLC 7931 SW BOND ST 463 : VE- •NT ST TIGARD,OR 97224 :•RTLAND,OR 97219 2S112CC-04101 2S 12CC-14100 FEATHERS DAVID L&SARALYN K HO RT FAQ Y 15795 SW 80TH AVE PROP S LLC TIGARD,OR 97224 46 V - ,ONT ST • •RTLAND,OR • 219 2S112CD-09800 2S112CC-13900 GARDINER JONATHAN HO' ART FA ' Y 7955 SW CAROL ANN CT PROP - LLC TIGARD,OR 97224 463 :• V - ONT ST sRTLAND,OR • 219 2S112C0-03800 2 112CD-10100 GIRTMAN OPAL B TR HO -RT F: LY 22 GRAVATT DR PROP S LLC BERKLEY,CA 94705 46 W VE- • • T ST •RTLAND,OR 97 19 • 2S112CC-14000 2S112CC-15300 HC ART F• -ILY HOFF T BERT J PROP' : S LLC 4632 MONT ST 4632 : RMONT ST P RTLAND, 97219 P'.'TLAND, 4 R 97219 2S112CC-15800 2S112CC-15900 H• FART F• LY HO R ERBERTJ PR•'E' S LLC 4632 ERMONT ST 463 : k VERMONT ST P TLAND, R 97219 P%'TLA •,OR 97219 2S112CC-16000 , 2S112CC-15700 FART F• LY H• ART RBERT J PRO' R S LLC 4632 VERMONT ST 4632 ' VERMONT ST P%+'TLAN• OR 97219 P''TLAN• •R 97219 2S 12CC-16100 2 112CC-1560• HO ART F: ILY HO •R ERBERT J PROP.; S LLC 4632 :" ERMONT ST 463 : • RMONT ST P' 'TLAND, •' 97219 P' TLAND, wR 97219 112CC-15400 2S 12CC-1520• HO' •RT F: ILY HO •R 'ERBERT J PROP ' ES LLC 463 : • ERMONT ST 463 . RMONT ST '•'TLAND, •' •7219 •RTLAND,OR 97219 2S112CC-15000 2S 12CC-1621• He• ART F ILY HO ERBERT J PROP '. ES LLC 463 •n RMONT ST 463 • V''MONT ST '•RTLAND, •' 97219 ,-•RTLAND,O' 97219 2S 12CD-09400 2S112C0-02300 HO •RT F• ILY HOFFMAN JUDITH A PROP": S LLC 7865 SW BOND ST 463 : RMONT ST TIGARD,OR 97224 P 4 RTLAND, •R 97219 2S112CC-14200 2S112CC-04200 HOFFART HERBERT J HOLMES H G&LORI 4632 SW VERMONT ST 12518 BEAR MOUNTAIN DR PORTLAND,OR 97219 DRAPER,UT 84020 2 S 112CC-14700 2S 112C D-04900 H FART RBERT J HORAN MARY CHRIS 4632 VERMONT ST 7980 SW BOND ST RTLAN , R 97219 TIGARD,OR 97224 2 112CC-1480 2S112CC-00102 HO ERBERT J JANICH MARCIA 46 W V ONT ST 641 MANZANITA ORTLAND,OR 97219 LOS OSOS,CA 93402 2S112CC-04900 2S112C0-09500 JOHNSON BRADLEY A/PAULA C MCGREGOR SUSAN J 8000 SW BOND 4632 SW VERMONT ST TIGARD,OR 97224 PORTLAND,OR 97219 2S112CC-04401 2S113BA-00200 JOHNSON GREGORY C METZGER VENTURES LLC 15770 SW 80TH AVE PO BOX 400 TIGARD,OR 97224 SHERWOOD,OR 97140 2 S 112C C-05100 2S 112CD-06400 KIRKPATRICK DEAN L& METZLER WILLIAM R&JANET M CHRISTINA L 7929 SW CHURCHILL WAY 8050 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-06500 2S112CD-02800 KRAUSS MARGARET L MORRIS WANDA 7945 SW CHURCHILL WAY 7725 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-07200 2S112CD-02400 LARSON WESLEY E MUDD MICHAEL J&WENDY W Go BODYFELT ROBERT&BARBARA S 7845 SW BOND ST 15740 SW 79TH TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-03600 2S112CC-14400 LEBEDA VLASTIMIUSHARON OLSON DENNIS M& 15607 SW HIGHPOINT DR MARILYN J SHERWOOD,OR 97140 18820 SW TUALATA AVE LAKE OSWEGO,OR 97035 2S112C0-05800 2S112CC-14300 MALICH LISA&MARCUS OLSON RONALD D& 7930 CHURCHILL WAY LINDA A TIGARD,OR 97224 3297 SW LAKE GROVE AVE LAKE OSWEGO,OR 97035 2S112CD-06800 2S112CD-05400 MARKOVITZ KIRK A AND AMY S ONTHANK SONJA R 7993 SW CHURCHILL WAY 7947 SW BOND ST TIGARD,OR 97223 TIGARD,OR 97224 2S112CD-01000 2S113BA-00400 MATRIX DEVELOPMENT CORP OPUS REAL ESTATE OREGON IV LLC 12755 SW 69TH AVE STE#100 ATTN:JEFF FORSETH TIGARD,OR 97223 10350 BREN RD WEST MINNETONKA,MN 55343 2S112CC-15500 2S112CD-00300 MCCLURE ELISE PATTON KENT D&AMY SAGER 4632 SW VERMONT ST 15735 SW 76TH AVE PORTLAND,OR 97219 TIGARD,OR 97224 • 25112CD-06300 2S112CD-04400 PELOSI CAROL A SCHNEPF ROBERT W/MIRIAM A PENNO COLIN J 15880 SW 79TH 7913 SW CHURCHILL WAY TIGARD,OR 97223 TIGARD,OR 97224 2S112CD-06000 2S112CD-01100 PHELPS AMELIA SUE F SCHOEWE DALE D 7962 SW CHURCHILL WAY 7925 SW DURHAM ROAD TIGARD, OR 97224 TIGARD,OR 97223 2S112CC-04700 2S112CD-04100 POWELL ROBERT J& SIMONS GLEN H POWELL ANNE C HEALY JEAN M 15860 SW 80TH AVE PO BOX 5996 TIGARD, OR 97224 PORTLAND,OR 97228 2S 112C D-04800 2 S 112 C D-04600 RACANELLI ROCKY AND DENISE SMITH JOHN WILLIAM 7964 SW BOND ST 7932 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-05201 2S1 12CD-02200 RAY MICHAEL D/DIANA L SNIDER JASON B&JODI J 7979 SW BOND ST 15588 SW 76TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 12CD-03900 2S112CC-14900 RDQ PROPERTIES LLC SOTELO JORGE A& 2105 PEREGRINE CT VERONICA L WEST LINN, OR 97068 16029 SW 80TH PL TIGARD,OR 97224 2S112CD-06101 2 112CD-1020# RICE LAURIE E TIG• 'D Y OF 7978 SW CHURCHILL WAY 1312 1 ALL PORTLAND,OR 97224 T :ARD,OR • 223 2S112CC-04000 2S1 13BA-00401 SCHAEFER SHERYL M TIGARD-TUALATIN SCHOOL 15765 SW 80TH AVE DISTRICT 23J TIGARD, OR 97224 6960 SW SANDBURG ST TIGARD,OR 97223 2S112CD-05100 2S113B0-00300 SCHEFTER ANDREW R TI 'D-TUALA SCHOOL 7995 SW BOND ST DISTR .T PORTLAND,OR 97224 6960 .• S••DBURG ST ARD,OR 9 '3 2S112CC-04501 2 113BA-00500 SCHERNER JOHN A/ANN P TIG•'•-TUA N SCHOOL 15800 SW 80TH AVE DISTRIC'•3J TIGARD, OR 97223 696' : SA ::URG ST ARD,OR 972 2S112CC-04300 VANDERHEIDEN SEAN 15855 SW 80TH AVE TIGARD,OR 97224 2S112C0-02700 VOLLINTINE STEVEN T& MELODY A 1031 SE DOGWOOD LN MILWAUKIE,OR 97267 2S112CD-01701 WALKER JEANNE L 15720 SW 79TH AVE PORTLAND, OR 97224 2S112CD-04000 WALLS CHARLOTTE 7780 SW BOND ST TIGARD,OR 97224 2S112CC-05400 WEIJO RICHARD 0 TR& WEIJO SHARON K TR 8110 SW BOND TIGARD,OR 97224 2S112CD-05000 WILKERSON RANDAL D& M DARIN 7996 SW BOND ST TIGARD,OR 97224 2S112CC-04600 ZIELINSKI AARON D 15830 SW 80TH AVE TIGARD,OR 97223 Josh Thomas CPO 4B 10395 SW Bonanza 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: 23-Feb-04 AFFIDAVIT OF MAILING .,,,, `N' CITY OF TIGARD Community rDevefopment S hoping A Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) E3 NOTICE OF PENDING LAND USE APPLICATION FOR: SUB2004-00002/VAR2004-00018, 19, 20, 34, 35 & 36 — REBECCA MEADOWS SUBDIVISION II 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 April 15,2004, and deposited in the United States Mail on April 15,2004, postage prepaid. 1„II I b.A, .iiw (Person that - :eared Notic STATE O E GON ) Coun cif Washington )ss. City° a ) .-, - Subscribed and sworn/affirmed before me on the •> / day of , 2004. OFFICIAL SEAL r'°''4% • J BENGTSON `/ M' NOTARY PUBLIC-OREGON ) ) ' COMMISSION NO.368086 0 MY COMMISSION EXPIRES APR.27,2007 c.,..c...._-------.....---_.------._----.....------.....--....--.....---------.....--......------...-----z, ad/ Airr NOTARY" ' BLIC OF GREG I My Commission Expires: //a--7A 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 A CITY OF TIGARD SUBDIVISION Community(Development ShapingA Better Community DATE OF NOTICE: April 15, 2004 FILE NUMBERS: SUBDIVISION (SUB) 2004-00002 DEVELOPMENT AD USTMENT VAR 2004-00018 DEVELOPMENT ADJUSTMENT VAR 2004-00019 DEVELOPMENT ADJUSTMENT VAR 2004-00020 DEVELOPMENT AD'USTMENT VAR 2004-00034 DEVELOPMENT AD'USTMENT VAR 2004-00035 DEVELOPMENT AD'USTMENT VAR 2004-00036 FILE NAME: REBECCA MEADOWS SUBDIVISION PROPOSAL: The applicant is requesting approval for a 5-lot Subdivision of .54 acres of land. The applicant is also requesting approval of 6 Adjustments for the following: > To reduce both side yard setbacks on 3 of the lots from 5 feet to 4 feet; To reduce the corner side yard setback on the lot adjacent to SW Durham Road from 10 feet to 8 feet. The Adjustments are being requested to allow a 20-foot-wide home to be constructed on each lot. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 7925 SW Durham Road; WCTM 2S112CD, Tax Lot 1100. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON APRIL 29, 2004. All comments should be directed to Brad Kilby, 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 bradleyci.tigard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MAY 6, 2004. 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." VICINITY MAP 1" SUB2004-00002 N o--- VAR2004.00018 o-- VAR2004-00019 _ A► VAR2004-00020 WIIIH 1 = q N a1 VAR2004-00034 - ''"„ VAR2004.0003 � VAR2004-00036 - 4 D ST Q N_ ■ REBECCA MEADOWS ; 111 - ^ SUBDIVISION to .111 I DURHAM RD • ,� \ . �~ � / - I \\ �JI coq • • ABRAMS D- DEBORAH BAUSTIEN S0 EXHIBIT A ABRA DEBORAH J BAUSTIEN SCOTT&KRISTEN LIVING 7914 SW CHURCHILL WAY 8070 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-05600 2S112CD-02600 AITKEN KC BERGERON RUSSELL W&SUZANNE R 7915 SW BOND ST 17841 WESTVIEW DR TIGARD,OR 97224 LAKE OSWEGO,OR 97034 2S112CD-05900 2S11 2CD-07000 BAILEY TIMOTHY& REBA L BODYFELT ROBERT&BARBARA S 7946 SW CHURCHILL WAY 15740 SW 79TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-10000 112CD-07100 BALDWIN SURVIVOR'S TRUST BO ELT BERT&BARBARA S 4632 SW VERMONT ST 15740 TH AVE PORTLAND,OR 97219 RD,OR 9 24 2S112CD-09700 2S112CD-06900 BALDWIN'S SURVIVOR'S TRUST B FEL BERT A&BARBARA S BY BALDWIN JAY K TR 1574 9TH AVE 4632 SW VERMONT ST ARD,OR 223 PORTLAND,OR 97219 . 112CD-09600 2S112CD-01300 BAL IN'S SU- OR'S TRUST BUCHANAN MICHAEL R&SHEILA M BY BAL. 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ES LLC 463 :r► RMONT ST 463 = V 'MONT ST '•RTLAND, •' 97219 '-a RTLAND,0' 97219 2S 12CD-09400 2S112CD-02300 HO •RT F• ILY HOFFMAN JUDITH A PROP': S LLC 7865 SW BOND ST 463 : RMONT ST TIGARD,OR 97224 PORTLAND, •R 97219 2S112CC-14200 2S112CC-04200 HOFFART HERBERT J HOLMES H G&LORI 4632 SW VERMONT ST 12518 BEAR MOUNTAIN DR PORTLAND,OR 97219 DRAPER,UT 84020 2S112CC-14700 2S112C0-04900 H FART RBERT J HORAN MARY CHRIS 4632 VERMONT ST 7980 SW BOND ST RTLAN , R 97219 TIGARD,OR 97224 2 112CC-1480 2S112CC-00102 HO ERBERT J JANICH MARCIA 46 W V ONT ST 641 MANZANITA ORTLAND,OR 97219 LOS OSOS,CA 93402 2S112CC-04900 2S112CD-09500 JOHNSON BRADLEY A/PAULA C MCGREGOR SUSAN J 8000 SW BOND 4632 SW VERMONT ST TIGARD,OR 97224 PORTLAND,OR 97219 2S112CC-04401 2S113BA-00200 JOHNSON GREGORY C METZGER VENTURES LLC 15770 SW 80TH AVE PO BOX 400 TIGARD,OR 97224 SHERWOOD,OR 97140 2S112CC-05100 2S112CD-06400 KIRKPATRICK DEAN L& METZLER WILLIAM R&JANET M CHRISTINA L 7929 SW CHURCHILL WAY 8050 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-06500 2S112C0-02800 KRAUSS MARGARET L MORRIS WANDA 7945 SW CHURCHILL WAY 7725 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S112C0-07200 2S112C0-02400 LARSON WESLEY E MUDD MICHAEL J&WENDY W c/o BODYFELT ROBERT&BARBARA S 7845 SW BOND ST 15740 SW 79TH TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-03600 2S112CC-14400 LEBEDA VLASTIMIL/SHARON OLSON DENNIS M& 15607 SW HIGHPOINT DR MARILYN J SHERWOOD,OR 97140 18820 SW TUALATA AVE LAKE OSWEGO,OR 97035 2S112CD-05800 2S112CC-14300 MALICH LISA&MARCUS OLSON RONALD D& 7930 CHURCHILL WAY LINDA A TIGARD,OR 97224 3297 SW LAKE GROVE AVE LAKE OSWEGO,OR 97035 2S112CD-06800 2S112CD-05400 MARKOVITZ KIRK A AND AMY S ONTHANK SONJA R 7993 SW CHURCHILL WAY 7947 SW BOND ST TIGARD,OR 97223 TIGARD,OR 97224 2S 112C D-01000 2S113BA-00400 MATRIX DEVELOPMENT CORP OPUS REAL ESTATE OREGON IV LLC 12755 SW 69TH AVE STE#100 ATTN:JEFF FORSETH TIGARD,OR 97223 10350 BREN RD WEST MINNETONKA,MN 55343 2S112CC-15500 2S112CD-00300 MCCLURE ELISE PATTON KENT D&AMY SAGER 4632 SW VERMONT ST 15735 SW 76TH AVE PORTLAND,OR 97219 TIGARD,OR 97224 • • 2S 112C D-06300 2S 112C D-04400 PELOSI CAROL A SCHNEPF ROBERT W/MIRIAM A PENNO COLIN J 15880 SW 79TH 7913 SW CHURCHILL WAY TIGARD,OR 97223 TIGARD,OR 97224 2S112CD-06000 2S112CD-01100 PHELPS AMELIA SUE F SCHOEWE DALE D 7962 SW CHURCHILL WAY 7925 SW DURHAM ROAD TIGARD,OR 97224 TIGARD,OR 97223 2S112CC-04700 2S112CD-04100 POWELL ROBERT J& SIMONS GLEN H POWELL ANNE C HEALY JEAN M 15860 SW 80TH AVE PO BOX 5996 TIGARD,OR 97224 PORTLAND,OR 97228 2S112CD-04800 2S112C0-04600 RACANELLI ROCKY AND DENISE SMITH JOHN WILLIAM 7964 SW BOND ST 7932 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-05201 2S112CD-02200 RAY MICHAEL D/DIANA L SNIDER JASON B&JODI J 7979 SW BOND ST 15588 SW 76TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 12C D-03900 2S112CC-14900 RDQ PROPERTIES LLC SOTELO JORGE A& 2105 PEREGRINE CT VERONICA L WEST LINN,OR 97068 16029 SW 80TH PL TIGARD,OR 97224 2S112C0-06101 2 112CD-1020 RICE LAURIE E TIG D Y OF 7978 SW CHURCHILL WAY 1312 ALL PORTLAND,OR 97224 T ARD,OR 223 2S 112CC-04000 2S1 13 8A-00401 SCHAEFER SHERYL M TIGARD-TUALATIN SCHOOL 15765 SW 80TH AVE DISTRICT 23J TIGARD,OR 97224 6960 SW SANDBURG ST TIGARD,OR 97223 2S112CD-05100 2S11380-00300 SCHEFTER ANDREW R TI • 'D-TUALA SCHOOL 7995 SW BOND ST DISTR . . PORTLAND,OR 97224 6960 -• 'DBURG ST ARD,OR 9 •3 2S112CC-04501 2 1138A-00500 SCHERNER JOHN A/ANN P TIG ••-TUA • N SCHOOL 15800 SW 80TH AVE DISTRIC••3J TIGARD,OR 97223 69•. = SA ::URG ST ARD,OR 972 2S112CC-04300 VANDERHEIDEN SEAN 15855 SW 80TH AVE TIGARD, OR 97224 2S1 12 C D-02700 VOLLINTINE STEVEN T& MELODY A 1031 SE DOGWOOD LN MILWAUKIE,OR 97267 2S112CD-01701 WALKER JEANNE L 15720 SW 79TH AVE PORTLAND, OR 97224 2S1 12 C D-04000 WALLS CHARLOTTE 7780 SW BOND ST TIGARD,OR 97224 2S112CC-05400 WEIJO RICHARD 0 TR& WEIJO SHARON K TR 8110 SW BOND TIGARD,OR 97224 2 S 112 C D-05000 WILKERSON RANDAL D& M DARIN 7996 SW BOND ST TIGARD,OR 97224 2S1 12CC-04600 ZIELINSKI AARON D 15830 SW 80TH AVE TIGARD,OR 97223 Keystone Development Attn: Jim Polak PO Box 476 Lake Oswego, OR 97034 SFA Design Gruoup, LLC Attn: Matthew Sprague 9020 SW Washington Square Drive, Suite 350 Portland, OR 97223 Josh Thomas CPO 4B 10395 SW Bonanza 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: 23-Feb-04 � r UIVIVAF CITY of TIGARD ^ 1 J l'� 3�- H GEOGRAPHIC INFORMATION SYSTEM ,E LN a i., ` tt `""nom ,, AREA NOTIFIED z° ti 1R11p1Mtt0e0N (500') co N 1/ tt,lnne3N T 701125006970 ' lsirtt0N1N tp lemma - __,� i11S11nCN5e1 111111806101 t311n1195080 7S11ne057N PA' ATT LN isurc1n6Nn n112870/100 070701 _ n1128007700 11l nItSiue 731177005500 251178007200 nII2CSO 5OO !�17 C oN'yT ftInN5701n117c005600n117C065600 751128007100 n1170007400 11111700750 I _ I CO --- t_ L n17n00a300 7S11t000itGOntinOatenO Iw -R------- UtI7COOS3O5$O FOR: Matt Sprague ,� 1111i1ceeuN ND T nail •,-..000 73r7CCN001 a 6 j 0 n1170004300 } 0 :iW � e'tn117c 1137 onac015M0nnn0NN, -'"-- 'Lc001409tce0pee I11 nmc0070ao291170103701 I .L �� , , eui,- tat 16400 11/115709870 0Y 1111tt 751128003000 F+. t 7 3 11--01301 I- co RE: 2S I I ZCD, 1 100 RC 751177 7111!8700600 1`. 711177715500 231105009700 �/ +� 1tt `l � C 251100014970 751118009500 SIT CO E_..._.......... .r_ __, nmee to nn7c6o64n6 11nnc1416u CAROL.ANN CT- n117CC159n0 751170711000 11n_C14000 n11200158011 751170710100 711120001111 • , minnow]71250 711178810701 7311700011900 _,_ :1111813910 701178 016100 111178 815800 2311700111200 DURHAM RD ni10001000A Property owner information W Is valid for 3 months from the date printed on this map. a l- ap 111131080 7 0 0 '` nttl01M6N CO 1 n1130600401 1111000on0n0 731135500400 6%11//0 U40 1t` iSTD A 731135500500 0 100 200 300 400 Feet i .—----_. 1'=285 feet A .54. ill City of Tigard Information on this map is for general location only and (_ should be verified with the Development Services Division. 13125 SW f-tall Blvd Tigard,OR 97223 (503)639-4171 -- A _ httpJ/www.d.tgard.a.us 1 Community Development Plot date:Apr 2,2004;C:lmagic\MAGIC03.APR • 2S 112CD-05700 2S112C C-05200 ABRAMS DEBORAH J BAUSTIEN SCOTT&KRISTEN LIVING 7914 SW CHURCHILL WAY 8070 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-05600 2S112CD-02600 AITKEN KC BERGERON RUSSELL W&SUZANNE R 7915 SW BOND ST 17841 WESTVIEW DR TIGARD,OR 97224 LAKE OSWEGO,OR 97034 2S112CD-05900 2S112CD-07000 BAILEY TIMOTHY& REBA L BODYFELT ROBERT&BARBARA S 7946 SW CHURCHILL WAY 15740 SW 79TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2 S 112C D-10000 112CD-07100 BALDWIN SURVIVORS TRUST BO ELT BERT&BARBARA S 4632 SW VERMONT ST 15740 TH AVE PORTLAND,OR 97219 RD,OR 9 24 2S112CD-09700 2S112CD-06900 BALDWIN'S SURVIVOR'S TRUST B FEL BERT A&BARBARA S BY BALDWIN JAY K TR 1574 9TH AVE 4632 SW VERMONT ST ARD,OR 223 PORTLAND,OR 97219 - 112CD-09600 2S112CD-01300 BA ' IN'S SU- OR'S TRUST BUCHANAN MICHAEL R&SHEILA M BY BAL. + ' JAY K TR 10525 SW TIGARD ST 463 :1 V ,ONT ST TIGARD,OR 97223 •RTLAND,OR 97219 2 112CD-09900 2S112CD-02100 BA IN'S SUR •OR'S TRUST CARLO JAMES J& BY BALD b• -AY K TR CALLAHAN MERRY A 463 -' VERM• ST 7895 SW BOND ST •RTLAND,OR 97 19 TIGARD,OR 97224 2S112CC-14500 2S112C0-04200 BARKER BRUCE D&SUSAN L CHARLES LARRY&MARILYN L 20700 COUGAR HILLS LN 7850 SW BOND ST HILLSBORO,OR 97123 TIGARD,OR 97224 2S 112CC-05300 2S 112C D-04500 BASINGER DAVID M&JULEE V COUTURE ROBERT E&TRISH S 8090 SW BOND ST PO BOX 3273 TIGARD,OR 97224 ARLINGTON,WA 98223 2S112C0-04300 2S112CD-03700 BATES CHRIS&SHANNON DEHETRE THERESA A 7870 SW BOND ST 7720 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 • 25112CD-06600 2S112CD-02500 DESA GARY& GJERSTAD DAVID M& WILSON SARA E CAROL A 7961 SW CHURCHILL WAY 7785 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S 112C D-06200 2S 112C D-05300 DILL MATTHEW N GOLDBERG LAURA D 7994 SW CHURCHILL WAY 7963 BOND ST PORTLAND,OR 97224 TIGARD,OR 97224 2S113B0-00400 2S112CD-06700 DURHAM I LLC HAARMANN KURT E&SUSAN K 8100 SW DURHAM RD 7977 SW CHURCHILL WAY TIGARD,OR 97224 TIGARD,OR 97224 2 112CC-16 0 2S112CC-05000 D A SCHOOL PARK OWNERS OF HAGAN ELIZABETH R TRUSTEE LO 16 8020 SW BOND ST 0 TIGARD,OR 97224 2 12CC-16 +0 2S112CD-04700 DU . I SCHOOL PARK OWNERS OF HEIDER RICHARD R AND LOT - I LAURELEI M 7948 SW BOND ST TIGARD,OR 97224 2S1 12C C-04800 2S112CC-15100 DUSKIN GREG A&CAROL A HOFFART FAMILY 7998 SW BOND PROPERTIES LLC TIGARD,OR 97224 4632 SW VERMONT ST PORTLAND,OR 97219 2S112CD-05500 2S112CC-14600 ELISARA TOGAMAU T& HO aRT FAI Y ELISAA TRACY C PROPE-4 • S LLC 7931 SW BOND ST 4632 :• VE- • •NT ST TIGARD, OR 97224 ;•RTLAND,OR 97219 2S112CC-04101 2S 12CC-14100 FEATHERS DAVID L&SARALYN K HO •RT FA' Y 15795 SW BOTH AVE PROP S LLC TIGARD,OR 97224 46 V - ,ONT ST • •RTLAND,OR • 219 2S1 12C D-09800 2S112CC-13900 GARDINER JONATHAN HO' ART FA ' Y 7955 SW CAROL ANN CT PROP ' - LLC TIGARD,OR 97224 463 =• V - ONT ST ••RTLAND,OR • 219 2S 112C D-03800 2 112C D-10100 GIRTMAN OPAL B TR HO +RT F; LY 22 GRAVATT DR PROP • S LLC BERKLEY,CA 94705 46 W VE- • • T ST �•RTLAND,OR 97 19 2S112CC-14000 2S112CC-15300 He ART F• ILY HOFF T BERT J PROP' : S LLC 4632 MONT ST 4632 : RMONT ST P TLAND, 97219 P�-TLAND, •R 97219 2S112CC-15800 2S112CC-15900 H• FART F LY HO R ERBERT J PR•-E- " S LLC 4632 ERMONT ST 463 : VERMONT ST P TLAND, R 97219 P•,-TLA •,OR 97219 2S112CC-16000 2S112CC-15700 ' FART F• LY H ART RBERT J PRO' R S LLC 4632 VERMONT ST 4632 v VERMONT ST P TLAN OR 97219 P•-TLAN• •R 97219 2S 12CC-16100 ' 2 112CC-15600 HO ART F ILY HO R ERBERT J PROP-; ' S LLC 4632 :n ERMONT ST 4632 : RMONT ST P'. TLAND, •- 97219 P!'TLAND, •R 97219 112CC-15400 2S 12CC-1520 HO ART F; ILY HO R ERBERT J PROP - ES LLC 463 ERMONT ST 463 = RMONT ST TLAND, 7219 RTLAND,OR 97219 2S112CC-15000 2S 12CC-162'. H• ART F ILY HO • ERBERT J PROP -. ES LLC 463 =11 RMONT ST 463 • V"MONTST '•RTLAND, •- 97219 �.sRTLAND,0- 97219 2S 12CD-09400 2S112CD-02300 HO •RT F ILY HOFFMAN JUDITH A PROP-: S LLC 7865 SW BOND ST 463 : RMONT ST TIGARD,OR 97224 P.RTLAND, •R 97219 2S112CC-14200 2S112CC-04200 HOFFART HERBERT J HOLMES H G&LORI 4632 SW VERMONT ST 12518 BEAR MOUNTAIN DR PORTLAND,OR 97219 DRAPER,UT 84020 2S112CC-14700 2S112CD-04900 H ART RBERT J HORAN MARY CHRIS 4632 VERMONT ST 7980 SW BOND ST RTLAN , R 97219 TIGARD,OR 97224 2 112CC-1480 2S112CC-00102 HO ERBERT J JANICH MARCIA 46 W V ONT ST 641 MANZANITA ORTLAND, OR 97219 LOS OSOS,CA 93402 2S112CC-04900 2S112CD-09500 JOHNSON BRADLEY A/PAULA C MCGREGOR SUSAN J 8000 SW BOND 4632 SW VERMONT ST TIGARD,OR 97224 PORTLAND,OR 97219 2S112CC-04401 2S113BA-00200 JOHNSON GREGORY C METZGER VENTURES LLC 15770 SW 80TH AVE PO BOX 400 TIGARD,OR 97224 SHERWOOD,OR 97140 2S112CC-05100 2S112CD-06400 KIRKPATRICK DEAN L& METZGER WILLIAM R&JANET M CHRISTINA L 7929 SW CHURCHILL WAY 8050 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-06500 2S112CD-02800 KRAUSS MARGARET L MORRIS WANDA 7945 SW CHURCHILL WAY 7725 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-07200 2S112CD-02400 LARSON WESLEY E MUDD MICHAEL J&WENDY W c/o BODYFELT ROBERT&BARBARA S 7845 SW BOND ST 15740 SW 79TH TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-03600 2S112CC-14400 LEBEDA VLASTIMIUSHARON OLSON DENNIS M& 15607 SW HIGHPOINT DR MARILYN J SHERWOOD,OR 97140 18820 SW TUALATA AVE LAKE OSWEGO,OR 97035 2S112C0-05800 2S112CC-14300 MALICH LISA&MARCUS OLSON RONALD D& 7930 CHURCHILL WAY LINDA A TIGARD,OR 97224 3297 SW LAKE GROVE AVE LAKE OSWEGO,OR 97035 2 S 112C D-06800 2S1 12C D-05400 MARKOVITZ KIRK A AND AMY S ONTHANK SONJA R 7993 SW CHURCHILL WAY 7947 SW BOND ST TIGARD, OR 97223 TIGARD,OR 97224 2S112CD-01000 2S113BA-00400 MATRIX DEVELOPMENT CORP OPUS REAL ESTATE OREGON IV LLC 12755 SW 69TH AVE STE#100 ATTN:JEFF FORSETH TIGARD,OR 97223 10350 BREN RD WEST MINNETONKA,MN 55343 2S 112CC-15500 2S112C D-00300 MCCLURE ELISE PATTON KENT D&AMY SAGER 4632 SW VERMONT ST 15735 SW 76TH AVE PORTLAND,OR 97219 TIGARD,OR 97224 • 2S112CD-06300 2S112CD-04400 PELOSI CAROL A SCHNEPF ROBERT W/MIRIAM A PENNO COLIN J 15880 SW 79TH 7913 SW CHURCHILL WAY TIGARD,OR 97223 TIGARD,OR 97224 2S112CD-06000 2S112CD-01100 PHELPS AMELIA SUE F SCHOEWE DALE D 7962 SW CHURCHILL WAY 7925 SW DURHAM ROAD TIGARD,OR 97224 TIGARD,OR 97223 2S112CC-04700 25112CD-04100 POWELL ROBERT J& SIMONS GLEN H POWELL ANNE C HEALY JEAN M 15860 SW 80TH AVE PO BOX 5996 TIGARD,OR 97224 PORTLAND,OR 97228 2S112CD-04800 2S112CD-04600 RACANELLI ROCKY AND DENISE SMITH JOHN WILLIAM 7964 SW BOND ST 7932 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 25112CD-05201 2S112CD-02200 RAY MICHAEL D/DIANA L SNIDER JASON B&JODI J 7979 SW BOND ST 15588 SW 76TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-03900 2S112CC-14900 RDQ PROPERTIES LLC SOTELO JORGE A& 2105 PEREGRINE CT VERONICA L WEST LINN,OR 97068 16029 SW 80TH PL TIGARD,OR 97224 2S112CD-06101 2 12CD-1020 RICE LAURIE E TIG D Y OF 7978 SW CHURCHILL WAY 1312 ALL PORTLAND,OR 97224 T ARD,OR 223 2S112CC-04000 2S113BA-00401 SCHAEFER SHERYL M TIGARD-TUALATIN SCHOOL 15765 SW 80TH AVE DISTRICT 23J TIGARD,OR 97224 6960 SW SANDBURG ST TIGARD,OR 97223 2S112CD-05100 2S113B0-00300 SCHEFTER ANDREW R TI -D-TUALA SCHOOL 7995 SW BOND ST DISTR • PORTLAND,OR 97224 6960 -' - DBURG ST ARD,OR 9 '3 2S112CC-04501 2 113BA-00500 SCHERNER JOHN A/ANN P TIG• -I-TUA • N SCHOOL 15800 SW 80TH AVE DISTRIC '3J TIGARD,OR 97223 696' = SA =:URG ST ARD,OR 972 2S112CC-04300 VANDERHEIDEN SEAN 15855 SW 80TH AVE TIGARD,OR 97224 2S112CD-02700 VOLLINTINE STEVEN T& MELODY A 1031 SE DOGWOOD LN MILWAUKIE,OR 97267 2S112CD-01701 WALKER JEANNE L 15720 SW 79TH AVE PORTLAND,OR 97224 2S112CD-04000 WALLS CHARLOTTE 7780 SW BOND ST TIGARD, OR 97224 2S112CC-05400 WEIJO RICHARD 0 TR& WEIJO SHARON K TR 8110 SW BOND TIGARD,OR 97224 2S112CD-05000 WILKERSON RANDAL D& M DARIN 7996 SW BOND ST TIGARD,OR 97224 2S112CC-04600 ZIELINSKI AARON D 15830 SW 80TH AVE TIGARD,OR 97223 • Josh Thomas CPO 4B 10395 SW Bonanza 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setupllabels\CIT South.doc) UPDATED: 23-Feb-04 04/01/2004 22:50 5036437905 SFA DESIGN GROUP PAGE 02 CITY OF TIGARD 1 COMMUNITY DEVELOPMENT DEPARTMENT :...4►,. PLANNING DIVISION 13125 SW HALL BOULEVARD CITY OF TIGARD TIGARD, OREGON 97223 Community�DeveCoprrsent PHONE: 503-639.4171 FAX: 503-684-7297 (Attn: Patty/Planning) Shaping,yt(Better Community RoIJEST Y012 NO.POOT PRPERT 7 4 NEMILING EU1i' Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BEL W: Z S 2-. C.\--) 1 cox t—d# \OO ' ce/A-Ccrwp ' c Ve - SU V 200 11 —moo 792.5 SW , - INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: 2- (NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this time) to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you can request 3 sets provided your land use application will be submitted and deemed complete by the Planning Division within 3 months from this request.) � NAME OF CONTACT PERSON: Y V A, 5 f u_p PHONE: <00 — (n H I -S31 1 'This request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request that will be placed in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined, PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets reguested. �*EXAMPLE* COST FOR THIS REQUEST 1 sheets of labels x$2/sheet= $8.00 x 2 sets= $16.00 sheet(s)of labels x$2/sheet=$ %fix set= c 4` 2 sheets of labels x$2/sheet for CIT area x 2 sets=$ 4.00 sheet(s)of labels x$2/sheet r IT area=$ C x . sets=t GENERATE LIST =MN ./ GENERATE LIST TOTAL =$31.00 TOTAL 04/01/2004 22: 50 5036437905 SFA DESIGN GROUP PAGE Al FAX TRANSMITTAL SFA Design Group, u_r 5fii STRUCTURAL I CIVIL I LAND USE PLANNING 9020 swvvashington Square,Or.•Suite 3S0•Par VW,Oregon 97223 PHONE( 3)6414311 FAX(5123)603-643.7005 Job No: Zs-co 1 ............ Pro • Attenti°n: :9006rt VirAncISS:ork. .... ,rn, 111411•1111111 I 174;47'4- azy RE: 1,czeloics4 Jim_ ... I Fax gsp ............................ ..... WEARF SENDING OLJ Clurgent 1J Eor Review ElPlease Comment OPiease Reply D As Requested [Please Recycle REMARKS 4S)Q1/47\-N1 APONCiA cp, I lat IS 10-4-- cnt-f- e_LANI-12,\45 . CAA Y W/ 4V s -j'avis 4- it ie.+rm K or-VA. es9s t-• '-'4444/4 Copy To: 1 Signed: I A.& or A CITY OF TIGARD 13125 SW Hall Blvd. /4 ,z,;, Tigard,Oregon 97223 . ' (503) 639-4171 Receipt #: 27200400000000001390 Date: 04/05/2004 Line Items: Revenue Account No Amount Paid Tran Code Description Case No 100-0000-438000 LANDUS Land Use Misc. 39.0000 @ 1.0000 $39.00 Line Item Total: Payments: Acct/Check Approval No. How Received Amount Ps User ID 39.00 Method Payer In Person Check KEYSTONE DEVELOPMENT CC 169 $39.00 Payment Total: KEYSTONE DEVELOPMENT 1290 HEMLOCK ST Advantage Line 169 f LAKE OSWEGO,OR 97034-6012 �� �C�+ Date S A 7/ -• Ott' 17-2/910 Pay rd ro of '1 ' ` O / `( I 1 t-'' I Q ei O order of I �' . ^�� `p I 5,5A:".-..4 Embank. US•1R timbal&A.wc t.. U AUBrLA E 1.10.TH w xi.ta. Mfsaf,li.FtllSSW WV-fir OrAlr*AXA* For 1/7l)PL5 _ rag1,,A 1$ — AP o Harland lees . cReceipt.rpt Page 1of1 A AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: SUB2004-00002NAR2004-00018, 19, 20, 34, 35 & 36 Land Use File Name: REBECCA MEADOWS SUBDIVISION I, Brad Kilby, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) f i`a c ��� bu c�,&wr 5i . a s i ac_D - I k d and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the I'T day of Ar.1 , 2004. Signature of Per •n Who Performed Posting (In the presence of the Notary) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF OREGON ) County of Washington ) ss. Subscribed and sworn/affirmed before me on the / / day of /47'1, / , 20 05/ . OFFICIAL SEAL 41L KRISTIE J LFAAN NOTARY PUBLIC OREGON COMMISSION N0.me2 MY COMMISSION EXPIRES JULY 28,2007 NOTARY PUBLIC OF OREGON My Commission Expires: 7 /�1 0 7 h:\login\patty\masters\affidavit of posting for staff to post a site.doc REBECCA MEADOWS SUBDIVISION -,., SUBDIVISION (SUB) 2004-00002 DEVELOPMENT ADJUSTMENTS (VAR) 2004-00018, 19, 20, 34, 35 & 36 REQUEST: The applicant is requesting approval for a 5-lot Subdivision of .54 acres of land. The applicant is also requesting approval of 6 Adjustments for the following: (A) To reduce both side yard setbacks on 3 of the lots from 5 feet to I, feet; (B) To reduce the corner side yard setback on the lot adjacent to SW Durham Road from 10 feet to 8 feet. The Adjustments are being requested to allow a 20-foot-wide home to be constructed on each lot. LOCATION : 7925 SW Durham Road; WCTM 2S112CD, Tax Lot 1100. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.39C 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Brad Kilby) at 13125 SW Hall Blvd., Tigard, Oregon 97223, by calling 503-639-4171 , or by email to bradley(a�ci.tigard.or.us. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. APPLICANT MATERIALS PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISION � Cc/ 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 `I ��a Eo _at,l`";l 11 503.639.41711503.684.7297 MAR O CITY OF TIGARD 4 2004 OREGON LAND USE PERMIT APPLICATION s'uwev,�'op File# SUB a 'or�o a Other Case# VAR a ov / oc'o I`1 boDa o ��NG -ERoNG Date 3-,41-0(1- By C CaLlee S Receipt# -,100`f 065Y _ City X Urb Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR Adjustment/Variance I r II) ❑ Minor Land Partition (II) ❑ Zone Change (III) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review (I, II or III) ❑ Zone Ordinance Amendment (IV) ❑ Historic Overlay(II or III) ❑ Sit Development Review (II) ❑ Home Occupation (II) Subdivisionor III) LOCATION WHERE PROPOSED ACTIVITY-WILL OCCUR(Address if available) T7c IS S 0 ic? t \ R�. r ►n�,i-a, o& cc-I 22y 2-.S 1... \2.C-� TOTAL SI I E SIZE ZONING CLASSIFICA1 ION o • S\-; t6 .. (z- 1 2-2.Srz' R - ‘2 LICANT' ti‘ S4-0 7 e-v.e�►o pv►9e✓t t- MAILIN DRESS/ /STATE/ZIP cO 3ox 41 (0 io \c,e Os Jeco , 0 2q`1039 PHONE NO. FAX NO. So3 - 6,35- 913 1„ 503 - ( H -`77i-II PRIMARY CONTACT PERSON PHONE NO. 1 v \ ?dL CA.k, Sa w►e. PROPER II�Y OWNNER/DEEDHOLDER(Attach list if more than one) MAILING E115RC CICY-e Q A!;C�v►A" PHONE NO. FAX NO. *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. TheLaWners 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) 5kA►ING\mall Sv\Vd14YioA $.4i+l1 S new 10+S o.v ■,Aq • i )S8'tgow a ee.4-, aksiSV-vneM-S +0 ian e S t dkyryrd‘ s e�1-12►r1cA Sor 10 4-S " i '-i a- 1/440 real u cc ;it ke.r ktr- Skit.we As cc-ow S -Ceek ke H-S ce-r c...k -fin c.1 o 1-S 0 v4A.wv‘S;at w, c-ol ..rr v t 10-.fit e+l-d APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Aar 3/1/01t O ner's -ignature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date ifitidawf Applicant/Age epr sen� ttive's Signature Date • Applicant/Agent/Representative's Signature Date CITY OF TIGARD LAND USE APPLICATIONS BASIC SUBMITTAL REQUIREMENTS This checklist identifies the basic submittal requirements for a land use application. BASIC INFORMATION: a- Completed Master "Land Use Permit" Application with property owner's signature or name of agent and letter of authorization Pf Title transfer instrument or grant deed Written summary of proposal C3'^ Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) ❑ Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). a" Documentary evidence of Neighborhood Meeting for the following: Site Development Review, Subdivision, Conditional Use, Sensitive Lands Review, Zone Change, Comprehensive Plan Amendments. Neighborhood Meeting Affidavits of Posting & Mailing Notice, Minutes, Sign-in Sheets 12"--- Service Provider Letter OK Impact Study per Seption 18.390.040.B.2.(e) laY- Copy of the Pre-Application Conference notes D'Filing Fee (see fee schedule) PLANS REQUIRED: In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (See separate attachment for details on what information to include on each plan): A Vicinity Map ff Preliminary Grading/Erosion Control Plan Existing Conditions Map Preliminary Utilities Plan Subdivision Preliminary Plat Map 1 ' Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan a-- wee Preservation/fvlittgattOn Plan ❑ Site Development Plan ❑ Architectural Drawings (elevations &floor plans) or Landscape Plan ❑ Sign Drawings Public Improvements/Streets Plan NUMBER OF COPIES REQUIRED: The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR PURPOSES OF REVIEWING YOUR APPLICATION FOR COMPLETENESS, ONLY 3 COPIES ARE NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE DEEMED COMPLETE, TO MAKE YOUR APPLICATION SUBMITTAL COMPLETE. h:\patty\masters\application submittal requirements.doc UPDATED: 26-Jun-02 A CITY OF TIGARD 3/4/2004 13125 SW Hall Blvd. 2:54:50PM , Tigard,Oregon 97223 I I (503)639-4171 Receipt #: 27200400000000000854 4 Date: 03/04/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2004-00002 [LANDUS]APPLICATION FEE 100-0000-438000 4,376.00 VAR2004-00018 [LANDUS]ADJUSTMENT 100-0000-438000 105.00 VAR2004-00019 [LANDUS]ADJUSTMENT 100-0000-438000 105.00 VAR2004-00020 [LANDUS]ADJUSTMENT 100-0000-438000 105.00 Line Item Total: $4,691.1. Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check KEYSTONE DEVELOPMENT CAC 163 In Person 4,691.00 Payment Total: $4,691.00 Page 1 of 1 cReceipt.rpt CITY OF TIGARD 4/9/2004 13 125 SW Hall Blvd. 10:13:05AM k,.,(���,,.. Tigard,Oregon 97223 (503) 63 9-4 171 Receipt #: 27200400000000001467 Date: 04/09/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid VAR2004-00034 [LANDUS]ADJUSTMENT 100-0000-438000 105.00 VAR2004-00035 [LANDUS]ADJUSTMENT 100-0000-438000 105.00 VAR2004-00036 [LANDUS]ADJUSTMENT 100-0000-438000 105.00 Line Item Total: $315.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check KEYSTONE DEVELOPMENT KJP 168 In Person 315.00 Payment Total: $315.00 KEYSTONE DEVELOPMENT Advantage Line 168 1290 HEMLOCK ST LAKE OSWEGO, OR 97034-6012 SI f 1O 17-21910 Dab 1 Pay to the ( Cf. ii&H\'t^�� I $ 315 .M-" r114.1, alVI ) J11�c -eQM L °O lll/ Dollars tl "•u: m�• I ' o.i.n.oe e.... Embank. US Bank Nations'Apociatim PAYABLE THROUGH LLS Bank Habana Aaeoalbn W l'4 °V./CODAS Min.yaia,MN 559W _ , " NP For '71omZ/ J. /� e O Garland 19911 1 Page 1 of 1 cReceipt.rpt arr& hve, Rebecca Meadows Sub ivision A 5-Lot Subdivision Tax Map 2S1 12CD Tax Lot 1100 Applicant's Representative: SFA Design Croup, LLC 9020 SW Washington Sq. Dr. Suite 350, Portland, OR 97223 503.641.8311. FACT SHEET Project Name: REBECCA MEADOWS Proposed Actions: 5-lot subdivision and Adjustment to the Sideyard Setbacks for lots 3, 4 and 5 Tax Map: 2S1 12CD Tax Lot: 1100 Site Size: 0.54 acres (23,522 SF) Address: 7925 SW Durham Road Location: Northwest of the Durham Road/79th Ave. intersection at the terminus of SW Carol Ann Court Zoning: R-12 Owner/Applicant: Keystone Development Jim Polak P.O. Box 476 Lake Oswego, OR 97034 503.635.4736 Applicant's Representative: SFA Design Group, LLC Matthew L. Sprague 9020 SW Washington Square Dr, Suite 350 Portland, OR 97223 Ph: 503.641.8311 Fax: 503.643.7905 1 GENERAL INFORMATION: The applicant is requesting preliminary approval of a 5-lot single-family detached subdivision with an adjustment for lots 3,4 & 5 for the side yard setbacks. The subject site, specifically identified as Tax Lot 1100 of Tax Map 2S1 12CD, is approximately 0.54 acres and is currently zoned R-12 (Residential, 3,050 square foot minimum lot size) by the City of Tigard. The site has very few trees with the largest located along the 79th Avenue frontage. There are some smaller trees near the Durham Road frontage. Topographically, the site slopes downhill slightly to the east averaging 1% with the low point along the east boundary. There are no wetlands or drainageways on-site or within 200-feet of the site. VICINITY & SITE INFORMATION The immediate area has undergone a transition from a semi-urban community to an urban residential area within the last decade with a few larger parcels still available for further development to the west. Nearby development consists of single-family homes on parcels that are 7,500 square feet or larger to the east and south. North across SW Walnut the properties are fully developed containing lots averaging 7,000 to 8,000 square feet. Site Location The site is located at the northwest corner of the SW Durham Road/SW 79th Avenue intersection at the terminus of SW Carol Ann Court. SW Carol Ann Court is currently a half constructed cul-de-sac. Existing Uses The property currently contains a single-family residence and various outbuildings. All structures including the house will be removed. Topography The site slopes downhill to the east averaging 1% with the low point along the east boundary at 158 feet and a high point of 161 feet along the west boundary. Vegetation The site has three trees greater than 12" on-site with the largest located along the 79th Avenue frontage. They consist of two 48-inch diameter fir trees. There are some smaller deciduous trees near the Durham Road frontage. Surrounding Land Uses The subject site is located in a developing area of single-family residential development on small lots. Lot sizes for developed properties to the west average just over 3.050 square feet. North of the site lot sizes average 5,000 square feet. Durham Road lies adjacent to the south and SW 79th Avenue lies adjacent to the east. A development was 2 recently approved for property across SW 79th Avenue which will include attached units on small lots when completed. Transportation The closest bus route is #76 and the closest stop is on SW Durham Road directly across the street from the project site. The stop is approximately 100-feet from the project site. Auto and non-auto transportation facilities continue to develop in the local area and the improvements proposed with this subdivision will facilitate completion of needed transportation infrastructure for pedestrians, bicycles and automobiles. PROJECT DESCRIPTION Rebecca Meadows is a single-family residential development in an area that has been urbanized over a long period of time with a large portion of that occurring in the last 10 years. The applicant is proposing to subdivide the 0.54-acre site into 5 lots. All of the newly created lots will be developed with single-family detached homes. The proposed lots range in size from 2,653 square feet to 4,005 square feet, with an average lot size of 3,158 square feet. The resulting gross density is approximately 9.26 units per acre. The terminus and remainder of the Cul-de-sac (Carol Anne Court) will be dedicated and constructed as a public street terminating on-site. A 9-foot dedication and half street improvements will be completed on SW 79th Avenue along the sites eastern boundary. The dedication results in a half right-of-way at 29-feet in width. The finished street will have 17-feet of paving west of centerline with curb & gutter, a planter strip and a 5-foot sidewalk. No improvements are required on Durham Road as it is fully built out however the applicant will be dedicating an additional 15-foot of right-of-way to finalize the half right-of-way at 50-feet. Water service will be provided to all proposed lots via extension of the existing line in SW Carol Ann Court. Service lines will extend from the main to the meters for each lot.. Storm water will be handled through a series pipes and catch basins, which will convey the storm drainage to a storm water facility in Tract"A" adjacent to SW Durham Road in the southwest corner of the site. APPLICABLE DEVELOPMENT CODE CRITERIA 18.164.120 This section requires overhead utility lines adjacent to a development to be placed underground or at the election of the developer; a fee in-lieu of under grounding can be paid at a rate of $35.00 per lineal foot of street frontage. RESPONSE: There are no overhead utilities adjacent to the site that need to be under grounded, therefore this item does not apply. 3 18.370.020:ADJUSTMENTS A. Purpose. The purpose of this section is to establish two classes of special variances: 1. Development adjustments. which allow modest variation from required development standards within proscribed limits. Because such adjustments are granted using.clear and objective standards,. these can be granted by means of a Type I procedure, as opposed to the more stringent standards of approval and procedure for variances. RESPONSE: The applicant is requesting Development Adjustments as described in below. B. Development adjustments. 1. The following development adjustments will be granted by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in Subsection B2 below: b. Interior setbacks. Up to a 20%reduction of the dimensional standards for the side and rear yard setbacks required in the base zone. The applicant is requesting an adjustment to the side yards for lots 3, 4 and 5. The request will result in 4-foot side yards for lot 3 and 4, a 4-foot side yard on the north side of lot 5 and an 8-foot side yard adjacent to SW Durham road. 2. Approval criteria. A development adjustment shall be granted if there is a demonstration of compliance with all of the applicable standards: a. A demonstration that the adjustment requested is the least required to achieve the desired effect; RESPONSE: The adjustment will result in the ability to provide a home with a 20-foot width on each lot. 20-feet is critical to the living space of the home whereas 18-feet is not a desirable width for the units. The request for the adjustment is the minimum required to achieve the desired unit width and the applicant is not requesting adjustments for lots 1 & 2 as a demonstration of this fact. b. The adjustment will result in the preservation of trees, if trees are present in the development area; RESPONSE: This criterion does not apply as there are no trees designated for preservation in these portions of the development area. The trees are located in the dedicated right-of-way for Durham Road and along the site boundary with SW 79th 4 Avenue. Those trees are considered dead/dying/diseased or dangerous by the arborist and must be removed. c. The adjustment will not impede adequate emergency access to the site; RESPONSE: Emergency access will not be affected by the reduction to the side yard setbacks. Emergency access is achievable from SW Carol Ann Court, SW 79th Avenue and SW Durham Road. In addition there is an emergency vehicle access located 50-feet west of the site between Carol Ann Court and Durham Road. Emergency access to this side is excellent. d. There is not a reasonable alternative to the adjustment which achieves the desired effect. RESPONSE: No alternative exists other than adjusting the side yards to achieve a 20- foot wide building and provide a quality floor plan for the future resident. 18.390: QUASI-JUDICIAL DECISION MAKING RESPONSE: The applicant is submitting a proposal in complete compliance with all relevant code and Comprehensive Plan requirements. Included in the application is all the information requested on the application form, along with this narrative addressing the appropriate criteria in sufficient detail for review and action; the required fees; a list of all surrounding property owners, as well as other potentially affected parties. The Subdivision is consistent with the underlying zoning requirements and all relevant City ordinances and standards. 18.430.040:SUBDIVISION APROVAL CRITERIA:PRELIMINARY PLAT RESPONSE: The applicant will be subdividing the site into 8 residential lots. A proposed preliminary plat in compliance with the R-4.5 zoning district has been submitted. The preliminary plat is also in conformance with other applicable ordinances as reflected by this narrative and the preliminary plans. The Washington County Survey Department has approved"Rebecca Meadows" as the proposed plat name. This document serves as the narrative for the project and contains an explanation for all of the common improvements proposed. 18.510:R-12 MEDIUM DENSITY RESIDENTIAL DISTRICT RESPONSE: The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. The proposed detached single-family homes are permitted outright per Table 18.510.1. 5 18.510.2:DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES RESPONSE: The proposed development site complies with the dimensional requirements as laid out in Table 18.510.2, specifically and shown on the submitted plans. Required Setbacks Other Requirements Front Yard 15 feet Average Lot Size: 3,050 square feet. Side Yard 5 feet Lot Width: none Street Side 10 feet Height: 35 feet Rear Yard 15 feet Garage 20 feet The proposed subdivision will comply with all of the base zone development standards. Per Section 18.430.020(D), lot averaging is allowable provided no lots are less than 80% of the minimum lot size of the underlying district. In this case, the minimum lot size allowed would be 2,440 square feet. The smallest proposed lot is 2,653 square feet. The project's average lot size is 3,158 square feet. 18.705:ACCESS/EGRESS& CIRCULATION RESPONSE: Vehicular Access: As required under section 18.705.030, all proposed lots have direct access to a public or private street. Curb cuts will be in accordance with Section 18.810.030N and each lot will have a single driveway at least 15 feet wide. 18.715:DENSITY COMPUTATIONS RESPONSE: According to the Residential Density Calculation provisions within the code, the number of dwelling units permitted on this site can be calculated by dividing the net area by the minimum lot size, which in this case is 7,500 square feet. The net area, in this development, is derived by subtracting the public right-of-way and private street tract from the gross acreage. The density computations for Hillside Estates are as follows: Net Area Calculation Gross square feet 23,522 square feet, (0.54 acres) Minus right-of-ways 6,763 square feet Equals Net Area subtotal 16,759 square feet/3,050 square feet= 5.49 dwellings Minimum Dwelling Units Required: 5.49 X .80 = 4.40 units Total Units Proposed: 5 units 6 18.725:ENVIRONMENTAL PERFORMANCE STANDARDS RESPONSE: The applicant understands that compliance with state, federal, and local environmental regulations are the continuing obligation of the property owner, and will abide by the applicable standards. 18.745.040:STREET TREES RESPONSE: Street trees will be provided in accordance with this section on the public and private streets. The specific standards listed in Section 18.745.045C shall dictate the spacing, size, as well as other specifications inherent to planting of street trees (see Tree Preservation & Bldg. Envelope Plan). 18.755 MIXED SOLID WASTE/RECYCLING STORAGE RESPONSE: Waste/recyclables management will function in the same manner as any other single-family detached residential development with curbside service. 18.765: OFF-STREET PARKING RESPONSE: Each lot will have a minimum of two off-street parking spaces to serve the detached single-family residential homes. Chapter 18.775 SENSITIVE LANDS RESPONSE: Sensitive lands do not exist on-site or within 200-feet of the site. This section does not apply. 18.780:SIGNS RESPONSE: Monumentation of the subdivision may be requested in a separate application. Any signs necessary or requested will be placed in accordance with the requirements of this chapter and approved through a Type I procedure as governed by Section 18.390.030 18.790: TREE REMOVAL Tree plan requirements RESPONSE: A tree removal plan has been developed and reviewed by a certified arborist, including the location, size and species of all existing trees. The plan identifies three trees greater than 12-inches, a black walnut and two Douglas Firs. All three of those trees are 7 considered dead, dying, diseased or dangerous by the project Arborist. This means the trees should be removed whether development is contemplated or not for public safety purposes. 18.795: VISUAL CLEARANCE AREAS RESPONSE: Any future landscaping will be consistent with this section. The intersection of SW 79th and Durham Road will be reviewed to ensure the preservation of vision clearance triangles. 18.810:STREET& UTILITY IMPROVEMENT STANDARDS RESPONSE: Streets: SW Carol Ann Court will be constructed to City standards as illustrated on the plans with a 47-foot radius to finish the cul-de-sac right of way. Paving will be completed for the bulb with a 40-foot radius with curb & gutter and a 5-foot sidewalk. The improvement is designed to match the existing half cul-de-sac already constructed. SW 79th Avenue will be constructed with a 17-foot paved strip to centerline, curb & gutter, planter strip and 5-foot sidewalk. 9-feet of right-of-way will be dedicated to SW 79th Avenue making it 29-feet to the centerline. SW Durham Road is fully built out and will not require improvements other than a 15-foot right-of- way dedication. The proposed layout will provide access to homes on the site via SW Carol Ann Court. Sanitary Sewer: Sanitary sewer service is currently available from an existing and adequate line east of the site in the SW 79th Avenue and Durham right-of-way. Individual laterals will be extended to the lots as shown on the plans. Only lot 5 will have its lateral from the Durham Road line. No stubs are required to serve adjacent properties. Surface Water Run-off: Storm water runoff will be collected via a system of pipes and catch basins within the newly constructed public streets. The water will then be conveyed to a storm water facility before discharging into an existing storm drainage line in the Durham Road right- of-way. Roof drainage will be directed to the facility as well. The proposed storm facilities will be constructed in compliance with Resolution 91-47 whereby; Clean Water Services and the City of Tigard have agreed to enforce Surface Water Management regulations requiring the construction of said facilities. Domestic Water: Adequate domestic water will be provided to the site by extending the existing 8" waterline in Carol Anne Court. Individual meters will connect to this line to serve the new homes. There is an existing fire hydrant at the beginning of Carol Ann Court on the south side of the street and another on the northeast corner of the 79th/Durham intersection. All water services are available and more than adequate to serve the site. 8 18.810.030: STREETS A. Improvements. RESPONSE: The proposed subdivision has frontage on SW Carol Ann Court, SW 79th Avenue and SW Durham Road. The street within the project (Carol Ann Court) has been designed to meet the standards of this chapter. The public street is being designed so that the remainder of the improvement is completed by the applicant. Half street adjacent to the development (SW 79th Avenue) will be constructed by this project as described previously within this narrative. The new street improvements within and adjacent to the project meet the standards of this chapter and a dedication will be made to SW 79th Avenue (9-feet) and SW Durham Road (15-feet) to meet the City's right-of-way requirements. On-street parking is allowed on Carol Arm Court B. Creation of rights-of-way for streets and related purposes. RESPONSE: With the preliminary approval and recording of the final plat of the project, the necessary rights-of-way will be created. C. Creation of access easements. RESPONSE: No access easements are necessary with this project. D. Street location, width and grade. RESPONSE: The proposed street location,width and grade comply with the requirements of this section with grades to be approved by the City Engineer. The public street is not intended to continue to adjacent properties due existing development patterns. E. Minimum rights-of-way and street widths. RESPONSE: The proposed public right-of-way to finish out the bulb has a 47 foot radius to complete the public street improvement. Durham road will have a 29-foot half right of way along the sites eastern boundary as required by the City of Tigard. A 15' dedication to SW Durham Road will occur with this approval providing the required 50- foot half street right-of-way for the city. F. Future street plan and extension of streets. RESPONSE: A future streets plan is not applicable to this site as there are no opportunities to extend streets to adjoining properties. J. Existing rights-of-way. 9 RESPONSE: 9-feet of right-of-way will be dedicated to SW 79th Avenue and 15-feet of right-of-way will be dedicated to SW Durham Road to complete the right-of-way width requirements for both streets as they are adjacent to the site. L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All cul-de-sac shall terminate with a turnaround Use of turnaround configurations other than circular, shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. RESPONSE: The termination of the cul-de-sac will occur with the finalization of a circular turn-around. This development is completing a cul-de-sac that was already approved and half constructed with its length exceeding 300-feet. A direct pathway likewise exists 50-feet west of the project site meeting the criteria under 3 above. Since this street was approved via an earlier application,the length requirement and number of dwelling units is not applicable to this development. AA.. Street cross-sections RESPONSE: Cross-sections of the public streets which are going to be improved have been placed on the preliminary plans for review. 18.810.040: BLOCKS A. Block Design. No opportunity exists to create a block as prior development established 100%of the circulation pattern. B. Sizes. Block sizes were already determined through prior development approval. This development will not impact or change the block sizes already established. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 10 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; RESPONSE: No proposed lot will contain part of an existing or proposed public right- of-way within its dimensions. 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district; RESPONSE: All of the lots are less than 1.5 times the minimum lot size of the applicable zoning district. Therefore this criterion does not apply. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley,for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050 (C) applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. RESPONSE: All lots abut a public street for a width of more than 25-feet. Lots 1 through 4 abut both Carol Anne Court and SW 79th Avenue. Lot 5 abuts Carol Ann Court, 79th Avenue and SW Durham Road. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: RESPONSE: The current street pattern has created a situation where all of the lots could be considered through lots because they back to SW 79th Avenue which is a collector street. Because of the existing street pattern, the applicant can not avoid this situation which is a disadvantage of orientation. 1. A planting buffer at least ten feet wide is required abutting the arterial rights-of- way; and RESPONSE: The through lots abut a collector and not an arterial. Therefore this criterion does not apply. 2. All through lots shall provide the required front yard setback on each street. RESPONSE: Because the front yard and rear yard setbacks for the R-12 district are the same, all of the lots will provide 15-feet for the setbacks on each street at a minimum. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. RESPONSE: Because the lots front on a cul-de-sac, there is no opportunity to create lot lines at right angles to the street they front. 11 SUMMARY The proposed Development complies with all applicable elements of the Comprehensive Plan, and Development Code. The proper steps have been taken to ensure compatibility with the established neighborhood character within the City boundaries. Adequate public facilities and services exist to serve the development and all improvements will be constructed to City and other applicable standards. 12 Yoip &c± Si-cL-1-e, riient IMPACT STATEMENT For Rebecca Meadows Purpose The purpose of the Impact Study is to review existing public facilities and address any proposed modifications that will help mitigate the proportionate project impacts that will likely occur as a result of development. All necessary facilities for serving this site are currently in place either in SW Carol Ann Court,Durham Road or SW 79th Avenue.New facilities will be constructed on site. The transportation, storm water, sanitary,water and other private utility systems are all available and adequate in the immediate vicinity of the subject property. Transportation System SW Carol Ann Court is classified as a local street in the Transportation Plan. SW Durham Road is classified as a city collector in the Transportation Plan and Durham Road is classified as an arterial in the Transportation Plan. This project will construct the remainder of the Carol Ann Court bulb improvements and the half-street improvement along the site's SW 79th Avenue frontage. As a result all three streets abutting the project site will have adequate vehicular travel lanes and public sidewalks. In addition, Durham Road has an existing bike lane. The Tri-Met#76 route is available at on Durham Road directly across the street. This service has a bus stop that is approximately 100-feet from the project site. The public streets will be constructed to City standards as illustrated on the plans. Carol Ann Court will be finished with a radius of 47-feet for the right-of-way, to include the paving section, curb& gutter and curb tight sidewalk. The proposed completion of Carol Ann Court will provide access to homes on the site. Drainage Systems The proposed drainage system will be collected via a piped system and be treated by a water quality facility(Tract"A")where detention will also be provided. The designs will be in accordance with the standards set up by Clean Water Services. The treated water will then be released to the existing system in SW Durham Road. B:Land Projects 2004 1125-001\word\125001Irnpact Statement.doc Water Systems There is an existing 8-inch water line in SW Carol Ann Court. The project will connect to this line, which will supply more than adequate flow and pressure for the proposed domestic and fire flows to the housing units. Sanitary Sewer System Sanitary sewer service is available through development to the east of the site in the SW 79th Avenue right-of-way and to the south in the Durham Road right-of-way. The project will utilize this existing system to serve this site. Laterals will be installed to each of the units. Noise Impacts No negative noise impacts will result from this project. Noise generated would be typical of a small single-family neighborhood. Parks System Cook Park is in the vicinity(1 mile) of the project site and provides ample opportunity for both recreational and passive park use. In addition,Durham Elementary and Tigard High School are located across Durham Road very near the project site. The result is excellent opportunity to utilize recreational facilities for new residents of the subdivision. Brent Fitch, PE Project Engineer SFA Design Group, LLC i 5c,D PROFF 546271 1i Alt t_ OREGON 2 G f T E F�� EXPIRATION SATE I Z!3+10$ 1 B:\Land Projects 2004\125-001\word\I250011mpact Statement.doc • CWS ServiCes f'rovider Lettr CE �� FEB 1 3 2004 t ile Number r O sg CleanWater Services Our cQit)iiIIEiucest By 'Sensitive Area2re Screening Site Assessment Jurisdiction CTS, or T. c,ACL D Date 2- 4- Map &Tax Lot 2.5 i;s.Q 0000 IOO Owner T.)eLE_ €.14e- Site Address "79 Sw re_x(a1lRp Mt62AIe.D,plZ c7zz4. Contact r MF�TT �PRi c & srw bcsicvsi Proposed Activity s 07 S u ��� ►3(5,1,1 Address 7 z s w `ri6,Ak toot c77z2,4 Phone Sa .3 - G4( -8 3 k\ �5 F'a� Official use only below this line Y N NA Y N NA Ind I-1 Sensitive Area Composite Map r---� ic Stormwater Infrastructure maps Map# yr' 05# 4/4'L Ei ® Locally adopted studies or maps C I Other Specify Specify Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 084 _ I I Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. Q Sensitive areas do not appear to exist on site or within 200'of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. L_ The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: dp' +47 '4. i ! S 2i ' - 4.v g . /De i ' Di Reviewed By: c :. . ._ Date: ,..z,/;,-( WG L, Returned to Applicant Mail Fax Counter Date �/,z ,177-0-=,, B.y?;% 155 N First Avenue,Suite 270 F Hillsboro,Oregon 97124 Phone: (503)846.-8621 4 Fax: (503)3463525E www.cknnwatcroervicon.or,2 -i d(IOdo NDIS3Q VAS 506LE b9E05 9I:69 17003/ST/7B A rbo ris± Report 03/08/2004 04: 57 50364379P5 SFA DESIGN GROI 'P PAGE 02 Walter H.Knapp Silviculture& Urban Forestry March 8, 2004 Subject: Arborist Report, 70 and Durham (NE Corner), Tigard, OR Summary: This report describes the condition of the three trees located on the subject property. All three trees have structural or disease conditions and are considered hazardous. Because of this. no mitigation will be required under City of Tigard tree code. All three trees should be removed for safety. Tree Descriptions Western redcedar (Thuja plicata). 40" DBH. Condition: Heart rot, low vigor, thin foliage. Douglas-fir(Pseudotsuga menziesii). 40" DBH. Condition: Decay—red ring rot (Phellinu.v pini)immediately below juncture of major stems, Conks visible. Very high probability of failure. Black walnut (Juglans nigra). 24"DBH. Condition: Extensive stem decay. apparently from mechanical injury. / . Walter H. Knapp Certified Forester, SA F 406 Certified Arborist. ISA PN-0497 7615 SW Dunsrnuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503)265-8117 sfa 9 SFA Design Group, LLC STRUCTURAL I CIVIL I LAND USE PLANNING March 3, 2004 City of Tigard- Engineering Department 13125 SW Hall Blvd Tigard, OR 97223 RE: Rebecca Meadows—Conveyance, Water Quality Job No. 125-011 And Detention Analysis To Whom It May Concern: I have attached the supportive calculations for the Conveyance, Water Quality and Detention for the 5-lot Subdivision at the Northwest corner of Durham Road and 79`h Avenue. We will be removing all structures, access driveways and existing impervious surfaces on the site for the development of the property. The Site prior to development and dedications is 0.54 acres having 0.17 acres of impervious surface as a result of the existing gravel drives,home and concrete walks. The proposed development will create 0.39 acres of impervious surface which results in 0.22 acres of effective impervious surface to be treated for water quality within the water quality/detention pond. Refer to the Impervious Surface Calculations. The required water quality storage is 287 cubic-feet with an outlet orifice of 1.02" in diameter. Refer to the Water Quality Pond Calculations. Due to the increase in impervious surface and the down stream capacities of the storm system we will be detaining the additional runoff on site. We will be releasing the developed flows at the pre-developed flow rates for the 2, 10 and 25 year storm events. The required detention volume for a 1.06 foot deep pond with 3:1 side slopes at the 25 year event is 557 cubic feet. Refer to the King County Pond Analysis. The minimum slope required to convey the 25-year flow through a 12" C-900 pipe for this development is 0.0035. Refer to the attached Conveyance Calculations. Sincerely, .,... .-.. /,.1..e.,.. ..._______7A: Brent Fitch, P.E. Civil Project Manager - Principal SFA DESIGN GROUP, LLC. gCiACA. @ @t 24104V1251100i } STI@2I 7. per-' 41*311 • Fax 503-643-7905•www.sfadesigngroup.com ArcIMS Viewer Page 1 cif I ' g q tKw° i ;a � 7 ate •R . s '�444 k 4 I e s ' #IF a V --4 (s 3pOelN � i ..,,41, 3,-7,, , "tit'.1t412-*111:..:*, or, ,. 4"r Y. . .. ... :. , a j ',<„ 1 ..f"" ,,,, r** **a — . 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City L., ' """ _ Figure D-i4 ttt,,f' _.1 ,4. 100-Year 24-Hour ��` 4.5 5.0 Precipitation (in) '7 k SOIL FEA TURES FOR WASHINGTON t uUNTY Soil name and map symbol Hydro-logic Flooding group Frequency Duration Months Aloha: 1 C NONE NONE NONE Amity: 2 C NONE NONE NONE Astoria: 3E,3F B NONE NONE NONE Briedwell: 4B,5B,5C,5D B NONE NONE NONE Carlton: 6B,6C B NONE NONE NONE Cascade: 7B,7C,7D,7E,7F C NONE NONE NONE Chehalem: 8C C NONE NONE NONE Chehalis: 9,10 B COMMON BRIEF NOV-MAR Cornelius: 11B,11C,11D,11E,11F: Cornelius part C NONE NONE NONE Kinton part C NONE NONE NONE Cornelius Varient: 12A,12B,12C C NONE NONE NONE Cove: 13, 14 D COMMON BRIEF DEC-APR Dayton: 15 D NONE NONE NONE Delena: 16C D NONE NONE NONE Goble: 17B,17C,17D,17E,18E,18F C NONE NONE NONE Helvetia: 19B,19C,19D,19E C NONE NONE NONE Hembre: 20E,20F,20G B NONE NONE NONE Hllro 2A,218,:210;21D • $ NONE NONE : NONE Hubberly: 22 D NONE NONE NONE Jory: 23B,23C,23D,23E,23F C NONE NONE NONE Kilchis: 24G Kilchis part C NONE NONE NONE Klickitat part B NONE NONE NONE I Soil namc and map symbol 'Hydro-logic' Flooding I group I 1251 HYDR.xls 1 SOIL FEATURES PRINTED:2112/2004 1:49 PM SOIL FEATURES FOR WASHINGTON COUNTY Frequency Duration Months Klickitat: 25E,25F,25G B NONE NONE NONE Knappa: 26 B NONE NONE NONE Lablish: 27 D FREQUENT VERY LONG DEC -APR Laurelwood: 28B,28C,28D,28E,29E,29F B NONE NONE NONE McBee: 30 B FREQUENT BRIEF NOV-MAY Melborne: 31B,31C,31D,31E,31F B NONE NONE NONE Melby: 32C,32D,32E,33E,33F,33G C NONE NONE NONE Olyic: 34C,34D,34E,35E,35F,35G B NONE NONE NONE Pervina: 36C,36D,36E,36F C NONE NONE NONE Quatama: 37A,37B,37C,37D C NONE NONE NONE Saum: 38B,38C,38D,38E,38F C NONE NONE NONE Tolke: 39E,39F B NONE NONE NONE Udifluvents: 40 B FREQUENT VERY LONG NOV-APR Verboot: 42 D FREQUENT BRIEF DEC-APR Wapato: 43 D FREQUENT BRIEF DEC -APR Willamette: 44A,44B,44C,44D B NONE NONE NONE Woodburn: 45A,45B,45C,45D C NONE NONE NONE Xerchrepts: 46F Xerochrepts part B NONE NONE NONE Haploxerolls part C NONE NONE NONE 47D Xerochrepts part D NONE NONE NONE Rock outcrop part 1251 HYDR.xis\SOIL FEATURES PRINTED:2!12/20041:49 PM SCS CURVE NUMBERS CURVE NUMBERS BY LAND USE DESCRIPTION HYDROLOGIC SOIL GROUP A B C D Cultivated land(1): winter condition 86 91 94 95 Mountain open areas: low growing brush&grasslands 74 82 89 92 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed 42 64 76 81 Wood or forest land: young second growth or brush 55 72 81 86 Orchard: with crop cover 81 88 92 94 Open spaces, lawns,parks,golf courses,cemeteries, landscaping Good condition: grass cover on>75%of the area 68 80 86 90 Fair condition: grass cover on 50-75%of the area 77 85 90 92 Gravel roads and parking lots: 76 85 89 91 Dirt roads and parking lots: 72 82 87 89 Impervious surfaces,pavement,roofs etc. 98 98 98 98 Open water bodies: lakes,wetlands,ponds, etc. 100 100 100 100 Single family residential(2): Dwelling units/Gross Acre %Impervious(3) Separate curve number shall be selected 1.0 DU/GA 15 for pervious&impervious portions of 1.5 DU/GA 20 the site or basin 2.0 DU/GA 25 2.5 DU/GA 30 3.0 DU/GA 34 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 PUD's, condos, apartments, %impervious must be computed commercial businesses& industrial areas (1)For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Sec. 4,Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff is directed into street/storm system. (3)The remaining pervious areas(lawn)are considered to be in good condition for these curve numbers. 1251 HYDR.xls\ SCS CURVE NUMBERS 2/12/2004 1:49 PM 1vIANNING'S "n" VALUES SHEET FLOW EQUATION MANNING'S VALUES n, Smooth Surfaces(concrete, asphault, gravel, or bare hand packed soil) 0.011 Fallow Fields or loose soil surface(no residue) 0.05 Cultivated soil with residue cover(<20%) 0.06 Cultivated soil with residue cover(>20%) 0.17 Short prairie grass and lawns 0.15 Dense grasses 0.24 Bermuda grasses 0.41 Range(natural) 0.13 Woods or forrest with light underbrush 0.40 Woods or forrest with dense underbrush 0.80 SHALLOW CONCENTRATED FLOW(after initial 300 ft of sheet flow,R=0.1) k, Forrest with heavy ground litter and meadows (n = 0.010) 3 Brushy ground with some trees(n=0.060) 5 Fallow or minimum tillage cultivation(n=0.040) 8 High grass(n=0.035) 9 Short grass,pasture and lawns(n=0.030) 11 Nearly bare ground(n=0.25) 13 Paved and gravel areas(n=0.012) 27 CHANNEL FLOW(Intermittent) (At the beginning of all visible channels,R= tit Forested swale with heavy ground cover(n=0.10) 5 Forested drainage course/ravine with defined channel bed(n=0.050) 10 Rock-lined waterway(n=0.035) 15 Grassed waterway(n=0.030) 17 Earth-lined waterway(n=0.025) 20 CMP pipe(n=0.024) 21 Concrete pipe(n=0.012) 42 Other waterways and pipe 0.508/n CHANNEL FLOW(continuous stream,R=0.4) Meandering stream(n=0.040) 20 Rock-lined stream(n=0.035) 23 Grass-lined stream(n=0.030) 27 Other streams, man-made channels and pipe(n=0.807/n) 1251 HYDR.xls\ MANNING'S COEFFICIENTS 2/12/2004 1:50 PM PRE,...LVELOPED TIME OF CONCEil 'RATION 3 NUMBER: 125-001 AOJECT: 79TH AND DURHAM SUDIVISION FILE: 1251HYDRXLS Accum. LAG ONE: SHEET FLOW(FIRST 300 FEET) Tc Tt=Travel time Manning's"n"= 0.15 Flow Length,L = 300 ft ( 300 ft. max.) P=2-year, 24hr storm= 2.5 in Slope, So= 0.015 ft/ft 0.42Xn * Llos TT = P)o.s S 0 4 29.79 min. 29.79 min. 0 TOTAL PREDEVELOPED TIME OF CONCENTRATION= 29.79'. stn. 1251HYDR.xls\PREDEVELOPED Tc 2/12/2004 1:50 PM DEVELOPED TIME OF CONCENTRATION JOB NUMBER: 125-001 PROJECT: 79TH AND DURHAM SUDIVISION FILE: 1251 HYDR.XLS Catchment Time 10 min. Longest Run of Pipe 75 ft Velocity of Flow 3 ft/s Time in Pipe=(75 ft)/(3.00 ft/s)= 25 s TOTAL DEVELOPED Tc= 1 10.4 min. I 1251 HYDR.xls\DEVELOPED Tc 2/12/2004 1:50 PM IMPERVIOUS AREA CALCULATIONS JOB NUMBER: 125-001 PROJECT: 79TH AND DURHAM SUDIVISION FILE: 1251HYDR.XLS NEW IMPERVIOUS AREA # LOTS AT 2,6400-SF IMPERVIOUS AREA/ LOT 13200.00 ft2 SIDEWALKS 742.00 ft2 STREET PAVEMENT 2868 ft2 16810.00 ft2 0.39 ac EXISTING IMPERVIOUS AREA BUILDINGS 6120.00 ft2 CONCRETE 155.00 ft2 GRAVEL AT 60% IMPERVIOUS 1117.80 ft2 7392.80 ft2 0.17 ac Total Shed Area 23378.00 ft2 0.54 ac WQ Effective Impervious Area 9417.20 ft2 0.22 ac % Impervious 40.7 % Detention Effective Impervious Area 16810.00 ft2 0.39 ac % Impervious 72.2 % 1251 HYDR.xls 2/12/2004 1:50 PM WATER QUALITY POND CALCULATIONS JOB NUMBER: 125-001 PROJECT: 79TH AND DURHAM SUDIVISION FILE: 1251HYDR.XLS REFERENCES: 1. Clean Water Services R&O 00-7. 2. Discussions with Clean Water Services. REQUIRED WATER QUALITY TREATMENT:65%Phosphorus Removal. PROPOSED TREATMENT METHODS: 1. Sumped Catch Basins 15% 2. Water quality Pond 50% total 65% DESIGN STORM Precipitation: 0.36 inches Storm Duration: 4 hours Storm Return Period: 96 hours Storm Window: 2 weeks IMPERVIOUS AREA: Watershed Area: 0.54 acres Percent imp: 40.74 % Impervious Area: 0.22 acres Design Inflow=(0.22 ac)*(43560 ft^2/ac)*(0.36 in/4.0 hrs)= 0.02 cfs VOLUME CALCULATION: POND VOLUME=(0.22 acres)(43560 sqft/acre)(0.36 inch)/(12 in/ft)= 287 ft3 POND PARAMETERS: Storage Volume(Sd)= 287 ft3 Storage Depth(Hd)= 1.06 ft(3'maximum) Side Slopes= 3 :1 SOLVE FOR BOTTOM AREA: Bottom Area(Ab)= 168 ft2 STAGE VS STORAGE CALCULATIONS: 1251HYDR.xls\WQ POND 3/3/2004 11:47 AM Stage,H*ft Storage, S(H) ft3 Water Surface Area S.F. 0.0 0.0 168.1 0.5 105.7 254.9 1.0 263.9 359.6 1.5 487.9 482.4 2.0 791.3 623.2 2.5 1187.6 782.0 3.0 1690.3 958.8 3.5 2312.9 1153.6 4.0 3068.9 1366.4 4.5 3971.8 1597.2 5.0 5035.0 1845.9 LOW FLOW TO POND ORIFICE CALCULATION Q = CoA.j2gh Q= 0.02 cfs(Design Discharge from above) A=Cross sectional area of orifice Co=orifice coefficient=0.62 g=gravity(32.2 ft/sec2) h=average hydraulic head= 6 inches below high flow A = CoJ2gh A= 0.01 ft2 A=it r2 r= 0.04 ft. radius d=2r d= 1.02 in.diameter, use 1 2/16 " orifice POND OUTLET ORIFICE CALCULATIONS Q=(287 ft3)/(48 hrs)/(60 min/hrs)/(60 s/min)= 0.00 cfs h=average hydraulic head= 12 inches below high flow A= 0.00 ft2 A=it r2 r= 0.01 ft. radius d=2r d= 0.25 in. diameter,use 2/8 " orifice 1251HYDR.xls\WQ POND 3/3/2004 11:47 AM SANTA BARBARA URBAN HYDROGRAPHS JOB: 125-001 PROJECT: 79TH AND DURHAM SUDIVISION FILE: 1251 HYDR.XLS DESIGN DURATION PRECIP AREA % AREA CN AREA CN TIME Q STORM TOTAL IMP PERV. PER IMP. IMP. (MIN) (CFS) DESCRIPTION (YR) (HR) (IN) (AC) (AC) (AC) PREDEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.5 0.54 31.5 0.3699 80 0.1701 98 29.79 0.1166 DEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.5 0.54 72.2 0.1501 80 0.3899 98 10.40 0.2494 PREDEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.5 0.54 31.5 0.3699 80 0.1701 98 29.79 0.2007 DEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.5 0.54 72.2 0.1501 80 0.3899 98 10.40 0.3729 PREDEVELOPED 25-YEAR PEAK DISCHARGE 25 24 4 0.54 31.5 0.3699 80 0.1701 98 29.79 0.2456 DEVELOPED 25-YEAR PEAK DISCHARGE 25 24 4 0.54 72.2 0.1501 80 0.3899 98 10.40 0.4359 PREDEVELOPED 100-YEAR PEAK DISCHARGE 100 24 4.5 0.54 31.5 0.3699 80 0.1701 98 29.79 0.2919 DEVELOPED 100-YEAR PEAK DISCHARGE 100 24 4.5 0.54 72.2 0.1501 80 0.3899 98 10.40 0.4995 1251 HYDR.xIsSBUH 2/12/20041:50 PM STORMWATER CONVEYANCE CALCULATIONS JOB: 125-001 PROJECT: 79TH AND DURHAM SUDIVISION FILE: 125 1 HYDR.XLS Design Storm: 25 YR Storm Duration: 24 HRS Precipitation: 4 IN Manning's"n" 0.013 INC. AREA % AREA CN AREA CN TIME Q PIPE SLOPE Qf Q/Qf Vf VNf ACTUAL AREA TOTAL IMP. PERV. PER. IMP. IMP. (MIN) (CFS) SIZE V LINE (AC) (AC) (AC) (AC) (IN) (FT/FT) (CFS) (%) (FPS) (%) (FPS) DEVELOPED ENTIRE SHED 0.54 0.54 72.2 0.15 80 0.39 98 10.40 0.44 12 0.0035 2.11 0.21 2.69 0.40626 1.09 1251 HYDR.xls\CONVEYANCE 2/12/2004 1:51 PM 79TH AND DURHAM ROAD SUBDIVISION JOB NO. 125-001 DATE: MAR. 3, 2004 KING COUNTY DEPARTMENT OF PUBLIC WORKS Surface Water Management Division HYDROGRAPH PROGRAMS Version 4.20 1 - INFO ON THIS PROGRAM 2 - SBUHYD 3 - ROUTE 4 - ROUTE2 5 - ADDHYD 6 - BASEFLOW 7 - PLOTHYD 8 - DATA 9 - RDFAC 10 - RETURN TO DOS 2-YEAR PRE-DEVELOPED ******************** 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 .37,80, .17,98, 14.2 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .5 .4 80.0 .2 98.0 14.2 PEAK-O(CFS) T-PEAK(HRS) VOL(CU-FT) . 15 7.83 2590 2-YEAR DEVELOPED ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 2 .15,80, .39,98,5.42 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .5 .2 80.0 .4 98.0 5.4 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .27 7.67 3698 10-YEAR PRE-DEVELOPED ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 10-YEAR 24-HOUR STORM **** 3.00" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 .37,80, .17,98,14.2 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .5 .4 80.0 .2 98.0 14.2 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .20 7.83 3380 10-YEAR DEVELOPED ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 2 .15,80, .39,98,5.42 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .5 .2 80.0 .4 98.0 5.4 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .34 7.67 4599 25-YEAR PRE-DEVELOPED ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 25-YEAR 24-HOUR STORM **** 3.50" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 .37,80, . 17,98, 14.2 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .5 .4 80.0 .2 98.0 14.2 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .26 7.83 4205 25-YEAR DEVELOPED ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 2 . 15,80, .39,98,5.42 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .5 .2 80.0 .4 98.0 5.4 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .41 7.67 5515 POND REQUIREMENTS PERFORMANCE: INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE DESIGN HYD: .41 .26 .26 1 .06 557 TEST HYD 1 : .27 . 15 .15 .70 330 TEST HYD 2: .34 .20 .18 .89 440 STRUCTURE DATA: R/D-POND (3.0: 1 SIDE SLOPES) RISER-HEAD POND-BOTTOM-AREA TOP-AREA(@1 ' F.B. ) STOR-DEPTH STORAGE-VOLUME 1 .06 FT 381 . 1 SQ-FT 1045.7 SQ-FT 1 .06 FT 557 CU-FT TRIPLE ORIFICE RESTRICTOR: DIA(INCHES) HT(FEET) Q-MAX(CFS) BOTTOM ORIFICE: 2.32 .00 . 150 MIDDLE ORIFICE: 1 .57 .50 .050 TOP ORIFICE: 4.70 1 .05 .060 ROUTING DATA: STAGE(FT) DISCHARGE(CFS) STORAGE(CU-FT) PERM-AREA(SQ-FT) .00 .00 .0 .0 . 11 .05 41 .8 .0 .21 .07 86.5 .0 .32 .08 134. 1 .0 .42 .09 184.8 .0 .50 . 10 223. 1 .0 .53 . 12 238.7 .0 .64 . 14 295.7 .0 .74 .16 356. 1 .0 .85 . 17 419.8 .0 .95 . 19 487.0 .0 1 .05 .20 551 .0 .0 1 .06 .26 557.8 .0 1 . 16 .72 627.9 .0 1 .26 1 .37 701 .4 .0 1 .36 2. 17 778.2 .0 1 .46 3.02 858.5 .0 AVERAGE VERTICAL PERMEABILITY: .0 MINUTES/INCH 5FA Design Gr...Jp, LLC Proje Sheet No. a , STRUCTURAL I CIVIL I LAND USE PLANNING IZS-coi Project Date 714 ?IAA; r4 PH-71m a rj 44/ Subject By UJQ /LET e i t t c u Set IZ b //pa 5E I. Co,JD/ 7-70^1 • fl y = 02313-78 sr, _ • /m7 , 6 BI-Dc., 'S = a 05/ SF �vnlr er = /55 SG 644-vE'2- = / eta3SF Cam? _ / //8 SF r?)- y� = 7, 3.93 SF / D, / 7 /iL Y/my= 3/,5 P A2Eiel /5/ q 65F, a31 'tom To = Co 8, r-- 77 0PoseZ D, T7 DA)S • /rri 1' -7! D�,u S NoT cnJDN7- G E = yZ SF 7 rni-r A2, 863 -- 1,07--5 ;, (0.4.7o = l z.co sF J/j 5F / 0 . 39 g-(. %/ p= P A = 6, 51,8 sr/ 0, 15 % = 928. SFA Design Gruup, 1_11 Pfoie Sheet No. 5 a ] STRUCTURAL I CIVIL I LAND USE PLANNING Project Date Subject By 7.-1/7-7 --- O F ConJC 4-77 I -c= • �'2 t tl�t aPt"�� 01/E-12_4/47✓D l 118 n 0. '5 .'74 m,✓ • JX,l • L y r L.o v6'?,.r- 2 iA of p,p = 75 Fr 02 Y2 _ 07-S " .Zs_ Y2 = `/, b „ /ex _ 115 So\t_ 1\1?E .2/ B f//GLSBoeo e_.,e.auP "�,� -par. Fe-f- •tEV = ED CN per 'Dry go C/J imp -Doi /pLe = c7 t3 5FA Design Group, LLC Projt .o. Sheet No. 5 B ] STRUCTURAL I CIVIL I LAND USE PLANNING 3 Project Date Subject By (r. ie c EEL?t,(► F E /W Eiv7S STD ern ► E .-D EV T..Dsr Dcv. / v of e-f' Eyck)r Q c'('s Q Ch's 04/ i c.e- ., - olziri cc 0. 15 0 05 0,27 O o? h/0 a ,zo / 0 ,34/ 0. 5 , 57 " 025 a ,210 0 . zp ( , 05 y' -10„ Fate iE /A/ = /56, L/ TON1 &2/1-7-E //E ou i = /5- ---, 78 5fa SFA Design 6....dp, LIE Proje Sheet No. STRUCTURAL I CIVIL I LAND USE PLANNING Project Date Subject By ToND / 5 51 D w %UT- a/4t4�/1-1- e 2_ HO 1-/(q cr3 2 g7 7 rT3 A-- qt'l/, 0Z yy 0 ,0z-f sZZ,-r-1 \(= .22-/ ) ‘5Lt �-� 527 . -7-70 \O C0 . 3 5 2-Z• :77 4--'501 , / 15(- .S ( -= GI D I , 7 = 5% , oCp Fz 3 L( 1 � �3 Qv r()CD 11/1jULCiri 5FA Design GI ..,dp, LLC Proje . Sheet No. 5 a , STRUCTURAL I CIVIL I LAND USE PLANNING Project Date Subject By I l kb) 0 p \° D & \ /‘ j, . ti 4" 1. ) ,gyp - , 1( Lv op,.. , ii -Nzik, ----- --- ---- -0 r - ' 0 _t________ *, k P(.9 4 x - ( 55,78 J �� � M:iki V J ,vi v ( ,, i/. l \v \\--.. _ _ /13-%e - 4p & 74i Con *erence A‘k5 CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES Comm cunity'Develonpment Shaping yl Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) RESIDENTIAL STFITFTEFFP.: ,1 /.01///"/ APPLICANT: e 4)P/s. 4 4st-L AGENT: ii, , .' Phone: (sc.3) 9 Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: _Co.) 2)u-r i41 t� _ TAX MAP(S)/LOT #(S): 25//,7..C77-o //,r,ck NECESSARY APPLICATIONS: s0,f3) PROPOSAL DESCRIPTION: 5-.1 t e_ p -7G . COMPREHENSIVE PLAN ` MAP DESIGNATION: /yj�.4 yam, ZONING MAP DESIGNATION: - /.2 CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: 5� ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 572 l MINIMUM LOT SIZE: - sq. ft. Average Min. lot width: eft. Max. building height: mac ft. Setbacks: Front /.5 ft. Side S ft. Rear /s ft. Corner /d ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: _ze-? %. GARAGES: 2 o ft. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section NARRATIVE [Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. 1 1 IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS [Refer to Chapters 18.705 and 18.7651 Minimum number of accesses: Minimum access width: / S` Minimum pavement width: ;r 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. j1f RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.1151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: Land within the 100-year floodplain; • Slopes exceeding 25%; • Drainageways; and • Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: • Single-family allocate 20% of gross acres for public facilities; or Multi-family allocate 15% of gross acres for public facilities; or If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 so. ft. (20%)for public right-of-way 6,534 sq. ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3,050 (minimum lot area) - 3,050 (minimum lot area) 11.4 Units Per Acre = 12.1 Units Per Acre The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED. *. Minimum Project Density is E10%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 18.730) STREETS: feet from the centerline of • FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. • ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. • MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements] FLAG LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapter 18.1301 MAXIMUM HEIGHT OF 11/4 STORIES or 25 feet, whichever is less in most zones; 2'/z stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. BUFFERING AND SCREENING [Refer to Code Chapter 18.1451 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: I' I LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 18.1051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section fiff PARKING [Refer to Code Chapters 18.165 g 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. Single-family Requires: One (1) ff-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. I I BICYCLE RACKS [Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. I SENSITIVE LANDS [Refer to Code Chapter 18.7751 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. I I STEEP SLOPES [Refer to Code Section 18.115.070.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. I CLEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R&0 96-44/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION 8 ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 0 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 30 feet 0 10 to <50 acres >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 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 18.7801 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 18.190.030.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. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.0. t MITIGATION [Refer to Code Section 18.790.060.E.) REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA [Refer to Code Chapter 18.795) 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 I 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 18.810.060] MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. I 1 BLOCKS [Refer to Code Section 18.810.090] The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 7� 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) C 18.705(Access/Egress/Circulation) x 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) X 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) X 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) '' 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section • ADDITIONAL CONCERNS OR COMMENTS: lr-f/14 r_—/ L P' ' I St- is.± • • 3O Ga+*S f �-w_,c�— r - €-&) J© e —i-d_ c4 � e' • -:AJa ' 3 ceirvte_.y-- d� 3«.�•i+� aJ ,tom '. LmT Apita.... �._�ewess`t" .�•P /'s�.c�✓.P �l/,V�-LC �.S '�.�.C�-ems 7`T-e 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 Residenfial Application/Planning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: CITY OF TI ARD TANNING DI SION - STAfF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503) 684-1297 E-MAIL: (staffs first name]@ci.tigard.or.us TITLE 18(CITY Of TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:Ipatty\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 . ,ozs PRE-APPLICATION CONFERENCE NOTES „ , ➢ ENGINEERING SECTION Q C '" t Shaping Better Community PUBLIC FACILITIES Tax Mep(s): 2S11200 Tax Ledal: 01100 ISO 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 Carol Ann Court to 47 feet Radius to complete the cul-de-sac ® SW 79th Avenue to 29 feet from centerline ® SW Durham Road to 50 feet from centerline ® SW _ to feet Street improvements: ® Full street improvements will be necessary along SW Carol Ann Court, to include: ® 40 feet of pavement (radius to complete cul-de-sac) !_ _j concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with planter strip ® street trees ® street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF MID Pre-App11calls.Conference Nines hoe 1516 E. I...rtq In.rtn..t s.en.. N Other: Applican 3y want to request that sidewalk r )ment match the existing portion of the cul-de-sac. N Half street improvements will be necessary along SW 79`h Avenue, to include: ® 18 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities N 5-foot concrete sidewalk with planter strip N street trees RI street signs, traffic control devices, streetlights and a two-year streetlight fee. N Other: The City's CIP design for future 79th Avenue indicates that the pavement section will be 17 feet from centerline. The applicant may want to propose this width with their application. N Half street improvements will be necessary along SW Durham Road, to include: feet of pavement I I concrete curb storm sewers and other underground utilities I J -foot concrete sidewalk ® street trees per City standards 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 I I concrete curb J storm sewers and other underground utilities I -foot concrete sidewalk I I street trees Li street signs, traffic control devices, streetlights and a two-year streetlight fee. • I Other: ❑ street improvements will be necessary along SW , to include: feet of pavement concrete curb CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section I storm sewers ancier underground utilities I I -foot concrete sidewalk n street trees J street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW 79th Avenue and along SW Durham Road. Prior to final plat approval, 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 Carol Ann Court and also located in 79th Avenue. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect each lot to a public sewer. Water Supply: The City of ;;card (Phc.nc':i501; 039-4171) provides public vv-}er sery;..,e r tha Lirea 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 3 016 Engineering Department Section information regarding the luacy of circulation systems, the 3ed 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. Detention is required if the new impervious surface area exceeds 5000 sf. 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: X Construction of an on-site water quality facility. Payment of the fee in-lieu. Water quality is required if the new impervious surface area exceeds 1000 sf. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed =;uch that City maintenance vehicles will have unobstructed access to critical manholes in t..e systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. There is public storm sewer located in Carol Ann Court and along Durham Road. TRAFFIC iMPART 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 calculated at the time of buil I permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the fee. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, !na.istrial and multi-family projec. .i. flits will also be required for land pai;;;onz where io grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Master Permit (MST). this permit is issued for all single ana multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. 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: !Z• 8 0 ENGINEERING DEPARTMENT STAFF DATE Phone: (503)639-4171 Fax: (5031 624-0752 document2 Revised September 2,2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section F RC'1 :KE:'STONE DEUELOMENT INC FAX NO. :503 699 7741. Nov. 12 2003 09: 15AM P9 PRE-APPLICATION A CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 • GENERAL INFORMATION A FOR STAFF USE ONLY Applicant: \o'V cg S t`4- cco I./Le Address: 42-3 0 i"4•F. >✓rt„„,,,,,f 51- Phone: 9)3-2-56y-5$5( Case No.: E a003 - ao 10S' City: Po.(4-1 rA...L( I D4Z-- Zip:- cJ7Z{ ?% Receipt No.: 003— S1 S I Application Accepted By: ( • ey Contact Person: BYGr<,1 Phone: 92.;-2;134- S$S b Date: // -03 • Property Owner/Deed Holder(s): Dale D . 5 d D'Cw.e DATE OF PRE-APP.: (2A- TIME OF PRE-APP.: // 0U Address: -7 97 S SL J �vL,cw�_ Phone: ,S)3- PRE-APP. HELD WITH: City: -'t'G 4,,,-6( ()2 Zip: C17 27 c( Rev.11/8=02 i:\curpinkmasterstrevised\Pre-AppRequestdoc Property Address/Location(s): 7425 Sl.,) vi-t4 (7.S. • REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map & Tax Lot#(s): 2 S l 11 2. C 0 On 0 Zoning: I 'L ❑ Pre-Application Conf. Request Form Site Size: 23 S LL SF" 3ACOPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/Issues that you would like to have staff research prior to the meeting. All of the information identified on this form are required to be ❑ submitted by the applicant and received by the Planning Division a Site Plan. The site plan must show the minimum of one (1) week prior to officially schedullnq a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to j 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 ❑ Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for al 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 52.8500 -2137.i70 GROUP. CITY OF TIGARD 11/26/2003 13125 SW Hall Blvd. 3:31:53PM r,,, Tigard,Oregon 97223 - , '��I (503) 639-4171 Receipt #: 27200300000000005181 Date: 11/26/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2003-00105 [LANDUS] PreApp Conf 100-0000-438000 287.00 Line Item Total: $287.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Pr Check W B WELLS& ASSOC. CAC 6682 In Person 287.00 Payment Total: $287.00 W.B. WELLS & ASSOCIATES, INC. BYWO OE HOLLYW OOOD D OFFICE 2 Fl 2105 6682 4230 NORTHEAST FREMONT STREET 3967 NORTHEAST SANDY BOULEVARD PORTLAND,OREGON 97213-1150 PORTLAND,OREGON 97232 (503)284-5896/FAX 284-8530 24-7038/3230 CHECK NO. TWO HUNDRED EIGHTY SEVEN ONLY**** I DATE AMOUNT 11 /26/03 $287. 00 PAY TO THE ORDER • n OF CITY OF TIGARD / L'J 4 4ff / r -ly IIP"Iti,"ED S14r. RE y Page 1 of l cReceipt.rpt W.B . Wells & Associates, Inc. Surveyors • Engineers • Planners 4 rA' Exceptional Service, )• W4t �• ��' Creative Solutions, t/1 1 ' Quality Beyond `4 Your Expectations November 26, 2003 88ociate�• City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Pre-Application Conference Request To Whom It May Concern: WB Wells &Associates are representing the owner of the property located at 7925 SW Durham Rd. Tax Map 2s112cd 01100. Zone R-12 Site Size 23,522 SF. We are proposing to subdivide the property in to 5 lots for the construction of 5 detached homes. The average width of 30' with various lengths. This development is located at the northeast corner of Durham Rd. and 79th Avenue and would complete the cul-de-sac at the end of Carol Ann Court. Our questions: The availability of utilities for Sanitary, Storm, Water, Electricity, Cable, and any existing Easements. Required Street improvements and dedications. Information regarding the Drainage Easement along Durham Road. We look forward to more specifically discussing this proposal with you during the Pre- App. Conference. If you have any questions please contact Brad Schleining or myself at (503)284-5896. Sincerely, Darryl C. Abe W.B. Wells & Associates 4230 N.E.Fremont St.• Portland,OR 97213• E-mail: Info @wbwells.com • Fax: 503/284-8530• Phone: 503/284-5896 A 90'00.00" 39.00 6126 55.151 N 46'17'28- E Al 62'27'22" 39.00 42.51 4r N 32'31'09' w , A2 27•32'38" 39.00 18.75 5 77'31'09" w i'RACT A l 27.04'23 47.00 22.21 2 -5 69'02 0 W TRACT C L 52•36'07" 47.00 I 43.15 41.651 S 61'52'46" E TRACT C t 35"57'30" 18.00 ( 11.30 17.11 J N 53'33'33" w . P R K \o \,o w S 88'42'32" E 165.56' 46 j,,o 51.00"-P 8.55' l E4.55' iik?' `f 34.00' 34.38' a 38.70 3 ; N N I N -Cr. w 22 N. b _ CO c a 3,002 S.F. - Q 20 21 H N N .F. 3,355 S.F. 3,362 S.F. ( s iil.. 01 R=18.00' 3 L=16.69' • _ o .34.00' 79.99' s N 4 _ 0) N 281.49' -_ CD RADl15 10.00 -POI N • - • • R=183' g 34.00 14.69 1. 0 r 0 'R=18.04 • 5 1L=5.40 R=47.00' $ ' i.: L=43.15' gip, 4 CO 49 1 N W ■ �, W D n 3 23 - _ 4,427 S.F. N: > w m U u- w _ to r F- O $ ° ,91: .4, h U al Z * v> o, o rn w PERMANENT DRAINAGE _ 15.00' +.o U'' CN W /FASENENT N DOC N0. 95-056819 rI'� 10' x 40.18' .. 31.27' �,' -22.73' r 45.74' _ T _ }� �� 5.00' // DEDIG4T10N 52'OO - - S PERMANENT DRAINAGE EASEIfENT-v " DOC NO. 95-065,i73 BRASS CAP fN 1-1/2" A.P.F. • WASHINGTON CO. 1/4 CORNER - -�-- - - 12 PortlandMaps Detail Report Page 1 of 1 PorliandMaps New Search I Mapping I Help 7925 SW DURHAM RD -CPO 4M METZGER -TIGARD Explorer I Property I Maps I Crime I Census N2.. `°s i7:%c r vaNkofi\tam`v \4'; 1\ c�cksl\ s-,r& 'S"tk4se.\% ,\ si`sh. ,scV-4..stcs,:,4.1s ,\:"Lcs.�c. Elevation Map IElevation 1 170' 100'ELEVATION MAP JSY.` .--- -----P w gti: Less than 100' f ( -.•'g� 4j „ F n100'to 200' 1 I fl200'to 300' '� ��' 1n--300'to 400' t '`-84 N4�r .r '• . ,: 'C 1 LL ST 1 I 1400'to 500' YiJ S1 LAl ,_- II E I-7500'to 600' �5 C.7 i ? 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Address I Mapping I Advanced I Help I About PortlandMaps © 2003 City of Portland http://portlandmaps.com/detail.cfm?action=Elevation&propertyid=W250105&state_id=2... 11/26/2003 . . . • 1-4-#4.------ ac. 1..._ rrk.4,4,--- 1 1-KA...„__ g.. 77-0„....4_ /of (...e),'0.1 rt- 144-'V �, lS 9,tvsko 1 z-,o,-rtoty -- , ro pow. 1 i ti COL02-77 \in I f � °I )_ 2 ili A i v I LI 1 o I V) -! 1 L___ — --1 f ) ----.\* M \ — I 1 f N o`–�I. 1 � 77{Ie In frn1a74oy7 03/03/04 WED 12:42 FAX 503 796 6631 FIDELITY LDBS U002 . , Fidelity National Title Company of Oregon nn / 1001 SW Fifth Avenue, Suite 400 • Portland, OR 97204 (503) 223-8338 • FAX (503) 227-8425 SUBDIVISION GUARANTEE FOR THE PROPOSED PLAT OF KEYSTONE-DURHAM ORDER NO.: 01-551112-28 FEE: $200.00 DATED: March 2, 2004 Fidelity National Title Insurance Company GUARANTEES Any County or City within which the subdivision or proposed subdivision is located: That the estate or interest in the land which is covered by this Guarantee is: A Fee According to the public records which impart constructive notice of matters affecting title to the premises described on Exhibit "One", we find that as of February 23, 2004, at 5:00 p.m. the last deed of record runs to: Keystone Development, Inc., an Oregon Corporation We also find the following apparent encumbrances,which include 'Blanket Encumbrances'as defined by ORS 92.305(1), and also easements, restrictive covenants and rights of way. NOTE: taxes as follows: Property taxes for the fiscal year 2003-2004,Paid in Full. Amount: $1,447.55 Account No.: R512449 Map No.: 2S1 12C D-01 100 Levy Code: 023.74 1. City liens in favor of the City of Tigard, if any. 03/03/04 WED 12:42 FAX 503 796 6631 FIDELITY LDBS Z003 Order No. 01-551112-28 There are no liens as of March 2, 2004. 2. Permanent Drainage and Temorary Construction Easement disclosed in Notice of Lis Pendens, including the terms and provisions thereof, by instrument, Recorded: September 14, 1995, Fee No. 95-065473 3. Line of credit Deed of Trust, to secure an indebtedness as shown below and any other obligation secured thereby: Amount: $105,000.00 Dated: February 2, 2004 Grantor: Keystone Development Inc., an Oregon Corporation Trustee: Chicago Title Insurance Company Beneficiary: Community Financial Corporation, an Oregon Corporation Loan No.: 300 2527 3 Recorded: February 4, 2004, Recorder's No. 2004-010869 Affects: 4. This Company will require the following documents for review prior to the issuance of any title assurance predicated upon a conveyance or encumbrance by the corporation named below. Corporation: Keystone Development, Inc. (a) A copy of the corporation By-Laws and Articles of Incorporation. (b) A copy of the resolution authorizing the transaction contemplated herein. (c) If the Articles and/or By-Laws require approval by a "parent" organization, a copy of the Articles and By-Laws of the parent. The right is reserved to add requirements or additional items after completion of such review. 5. Leases and/or tenancies, if any. 6. Personal property taxes, if any. Subdlviaion Guarantee IGUARG71 Page 2 03/03/04 WED 12:43 FAX 503 796 6631 FIDELITY LDBS Z004 Order No. 01-551112-28 7. No search has been made for financing statements filed in the office of the Secretary of State, or in any county other than the county in which the herein described land is located. No liability is assumed for any financing statement filed in the office of the County Clerk (Recorder) covering timber, crops, fixtures or contracts affecting said land if said land is not described by metes and bounds, recorded lot and block or under the rectangular survey system. cc: Keystone Development-James Polak G & L Surveying-Bill K. Land Development-James C. Lake Oswego-Escrow-Carol B. We have also searched our General Index for judgments and state and federal liens against the grantees named above and find: NONE This is not a report issued preliminary to the issuance of a title insurance policy. Our search is limited and its use is intended as an informational report only, to be used in conjunction with the development of real property. Liability is limited to an aggregate sum not to exceed $1 ,000.00. Fidelity National Title Insurance Company By: Jeff Wilson, Advisory Title Officer NOTE - ORS 92.305(1) reads as follows: "Blanket encumbrance" means a trust deed or mortgage or any other lien or encumbrance, mechanics' lien or otherwise, securing or evidencing the payment of money and affecting more than one interest in subdivided or series partitioned land, or an agreement affecting more than one such lot, parcel or interest by which the subdivider, series partitioner or developer holds such subdivision or series partition under an option, contract to sell or trust agreement. Subdivision Guarantee(GUARG7) Page 3 03/03/04 WED 12:43 FAX 503 796 6631 FIDELITY LDBS a005 Order No. 01-551112-28 EXHIBIT ONE The premises are in WASHINGTON County and are described as follows: The East one-half of Lot 4, DURHAM ACRES,in the County of Washington and State of Oregon, more particularly described as follows: Beginning in the center line of the road 165.975 feet East of the Southwest corner of said Lot; thence North on the mean of the bearings of the East and West boundaries of said Lot, 262.7 feet to the North boundary of said lot; thence East 165.485 feet to the center of the road on the East line of said Lot; thence South on the center of said road, 262.7 feet to the intersection with the center of the road on the South line of said lot; thence West on the center of said road to the place of beginning. EXCEPTING THEREFROM the North 70.00 feet thereof. ALSO EXCEPTING that portion taken by Washington County in Suit No. C95-10-62CV, Decree entered November 18, 1996. Subdivision Guarantee IGUARG71 Page 4 03/03/04 WED 12:43 FAX 503 796 6631 FIDELITY LDBS 81006 p«I Fidelity National Title Company of Oregon - N -I w E s Map # 2S112CD 01100 s• The drawing below is copied from the public records and is provided solely for the purpose of assisting in locating the pranises. Fidelity National Title assumes no liability for variations,if any,in dimensions, area or location of the premises or the location of improvements ascertained by actual survey. M �-,, '?"° .'' $p. W CHURCHILL $ WAY �. $ 7.■y .' L(/a'o, lain •' � �, :rd ;. 6900 b . _,e • ,), n > • g 1.60 H 47.70 60.00 60.00 90.00 4=.116 % ` 1 ■ ,.lb q. Fri 131,440 n,'� 50 :$\, 42 6101 q 6000 5900. 5800 6700 % �r� o 71• 7C3 ;' 41 S 540 8 3� �7 n9.1111 a a�� °8a g g•ro �-' _ . 49.78 r .r1 .f 7200 a 7 r R O '�2[:C' .' .. 49.78 60.00 0 50.00 0 50.00 @ 52.21 i I S&42-6 ,,' .`Y. ?Y. `,7R ,'6 CO �. "774 �s✓ % I 2 1. 12do,' p5100 `1111„ i 2200 23001 24002 2600 1',.,"41, `r• .•• 31 5321 63008 5400 5500 5600$ r„}}-- .12100 1 is 2 0 3 N 4 0 5 ^33 iti 34'4. s': s.,� 3' i : St r J N DBO� ' `33.6• - ., i / � 69A . 4079 50,9 ss-Ps 49 4e ra oo 6409 loco 41.08 i 7e 411 n STRFE $ ;b- g 1 $ BOND sc'� ., 54 ,:r,, SW $ ,N 19 ,1200 Isn�6cY.'18„ ' ;1 6, 2 54.23 .So.0o 50.00 60.00 90.116 -. 'y �.. ' 110.10 44352:13701 4617 4efl 60.ID \:1:1°66,:713,,,',g' 42 s'--%5000e 2,+.- J 2, 4• ..-1 4242;5- 200 4100 t. •'� 4900:, 480088 47008 4600$' 4500 1 i .- 4400 9 22 21 4000 ,, 1- 30 04 29 28 0 �/�J27 � 26 � 25 f� �i i � 24 � � � 1 -, • •o"7777:' 9800 :: 1300 ' ` • . �'1!�' 400 600 960. 2°° 22- 23 AC 2BI1 18 19 a 20 3 40' �J48am; $ .1k 6� m 114._,90 p5p2 e -00' ,ti '., 34.00 54.00 34.00 AROL ANN COURT : 1100 > 1 3 1000 o {n 4.60 Al • '84.00;-7.'6 7...y.. rj'94.00 tabb 41M� .54 AC UWU 1. • 9. ,28:r 79 2'68 2 8 24 0 9 3 g 10200 p'TR-C. i X00 0 t oo\ 34.151' 94.00 \tO\ M.00 45.74 r\_eNa: ;? i 05-50501 4 V.1\\\\\\ -R-2� \ \\ \\\`\\\ \\\\"`"oy A\ "'ss l i II II , II L :,./2,,,,, ,,,,,,,,,•„,..„,..„,/,..•,<,,,,,,,,,„,,,,,,..4,• ,- ... ,,,, .., ,,,,, ,,...,, ,,,, s,), :),,, ,„, ,,, ,('• >. •/„,,, '', ,•, •t, 2 '- �Re At/'s tD ,' o' ,. 111• c_ivawn-) o guy-aw pooJoq vw 4 sfa 5FA Design Group, LLC STRUCTURAL I CIVIL I LAND USE PLANNING February 3, 2004 RE: SW 79th Ave/Durham Road Dear Resident: SFA Design Group is representing the developer of the property located at 7925 SW Durham Road in Tigard, also known as tax lot 1100 of tax map 2S1 12CD. The property is located at the corner of Durham Road and SW 79th Ave. The developer is considering proposing a 5-lot subdivision at this location. Proposed lot sizes will average 3,200 square feet. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Thursday, February 26,2004 City of Tigard Town Hall Room 13125 SW Hall Blvd Tigard,Oregon 97223 6:00 pm Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to discussing the proposal in more detail with you. Please call me at 503- 641-8311 if you have any questions. Sincerely, SFA Design Group LLC, iii,a4,4e, 4 ‘'‘'''r'L-- Matthew L. Sprague Principal 9i3211WdV ytolb y&k di Oregon 97223 •503-641-8311 • Fax 503-643-7905•www.sfadesigngroup.com NEIGHBORHOOD MEETING NOTES 79Th/DURHAM SUBDIVISION A neighborhood meeting was held for the 70/Durham Subdivision on Thursday, February 26, 2003 at 6:00 pm in the Town Hall Room at Tigard City Hall. Mr. Matthew Sprague with SFA Design Group represented the project at the meeting. There were only two people in attendance. Mr. Craig Brown from Matrix Development whom has a project across SW 70 Avenue and Mr. Larry Charles who lives on Bond Street behind the Matrix Project Mr. Sprague opened the meeting with introductions,read the City "Statement of Purpose"and provided a description of the land use approval process and the proposed subdivision. After these descriptions were completed, Mr. Sprague opened the meeting to receive questions and noted concerns from those in attendance. Mr. Charles generally commented that he was happy to see that access will not be onto SW 79th Avenue and instead will be on SW Carol Ann Court. In addition he was happy to see 1/2 street improvements will be built with a sidewalk on the project's side of 70. He did ask if this development would warrant a light at Durham and Carol Ann Court and Mr. Sprague indicated that no light would be required there. Mr. Brown attended to see what was going to be developed across from his project. Discussion with him included questions about who was developing the property and timing of improvements. It is understood that timing construction for sanitary laterals for this project is important to avoid having to sawcut the new paving installed by them. We decided that working together we could get laterals and T's in place during their improvements if they are ahead of the construction of this project. In addition, Mr. Brown indicated that there may be an additional Cartridge available in the Stormwater Management vault and we should check with the City to see if there were any benefits for utilizing the vault. The meeting concluded at approximately 6:45 pm and no one at the meeting made a statement against the subdivision and for the most part were happy with the design. NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: 7 Et- V fi t-)Acker 5u6d; v,s ;o n MEETING DATE: 2j219J Q L) PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS CITY, STATE ZIP CODE PHONE # C12A I �� J/ I a�c ,.� D� ei 7 z Gz�- ,r� z�i.4 any a s r�y� ;kJ zed V r a ?7 7 z- )t)-7--7 --//G; t l (SIGNS ARE AVAILABLE FOR PUR E AT THE DEVELOPMENT SERVICES CO TER AT THE PRICE OF$2.00 EACH.) N OT I CE Developer to hold NEIGHBORHOOD MEETING concerning proposed development of this property. Meeting Date Time Location &b Z(2 , a '� ► ZSsw1--Vv.kli31ve1 PROPOSED PROJECT: OT LS ) 3 D-Lv-fc---Loyv For More Information Contact: Developer Name: 5 F . ��s ► v\ 4 LP L Address: 002Ss SA 3 k Sgop,, $r-Sos@ Pori-lm4,0•2 l"'IZz_ Telephone: AFFIDAVIT OF MAILIIIII/POSTING NEIGHBORHOL MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE, TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: �^ I, ')I1 , being duly sworn, depose and say that on the e;-)-V\ day of 20 C t-\ , I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a pro osed development at (or near) -7' ZS StiJ 1-7:10h6�. A '1 , 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 00.,.,✓∎-1F:,„)vv with postage prepaid thereon. Signature (In the presence of a Notary Public) POSTING: I, ✓��.�- �vJ k. S c x , do affirm that I am (represent) the party initiating interest in a proposed S-1 o R-s b C +v��i c affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) 7`12-c S 'J D cn f d did on the 0.5 day of 1= bcw�v�% , 20 CO personally post notice indicating that the site may be Jposed for a ‹-I o t s 1Jd f v is i u-. application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at -01v (`� ��_ ! ric (state location you posted notice on property) 4-41" OFFICIAL SEAL 9iSTIE PEERMAN //' `��Z��"� NOTARY PUBLIC-OREGON / COMMISSION NO. 370962 Signature (In the pretence of a Notary Public) MY COMMISSION EX"'It1ES JULY 28,2007 (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF `y: ) County of 6-.) ) ss. Subscribed and sworn/affirmed before me on the 2.. day of �—Q 6 r &ck ► , 20C; , LII. ' A1fl SJd! • : �SIININO3 MN 961?3 IN ►' �ldx INIJ00 NO9314O= d AH 11ON NVINEI3Dd -)1 1V-AS �j NOTARY PUBLIC'OF OREGON My Commission Expires: 7/.2_ c3-/0 7 . .pplicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#(s): h:Uogin\patty\masters\affidavit of mailing-posting neighborhood meeting.doc y CITY OF TIGARD STATEMENT OF PURPOSE OREGON The following notice shall be read to attendees at the beginning of a neighborhood meeting. This meeting is regarding (project name) 7°, s\o h0 5 z-r■ located at project location) 7 5V.) and is being held as required by The City Of Tigard development review process. The purpose of this meeting is to inform neighbors of the project as currently planned. This meeting is not a decision forum and is not to approve or disapprove the project in whole or in part. It is to share information regarding the project and to solicit constructive input from neighbors and affected property owners. Application for the project being discussed here has not yet been submitted to the City. Therefore, the project will be at various stages of planning and some details may not be available at this time. Property owners of record within 500 ft. should have received a list of frequently asked questions along with the notice of this meeting. This meeting is not attended by City staff in order to encourage dialog between the developer and affected neighbors. Your comments and questions will be taken down and submitted with the application for consideration by the City planning staff. Property owners within 500 ft will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. For questions regarding the development review process, please contact the City of Tigard Planning Department. For project details, you will need to contact the developer. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 February 10, 2004 ai14lp"IIPIIii • CITY OF TIGARD SFA Design Group OREGON Matt Sprague 9020 SW Washington Sq Dr#350 Portland, OR 97223 Dear Matt: This letter contains important information about your room reservation. Please read this letter in its entirety. Your request to use the City of Tigard's Town Hall meeting room located in the City Hall at 13125 SW Hall Blvd is approved. The Town Hall meeting room is reserved for the meeting as follows: Event Date: February 26, 2004 Event Time: 6 to 8 p.m. Please pick-up the key at the Tigard Police Department Records window located in the City Hall. The Police Dept. will release the room key no more than 15 minutes before your event start time. The key must be returned to the Police Dept. no later than the event end time noted above. Please return the key to a Police Dept. staff member, do not leave the key in the window tray. The Police Department will be open during your event, so please make sure that the overall noise level of your event does not disturb Police business. The key to the Town Hall opens the outside door in the courtyard area between the Library and City Hall. Please see the map on the back of this letter. Meeting participants are to enter and exit the Town Hall through the side door. Restrooms are available for use in the Police Dept. lobby. The double doors into the City Hall hallway are not used after 5:00 p.m. on weekdays or on weekends. The hallway lights may be off and connecting doors may not work both directions. For the meeting participant's safety, please make them aware of the proper entrance and exit to the room. City staff is not available after 5:00 p.m. or on weekends to provide assistance, so clarifying what is available prior to the meeting will help your event go more smoothly. Please let me know prior to the event date any specific needs you may have. Police Dept. Staff cannot assist with your reservation requests, other than providing the key. Tables are available if requested prior to the meeting. Projectors and other equipment are not available through the City. As indicated in the Room Use Policies and Procedures, the City retains the right to cancel or relocate a meeting. We do our best to keep meeting reservations intact. However, it is sometimes necessary to make changes. Police Dept. staff is authorized to release the key to the person or people noted on the room use application. Please be sure to list more than one person on the application if there could be someone else picking up the key or in case of an emergency. I am happy to update the key authorization when requested prior to the meeting. Please return the room to its original configuration and leave it in an orderly fashion. The City is unable to furnish cleaning supplies, mops, brooms or vacuum cleaners; therefore, you will need to bring your own. Trash that does not fit in the cans provided will need to be taken with you. On behalf of the City, we thank you for complying with these and all other conditions of the room use policy and I hope you will enjoy using our facility. If you have any questions regarding the reservation, please contact me at 503-718-2474. Sincerely, Jill Byars Room Reservation Coordinator 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 �hrA1\ Inll�l i ter FREQUENTLY ASKED City of Tigard NEIGHBORHOOD MEETING QUESTIONS ghapingAt3ett rCommunity What Is The Purpose Of This Neighborhood Meeting? . The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. What Happens After The Neighborhood Meeting? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. For all types of applications, property owners within 500 feet of the subject parcels receive notice of le public hearing (if applicable), notice of the decision, and are given the opportunity to appeal the decision. What If The Proposal Presented At The Neighborhood Meeting Is Not What Is Actually Submitted? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is entirely different, a new neighborhood meeting would be required. In any case, notice of decision is sent to property owners within 500 feet of the proposed development allowing them the opportunity to appeal. How Do I Know What Issues Are Valid? A decision is reviewed based on compliance with the Tigard Development Code. Review the development code to familiarize yourself with what is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard City Library or a copy may be purchased at the Community Development Services counter. You may also contact City Planning staff and ask what the standards are for a specific issue. Be prepared, however, that you may not LIKE all the standards, but at least you know what they are. If a development meets the code standards, it can proceed. r ®, ta.- pa'h ,!krr. .;'�.,^� ;. "`5 C,,T ... t��r.t., :e r�,,, t: a r '-s an �e a 7tlien nRol a enf:Team (IF!) has compii�le�d�a listX�of .iel fuguf,giiesteions t i ,as . a `;assist E, t„ ! ;% .!-#°�v� , t'3 4,. V.. ::,gr ': ?J3x`�;L,:!fi. s�R.+,=�"t-°lw, N�s�uu..F a.:>ur..'s�,"`,s',ka,'�t`'Frtr',tl',4Yk�. i YA..,',� K#iu d :`C`' �'7� •_ ,rm ntng oury as tioo�1;a a articular prq osa[*T e fotfowingi ,e_.etlists those: r estion r .' 1; ti: is\curpin1julia\citinfo2.doc 71;a77 y1C '�,y, �4:q4 i m '. a ht',.y��t ,t,.�r�f ,x�,.v� -�x ;x:...:cwnceY:�tw.7r^:u;.v;� ..r,,..,x. "t�.`4 i"�'��ryMr, � �:i4t� �+h� ,.. � 1.F f' i �c,.t kz'c,: , V A54,,,474-',.*.- ii "'. >fit;OA , s, t: ti-k is.� :a6/ A y, a,ww * '� c44*� ,' E st 4` 0 .S OASS( `rv,wAl(E U � UR H 1�S � N n.4' following is a list of questions developed by a subgroup of the Citizen Involvement Team. These questions are intended to aid you in formulating your own questions for proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests. PROCESS • What applications are you (the developer) applying for? When do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? • Will the decision on the application be made by City Staff, Hearings Officer, Planning Commission or City Council? How long is the process? (timing)/ • At what point in the process are citizens given notice and the opportunity to provide input? • Has a pre-application conference been held with City of Tigard Staff? ✓ Have any preliminary requirements been addressed or have any critical issues been identified? ✓ What City Planner did you speak with regarding this project? (This person is generally the Planner assigned to the land use case and the one to contact for additional information). STREETS • Will there be a traffic study done? What are the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? Vhat street improvements (including sidewalks) are proposed? What connections to existing streets are proposed? . • Are streets proposed to be public or private? What are the proposed street and sidewalk widths? • What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY • What is the current zoning? What uses are allowed under this zoning? • Will there be a re-zone requested by the developer? If yes, to what zone? • How many units are proposed for the development and what is the minimum and maximum density allowed in the zone? DRAINAGE AND WATER QUALITY • What is your erosion control and drainage plan What is the natural slope of the property? What are the grading plans? • Is there a water quality facility planned within the development and where will it be located? Who will own and maintain the facility? TREES AND LANDSCAPING '/hat are the tree removal plans and what is proposed to mitigate for trees removed? • What are the landscaping plans? What buffering or fencing is required and/or proposed? � __ I - r/ INNAF CITY of TIGARD 1 ^ ,RAPH, �"110RMATION SYSTEM RE LN Q-- _ �\ 11- � I r I AREA NOTIF1ED mt7Cwf w sn1.70NW00 7S17CN•/e{ t tmmNnC1 Q,— --��_ Sinnoo{eoo.I rnwcsoemi7uoYNO `5001) ...111 '--' RCHILL(WI I . (V — —---- ' - Y i 7n17cenNO� nmcw{N{ CO 1 2110ecee1ee 1 j mnnuo 7Sn72weeel _- 7117 0 4,117 00 e0e ':'a tn2ce{11se 2010 1Ufi1n 151121005100 s5 _, 211120014-• tsmc1es11111 PA TTI L LN 1 Q 73„nw7we 7312107700 ntlCNn = 4,e{{�f � nn2w11�f nn7cwsw/ J 73::07x111 7:1,47..4,:4, I , QFnIS __ C4, n7M7C4, 4,7in1C0Y w 1s117C10 710 0721172002300 ni 1Ye # m17Cn2jw � m ewslee 1 J j 1 -' itniex7ileetireewt'w W�� 1 I 1 � • e e w : mtt4,use -- - —-- fr Tst4,5 ee � ,C�oND ST 7�t — > , FOR: Matt Sprague H nry7eeesU{ c4,s}4,.•�cm w nTteNliw l 1 1 e n I' «u�I T=1�-'�Y^ I 1...4.T-- U �ce CN N .............OMC i 73t17cwtIN 7smeYelne y C4,/M 7tn7eNN4, --I— — I— -«w 711 eev3e{ m r 4, ; 71 7ee1a7ee 7t lCewi � - RE: 2S 112CD 1100 ransoms r •' CM{{ CC sal sm�e4,74, M m200143 1-1,41_ -0 inije4, 111, I, ,,W C0117w''-�- .:11 CNN4, ! / -•. CAROL ANN CT j I -{1-�E N�e1I �7i117CelONe \\\ _ 1 I I ^Ccl{01 rill Cn 1N ,' \� Sc 7Cenllw f / � 1 7,41-22 w 1w� mISCC1i ea rsp 7CNe#ec '. 1 cne, �nlq:e, _impels.' _7tn 4, ■' l ? a Property owner information DURHAM RD -- ' is valid for 3 months from the date printed on this map. \� a • :0108410I88 ' 2511781800408 nnwlwNl I 1 ----_— / ■ Q'•01088004126101000300 R �A7c / N 21121141105841 ` 0 100 200 300 400 Feel L --- — 1”.315 feet \ 1 4 City of Tigard Information on this neap is for general location only and i I should be venfied with the Development Services Division. 13125 SW Flail Blvd / I Tigard,OR 97223 . (503)63' -- — -- - — -- — -- -.1_ .— -- hlgUAwwa7.c IS ----- Community Dev, .ant Plot date:Feb 4,2004;C:1n1. ,nAAGIC03.APR 2S1 12C D-05700 2 S 112C C-05200 ABRAMS DEBORAH J BAUSTIEN SCOTT&KRISTEN LIVING 7914 SW CHURCHILL WAY 8070 SW BOND ST TIGARD,OR 97224 TIGARD, OR 97224 2S112C0-05600 25112CD-07000 AITKEN KC BODYFELT ROBERT&BARBARA S 7915 SW BOND ST 15740 SW 79TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S112C0-05900 112CD-07100 BAILEY TIMOTHY&REBA L BO FELT OBERT&BARBARA S 7946 SW CHURCHILL WAY 1574 79TH AVE TIGARD, OR 97224 ARD, 97224 2S112CD-10000 S112CD-06900 BALDWIN SURVIVOR'S TRUST B YFELT OBERT A&BARBARA S 4632 SW VERMONT ST 15740 79TH AVE PORTLAND, OR 97219 T RD, 97223 2S112CD-09600 2S112CD-01300 BALDWIN'S SURVIVOR'S TRUST BUCHANAN MICHAEL R&SHEILA M BY BALDWIN JAY K TR 10525 SW TIGARD ST 4632 SW VERMONT ST TIGARD,OR 97223 PORTLAND, OR 97219 112CD-09700 25112CD-02100 _,A *WIN'S SUR BR'S TRUST CARLO JAMES J& BY BA •► AY K TR CALLAHAN MERRY A 463 - • :MONT ST 7895 SW BOND ST •RTLAND,0' 97219 TIGARD,OR 97224 2S112CD-09900 2S112C0-04200 BA-.WIN'S S •VIVOR'S TRUST CHARLES LARRY&MARILYN L BY BA JAY K TR 7850 SW BOND ST 463 :f V - ONT ST TIGARD,OR 97224 P.-TLAND, O' •7219 2S112CC-14500 2S112CD-04500 BARKER BRUCE D&SUSAN L COUTURE ROBERT E&TRISH S 20700 COUGAR HILLS LN PO BOX 3273 HILLSBORO, OR 97123 ARLINGTON,WA 98223 2S 112CC-05300 2S 112C D-03700 BASINGER DAVID M&JULEE V DEHETRE THERESA A 8090 SW BOND ST 7720 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S 112CD-04300 2S112CD-06600 4TES CHRIS &SHANNON DESA GARY& .70 SW BOND ST WILSON SARA E TIGARD,OR 97224 7961 SW CHURCHILL WAY TIGARD,OR 97224 2S112CD-06200 2S112C0-05300 DILL MATTHEW N GOLDBERG LAURA D 7994 SW CHURCHILL WAY 7963 BOND ST PORTLAND,OR 97224 TIGARD,OR 97224 2S1 13 B0-00400 2S112C D-02600 DURHAM I LLC GRAY S DIANE 8100 SW DURHAM RD 7765 SW BOND ST TIGARD, OR 97224 TIGARD,OR 97224 112CC-16 2S112CD-06700 D A CHOOL PARK OWNERS OF HAARMANN KURT E&SUSAN K LOTS 16 7977 SW CHURCHILL WAY TIGARD,OR 97224 112CC-163 2S112CC-05000 DU CHOOL PARK OWNERS OF HAGAN ELIZABETH R TRUSTEE LOT 8020 SW BOND ST TIGARD,OR 97224 2S112CC-04800 2S112CD-04700 DUSKIN GREG A&CAROL A HEIDER RICHARD R AND 7998 SW BOND LAURELEI M TIGARD, OR 97224 7948 SW BOND ST TIGARD,OR 97224 112CD-05500 2S112CC-15100 .LISARA TOGAMAU T& HOFFART FAMILY ELISAA TRACY C PROPERTIES LLC 7931 SW BOND ST 4632 SW VERMONT ST TIGARD, OR 97224 PORTLAND,OR 97219 2S112CC-04101 2 12CC-14600 FEATHERS DAVID L&SARALYN K HOF •RT F• • LY 15795 SW 80TH AVE PROPE S LLC TIGARD, OR 97224 463 = V ' ONT ST P% TLAND,OR 97219 2S112CD-09800 2S112CC-14100 GARDINER JONATHAN HO •RT ILY 7955 SW CAROL ANN CT PROP ' LLC TIGARD, OR 97224 463 W VER T ST •RTLAND,OR 97219 2S 112C D-03800 2 12CC-13900 GIRTMAN OPAL B TR HOF T F ILY 22 GRAVATT DR PROPE LLC BERKLEY, CA 94705 463 W VER NT ST P TLAND,OR 97219 2S112CD-02500 2 12CD-10100 JERSTAD DAVID M& HOF RT MILY AROL A PROP S LLC 7785 SW BOND ST 463 W VE 0 T ST TIGARD, OR 97224 P. TLAND,OR 97219 2S112CC-14000 2S1 CC-153 H FART F ILY HOFFA ERBERT J PRO IES LLC 46 W V ONT ST 463 ERMONT ST RTLAND,OR 97219 RTLAND, R 97219 2 12CC-15800 2 12CC-15 HO RT ILY HO HERBERT J PROP IES LLC 46 VERMONT ST 46 SW RMONT ST ORTLA ,OR 97219 RTLAND,OR 97219 2S112CC-16000 2 12CC-1 00 H• ART F' ILY HO HERBERT J PROP.- S LLC 463 VERMONT ST 4632 •f ERMONT ST RTLA ,OR 97219 P.'TLAN•,OR 97219 112CC-16100 12CC-15•'• HO ART ILY HO .' HERBERT J PROP IES LLC 46 ■ ERMONT ST 46 W RMONT ST -•RTLAND, R 97219 RTLAND,OR 97219 2 12CC-15400 2 12CC-15 HO RT F ILY HO A HERBERT J PROPE ES LLC 463 VERMONT ST 463 W V ONT ST RTLAND, R 97219 P TLAND, OR 97219 112CC-15000 26112CC-16240 .-I• ART F• f ILY 110 ERBERT J PRO- ' ES LLC 4632 :■ VERMONT ST 463 -W ■ -MONT ST P%'TLAN) SR 97219 P• 'TLAND, •R 97219 112C0-09400 2S112CD-02300 H FART F ILY HOFFMAN JUDITH A PRO ES LLC 7865 SW BOND ST 463 ERMONT ST TIGARD,OR 97224 RTLAND,OR 97219 2S112CC-14200 26112CC-04200 HOFFART HERBERT J HOLMES H G&LORI 4632 SW VERMONT ST 12518 BEAR MOUNTAIN DR PORTLAND,OR 97219 DRAPER,UT 84020 2 112CC-14700 2S112C0-04900 HO RT RBERT J HORAN MARY CHRIS 4632 ERMONT ST 7980 SW BOND ST P TLAND, R 97219 TIGARD,OR 97224 2 12CC-14800 2S112CC-00102 '0 RT RBERT J JANICH MARCIA 332 ERMONT ST 641 MANZANITA P TLAND. R 97219 LOS OSOS,CA 93402 2S112CC-04900 2S112CC-15500 JOHNSON BRADLEY A/PAULA C MCCLURE ELISE 8000 SW BOND 4632 SW VERMONT ST TIGARD,OR 97224 PORTLAND,OR 97219 2S112CC-04401 2S112CD-09500 JOHNSON GREGORY C MCGREGOR SUSAN J 15770 SW 80TH AVE 4632 SW VERMONT ST TIGARD, OR 97224 PORTLAND,OR 97219 2S112CC-05100 2S1138A-00200 KIRKPATRICK DEAN L& METZGER VENTURES LLC CHRISTINA L PO BOX 400 8050 SW BOND ST SHERWOOD,OR 97140 TIGARD, OR 97224 2S112CD-06500 2S112CD-06400 KRAUSS MARGARET L METZLER WILLIAM R&JANET M 7945 SW CHURCHILL WAY 7929 SW CHURCHILL WAY TIGARD, OR 97224 TIGARD,OR 97224 2S112CD-07200 2S112CD-02800 LARSON WESLEY E MORRIS WANDA do BODYFELT ROBERT&BARBARA S 7725 SW BOND ST 15740 SW 79TH TIGARD,OR 97224 TIGARD, OR 97224 .112CD-03600 2S112C0-02400 LEBEDA VLASTIMIL/SHARON MUDD MICHAEL J&WENDY W 15607 SW HIGHPOINT DR 7845 SW BOND ST SHERWOOD, OR 97140 TIGARD,OR 97224 2S 112C D-05800 2S 112CC-14400 MALICH LISA& MARCUS OLSON DENNIS M& 7930 CHURCHILL WAY MARILYN J TIGARD, OR 97224 18820 SW TUALATA AVE LAKE OSWEGO,OR 97035 2S1 12C D-05100 2S112CC-14300 MANNING MARSHALL&CAROLYN OLSON RONALD D& 7995 SW BOND LINDA A TIGARD. OR 97224 3297 SW LAKE GROVE AVE LAKE OSWEGO,OR 97035 2S112CD-06800 2S112CD-05400 MARKOVITZ KIRK A AND AMY S ONTHANK SONJA R 7993 SW CHURCHILL WAY 7947 SW BOND ST TIGARD, OR 97223 TIGARD,OR 97224 2S112CD-01000 2S113BA-00400 1ATRIX DEVELOPMENT CORP OPUS REAL ESTATE OREGON IV LLC 2755 SW 69TH AVE STE#100 ATTN:JEFF FORSETH TIGARD,OR 97223 10350 BREN RD WEST MINNETONKA,MN 55343 2S1 12C D-00300 2S112C D-04400 PATTON KENT D&AMY SAGER SCHNEPF ROBERT W/MIRIAM A 15735 SW 76TH AVE 15880 SW 79TH TIGARD,OR 97224 TIGARD,OR 97223 2S 112CD-06300 2S112CD-01100 PELOSI CAROL A SCHOEWE DALE D PENNO COLIN J 7925 SW DURHAM ROAD 7913 SW CHURCHILL WAY TIGARD,OR 97223 TIGARD,OR 97224 2S1 12C D-06000 2S112CD-04100 PHELPS AMELIA SUE F SIMONS GLEN H 7962 SW CHURCHILL WAY HEALY JEAN M TIGARD,OR 97224 PO BOX 5996 PORTLAND,OR 97228 2S1 12CC-04700 2S112CD-04600 POWELL ROBERT J& SMITH JOHN WILLIAM POWELL ANNE C 7932 SW BOND ST 15860 SW 80TH AVE TIGARD,OR 97224 TIGARD, OR 97224 2S1 12C D-04800 2S112C D-02200 RACANELLI ROCKY AND DENISE SNIDER JASON B&JODI J 7964 SW BOND ST 15588 SW 76TH AVE TIGARD, OR 97224 TIGARD,OR 97224 ;112C0-05201 2S 112CC-14900 RAY MICHAEL D/DIANA L SOTELO JORGE A& 7979 SW BOND ST VERONICA L TIGARD,OR 97224 16029 SW BOTH PL TIGARD,OR 97224 2S112CD-03900 112C0-10 0 RDQ PROPERTIES LLC TI ITY OF 2105 PEREGRINE CT 131 S ALL WEST LINN,OR 97068 T ARD,OR 97223 2 S 112C D-06101 2 S 113B0-00300 RICE LAURIE E TIGARD-TUALATIN SCHOOL 7978 SW CHURCHILL WAY DISTRICT 23J PORTLAND, OR 97224 6960 SW SANDBURG ST TIGARD,OR 97223 2S112CC-04000 113BA-00401 SCHAEFER SHERYL M TI -D-TU. TIN SCHOOL 15765 SW 80TH AVE DISTR • 3J TIGARD,OR 97224 696. . DBURG ST ARD,OR •" 23 2S112CC-04501 2 113BA-0050 CHERNER JOHN A/ANN P TI 'D- 4ALATIN SCHOOL .5800 SW 80TH AVE DIST-+ T 23J TIGARD, OR 97223 69.. SW •NDBURG ST GARD,OR •7223 2S112CC-04300 VANDERHEIDEN SEAN 15855 SW 80TH AVE TIGARD, OR 97224 2S112CD-02700 VOLLINTINE STEVEN T& MELODY A 1031 SE DOGWOOD LN MILWAUKIE,OR 97267 2S112CD-01701 WALKER JEANNE L 15720 SW 79TH AVE PORTLAND,OR 97224 2S112CD-04000 WALLS CHARLOTTE 7780 SW BOND ST TIGARD,OR 97224 2S112CC-05400 WEIJO RICHARD 0 TR& WEIJO SHARON K TR 8110 SW BOND TIGARD,OR 97224 112CD-05000 WILKERSON RANDAL D& M DARIN 7996 SW BOND ST TIGARD,OR 97224 2S112CC-04600 ZIELINSKI AARON D 15830 SW 80TH AVE TIGARD,OR 97223 Jack Biethan John Frewing 11023 SW Summerfield Drive, #4 7110 SW Lola Lane 'ard, OR 97224 Tigard, OR 97223 Kristen Miller CPO 4B 8940 SW Edgewood Street 16200 SW Pacific Highway, Suite H242 Tigard, OR 97223 Tigard, OR 97224 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 ,sh Thomas 10395 SW Bonanza Tigard, OR 97224 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: 15-Jan-04 CITY OF TIGARD R C IVEti COMMUNITY DEVELOPMENT DEPARTMENT .11 �A!!1 'NNING DIVISION 2001.1 �!! 25 SW HALL BOULEVARD CITY OF TIGARD I i ARD, OREGON 97223 CITY OF TIGARD Community(Development PHONE: 503-639-4171 FAX: 503-684-1291 (Attn: Patty/Planning) Pi_ :�.v'N!t•TilE fGIMEEf�ING ShapingABetterCommunity RtE4Ui? PADDITY @'NR MAIL( Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: 2 511 ZcD , o Hoo INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: (NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this time) to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you can request 3 sets provided your land use application will be 'bmitted and deemed complete by the Planning Division within 3 months from this request.) NAME OF CONTACT PERSON: MATT SPRACIU PHONE: Goa - G4I - 831 This request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request that will be placed in "Will Cali' by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. I *EXAMPLE.* **COST FOR THIS REQUEST ** 4 sheets of labels x$2/sheet= $8.00 x 2 sets= $16.00 jp sheet(s)of labels x$2/sheet= $/A x / s�j is= 2 sheets of labels x$2/sheet for CIT area x 2 sets= $ 4.00 4 sheet(s)of labels x$2/sheet for IT area= $A x I sets= GENERATE LIST =$11.00 GENERATE LIST =A 1! TOTAL =$31.00 TOT Reduced Plate S e,-.1- , u J J r I_.-- Z �� t ; s E `' 1 L ___..-. ,E i T A E < 3 \ i yN £ I-- VICINITY MAP J o N.T S. }' ,--- — j LEGEND I i I Q < ` �'j� I , t Z ¢ 1 yC' ENSTNG TREE t I APP IC4Nj / OYEA 1ER W L.! p7STNG SANITARY SEVER UNE f61 p 7 1' /�E�{,(�� _._._.-_._._--.-_ ��' EMSiNG STpN DRAM UnE I NE{�niT�Fd�{/1J77EN LU III EaSTNG RATER LINE I I I i - r- „•.. P.Q BUX 415 U' ` EXISTING SANITARY SEVER MANHOLE I I I ,.r- f-Jt --r �� p5T R �` --ENSTNG CAT BASH 1� _�--•-E155NNG 5TORN g1AN MANHOLE I /' �6J .���„ `` \\ � AX( M-71f1 _i EASING WRIER VALVE �°- •j I •r+ 9 ENSiNG FlRE NTORANi �Y LIE ;. c�aA \ :u7j II I .w.__ SANI fARY SEINER LINE Al // I��— -SANITARY SEVER MANHOLE ......__ ._ _. ._.____,_ -.- _- _- I C�rrrACrx •f �r 57IXBI DRAIN LINE `f� I lv.S~� FY�t ti', \\ _�jl•- _J tr & PIAN.( IN /LNG NEERL/\U' --- uIIIIII CATCH BASIN-CB,OSCB --_..- ..._._...._ __..._,-.....:_ I > µ v. -_ _ lb E.P I �� � i SFADffiGNC�UP, LLG l STONN DRAM MANH0.E I �T:yh �T -�4\ �• Iii Gum*LET tiff} S'fi ~:•� 7(�U(W}j�W WI}fy)l�7y/�lj�yV�l�V(Jl�i DRIVE ./" -•--CIEANGUT _ _ 'I ri•��',y�'i•51 'y.5`E ry 4 I Z I ! JV1lE.W� 1k R1Lll L WATER UNE -' - -- - v ^� s 1/K ��_ uIDwOFF S.W. CAROL A N COURT I E I N.' u :�g J 641-8�1!/FAX(SQ?) 6413-N� I��" WAhR Y[T� _ - _ >'. a w _ _- ■ C�OIVTAC'T MATT SPRAGUEiBRRtY7 FI7 CH H sllaxr uar e ti�Y kY-�`•f =.' _.__ffir�__ ■. I •S yw HroRR _.- - - - -' ---- _ .. I4 �1,i f s y r�{I �I ■!'. i !]7\DVRlS /, --_--- -.-unLlTr PaE _ tr I 3' .ti rI `�••t- ^ �V Q) SW DU UIR LtSNE --------- L,rr''� R - EDGE OF ExtSnNG PAVEMETIT-FP - I f '?I t .t,l+m� / / I `� ^ I I•11 to STREET BA ICADIIIGG'ACN OPoVENAY I I I E'p. + ♦ ; g 646 7 6W`Y`.7'V7 7 smLT r eARWGADE 'L �``A . L L UNDERGROUND ELECTRIC ,I* 'E.:Co r �, __ 3 E705RNG SIRFJET IIGHf .r hL i E ,�`��„RISER I I ! 11� A�C / �" : u.. V s s =r II s; II €1� _ -. •_ ._...'I w- lm I LEGEND: r�oraAP,c NOTES 3 a w Q 1 R I I r j R T s OVERHEAD LINE STERN MANC E Ho PARTING saN Q solos CROSSING ScN E 1 )y ( p - M'N<OLE_ _ __ - sm¢m MANAGE MME —0 - GAS LIE IN ( BARMAN ) o- _ POWER 110.E a l 9E E GUY_ if — POWER Y� U EMERCENCY ACCESS WAY SIGN the 1 m T '° +RISER -. - - - _ - - i •1 I ;" I I t I FENCE UK ({ 1 I t --.- .r • - lNOERCROtA4D IEFPICNE LINE 9GN CfNTROIER KW WATER t1E - CON6EAS TREE - WW1 OffR1EA0 ARM /73 - GiLS VALVE O C NO WNPNC SNY ® 4'CYCkGeF FIERCE 1 1 I li t to-, ® 3 644I1E POST FENCE as - WRIER ia - OEC8YJCus TREE 0 2'MC ARBORVITAE I ` k i d - WATER VALE- BUSH c7'SHRUB n s'14101 a+STOOTADE I r 1 I 7 11 'V' 3GH _ rEtEPItC82E NS£R @ 5'INCE ARDORMT.4E EL HOSE I t f I { _ )E - 11341 PEAS © Z " 1 1 AREA GRAM 1 4'kt6E AZALEAS• I t ' 1^' " - WATER SPIGOT CUB INLET ,4 8'fAG4 STO:7,AAC FREE if I I I I FEE HR6JNT L_1 I Ex HOUSE 65 " 1 6` 1 I 9 t rr.2,]15' EMf4,E0 FLOOR ELEVA,MNS J • tw V ` -.. . .r* - *""'.r (i o - STAND P;PEGAS I I I `' / s/ ti1 •` � + ._...._ L59- -...._. EM.Sa#tC 1'CR.+1THx/,7 1 i t, s . ...... .ISJENG 5'carrcum Z 0 i f r ! „ t: 1 I 1 I I) / I f I i '/ 0 SARTARY MANHOLE ❑7 sTOiW CATCH BASIN U v • -.,y' . ; �!EL-,5&.81• RW a-,SO.BY L_ /� T, E i 1, E-151.87'(8'PVC) w-15546'(12.Odvc) ///ERR 7R ;•. " / '•�// r••_•fig' �. I I 1 SANRARY SEVER NOTES STEM BRAWP.�NOTES BOTTOM EL-151.57' COTTON a--,SaSS' V 1}¢W± l\ °i 4' 7 \\ / y, ,i 0 SMEARY MAANHOLE [f+ AREA RIM EL-DRAM p SANITARY MAiwaE © STOW CURB PUT �2 ~\ \ \ &-155.47•((b•PVC $-t57.47' (4°PVC) EL-196.64' EL-,55R4Y r -S SS Sf fS .. • '` j t t EX GARAGE t ) ," i E-'war(6•PVC) BOTTOM EL-755.67' IE- IS PVC) fE-164.39'(12•METAL) }V/,� _\ - - \.., �:' 65-----� t., f I t t E-t •PVC) E-15499'(12"LIETAL)of IH I t' COTTON El_,55.52• 20 STS,MANHOLE 46.54'(6 BORE EL-46139' R 7— z= —==e t I,' 1 ft' I 1 �' I ,j •"j SA4#TARY MA,9NU-E 155.73'160.17''srEEL) BA11 FL (6" 48.29' W / V° _�^"� % f ) IM I. �` WN EL-161.14' M-i1SBw(tY STEEL) STORM CATCH SAWN A ITT Q • I E-7 ' 6•PVC) BORON EL-155.7 Q SA!IT OLE RIM EL-,59.66' q a7' n Jf' 4 H-153.84'(e°PVO -166..}.. E-156.74'(12°WC) >, c, e / / I i i BOT7'6T a1.-153.9k' S 5T(StW YANIHOE B '•� ; BORON E. -154.45'•_- _ - - G6 - _-..„.,A • i. / I • 1 / I�:. 1 �i RN FL-f60.04' T PIC ;' 1N.'s'. 4 Q ,� f ! 3 SMEARY MANHOLE 10 CA]OIO VW 1 t8 . l' C7 E-tss�°<(,r sTm BOTTOM EL-,5669' i I RS N7w j I f I I i" Eui,%e6 r4c) -'535''(12 srEE>3 Q 1E- Vic) ( t `A �r1aN d-ts559' 16 SNWTARY MANIOLE y SIC 1� ( E-153.,9•(6°PSG) Od EL-1 I Q t ,\ I� i /1./MN 1G E a8 FR I EOT1tA EL-,5344 MR 157.26'A PVC) n sTO�MAw+ae I I " X 4 1 (�(�/ RIM d-16,35' BMW El.-157.26' ❑ EL-156. q ja t f SANITARY MANHOLE [-135 '612 CO NC; E+ °PVC)• st i EOM n.-,961 /. '�" v' "—' 1l) k-,51.,61 6'PVC -191146' 72'GAFF. •.a'" :.�` �;` i._ EJC.HOUSE w-,s71o'(6°PVC) cE-156.37'(12°srm.) SURVEY PREPARED Br. °cavcJ ' 1i'; ( ) BOTTOM EL-16565• c 1 L LAND SURVE'ONG,INC. -15126'(24 ) 7 '\.° \ I x. ,\ ` 8118 S.W.NIMBUS AVENUE BORON a.-151.31' BEAVERICN.OREGON 97002 N N \ \ `'. ff 1 11 001000 EL$151.20' ® STORM CATCH CASRd I I I \y' ? .. +" 1% ,7 1>Rd EL-160.86• 30].61,77 ED STOW CATCH BASIN +'� ,`_. \: .� t VAX 505671.0677 00 EL-758.44' I " ` ., // +' ;` 1 / ( 11.4 E ; 6�' r NAfB _1` ( ) S$2737 C,C2 BORON EL-,5504' C 66' ,Y PVc U..HOUSE : ( •••••••• p r \ 6V i E ,9066'(6°PVC) �r�� f I '^ 1. - ) t°S SIGMA MANHOLE 1 .l E, -�_._1 \ 6 ( BORE d-1%.961 I6M 1 -166]2' �7 / ' I 48 , i i I�1'� ^ A-,61.38'((12°PVC) t fit I 6 r ; t Q , \ / V' EL Y 11556.51' 1E-161.,3(12 PVC) RIM I t4 I /lrr • i• 1 `,t� ( N f I aA• t € • A-15031 (6°PLC) tE-161.26'(10 PVC) C. E y : 6'E:G., t t � 1 A-130.x'( ) E-181.SY 12•PVC) \ ♦ 7; `z 1 El p S •-,soar V 10 EL.-161.27 US -, • .... 1 .. I " 1 {at8�a 7 t �,..,.-' BOTTOM EL-160.76' m• 1 �' �- .. - _7',l. _ ( • 01 X.. - - - ' r 16 p I il -.r- O 0 2 j j WI - Q Q O O O Q 1 il J 11 I i 1 GRAPHIC SCALE N tO PR0.&CT 7YIF(IDIRUM (IN ET!T) NO. 12540 t look 7 00 ft TYPE PLNI IO • t0 I V I ans I .T I p Qi sT�S Caro ease 1. I ( 1 Kas e_-,was LEGEND Y e q_>) IE-196s1<(tr CGde) I( BOTTOM EL-15656' . y�':-. Q wow d1aIR van �• 1.a t j. K-al a_ le sl' Kam-,w.sa. (va s¢rna __.... ..! ._.... E7 a'wan f c :I 1. I I I K-ts6ee'<Ir sT� K-i%SP'gr.rant.) _' 1 i normal a-+s6as - - BOTTOM El-- NO 1 I ® 970 1 Ma4)IOIE El SIM CATCH IRAs* ✓ `a. g n.a; 1 I I RN 4-150.M' fEke E -tSa.Ba' II K-Iss.5e It STEM) K-156.76'Flx°a c) 7:::":1 PNNr09tY;WM°!AF IdIj,." k i JJJ [-Is5.34 1Y Pea) K-15x.K' IY ern) {11 I I I I 1 ! I f emu.EL-,nom' awTlcm¢.-tx+a' O6f6 N I 1 ft I ',, y carat ® or mwc> ODlYW 9 rcI E 1 r s-iswsis<12 arae.> �RCr!a.-1527x' ____ _ _ ., I I�. rl. BO AEL 153.65 u MY EL w 15 iNC 7D .±-un _ __ _ _ _ _ _ _. _ _ _ _ _ i p I d st0tna cATa/IRam K-1sl.ss((1Y are1D aWOMB Male Olen i e-151.26'(ss CENG) K-tSn46'(tY wc) @PROM FL-141.31'f. 1 1 ___—1 ` 1 EE S10W1 Chili)BASM' I 1' ® ft R4 r_-155.5e iLlt 181 i .2 ®2TTOM EL-1516' 1 ! i I 512-PI Z I !- t J I 1C PI I I ! il:ti r eve) Q ! F I 6 tY avc�l` t C..-,aRSY ) I7 J 1 1 ' ' ' aE Q i I - I ! I 0 Cr J ` <<_ I W I EX. FIRE / !` r- �` FF=180.9'.'_>�"-' _ I I I 2 IHYD. 0 i u= I i f 1 _ 1ll ; \ _ LL41f1; 1 i W SS SS i Il I VJ _ _ _' _ _ _ • t P 2 I ii I r r 5 CC Ar S • . .: ---. .1 i2---"'\-II s IR _ �,.:- _ ______ t _. .., _ FF=16G3, I `dSr .t V r , ,ISi�FG \� v .I60.0 TW V.. / / PAD-t500' F y, fl;; 159.0 7* `�\ / i 4I `,a 1 A FG '� {t �FF=f60. — S I 6 1 i ( /!�{ a J I la E IIJs [ r, • EX.FIRE I I .J1 t t _ I�11�1 T. r I `� r FS R •-�..-«a..._-.._. _�.._......_..._... ...._ I • - ;-. 1.4/7- � - :. a SS.A _ • • 3 n 4A -C h c t S W DURHAM ROAD I Q 5 - �._ - - o 0 Z < < < hi J itt: • d oo �� a zz U Q 5 � ■ GRAPHIC SCALE LI CI $ LO >0 L b O• 1 1 I EN rear) PROUECT 791100W/FWW HD t Inch t-20 (t. NO. 198001 ,TYPE A.AM1MO . _ U _J . a 2 • , C H a is, CIJ • . . I I r i it ' \ ;1 <!L ' U. . , I I I \ I I \\f. 0 SANITARY SEWER NOTES: SANITARY MANHOLE 0 SANITARY MANHOLE RIM EL. - 159.87' , 1--.. . 1 1 1 . 1 RIM EL - 161.52' IE - 155.47' (8" PVC) IE - 151.67' (8" PVC) BOTTOM EL. - 151.57' a III . I 11 Ili - - - - I L. BOTTOM EL. - 155.52' 0 SANITARY MANHOLE - 1 1 1 X - - - . RIM EL. - 156.64' f' r / 1 i C) SANITARY MANHOLE 1E - 148.33' (8" PVC) ; I II ,. RIM EL - 161.14 IE - 148.19 (8- PVC) ..................-. ; i IE - 148.34• (8" PVC) 1 II 1 IE - 153.99' (8- PVC) I i 1 , , I IE - 153.84' (8- PVC) IE - 148.34' (a- PVC) , . I I , ;, 1 :-1 1 ) BOTTOM EL - 153.94 BOTTOM EL. - 148.29' 1 i I i 1 a i CD SANITARY MANHOLE 1 CD SANITARY MANHOLE RIM EL - 166.89' I ; . 1 I ,I.1 RIM EL - 160.49 IE - 158.94' (8" PVC) I I , I 1 11 I IE - 153.14' (8" PVC) IE - 158.79' (8" PVC) Z „...,_ I I ' X I IE - 153.19' (8" PVC) IE - 158.94' (r PVC) n \ , BOTTOM EL. - 153.94 BOTTOM EL. - 158.89' , 1 x I I 1 I 1, a_ co .,, , , ., C) SANITARY MANHOLE ii „., / ; ,...? , ® SANITARY MANHOLE RIM EL - 158.73' RIM EL - 161.46' _.,................,' PVC) L 0 . v ., .........______. ________________,... IE - 151.13' (8" PVC) _ . .....-._ ... .s- - 7:.,....,-____. __ ___ _, '. . :, 7 • g 1 1 L I litAL IE - 151.20' (8" PVC) Borrom EL. - 157.26' ..d 2 . EX EIRE HYD. 1-- ' _.-■ ' •1 -4 ''' '''' - 1\\, ,--11' ,- , , , I , ,. c., ,,,\ \ . .,_-, \._A _- / 4272 9 1 \ I!nr • liS ' t ...t! • ' lit I CD IE - 151.00' (8" PVC) BOTTOM EL. - 151.2CY SANITARY MANHOLE 0 < Z ° . I; It ank i' I 1 RIM EL - 158.93' . . . Zr I ---„,*--- 4"5 ".`111SMINIliehie ' ■ U..1 a g\ '',\ If IE - 150.88' (8" PVC) .,... - - - - - i 1 I .; .; ,,,,,,, \--\ f". 1 s. BOTTOM EL. - 150.88 7w _ _...ss s......._.............„, • ss , I, \ , Ef 4.1. 1 W 4,1/ ' ti? .-/ I I ! 2 1 fi 1 0 \, 7( CT) SANITARY MANHOLE ilj i, ;1 lif- '..•II If I i fans sr i 1 RIM EL - 158.51' 1 0 al . I I 115'' lI '/').',\ ''' ':,": ‘4 5) _ ,...._ _ _ _ _ _..., 1 , . ,,,E : ;5050:33611 r;ppvvcd) co - - -- -- -- - ------9.:- ,t... ,, _ __ __ __ 4,-- r 1 i., 1 1, 1 I ! 1.... ,..,„ 1E - 150.41' (8" PVC) BOTTOM EL. - 150.36' A.; i \\,,- ,,- 1 , I , ,1 I . .i '/ ... , -.., i 3 9- _.i..-/X3 1 • . .........._--- L L........- , _i !. ,. il s _ ,/k- ._._ _r_ __ _ _ _ __ 1 .11 ' 1.- iiii., / • .,,,,,,„ , r"---7- - -,-.- --r------ - - - - 4•05).-I ,' . 1'f\, t;--;!' --•---....--• Vt,.,. .,12 RE.00ATE-,,.."[C A I ,i.i 5 9. I , IP ` ' \ . \ .., .s , . 1 \\._ : . wiir . , 1 • J • . i.., 1,, , ........ . f ', IS f i ' \ . . - I-- , I 1 !, 1, T i -- - - -,:--- i , r r v 1 -.1 ,I, ! 1PAiT,A ‘ I . , . ,as A \ ;If, , , 5 ..-4 , , . - sr L_ _i___ _ ____ ___ _ _t5 N-.. i,.. , iroi,,,,,,.„,,,,, .13,CFIRE _....., 1 -.14e.. ..._ ../, . , , \,..,,,...,. , / 1 ,, II i ka gel - MIMI MD WICH tan frrs II Of RECK 7 0 4 , 1 .' ,1 , '.4.1 • -r 4/4*-0 MEM MIME . ... ..... 1 • lrf # `; it 0 &., CUL-DE-SAC STFIEET SECTION _e„ie_a ase,=lc , -7,- i. - '` -,C. .:x --- - 1 . co ---T- „ • •J\ IA SW CAROL ANN COURT , _ __ • STREET'SECITON AA . • . ,.,_-,--._ 2---€4"---'''" •-------.....-....-_--.......9 6 . .., 5 I <U.Vita, .......... ce 3S . , ______ • ts ' - QS a' LS fr 1--- a ®V" --• z .1......... r..._._ - I-- 010 4' ..-................-. ....,.......... APPROX AC SANWT AV MAXN ___ - _ _ ....... __ ... ...... .. .__,....... ... . .. __. _ . I HALF STREET IMPROVEMENT SW 79TH AVE Don Er STREET SECTION B-B V 1 i ill- ,1 A I 8 LEGEND TEED:D= PROPOSED SKOV •- [ i PACKSED Meer til 't t) 1.0 -- tr, .........- *----ClrSS- PRICPOSEV WIMPY 5DIER th* ............. 41P-4.111*** PROMO VIIIVI Lie ' PROJEC,T fEBECCA , PROF0?(O swim YEE NO. 125-001 TYPE _PLAMMO --------- ____ _---- ...:�. ,- ' k . p 1,14 e r. I I i k t • F t+e� •j1 0 4 • " • • t o.. ., • r I_ I � : , f� 1 r[ • a' f e il :R • • I sfi t<� r aIIM.. •• ' as e . ° iiill°,1 41,,,ak. ... ■ wed ;ji" a i . , pt _ , .,. ''..., . — . , • ,..., _ 1fr. • • 1111111111e1 AIR F E. ." . ', • � ,,, t c • ' ms : • 04P... .,:-TZ* ,, lot , '' f • 11 _ . •M q - 4 - 'ire • i. • , ,r ;,r+ .~" #kiliiiir .i ii . 4, - Pr—. • • il ,• • :.,,,• . 4 .. 40. . „: IrA,, g.,,Ii-ft• ,, ..,. .. , . .. ' AI ... ...:.,...., . . I », f e • • j •,*;:,, - • I� ` �5t ivsx t � F ° s r : �x • • i M Iii a •47,J y u ., 1 e £ ii .,. , • l tom, . z a r ... 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DATE REVISION 85 DRAWN BY eN DATE______ SFA Design Group,uc RENEWED BY DATE AERIAL AND CIRCULATION PLAN ""UCV1"`I`^`°''�°�"'""""` OF PROJECT NO,CiG07 REF MEADOWS SCALE N*Fri REBECCA I ;:;x�;e:s.»,; ).=sn>ar s 5 I �w.� .,.rte iit esmitmet CITY OF TIGARD Community Development Sfia ping.A(Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 7/29/2004 FILE NOS.: SUBDIVISION (SUB) 2004-00002 DEVELOPMENT AD USTMENT VAR 2004-00018 DEVELOPMENT AD'USTMENT VAR 2004-00019 DEVELOPMENT AD'USTMENT VAR 2004-00020 DEVELOPMENT AD'USTMENT VAR 2004-00034 DEVELOPMENT AD'USTMENT VAR 2004-00035 DEVELOPMENT AD'USTMENT VAR 2004-00036 FILE TITLE: REBECCA MEADOWS SUBDIVISION APPLICANT/ Keystone Development APPLICANT'S SFA Design Group, LLC OWNER: Attn: Jim Polak REP.: Attn: Matthew Sprague PO Box 476 9020 SW Washington Square Drive Lake Oswego, OR 97034 Suite 350 Portland, OR 97223 REQUEST: The applicant is requesting approval for a 5-lot Subdivision of .54 acres of land. The applicant is also requesting approval of 6 Adjustments for the following: ► To reduce both side yard setbacks on 3 of the lots from 5 feet to 4 feet; ► To reduce the corner side yard setback on the lot adjacent to SW Durham Road from 10 feet to 8 feet. The Adjustments are being requested to allow a 20-foot-wide home to be constructed on each lot. LOCATION: 7925 SW Durham Road; WCTM 2S112CD, Tax Lot 1100. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. r --- ID d._ DECISION MAKING BODY: ❑ TYPE I ® TYPE II TYPE III TYPE IV i! DATE COMMENTS WERE SENT: APRIL 15, 2004 DATE COMMENTS ARE DUE: APRIL 29, 2004 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:30 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: MAY 6, 2004 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® TREE PLAN E GEOTECH REPORT ® SITE PLAN ® GRADING PLANS ® IMPACT STUDY ® NARRATIVE ill ;hl. A ® DRAINAGE REPORT ® ARBORIST REPORT aii STAFF CONTACT: , As�rte Planner (503) 639-4171, x2434 FROM :WASH I NGTON_COUNTY SURVEY FAX N0. :5038462909 lar. 03 2004 09:24AM P1 03/02/2004 21:02 5@lk37905 CrA DeSTQN uROUP PAGE 92 V WASHINGTON COUNTY LAND UNEAND TRANSPORTATION SURVEYOR'S OFFICE SUBDIVISION FLAT NAMING I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: MAP AND TAX LOT NUMBER: w.► 2,S ti2,C..C) CITY JURISDICTION (Which City?) Gr i t,ç.. T� ("04 OR COUNTY JURISDICTION: SURVEYOR'S NAMEf OWNER'S NAME: I I understand that if the name Is not used within five years, it will be automatically canceled. Name of person reserving name: ." 'V✓�q�}'� U��,. Address: ' 024 w.,4 1 .,.. • !r• . I. • Telephone number Thx— G c{� i� E x number:.$a -W6 al cis Signature: Date: Name approved Washington County Surieyor's Office 145 North First Avenue, Sults 350-15 Hillsboro, OR 87783 Fax. (503)834.2909 1 SHARPMIRVRY1DATADIR\WEBPAOMMINAMP,D OC:109/26/01Ulan 5 LETTER OF TRANSMITTAL FA Design Group, LLC 5fa STRUCTURAL I CIVIL I LAND USE PLANNING 9020 SW Washington Square Dr.•Suite 350•Portland,Oregon 97223 PHONE(503)641.6311 FAX(503)503.6437905 Date: 3/4/04 Job No: 125-001 Attention: Planning Dept RE: Rebecca Meadows To: City of Tigard WE ARE SENDING YOU VIA: ❑ Messenger ❑ U.S. Mail ❑ Overnight Courier ® Hand Deliver ❑Shop Drawings ❑ Prints ®Planning ❑ Specifications ['Plans ['Copy Of Letter ['Change Order ❑ Calculations ❑ As-built information COPIES DATE NO. DESCRIPTION 3 3/4/04 Binder Set with Plans for initial submittal 1 3/4/04 Letter from Wash. Cnty Surveyors Office—Subdivision Plat Naming 1 3/4/04 Check#163 for City of Tigard fee's THESE ARE TRANSMITTED as checked below: ❑ For your use ❑ Approved as submitted ❑ Resubmit copies for approval ® For your approval ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review&comment ❑ ❑ For BIDS DUE ,20_ PRINTS RETURNED AFTER LOAN TO US REMARKS Copy To: file Signed: Matt Sprague PUBLIC FACILITY PLAN Project: Rebecca Meadows COMPLETENESS CHECKLIST Date: 3/12/04 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ® Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. Provide profiles for cul-de-sac & 79th ❑ Future Street Plan: Must show street profiles, topo NA on adjacent parcel(s), etc. • Traffic Impact and/or Access Report ❑ Street grades compliant? Show with profiles ® Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ▪ Existing/proposed lines w/sizes noted? ❑ Existing/proposed fire hydrants shown? ❑ _ Proposed meter location and size shown? Indicate meter size ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submitt is hereby deemed ® COMPLETE ❑ INCOMPLETE B �'' By: Date: 3' (Z41. REVISED: 03/12/04 ^n q_t r.� �►�? ).6614- (goo g - 00010 - 00 Project: .) FCC mr=oip6(,)s S(0 LAND USE APPLICATION Daty: 3(s4(0,-I COMPLETENESS REVIEW I ' I COMPLETE ❑ INCOMPLETE ST NDARD INFORMATION: E Deed/Title/Proof Of Ownership / Neighborhood Mtg. Affidavits, Minutes, List Of Attendees Impact Study(18.390) [ A1SA Service Provider Letter ❑ uction Cost Estimate ❑ # Sets Of Application Materials/Plans Ei7 Pre-Application Conference Notes ❑ Envelopes With Postage (Verify Count) PROJECT STATISTICS: UM Building Footprint Size ❑ %Of Landscaping On Site El .Y.Of Building Impervious Surface On Site ELot Square Footage PLANS DIMENSIONED: DI Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking) ❑ Truck Loading Space Where Applicable ❑ Building Height ❑ Access Approach And Aisle ❑ Visual Clearance Triangle Shown ADfriTIONAL PLANS: , IIEInity ❑ Architectural Plan [4" Tree Inventory [ j Existing Conditions Plan ❑ Landscape Plan UX Site Plan ❑ Lighting Plan TREE PLAN/MITIGATION PLAN: ❑ ❑ ❑ ❑ ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(commend use) ❑ 18.620(rimed Mangle Design sand) 18.165(aa-sl et Parking/load-mg Require rents) ❑ 18.340(Dueaors Inorrpreanon) 18.630(Washingoon square Regional Center) ❑ 18.115(sensitive Review) [11 18.350(Planned Development) [E 18.105(A casslEeseis/Csimlacon) La 18.780 Signs) ❑ 18.360(Site Development Review) 18.110(Accessory Residential units) ❑ . 18.785(Temporary use Pumas) VI 18.370 nariinces/wjusorcnts) [ 18.115(Density computations) [r 18.190(Tree Removal) ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.720(Design compaubikry standards) [ }' 18.195(Yrsual anima Areas) ❑ 18.385(Iliuellaneous Permits) [a' 18.125(Enviro unental Pert«,rana standards) ❑ 18.797(wader resources(W)overlay oi:oitt) 18.390(Decision Making Proeedureslhspact study) ❑ 18.130(Exapoons To Development standards) ❑ 18.798(woks:ea ununianon'Idiots) p 18.410(ant line**sown) • ❑ 18.140(union(overlay) ❑ 1 8.810(snot(a unity knpeovement standards) ❑ 18.420(land Partitions) 18.742(Home Occupation Permits) Ur 18.430(subdivisions) 8.745(Landscaping&Sawing standards) E r 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(commercial Zoning District) [r 18.755(Mixed solid Waste/Recycling stooge) ❑ 18.530(Ineustrial zoning Districts) ❑ 18.760(Honconl en ing situations) ADDITIONAL ITEMS: I:kxarpinlmasterssrevisedlland use application completeness review.dot REVISED: 17-Jan-01 (----- A March 30, 2004 CITY OF TIGARD SFA Design Group, LLC Attn: Matt Sprague OREGON 9020 SW Washington Square Drive Suite 350 Portland, OR 97223 RE: REBECCA MEADOWS- SUB2004-00002 Dear Matt: The City of Tigard received your application submittal for the Rebecca Meadows Subdivision on March 4, 2004. The development site is located at 7925 SW Durham Road in Tigard, and is described as WCTM 2S112CD tax lot 01100. This letter is to inform you that the application has been deemed complete, and is scheduled for review. Please submit 12 additional copies of the information to be routed for agency review, your stamped envelopes, and the additional fees for each adjustment that you have requested. As I mentioned on the phone, you requested only three side yard setbacks. If you intended to request an adjustment to more than just the three side yards, you will need to provide the additional fees. If you have any questions, contact me at (503)639-4171 ext. 2434. Sincerely, oz,,,;7 ,,,..e--; Brad ilby, AI-6P Associate Planner C: Keystone Development Attn: Jim Polak PO Box 476 Lake Oswego, OR 97034 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 ADDITIONAL DOCUMENTS t 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. I NOTICE OF PENDING LAND USE APPLICATION '' CITY OF TIGARD SUBDIVISION Community(Development Shaping (Better Community DATE OF NOTICE: April 15, 2004 FILE NUMBERS: SUBDIVISION (SUB) 2004-00002 DEVELOPMENT AD USTMENT 'VAR 2004-00018 DEVELOPMENT AD USTMENT 'VAR 2004-00019 DEVELOPMENT AD-USTMENT 4VAR 2004-00020 DEVELOPMENT ADJUSTMENT VAR 2004-00034 DEVELOPMENT AD-USTMENT (VAR 2004-00035 DEVELOPMENT AD-USTMENT (VAR 2004-00036 FILE NAME: REBECCA MEADOWS SUBDIVISION PROPOSAL: The applicant is requesting approval for a 5-lot Subdivision of .54 acres of land. The applicant is also requesting approval of 6 Adjustments for the following: ► To reduce both side yard setbacks on 3 of the lots from 5 feet to 4 feet; ► To reduce the corner side yard setback on the lot adjacent to SW Durham Road from 10 feet to 8 feet. The Adjustments are being requested to allow a 20-foot-wide home to be constructed on each lot. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 7925 SW Durham Road; WCTM 2S112CD, Tax Lot 1100. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON APRIL 29, 2004. All comments should be directed to Brad Kilby, 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 bradley(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 MAY 6, 2004. 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. T 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." 1111. • X11. - — ; , , , CITV1TIGAR[t aVICINITY MAP �`4 -7' -=�- III SUB2004-00002 a _,11111 VAR2004-00018 v VAR2004 00019 N Wu VAR2004-00020 M1�1� 11 VAR2004-00034 /A• t N i�111111 udl----- VAR2004-00036 •grilinilli•+� .11111111 REBECCA MEADOWS N SUBDIVISION • ip�r� ■111111 Gam` ..digit,' DURHAM RD ; 1 \ N 111 Mfm CNy orTip,d rr�.i,�� . o.w...r.�ar f \ �l NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2004-00002 x T.TI ll CRY ARD Community Devefopment REBECCA MEADOWS SUBDIVISION shaping A Better Community 120 DAYS = 7/29/2004 SECTION I. APPLICATION SUMMARY FILE NAME: REBECCA MEADOWS SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2004-00002 Adjustment VAR VAR2004-00018 Adjustment VAR VAR2004-00019 Adjustment VAR VAR2004-00020 Adjustment VAR VAR2004-00034 Adjustment VAR VAR2004-00035 Adjustment VAR VAR2004-00036 REQUEST: The applicant is requesting approval for a five-lot subdivision of .54 acres of land. The applicant is also requesting approval of six adjustments for the following: . To reduce both side yard setbacks on three of the lots from five to four feet; . To reduce the corner side yard setback on the lot adjacent to SW Durham Road from ten to eight feet. The adjustments are being requested to allow a 20-foot-wide home to be constructed on each lot. APPLICANT/ Keystone Development APPLICANT'S SFA Design Group, LLC OWNER: Attn: Jim Polak REP.: Attn: Matthew Sprague PO Box 476 9020 SW Washington Square Drive Lake Oswego, OR 97034 Suite 350 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential ZONE: R-12 Medium Density Residential. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 7925 SW Durham Road; WCTM 2S112CD, Tax Lot 1100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (254) 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 MAY 24, 2004 AND BECOMES EFFECTIVE ON JUNE 9, 2004 UNLESS AN APPEAL IS FILED. A 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 18.390.040.6.1 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 JUNE 8, 2004. I Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideqqer at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. I I r ___1 r- CITY al,TI ARO IlLLLL(//f 2F I in VICINITY MAP � '7W N o� 1 ! SUB2004.00002 IT�1fjE�N '•° i YAR2004-00018 , , VAR2004-00019 VAR2004-00020 FDA ev N a=1„", i VAR2004-00034 i gII_',"'1 _ I I ,,, VAR2004-00036 F_. il�sT IIIIIIIIIII REBECCA MEADOWS fns: —. ,. SUBDIVISION I CAROLANN �` ' 4�. I D l I III tom. DURHAM RD .1 rgi I — — ';'‘.141Pliti rewl Ma we N ® t.Yr w 7 1 .a + 4. I _ ^^�` .ye .w lY i i I �L + i aEa. I I 2 1 I v: 1 s W.cur& ` COURT cS 3�c,■ u — _— —1 I 1 I--7----r \ 62'„...tA" 4. LI_ u. —J�__-.____ I N I i I . . \ L J.- _1 _ \i__ _i___ ____) ''''''' _x__ _ __,___...__,_ . . , --- ------.:-_:-T.---—-- --—--..m....—7- . + L -- 1 I sit DURHAM ROAD CITY OF TIGARD I SUB2004-00002NAR2004-00018, 19,20,34,35 &36 SITE PLAN N REBECCA MEADOWS SUBDIVISION J!p Is not to scale) _004 08: 04 503643790E SFA DESIGN GROUP PAGE 02 1?rday,October 30,2004 10.57 AM Walter H. Knapp 503-255-8117 p 01 SUB 4 . -oc Walter H.Knapp Suvicatatre& Urban Forestry October 30, 2004 To: SFA Design, Attn: Brent Fitch Subject. Tree Protection, 79th and Durham, Tigard On October 25, 1 made a field check of the tree protection on the site. Only one tree is potentially affected by construction: a large Douglas-fir on the property adjacent to the north. Trees on the site itself are being removed due to condition/hazard(see my earlier report). Orange tree protection fencing has been installed in a semi-circle at the limits of branches on the tree to the north. This is not considered the dripline, since only two branches extend to this limit. The normally defined dripline(extension of the main crown) is located approximately at the silt fence, 1-2 feet from the boundary fence. In my opinion, the tree protection fencing could be moved back to that point if needed. I note that there appears to have been major impact to the tree in the past from construction of the house to the north. It is likely that the roots on the west side of the tree were cut during foundation construction. A porch has been constructed around the tree, and this is also likely to have impacted the tree. Please let me know if you have any additional questions regarding this tree. Thank you. Walter H. Knapp Certified Forester SAP 406 Certgried Arborist,ISA PN-0497 7615 SW Dans+natr Lane,Beaverion, OR 97007 ! tone_(503) 646-4349 Fax(503)265-8117 February 1, 2005 G/iiiiulldl a ; , III 1 CITY OF TIGARD OREGON Scott's Landscaping Attn: Scott Parsons This is a follow up letter of our conversation regarding the landscaping change at Rebecca Meadows. Instead of planting Red Sunset Maples as street trees, two inch Katsura trees will be planted. In addition, five Western Cedars will be planted in the water retention pond instead of five Douglas Firs. These changes have been reviewed and approved by the City's Forester, Matt Stine. If you have question about the above changes, please feel free to contact me at 503-639- 4171 ext. 2437. Sincerely, Or/ 7 athew " cheidegger Associate Planner i/curpin/Mathew/sub/sub2004-00002/Rebecca Meadows street tree change.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 2/ 2005 Conditions Associated With 112/10 10// AM ,A,>#TIDEMARK Case #: SUB2004-00002 COMPUTER SYSTEMS. INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 PLAT NAME RESERVATION APPROVAL None Met 10/25/2004 MAS 10/25/2004 ST 16. Provide a plat name reservation approval from Washington County prior to final plat approval. 1 TVF&R PROOF OF COMPLIANCE None NOT MET MAS 6/9/2004 PLL 17. Prior to final plat approval,the applicant will provide evidence that all of Tualatin Valley Fire and Rescue's concerns and conditions have been addressed and agreed to. 1 $300 ADDRESSING FEE None Met 2/8/2005 KSM 2/8/2005 RCP 18. Prior to final plat approval,the applicant shall pay an addressing fee in the amount of$300.00. (STAFF CONTACT: Shirley Treat,Engineering). 1 $637 FOR 79TH AVE BIKE LN STRPNG None Met 2/8/2005 KSM 2/8/2005 RCP 19. Prior to final plat approval,the applicant shall pay$637.00 to the City for the striping of the bike lane along the frontage of 79th Avenue. 1 GPS COORDINATES None Met 11/5/2004 KSM 11/10/2004 ST 20. 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 6/9/2004 PLL 21. 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 79th Avenue and Carol Ann Court 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 three mylar copies of the final plat for City Engineer signature(for partitions),or City Engineer and Community Development Director signatures(for subdivisions). 1 STREET TREE PLANTING PLAN None NOT MET MAS 6/9/2004 PLL 22. Provide and implement a plan showing street trees planted according to 18.745.040.0 of the Tigard Development Code. 1 CHOOSE ST.TREES FROM ST.TREE LIST None NOT MET MAS 6/9/2004 PLL 23. Choose a street tree from the Tigard Street Tree List. 1 SIGN COMPLIANCE AGREEMENT None NOT MET MAS 6/9/2004 PLL 24. Prior to the issuance of building permits,the developer shall sign a copy of the city's sign compliance agreement. 1 VISUAL CLEARANCE UNOBSTRUCTED M, None NOT MET MAS 6/9/2004 PLL 25. Provide a map showing that visual clearance is and will remain unobstructed. 1 RECORDED F-PLAT PHOTOMYLAR COPY None NOT MET KSM 6/9/2004 PLL 26. 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 FROM :IJASHIVGTON_COUNTY SURVEY FAX NO. :5038462909 =eb. 09 2005 04:41PM P2 03/02/2001 21!02 603U437g06 SFA DESIGN GROUP PAGE 02 V WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE S!J DIVISIQt FLAT NAMING I request that the Washington County Surveyor's Office . reserve the following subdivision name: \ PROPOSED NAME OF SUBDMSION: " jn cca Mf'!laot.0S MAP AND TAX LOT NUMBER: a U� CITY JURISDICTION (Which City?) L.i�»y 0,,c_ -.tzt4�` j OR COUNTY JURISDICTION: SURVEYOR'S NAME: G-d--\-- hA is N . • . OWNER'S NAME: s n.Qc41 41(3 pvb-4."I--- I understand that If the name is not used within five years, it will be automatically canceled. Name of person reserving name: 77' • S- - ,,.; Address: • o2 ..,y 1 — - .!r- . Tolephone number:.s14 S- G'- _d 31) F= number: slis A -ir4 413 -710S Signature: __,jggj-1, . .__._ Date: af Zy/a (---_)‹k 7,--1 ),---- Name approved Washington County Surveyor's Office 155 North First AMMO, Suite 350-IS Hillsboro, OR 87123 Fax: (503)846.2909 SHAREDSU R VF YNDATADIR1WCAPAGOSIIBNAmn.p0Ctocr26m t 1W- r .f 2/25/2005 2onditions Associated With 3:57:04PM , T'I D E M A R K Case #: SUB2004-00002 COMPUTER SYSTEMS, INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 PLAT NAME RESERVATION APPROVAL None Met 10/25/2004 MAS 10/25/2004 ST 16. Provide a plat name reservation approval from Washington County prior to final plat approval. l TVF&R PROOF OF COMPLIANCE None NOT MET MAS 6/9/2004 PLL 17. Prior to final plat approval,the applicant will provide evidence that all of Tualatin Valley Fire and Rescue's concerns and conditions have been addressed and agreed to. 1 $300 ADDRESSING FEE None Met 2/8/2005 KSM 2/8/2005 RCP 18. Prior to final plat approval,the applicant shall pay an addressing fee in the amount of$300.00. (STAFF CONTACT: Shirley Treat, Engineering). 1 $637 FOR 79TH AVE BIKE LN STRPNG None Met 2/8/2005 KSM 2/8/2005 RCP 19. Prior to final plat approval,the applicant shall pay$637.00 to the City for the striping of the bike lane along the frontage of 79th Avenue. 1 GPS COORDINATES None Met 11/5/2004 KSM 11/10/2004 ST 20. 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 6/9/2004 PLL 21. 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 79th Avenue and Carol Ann Court 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 three mylar copies of the final plat for City Engineer signature(for partitions),or City Engineer and Community Development Director signatures(for subdivisions). 1 STREET TREE PLANTING PLAN None NOT MET MAS 6/9/2004 PLL 22. Provide and implement a plan showing street trees planted according to 18.745.040.0 of the Tigard Development Code. 1 CHOOSE ST.TREES FROM ST.TREE LIST None NOT MET MAS 6/9/2004 PLL 23. Choose a street tree from the Tigard Street Tree List. 1 SIGN COMPLIANCE AG 2/25/2005 MAS 2/25/2005 MAS 24. Prior to the issuance of building perms s,the developer shall sign a copy of the city's sign compliance agreement. 1 VISUAL CLEARANCE UNOBSTRUCTED M, None NOT MET MAS 6/9/2004 PLL 25. Provide a map showing that visual clearance is and will remain unobstructed. 1 RECORDED F-PLAT PHOTOMYLAR COPY None NOT MET KSM 6/9/2004 PLL 26. 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 02/25/2005 04: 11 5026437905 SFA DESIGN GROUP PAGE 07 41/25/2006 10:18 FAX 5035981 CITY OF TIGARD Q006 • SIGN COMPLIANCE AGREEMENT YlL This agreement dated the day of 20 between the City of Tigard, as a municipality of the State of Oregon, hereinafter termed the and kP.4631VE SIP �NN(-- hereinafter termed the"Developer , WHEREAS, the Developer has applied to the City for approval of F-13 M v,)S located its Township 2_ South, Range One (1) West, Section ,WItlarrrette Meridian,Washington County, Oregon, and WHEREAS, the, City has adopted standards In the Community Development Code Chepaer 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 al sign regulation violations during the marketing and Initial sale of al 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 U01111 PeS)Cle0-r By: The City of Tigard: By: